Investments in Unconsolidated Real Estate Joint Ventures | Investments in Unconsolidated Real Estate Joint Ventures The equity method of accounting is used to account for each of the individual joint ventures. We have an ownership interest in the following unconsolidated real estate joint ventures: As of June 30, 2015 Joint Venture Outlet Center Location Ownership % Square Feet (in 000's) Carrying Value of Investment (in millions) Total Joint Venture Debt (in millions) Columbus Columbus, OH 50.0 % — $ 7.3 $ — National Harbor National Harbor, MD 50.0 % 339 9.4 83.7 RioCan Canada Various 50.0 % 870 137.7 14.4 Savannah (1) Savannah, GA 50.0 % 377 46.0 70.1 Westgate Glendale, AZ 58.0 % 411 12.5 62.0 $ 212.9 $ 230.2 Charlotte (2) Charlotte, NC 50.0 % 398 $ (0.6 ) $ 90.0 Galveston/Houston (2) Texas City, TX 50.0 % 353 (0.4 ) 65.0 $ (1.0 ) $ 155.0 As of December 31, 2014 Joint Venture Center Location Ownership % Square Feet (in 000's) Carrying Value of Investment Total Joint Venture Debt Galveston/Houston Texas City, TX 50.0 % 353 $ 1.3 $ 65.0 National Harbor National Harbor, MD 50.0 % 339 9.5 83.7 RioCan Canada Various 50.0 % 870 132.5 15.7 Savannah (1) Savannah, GA 50.0 % — 46.5 25.5 Westgate Glendale, AZ 58.0 % 381 14.3 54.0 Wisconsin Dells Wisconsin Dells, WI 50.0 % 265 2.4 24.3 Other — 1.5 — $ 208.0 $ 268.2 Charlotte (2) Charlotte, NC 50.0 % 398 $ (2.2 ) $ 90.0 $ (2.2 ) $ 90.0 (1) Based on capital contribution and distribution provisions in the joint venture agreement, we expect our economic interest in the venture's cash flow to be greater than the ownership percentage indicated above, which in this case, states our legal interest in this venture. Our economic interest may fluctuate based on a number of factors, including mortgage financing, partnership capital contributions and distributions, and proceeds from gains or losses of asset sales. (2) The negative carrying value is due to the distributions of proceeds from mortgage loans and quarterly distributions of excess cash flow exceeding the original contributions from the partners. Fees we received for various services provided to our unconsolidated joint ventures were recognized in management, leasing and other services as follows (in thousands): Three months ended Six months ended June 30, June 30, 2015 2014 2015 2014 Fee: Development and leasing $ 727 $ 70 $ 1,307 $ 78 Loan guarantee 187 146 383 187 Management and marketing 813 542 1,320 1,059 Total Fees $ 1,727 $ 758 $ 3,010 $ 1,324 Our investments in real estate joint ventures are reduced by the percentage of the profits earned for leasing and development services associated with our ownership interest in each joint venture. Our carrying value of investments in unconsolidated joint ventures differs from our share of the assets reported in the "Summary Balance Sheets - Unconsolidated Joint Ventures" shown below due to adjustments to the book basis, including intercompany profits on sales of services that are capitalized by the unconsolidated joint ventures. The differences in basis (totaling $4.0 million and $4.4 million as of June 30, 2015 and December 31, 2014 , respectively) are amortized over the various useful lives of the related assets. Columbus, Ohio During the second quarter of 2015, the joint venture purchased land for approximately $8.9 million and began construction on Tanger Outlets Columbus. We and our partner currently expect to complete construction in time to open the center during the second quarter of 2016. Our partner is providing development services to the joint venture and we, along with our partner, are providing joint leasing services. Once the center opens, we will provide property management, marketing and leasing services to the joint venture. Savannah, Georgia In January 2014, we announced a joint venture arrangement to develop Tanger Outlets Savannah. The center, which opened in April 2015, includes approximately 377,000 square feet. As of June 30, 2015 , our equity contributions totaled $45.8 million and our partner’s equity contributions totaled $8.3 million . Contributions we made in excess of our partners' equity contributions earned a preferred rate of return equal to 8% from the date the contributions were made until the outlet center’s grand opening in April 2015, and will earn 10% annually thereafter. The joint venture has an interest only mortgage loan with the ability to borrow up to $97.7 million , of which $4.7 million will be available for future expansion, at an interest rate of LIBOR + 1.65% . The loan initially matures on May 21, 2017, with two , one -year extension options. As of June 30, 2015 , the balance on the loan was $70.1 million . We are providing development, management and marketing services to the joint venture; and with our partner, are jointly providing leasing services to the outlet center. Westgate, Glendale, Arizona During the first quarter of 2015, the joint venture completed the remaining 28,000 square feet of a 78,000 square foot expansion of the existing property which brought the size of the outlet center to approximately 411,000 square feet. Construction commenced on the expansion during the second quarter of 2014 and was funded with borrowings under the amended Westgate mortgage loan. The joint venture's amended and restated construction loan has the ability to borrow up to $62.0 million . The loan initially matured in June 2015, and during the second quarter of 2015 the joint venture exercised the two year option to extend the maturity date of the loan to June 2017. As of June 30, 2015 , the balance on the loan was $62.0 million . Tanger Outlets Westgate opened in November 2012 and was developed through, and is currently owned by, a joint venture that was formed in May 2012. We are providing property management, construction supervision, marketing and leasing services to the joint venture. Wisconsin Dells, Wisconsin In February 2015, we sold our equity interest in the joint venture that owned an outlet center in Wisconsin Dells, Wisconsin for approximately $15.6 million , representing our share of the sales price totaling $27.7 million less our share of the outstanding debt, which totaled $12.1 million . As a result of this transaction, we recorded a gain of approximately $13.7 million in the first quarter of 2015, which represents the difference between the carrying value of our equity method investment and the net proceeds received. Condensed combined summary financial information of unconsolidated joint ventures accounted for using the equity method is as follows (in thousands): Condensed Combined Balance Sheets - Unconsolidated Joint Ventures June 30, 2015 December 31, 2014 Assets Land $ 107,503 $ 102,601 Buildings, improvements and fixtures 630,777 542,501 Construction in progress, including land 27,628 104,780 765,908 749,882 Accumulated depreciation (46,203 ) (48,233 ) Total rental property, net 719,705 701,649 Cash and cash equivalents 47,793 46,917 Deferred lease costs, net 20,607 21,234 Deferred debt origination costs, net 4,706 5,995 Prepaids and other assets 12,833 12,766 Total assets $ 805,644 $ 788,561 Liabilities and Owners' Equity Mortgages payable $ 385,275 $ 358,219 Accounts payable and other liabilities 45,490 70,795 Total liabilities 430,765 429,014 Owners' equity 374,879 359,547 Total liabilities and owners' equity $ 805,644 $ 788,561 Three months ended Six months ended Condensed Combined Statements of Operations June 30, June 30, - Unconsolidated Joint Ventures 2015 2014 2015 2014 Revenues $ 26,189 $ 16,079 $ 50,153 $ 32,834 Expenses Property operating 11,167 6,624 20,311 13,270 General and administrative 90 27 308 156 Depreciation and amortization 8,556 4,564 16,378 9,538 Total expenses 19,813 11,215 36,997 22,964 Operating income 6,376 4,864 13,156 9,870 Interest expense (2,216 ) (1,383 ) (3,980 ) (2,609 ) Interest and other income 5 — 13 — Net income $ 4,165 $ 3,481 $ 9,189 $ 7,261 The Company and Operating Partnership's share of: Net income $ 2,046 $ 1,788 $ 4,589 $ 3,721 Depreciation expense (real estate related) $ 5,038 $ 2,403 $ 9,114 $ 5,008 |