8-K

                                 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 AND EXCHANGE ACT OF 1934

                                 September 15, 2004
                Date of Report (Date of earliest event reported)

                    MID-AMERICA APARTMENT COMMUNITIES, INC.
               (Exact Name of Registrant as Specified in Charter)

        TENNESSEE                     1-12762                   62-1543819
(State of Incorporation)      (Commission File Number)       (I.R.S. Employer
                                                          Identification Number)

                         6584 POPLAR AVENUE, SUITE 300
                           MEMPHIS, TENNEESSEE 38138
                    (Address of principal executive offices)

                                 (901) 682-6600
              (Registrant's telephone number, including area code)

             (Former name or address, if changed since last report)

Check  the  appropriate  box  below  if the  Form  8-K  filing  is  intended  to
simultaneously  satisfy the filing obligation of the registrant under any of the
following provisions (see General Instruction A.2. below):

[    ] Written communications  pursuant to Rule 425 under the Securities Act (17
     CFR 230.425)

[    ]  Soliciting  material  pursuant to Rule 14a-12 under the Exchange Act (17
     CFR 240.14a-12)

[    ]  Pre-commencement  communications  pursuant  to Rule  14d-2(b)  under the
     Exchange Act (17 CFR 240.14d-2(b))

[    ]  Pre-commencement  communications  pursuant  to Rule  13e-4(c)  under the
     Exchange Act (17 CFR 240.13e-4(c))


ITEM 7.01  Regulation FD Disclosure

On September 15, 2004, the registrant issued a press release broadening its 2004
guidance as a result of anticipated  fourth quarter  property  transactions  and
storm damage.

ITEM 9.01  Financial Statements and Exhibits

     (c) Exhibits

         Exhibit
         Number         Description
         --------       --------------------------------------
         99.1           Press Release dated September 15, 2004



                                   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 thereunto duly authorized.

                            MID-AMERICA APARTMENT COMMUNITIES, INC.

Date:  September 20, 2004   /s/Simon R.C. Wadsworth
                            Simon R.C. Wadsworth
                            Executive Vice President and Chief Financial Officer
                            (Principal Financial and Accounting Officer)

EX-99

EXHIBIT 99.1 PRESS RELEASE DATED SEPTEMBER 15, 2004



FROM:     Simon R. C. Wadsworth

SUBJECT:  Mid-America  Apartment  Communities  Broadens 2004 Guidance:  Property
          Transactions and Storm Damage Impact Forecast for Balance of Year

DATE:     September 15, 2004


Memphis, TN, Mid-America Apartment Communities, Inc. (NYSE: MAA) announced today
that  it is  revising  its  forecast  of FFO  for  2004  and for the 3rd and 4th
quarters as a result of anticipated 4th quarter property  transactions and storm
damage. The company anticipates substantial gains from asset sales, and forecast
FFO per share/operating unit for 2004 is now expected to range $2.92 to $2.98 as
compared to prior range of $2.94 to $2.96.

The Company does not currently  anticipate any significant damage from Hurricane
Ivan as it does not own coastal  properties in the  hurricane's  projected path.
Mid-America's properties in Florida,  including its property in Panama City, are
forecast to be outside the main path of the storm.

The  Company  experienced  some damage at several of its  properties  from prior
storms,  and on a preliminary  basis  estimates  losses  impacting FFO of 1 to 2
cents per  share,  most of which  will fall in the 3rd  quarter.  The losses are
attributable  primarily  to  clean-up  and losses not  covered by the  company's
insurance program.

Mid-America  anticipates  the  acquisition  of  three  high  quality  properties
totaling 964  apartments in the 4th quarter for a total of $23.5 million in cash
plus the  assumption of $51.1  million of debt.  The  properties  are located in
South  Florida,  Austin,  and Houston.  The blended  initial cap rate,  after an
implied charge of 4% management  fee and $350 per unit reserves,  is forecast to
be 6.6% and the transaction is expected to be immediately accretive to AFFO.

Mid-America  also announced  that it  anticipates  the sale of two properties in
October from which it will report net gains totaling $8 million. Island Retreat,
a  112-unit  property  in St Simon's  Island,  GA, is under  contract  for $10.5
million.  The Company's joint venture with Crow Holdings,  in which it has a 1/3
interest,  also  expects to sell one of its assets at a  substantial  gain.  Cap
rates for the asset sales are 5.5% and 5.3% respectively. The Company expects to
receive cash (net of loan pay-offs) of $11.7 million from these transactions and
together  with funds  from its  direct  stock  purchase  program  and its credit
facilities will be used to fund the acquisitions. Deferred financing and related
costs  attributable  to these sales of just over $100,000 will be charged to FFO
in the 4th quarter.

As  a  result,  the  Company  is  broadening  the  range  of  forecast  FFO  per
share/operating  unit  for  2004 to $2.92 - $2.98  from  $2.94 - $2.96.  The new
forecast for the 3rd quarter is now 66 - 68 cents, and for the 4th quarter to 76
- - 79 cents.


MAA is a self-administered,  self-managed  apartment-only real estate investment
trust which currently owns or has ownership  interest in 36,952  apartment units
throughout the southeast and southcentral U.S. For further details, please refer
to our  website  at  www.maac.net  or  contact  Simon R. C.  Wadsworth  at (901)
682-6668, ext. 105. 6584 Poplar Ave., Suite 300, Memphis, TN 38138.

Certain matters in this press release may constitute  forward-looking statements
within the meaning of Section 27-A of the Securities Act of 1933 and Section 21E
of the Securities and Exchange Act of 1934. Such statements include, but are not
limited to, statements made about  anticipated  market  conditions,  anticipated
acquisitions,   redevelopment  opportunities,  and  property  financing.  Actual
results and the timing of certain  events  could  differ  materially  from those
projected in or contemplated by the  forward-looking  statements due to a number
of factors,  including a downturn in general economic  conditions or the capital
markets,  competitive  factors  including  overbuilding  or other  supply/demand
imbalances  in some  or all of our  markets,  shortage  of  acceptable  property
acquisition  candidates,  changes  in  interest  rates and other  items that are
difficult  to  control,  as well as the  other  general  risks  inherent  in the
apartment and real estate businesses. Reference is hereby made to the filings of
Mid-America  Apartment  Communities,  Inc.,  with the  Securities  and  Exchange
Commission,  including  quarterly reports on Form 10-Q, reports on Form 8-K, and
its  annual  report  on Form  10-K,  particularly  including  the  risk  factors
contained in the latter filing.