Exhibit 99.2

DEVELOPERS DIVERSIFIED REALTY CORPORATION

NOTICE OF GUARANTEED DELIVERY

FOR

5.25% NOTES DUE 2011

      As set forth in the Prospectus dated June [ ], 2004, (the “Prospectus”) of DEVELOPERS DIVERSIFIED REALTY CORPORATION, an Ohio corporation (the “Company”), and in the accompanying Letter of Transmittal and instructions thereto (the “Letter of Transmittal”), this form or one substantially equivalent hereto must be used to accept the Company’s offer to exchange (the “Exchange Offer”) all of its outstanding 5.25% Notes Due 2011 (the “Old Notes”) for its 5.25% Notes Due 2011, which have been registered under the Securities Act of 1933, as amended (the “New Notes”), if certificates for the Old Notes are not immediately available or if the Old Notes, the Letter of Transmittal or any other documents required thereby cannot be delivered to the Exchange Agent, or the procedure for book-entry transfer cannot be completed, prior to 5:00 P.M., New York City time, on the Expiration Date (as defined in the Prospectus). This form may be delivered by an Eligible Institution (as defined in the Prospectus), by hand or transmitted by facsimile transmission, overnight courier or mail to the Exchange Agent as set forth below. Capitalized terms used but not defined herein have the meaning given to them in the Prospectus.

THE EXCHANGE OFFER WILL EXPIRE AT 5:00 P.M., NEW YORK CITY TIME, ON

JULY [     ], 2004,

UNLESS THE OFFER IS EXTENDED (THE “EXPIRATION DATE”).

TENDERS OF OLD NOTES MAY BE WITHDRAWN AT ANY TIME

PRIOR TO 5:00 P.M. ON THE EXPIRATION DATE.

TO: NATIONAL CITY BANK, THE EXCHANGE AGENT

By Mail:	By Hand or Overnight Courier:	New York Drop:
National City Bank P.O. Box 92301 Cleveland, Ohio 44193-0900	National City Bank Corporate Trust Operations 3rd Floor-North Annex 4100 West 150th Street Cleveland, Ohio 44135-1385	The Depository Trust Company Transfer Agent Drop Service 55 Water Street Jeanette Park Entrance New York, NY 10041

By Facsimile:

(614) 463-7002

Confirm by Telephone:

(614) 463-6996

Attn: James Schultz

DELIVERY OF THIS INSTRUMENT TO AN ADDRESS, OR TRANSMISSION OF

INSTRUCTIONS VIA A FACSIMILE, OTHER THAN AS SET FORTH

ABOVE, DOES NOT CONSTITUTE A VALID DELIVERY.

      This form is not to be used to guarantee signatures. If a signature on the Letter of Transmittal to be used to tender Old Notes is required to be guaranteed by an “Eligible Institution” under the instructions thereto, such signature guarantee must appear in the applicable space provided in the Letter of Transmittal.

Ladies and Gentlemen:

      The undersigned hereby tenders to DEVELOPERS DIVERSIFIED REALTY CORPORATION, an Ohio corporation (the “Company”), upon the terms and subject to the conditions set forth in the Prospectus and the Letter of Transmittal (which together constitute the “Exchange Offer”), receipt of which is hereby acknowledged, $          principal amount of Old Notes pursuant to the guaranteed delivery procedures set forth in Instruction 1 of the Letter of Transmittal.

      The undersigned acknowledges that tenders of Old Notes will be accepted only in principal amounts equal to $1,000 or integral multiples thereof. The undersigned acknowledges that tenders of Old Notes pursuant to the Exchange Offer may not be withdrawn after 5:00 p.m., New York City time, on the Expiration Date.

      All authority herein conferred or agreed to be conferred by this Notice of Guaranteed Delivery shall survive the death, incapacity or dissolution of the undersigned and every obligation of the undersigned under this Notice of Guaranteed Delivery shall be binding upon the heirs, personal representatives, executors, administrators, successors, assigns, trustees in bankruptcy and other legal representatives of the undersigned.

NOTE:  SIGNATURES MUST BE PROVIDED WHERE INDICATED BELOW.

Certificate No(s). for Old Notes (if available) 

Principal Amount of Old Notes 

Name(s) of Record Holder(s) 

Please Print or Type

Address 

Area Code and Tel. No. 

Signature(s):

X 

X 

Dated: 

If Old Notes will be delivered by book-entry transfer at the Depository Trust Company,

Depository Account No.

2

This Notice of Guaranteed Delivery must be signed by the registered holder(s) of Old Notes exactly as its (their) name(s) appear on certificates for Old Notes or on a security position listing as the owner of Old Notes, or by person(s) authorized to become registered holder(s) by endorsements and documents transmitted with this Notice of Guaranteed Delivery. If signature is by a trustee, executor, administrator, guardian, attorney-in-fact, officer or other person acting in a fiduciary or representative capacity, such person must provide the following information:

Name(s) 

Capacity: 

Address(es): 

GUARANTEE

(Not to be Used for Signature Guarantee)

The undersigned, a member firm of a registered national securities exchange or of the National Association of Securities Dealers, Inc., or a commercial bank or trust company having an office or correspondent in the United States or an “eligible guarantor institution” within the meaning of Rule 17Ad-15 under the Securities Exchange Act of 1934, as amended (the “Exchange Act”), hereby (a) represents that the above named person(s) “own(s)” the Old Notes tendered hereby within the meaning of Rule 14e-4 under the Exchange Act, (b) represents that such tender of Old Notes complies with Rule 14e-4 under the Exchange Act and (c) guarantees that delivery to the Exchange Agent of certificates for the Old Notes tendered hereby, in proper form for transfer (or confirmation of the book-entry transfer of such Old Notes into the Exchange Agent’s Account at the Depository Trust Company, pursuant to the procedures for book-entry transfer set forth in the Prospectus), with delivery of a properly completed and duly executed Letter of Transmittal (or manually signed facsimile thereof) with any required signatures and any other required documents, will be received by the Exchange Agent at one of its addresses set forth above within three New York Stock Exchange (“NYSE”) trading days after the execution of this Notice of Guaranteed Delivery.

THE UNDERSIGNED ACKNOWLEDGES THAT IT MUST DELIVER THE LETTER OF

TRANSMITTAL AND OLD NOTES TENDERED HEREBY TO THE EXCHANGE

AGENT WITHIN THE TIME PERIOD SET FORTH AND THAT FAILURE TO

DO SO COULD RESULT IN FINANCIAL LOSS TO THE UNDERSIGNED.

Name of Firm 

Authorized Signature 

Address 

Name 

(Please Print or Type)

Title: 

Area Code and Tel. No. 

Dated: ______________________________, 2004

NOTE:  DO NOT SEND OLD NOTES WITH THIS FORM; OLD NOTES SHOULD BE SENT WITH YOUR LETTER OF TRANSMITTAL SO THAT THEY ARE RECEIVED BY THE EXCHANGE AGENT WITHIN THREE NYSE TRADING DAYS AFTER THE EXECUTION OF THIS NOTICE OF GUARANTEED DELIVERY.

3