Taubman Centers (TCO) 10-Q 2006 Q1 Quarterly report

Exhibit 99

MORTGAGE AND OTHER NOTES PAYABLE
INCLUDING WEIGHTED INTEREST RATES AT MARCH 31, 2006
(in millions of dollars, amounts may not add due to rounding)

		100%	Beneficial Interest	Effective Rate	(a)	LIBOR Rate
		3/31/06	3/31/06	3/31/06		Spread	2006	2007	2008	2009	2010	2011	2012	2013	2014	2015	2016	Total
Consolidated Fixed Rate Debt:
Beverly Center Cherry Creek Great Lakes Crossing International Plaza MacArthur Center Northlake Regency Square Stony Point Fashion Park The Mall at Short Hills The Mall at Wellington Green	50.00% 50.10% 95.00% 90.00%	347.0 173.3 144.6 181.3 140.2 215.5  78.6 112.9 540.0 200.0	347.0  86.7 144.6  90.7 133.4 215.5  78.6 112.9 540.0 180.0	5.28%  7.68%  5.25%  4.38%  6.84%  5.41%  6.75%  6.24%  5.47%  5.44%	(b) (c)		3.4 86.7 1.7 1.2 1.9 0.8 1.0	4.8 (g)                   2.5 1.7 2.7 1.1 1.5	5.0 2.6 87.8 2.8 1.2 1.5	5.4 2.7   3.0 1.3 1.6	5.7 2.9   122.9 1.4 1.8	6.0 3.0     72.8 1.9	6.3 3.2 2.0	6.6 126.0 2.1	303.8     99.5	540.0 180.0	215.5	347.0 86.7 144.6  90.7 133.4 215.5  78.6 112.9 540.0 180.0
Total Consolidated Fixed Weighted Rate Consolidated Floating Rate Debt: Dolphin Mall TRG Revolving Credit TRG Revolving Credit Other		2,133.4 5.68% 140.7 0.0  0.0 1.1	1,929.3 5.65% 140.7  0.0   0.0 0.5	6.90% 7.75%	(d) (e) (f)	2.15% 0.80%	96.7 7.47%  0.1	14.3 5.68% 140.7  0.2	100.9 4.57% (h)                   0.0  0.0 0.1	14.1 5.86%       (i)                       0.1	134.6 6.74%	83.7 6.58%	11.4 5.44%	134.8 5.27%	403.3 5.52%	720.0 5.46%	215.5 5.41%	1,929.3 140.7  0.0  0.0  0.5
Total Consolidated Floating Weighted Rate Total Consolidated Weighted Rate		141.8   6.91% 2,275.2   5.76%	141.2   6.90% 2,070.6   5.73%				0.1 7.75% 96.8 7.47%	140.9 6.90% 155.1 6.79%	0.1 7.75% 101.0 4.58%	0.1 7.75% 14.2 5.87%	134.6 6.74%	83.7 6.58%	11.4 5.44%	134.8 5.27%	403.3 5.52%	720.0 5.46%	215.5 5.41%	141.2 2,070.6
Joint Ventures Fixed Rate Debt:
Arizona Mills Fair Oaks Mall at Millenia Sunvalley Westfarms	50.00% 50.00% 50.00% 50.00% 78.94%	139.0 140.0 210.0 129.4 200.7	69.5  70.0 105.0  64.7 158.4	7.90% 6.60% 5.46% 5.67% 6.10%			0.6         0.7 1.7	0.9            1.0  2.4	0.9 70.0  0.9 1.1 2.6	1.0     1.4 1.2 2.7	66.0       1.5  1.2  2.9	1.6 1.3 3.1	1.6  58.2 142.9	98.1				69.5  70.0 105.0  64.7 158.4
Total Joint Venture Fixed Weighted Rate Joint Ventures Floating Rate Debt: Other		819.0   6.26%     3.3	467.6 6.24%   2.0	7.45%			3.0 6.35%   0.6	4.3 6.36%   0.6	75.5 6.57%   0.3	6.3 6.17%   0.3	71.7 7.73%    0.1	6.0 5.84%	202.7 5.97%	98.1 5.46%				467.6   2.0
Total Joint Venture Floating Weighted Rate Total Joint Venture Weighted Rate		3.3 7.45% 822.3   6.26%	2.0 7.45% 469.6 6.24%				0.6 7.45%   3.7 6.55%	0.6 7.45%   5.0 6.50%	0.3 7.45%  75.8 6.58%	0.3 7.45%   6.6 6.23%	0.1 7.45%  71.8 7.73%	6.0 5.84%	202.7 5.97%	98.1 5.46%				2.0  469.6
TRG Beneficial Interest Totals Fixed Rate Debt                                 Floating Rate Debt                                 Total		2,952.5    5.84%    145.1    6.92%  3,097.5    5.89%	2,396.9    5.76%    143.2    6.91%  2,540.2    5.83%				99.7 7.44%  0.8 7.50% 100.5 7.44%	18.6 5.84% 141.5 6.90% 160.1 6.78%	176.4 5.43% 0.5 7.53% 176.8 5.43%	20.4 5.96% 0.4 7.54% 20.8 5.99%	206.3 7.08% 0.1 7.45% 206.4 7.08%	89.7 6.53%     89.7 6.53%	214.1 5.94%    214.1 5.94%	232.9 5.35%    232.9 5.35%	403.3 5.52%    403.3 5.52%	720.0 5.46%    720.0 5.46%	215.5 5.41%    215.5 5.41%	2,396.9  143.2 2,540.2
Average Maturity Fixed Debt Average Maturity Total Debt							7 ======= 7 =======

(a) Includes the impact of interest rate swaps, if any, but does not include effect of amortization of debt issuance costs, losses on settlement of derivatives used to hedge the refinancing of certain fixed rate debt, or interest rate cap premiums.

(b) Debt is reduced by $0.3 million of purchase accounting discount from acquisition which increases the stated rate on the debt of 4.21% to an effective rate of 4.38%.

(c) Debt includes $3.4 million of purchase accounting premium from acquisition which reduces the stated rate on the debt of 7.59% to an effective rate of 6.85%.

(d) The debt is floating month to month at LIBOR plus spread and the entire debt balance is capped at 7% plus spread to February 2007.

(e) Rate floats daily.

(f) LIBOR rate floats month to month.

(g) A lender has agreed to lock the rate on a $280 million planned refinancing at 5.24%. The new loan is expected to close in May 2006.

(h) Maturity date may be extended for 2 additional years. The Company plans to pay off the loan when it becomes prepayable without penalty in August 2006.

(i) Maturity date may be extended for 1 year.