Taubman Centers (TCO) 10-Q 2011 Q1 Quarterly report

																				Exhibit	99
	MORTGAGE AND OTHER NOTES PAYABLE (a)
	INCLUDING WEIGHTED AVERAGE INTEREST RATES AT MARCH 31, 2011
	(in millions of dollars, amounts may not add due to rounding)
					Beneficial		Effective		LIBOR
			100%		Interest		Rate		Rate	Principal Amortization and Debt Maturities
			3/31/11		3/31/11		3/31/11	(b)	Spread	2011		2012	2013	2014	2015	2016	2017	2018	2019	2020	Total
Consolidated Fixed Rate Debt:
Beverly Center			321.2		321.2		5.28%			4.5		6.3	6.6	303.8							321.2
Cherry Creek Shopping Center		50.00%	280.0		140.0		5.24%									140.0					140.0
Great Lakes Crossing Outlets			131.5		131.5		5.25%			2.3		3.2	126.0								131.5
Northlake Mall			215.5		215.5		5.41%									215.5					215.5
Regency Square			72.4	(c)	72.4		6.75%	(c)		72.4	(c)										72.4
Stony Point Fashion Park			105.0		105.0		6.24%			1.4		2.0	2.1	99.5							105.0
The Mall at Partridge Creek			81.9		81.9		6.15%			0.7		1.0	1.1	1.1	1.2	1.3	1.4	1.4	1.5	71.2	81.9
The Mall at Short Hills			540.0		540.0		5.47%								540.0						540.0
The Mall at Wellington Green		90.00%	200.0		180.0		5.44%								180.0						180.0
The Pier Shops at Caesars		77.50%	135.0	(d)	104.6		10.01%	(d)		104.6	(d)										104.6
Total Consolidated Fixed			2,082.5		1,892.1					185.9		12.4	135.8	404.5	721.2	356.8	1.4	1.4	1.5	71.2	1,892.1
Weighted Rate			5.79%		5.77%	(e)				8.53%		5.49%	5.27%	5.52%	5.46%	5.35%	6.15%	6.15%	6.15%	6.15%
Consolidated Floating Rate Debt:
International Plaza		50.10%	272.4		136.5		1.41%	(i)	1.15%			136.5	(f)								136.5
MacArthur Center		95.00%	131.0		124.5		4.99%	(g)				0.4	1.3	1.4	1.5	1.6	1.7	1.8	2.0	112.8	124.5
TRG Revolving Credit			10.8		10.8		1.24%	(h)	1.00%			10.8									10.8
TRG $550M Revolving Credit Facility:
Dolphin Mall (j)			60.0		60.0		0.96%	(i)	0.70%			60.0									60.0
Fairlane Town Center (j)			80.0		80.0		0.96%	(i)	0.70%			80.0									80.0
Twelve Oaks Mall (j)			0.0		0.0				0.70%			0.0									0.0
Total Consolidated Floating			554.2		411.7					0.0		287.7	1.3	1.4	1.5	1.6	1.7	1.8	2.0	112.8	411.7
Weighted Rate			2.14%		2.33%					0.00%		1.19%	4.99%	4.99%	4.99%	4.99%	4.99%	4.99%	4.99%	4.99%
Total Consolidated			2,636.7		2,303.8					185.9		300.1	137.1	405.9	722.7	358.4	3.1	3.3	3.5	184.0	2,303.8
Weighted Rate			5.02%		5.15%	(e)				8.53%		1.37%	5.27%	5.52%	5.46%	5.34%	5.50%	5.50%	5.50%	5.44%
Joint Ventures Fixed Rate Debt:
Arizona Mills		50.00%	173.6		86.8		5.76%			0.8		1.1	1.2	1.3	1.4	1.4	1.5	1.6	1.7	74.7	86.8
The Mall at Millenia		50.00%	201.7		100.9		5.46%			1.2		1.6	98.1								100.9
Sunvalley		50.00%	118.3		59.1		5.67%			1.0		58.2									59.1
Waterside Shops		25.00%	165.0		41.3		5.54%									41.3					41.3
Westfarms		78.94%	184.0		145.3		6.10%			2.3		142.9									145.3
Total Joint Venture Fixed			842.6		433.3					5.2		203.9	99.3	1.3	1.4	42.7	1.5	1.6	1.7	74.7	433.3
Weighted Rate			5.71%		5.77%					5.83%		5.97%	5.46%	5.76%	5.76%	5.55%	5.76%	5.76%	5.76%	5.76%
Joint Ventures Floating Rate Debt:
Fair Oaks		50.00%	250.0		125.0		4.22%	(k)		125.0	(l)										125.0
Taubman Land Associates		50.00%	30.0		15.0		5.95%	(m)				15.0									15.0
Total Joint Venture Floating			280.0		140.0					125.0		15.0	0.0	0.0	0.0	0.0	0.0	0.0	0.0	0.0	140.0
Weighted Rate			4.40%		4.40%					4.22%		5.95%	0.00%	0.00%	0.00%	0.00%	0.00%	0.00%	0.00%	0.00%
Total Joint Venture			1,122.6		573.3					130.2		218.9	99.3	1.3	1.4	42.7	1.5	1.6	1.7	74.7	573.3
Weighted Rate			5.38%		5.44%					4.28%		5.97%	5.46%	5.76%	5.76%	5.55%	5.76%	5.76%	5.76%	5.76%
TRG Beneficial Interest Totals
Fixed Rate Debt			2,925.1		2,325.4					191.1		216.3	235.1	405.8	722.6	399.4	2.9	3.1	3.3	146.0	2,325.4
			5.77%		5.77%	(e)				8.45%		5.94%	5.35%	5.52%	5.46%	5.37%	5.94%	5.94%	5.94%	5.95%
Floating Rate Debt			834.2		551.7					125.0		302.7	1.3	1.4	1.5	1.6	1.7	1.8	2.0	112.8	551.7
			2.90%		2.86%					4.22%		1.43%	4.99%	4.99%	4.99%	4.99%	4.99%	4.99%	4.99%	4.99%
Total			3,759.3		2,877.1					316.1		518.9	236.4	407.1	724.0	401.0	4.6	4.9	5.2	258.7	2,877.1
			5.13%		5.21%	(e)				6.78%		3.31%	5.35%	5.52%	5.46%	5.37%	5.59%	5.59%	5.58%	5.53%
					Average Maturity Fixed Debt					4
					Average Maturity Total Debt					4
(a)	All debt is secured and non-recourse to TRG unless otherwise indicated.
(b)	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.
(c)	The Company has discontinued financial support of Regency Square. As a result, the Company is in discussions with the lender about the center's future ownership. The loan was not in default as of March 31, 2011.
(d)	The Pier Shops' loan is in default. Interest accrues at the default rate of 10.01% rather than the original stated rate of 6.01% and is accumulating in interest payable. At 100%, accrued interest and late fees total $20.0 million as of March 31, 2011.  Including the impact of compounding default interest and late fees, the effective rate on the $135 million loan balance is 11.63% for the quarter ended March 31, 2011.
(e)	The weighted rate is calculated using TRG's 77.5% beneficial interest in The Pier Shops' debt.
(f)	A one year extension option is available.
(g)	Debt is swapped to an effective rate of 4.99% until maturity.
(h)	Rate floats daily at LIBOR plus spread. Letters of credit totaling $28.1 million are also outstanding on facility.
(i)	The debt is floating month to month at LIBOR plus spread.
(j)	TRG revolving credit facility of $550 million. Dolphin, Fairlane and Twelve Oaks are the direct borrowers under this facility. Debt is guaranteed by TRG.
(k)	Debt was swapped to an effective rate of 4.22% until maturity April 1, 2011.  At maturity the loan was extended one year. The rate floats at LIBOR + 1.40% during the extension period.
(l)	As of March 31, 2011 there were two one year extension options available. On April 1, 2011 the Fair Oaks loan was extended for one year.
(m)	Debt is swapped to an effective rate of 5.95% until maturity.