UNITED STATES
                       SECURITIES AND EXCHANGE COMMISSION

                             WASHINGTON, D.C. 20549

                                   -----------

                                    FORM 8-K

                Current Report Pursuant to Section 13 or 15(d) of
                       The Securities Exchange Act of 1934

       Date of Report (date of earliest event reported): February 24, 2004


                       TANGER FACTORY OUTLET CENTERS, INC.
                    -----------------------------------------
             (Exact name of registrant as specified in its charter)


   North Carolina                     1-11986                  56-1815473
----------------------------   ------------------------   -------------------
(State or other jurisdiction   (Commission File Number)     (I.R.S. Employer
    of Incorporation)                                     Identification Number)


             3200 Northline Avenue, Greensboro, North Carolina 27408
             -------------------------------------------------------
               (Address of principal executive offices) (Zip Code)

                                 (336) 292-3010
              ----------------------------------------------------
              (Registrants' telephone number, including area code)

                                       N/A
         -------------------------------------------------------------
         (former name or former address, if changed since last report)







Item 9.       Regulation FD Disclosure.

         On  February  24,  2004,  Tanger  Factory  Outlet  Centers,  Inc.  (the
"Company") made publicly available certain supplemental  operating and financial
information  for the year ended December 31, 2003. This  supplemental  operating
and financial information is attached to this current report as exhibit 99.1.

Item 12.      Disclosure of Results of Operations and Financial Condition.

         On February 24, 2004, the Company issued a press release announcing its
results  of  operations  and  financial  condition  as of and for the year ended
December  31,  2003.  This  information  is attached to this  current  report as
exhibit 99.2.

SIGNATURES

         Pursuant to the  requirements  of the Securities  Exchange Act of 1934,
the  registrant  has duly  caused  this report to be signed on its behalf by the
undersigned hereunto duly authorized.

Dated:  February 24, 2004

                              TANGER FACTORY OUTLET CENTERS, INC.

                              By:      /s/ Frank C. Marchisello Jr.
                              -------------------------------------
                              Frank C. Marchisello, Jr.
                              Executive Vice President, Chief Financial Officer

-------------------------------------------------------------------------------

                                  EXHIBIT INDEX


   Exhibit No.

     99.1         Supplemental operating and financial information of
                  the Company for the year ended December 31, 2003.

     99.2         Press  release   announcing  the  results  of  operations  and
                  financial  condition as of and for the year ended December 31,
                  2003.