Exhibit 99

TAUBMAN CENTERS, INC.
Debt Summary
As of September 30, 2003

(in millions of dollars, amounts may not add to due rounding)

		100% 09/30/03	Beneficial Interest 09/30/03	Effective Rate 09/30/03	(a)	LIBOR Rate Spread	2003	2004	2005	2006	2007	2008	2009	2010	2011	2012	2013	Total
Consolidated Fixed Rate Debt: Beverly Center Great Lakes Crossing MacArthur Center Regency Square The Mall at Short Hills Other Total Consolidated Fixed Weighted Rate Consolidated Floating Rate Debt: Dolphin Mall Stony Point Fashion Park The Mall at Wellington Green The Shops at Willow Bend The Shops at Willow Bend Willow Bend land loan Taubman Realty Group Taubman Realty Group Total Consolidated Floating Weighted Rate Total Consolidated Weighted Rate Joint Ventures Fixed Rate Debt: Arizona Mills Cherry Creek Fair Oaks International Plaza Mall at Millenia Sunvalley Sunvalley Bonds Westfarms Woodland Total Joint Venture Fixed Weighted Rate Joint Ventures Floating Rate Debt: Stamford Town Center Other Total Joint Venture Floating Weighted Rate Total Joint Venture Weighted Rate TRG Beneficial Interest Totals Fixed Rate Debt Floating Rate Debt Total Discontinued Operations: Biltmore Fashion Park Biltmore Bonds Total including Biltmore	50.00%  50.00%  50.00%  26.49%  50.00%  50.00%  50.00%  78.94%  50.00%                  50.00%	146.0   150.0   146.4    81.0   265.8    20.0   809.2   6.91%   162.9    72.6   152.0    99.8    49.9    12.6     0.0   175.0   724.8   3.81% 1,534.0   5.44%   142.6   177.0   140.0   189.9   210.0   133.9     0.4   207.3    66.0 1,267.1   6.25%    76.0     5.1    81.1   2.02% 1,348.2   6.00% 2,076.4   6.51%   805.9   3.63% 2,882.3   5.70%    77.6     1.7    79.3 2,961.7	146.0   150.0   139.3    81.0   265.8    20.0   802.2   6.91%   162.9    72.6   136.8    99.8    49.9    12.6     0.0   175.0   709.6   4.16% 1,511.8   5.62%    71.3    88.5    70.0    50.3   105.0    66.9     0.2   163.6    33.0   648.9   6.38%    38.0     2.7    40.7   2.03%   689.6   6.12% 1,451.1   6.67%   750.3   4.04% 2,201.4   5.78%    77.6     1.7    79.3 2,280.7 Average	8.36%   5.25%   6.81%   6.75%   6.70%  12.99%                   4.16%   2.97%   4.64%   2.62%   4.87%   2.77%           5.04%                                   7.90%   7.68%   6.60%   4.21%   5.46%   5.67%   7.20%   6.10%   8.20%                   1.92%   3.51%                                                                                   7.68%   6.30%   7.65% Maturity	(b)                           (c)  (d)  (e)  (f)  (g)  (d)  (h)  (i)                                                                             (j)	2.25%   1.85%   1.85%   1.50%   3.75%   1.65%           0.90%                                                                                                                          0.80%	0.5    0.6    0.3    0.8    0.0    2.2  6.40%    0.6                  0.4    0.2                         1.1  3.78%    3.3  5.61%    0.2                  0.2           0.2    0.1    0.5           1.2  6.04%           0.2    0.2  3.51%    1.4  5.69%    3.4  6.28%    1.3  3.74%    4.7  5.58%    0.2    0.3    5.2   5.63 ======	146.0     2.1     2.3     0.9     3.2     0.0   154.5   8.25%   162.3           136.8     1.5     0.7     3.3     0.0   175.0   479.5   4.61%   634.0   5.49%     0.7     0.5             0.9             0.9     0.1     2.0    33.0    38.0   7.93%   38.0     0.8    38.8   1.95%    76.8   4.91%   192.5   8.19%   518.3   4.41%   710.8   5.43%     0.9     0.3   712.0	2.2    2.4    1.0    3.5    0.0    9.1  6.38%          72.6           1.6    0.8    9.3                 84.3  2.95%   93.4  3.29%    0.8    1.3           0.9           0.9           2.1           6.0  6.30%           0.6    0.6  3.51%    6.6  6.03%   15.1  6.35%   84.9  2.96%  100.0  3.47%    1.0    0.3  101.3	2.3   2.6   1.1   3.7   0.0   9.7 6.38%                       96.4  48.2                      144.6 3.37% 154.3 3.56%   0.8  86.7          0.9          1.0          2.3         91.8 7.59%          0.6   0.6 3.51%  92.4 7.56% 101.4 7.47% 145.2 3.37% 246.6 5.06%   1.1   0.4 248.0	2.5   2.7   1.1   4.0   0.0  10.3 6.39%                                                                 10.3 6.39%   0.9                 1.0          1.0          2.4          5.3 5.96%          0.4   0.4 3.51%   5.8 5.77%  15.6 6.24%   0.4 3.51%  16.0 6.17%   1.2   0.4  17.6	2.6   2.8   1.2   4.2   0.0  10.8 6.39%                                                        10.8 6.39%   0.9        70.0  46.4   0.9   1.1         2.6       121.9 5.67%                   3.51% 121.9 5.67% 132.7 5.73%       3.51% 132.7 5.73%   1.2   0.1 134.0	2.7   3.0   1.3 246.4  20.0 273.5 7.15%                                                       273.5 7.15%   1.0                     1.4   1.2         2.7         6.3 6.17%                     6.3 6.17% 279.8 7.13%       279.8 7.13%  72.1       351.9	2.9 122.9   1.4               127.2 6.77%                                                                127.2 6.77%  66.0                        1.5   1.2          2.9         71.7 7.73%                       71.7 7.73% 198.9 7.12%        198.9 7.12%               198.9	3.0        72.7              75.7 6.69%                                                        75.7 6.69%                           1.6   1.3         3.1         6.0 5.84%                     6.0 5.84%  81.7 6.63%        81.7 6.63%              81.7	3.2                           3.2 5.25%                                                         3.2 5.25%                           1.6  58.2       142.9       202.7 5.97%                   202.7 5.97% 205.9 5.96%       205.9 5.96%             205.9	126.0                         126.0 5.25%                                                       126.0 5.25%                          98.1                          98.1 5.46%                    98.1 5.46% 224.1 5.34%       224.1 5.34%             224.1	146.0   150.0   139.3    81.0   265.8    20.0   802.2   162.9    72.6   136.8    99.8    49.9    12.6     0.0   175.0   709.6 1,511.8    71.3    88.5    70.0    50.3   105.0    66.9     0.2   163.6    33.0   648.9   38.0     2.7    40.7   689.6 1,451.1   750.3 2,201.3    77.6     1.7 2,280.7

(a) Includes the impact of interest rate swaps but does not include effect of amortization of debt issuance costs or interest rate cap costs.

(b) Debt includes $5.3 million of purchase accounting premium from acquisition, which reduces the stated rate on the debt of 7.59% to an effective rate of 6.81%.

(c) $140 million of this debt (decreasing to $120 million in December 2003) is swapped to 2.05% plus spread to October 2004. The remaining debt is floating month to month at LIBOR plus spread.

(d) LIBOR rate is floating month to month.

(e) $100 million of this debt is swapped to 2.5% plus spread from October 2002 to October 2003, to 4.35% plus spread from October 2003 to October 2004 and to 5.25% plus spread from October 2004 to May 2005. An additional $30 million is swapped to 4.13% plus spread to July 2004. The remainder is floating month to month at LIBOR plus spread.

(f) This debt is capped at 4.6% plus spread to July 2006.

(g) This debt is capped at 5.75% plus spread to July 2006.

(h) Rate floats daily.

(i) $100 million of this debt is swapped to 4.3% plus spread to November 2003. An additional $70 million is swapped to 4.13% plus spread to July 2004. The remainder is floating month to month at LIBOR plus spread.

(j) LIBOR rate is floating month to month. This debt is capped at 8.2% plus spread to August 2004.