TAUBMAN CENTERS, INC.																																								Exhibit 99
Debt Summary
As of September 30, 2013
(in millions of dollars, amounts may not add due to rounding)
		MORTGAGE AND OTHER NOTES PAYABLE (a)
		INCLUDING WEIGHTED AVERAGE INTEREST RATES AT SEPTEMBER 30, 2013
					100%			Beneficial Interest			Effective Rate			LIBOR Rate		Principal Amortization and Debt Maturities
					9/30/2013			9/30/2013			9/30/2013		(b)	Spread		2013		2014		2015		2016		2017		2018		2019		2020		2021		2022		2023		2024		Total
Consolidated Fixed Rate Debt:
Beverly Center					305.5			305.5			5.28	%				1.7		303.8																						305.5
Cherry Creek Shopping Center			50.00	%	280.0			140.0			5.24	%										140.0																		140.0
City Creek Center					84.9			84.9			4.37	%				0.3		1.4		1.4		1.5		1.6		1.6		1.7		1.8		1.9		2.0		69.8				84.9
El Paseo Village					16.4		(c)	16.4			3.87	%	(c)			0.1		0.4		15.9																				16.4	(k)
Great Lakes Crossing Outlets					222.6			222.6			3.60	%				1.0		4.3		4.4		4.6		4.8		4.9		5.1		5.3		5.5		5.7		177.0				222.6
International Plaza					325.0			325.0			4.85	%								4.9		5.2		5.4		5.7		6.0		6.3		291.5								325.0
Northlake Mall					215.5			215.5			5.41	%										215.5																		215.5
Stony Point Fashion Park					100.1			100.1			6.24	%				0.5		99.5																						100.1
The Gardens on El Paseo					84.5		(d)	84.5			4.56	%	(d)			0.3		1.1		1.1		81.9																		84.5	(k)
The Mall at Partridge Creek					79.4			79.4			6.15	%				0.3		1.1		1.2		1.3		1.4		1.4		1.5		71.2										79.4
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
Total Consolidated Fixed					2,453.9			2,293.9								4.3		411.6		749.0		449.9		13.1		13.7		14.3		84.6		298.9		7.7		246.8				2,293.9
Weighted Rate					5.13	%		5.12	%							4.90	%	5.49	%	5.41	%	5.18	%	4.47	%	4.48	%	4.49	%	5.86	%	4.82	%	3.80	%	3.82	%
Consolidated Floating Rate Debt:
MacArthur Center			95.00	%	129.6			123.1			4.99	%	(f)			0.3		1.4		1.5		1.6		1.7		1.8		2.0		112.8										123.1
The Mall at Green Hills					105.6		(e)	105.6			0.00	%	(e)	1.85	%	105.6																								105.6	(k)
TRG $65M Revolving Credit					16.9			16.9			1.58	%	(g)	1.40	%			16.9																						16.9
TRG $1.1B Revolving Credit Facility					280.0			280.0			1.63	%	(h)	1.45	%									280.0		(h)														280.0
Total Consolidated Floating					532.0			525.6								105.9		18.3		1.5		1.6		281.7		1.8		2.0		112.8										525.6
Weighted Rate					2.12	%		2.09	%							0.02	%	1.84	%	4.99	%	4.99	%	1.65	%	4.99	%	4.99	%	4.99	%
Total Consolidated					2,986.0			2,819.5								110.2		429.9		750.5		451.5		294.8		15.5		16.3		197.3		298.9		7.7		246.8				2,819.5
Weighted Rate					4.60	%		4.56	%							0.21	%	5.34	%	5.41	%	5.18	%	1.78	%	4.54	%	4.55	%	5.36	%	4.82	%	3.80	%	3.82	%
Joint Ventures Fixed Rate Debt:
Arizona Mills			50.00	%	168.0			84.0			5.76	%				0.3		1.3		1.4		1.4		1.5		1.6		1.7		74.7										84.0
The Mall at Millenia			50.00	%	350.0			175.0			4.00	%										0.5		3.1		3.2		3.4		3.5		3.6		3.8		3.9		149.9		175.0	(l)
Sunvalley			50.00	%	187.0			93.5			4.44	%				0.4		1.6		1.6		1.7		1.8		1.9		2.0		2.1		2.2		78.3						93.5
Taubman Land Associates			50.00	%	23.6			11.8			3.84	%				0.1		0.2		0.2		0.2		0.2		0.3		0.3		0.3		0.3		9.7						11.8
Waterside Shops			50.00	%	165.0			85.7		(i)	4.14	%	(i)			0.3		1.1		1.1		83.3																		85.7	(k)
Westfarms			78.94	%	314.0			247.8			4.50	%				1.1		4.3		4.5		4.8		5.0		5.2		5.4		5.7		5.9		205.9						247.8
Total Joint Venture Fixed					1,207.6			697.8								2.1		8.5		8.8		91.9		11.6		12.2		12.8		86.3		12.0		297.8		3.9		149.9		697.8
Weighted Rate					4.46	%		4.46	%							4.62	%	4.62	%	4.62	%	4.18	%	4.51	%	4.51	%	4.51	%	5.57	%	4.32	%	4.46	%	4.00	%	4.00	%
Joint Ventures Floating Rate Debt:
Fair Oaks			50.00	%	275.0			137.5			4.10	%	(j)					0.8		2.0		2.2		2.3		130.2														137.5
Total Joint Venture Floating					275.0			137.5										0.8		2.0		2.2		2.3		130.2														137.5
Weighted Rate					4.10	%		4.10	%									4.10	%	4.10	%	4.10	%	4.10	%	4.10	%
Total Joint Venture					1,482.6			835.3								2.1		9.3		10.8		94.1		14.0		142.4		12.8		86.3		12.0		297.8		3.9		149.9		835.3
Weighted Rate					4.39	%		4.40	%							4.62	%	4.57	%	4.53	%	4.18	%	4.44	%	4.14	%	4.51	%	5.57	%	4.32	%	4.46	%	4.00	%	4.00	%
TRG Beneficial Interest Totals
Fixed Rate Debt					3,661.5			2,991.7		(c),(d),(e),(i)						6.4		420.1		757.9		541.8		24.7		25.9		27.1		170.8		310.9		305.4		250.7		149.9		2,991.7
					4.91	%		4.97	%							4.81	%	5.47	%	5.40	%	5.01	%	4.49	%	4.50	%	4.50	%	5.71	%	4.80	%	4.44	%	3.82	%	4.00	%
Floating Rate Debt					807.0			663.1								105.9		19.1		3.5		3.8		284.0		132.0		2.0		112.8										663.1
					2.80	%		2.51	%							0.02	%	1.93	%	4.48	%	4.48	%	1.67	%	4.11	%	4.99	%	4.99	%
Total					4,468.5			3,654.8		(c),(d),(e),(i)						112.3		439.2		761.4		545.6		308.8		157.9		29.1		283.6		310.9		305.4		250.7		149.9		3,654.8
					4.53	%		4.52	%							0.29	%	5.32	%	5.39	%	5.00	%	1.90	%	4.18	%	4.53	%	5.42	%	4.80	%	4.44	%	3.82	%	4.00	%
								Average Maturity Fixed Debt								5
								Average Maturity Total Debt								5
(a)	All debt is secured and non-recourse to TRG unless otherwise indicated.															(g)		Rate floats daily at LIBOR plus spread. Letters of credit totaling $5.5 million are also outstanding on the facility.
(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.															(h)		TRG is the direct borrower under the $1.1 billion unsecured revolving credit facility. The facility bears interest at a range of LIBOR + 1.45% to 1.85% with a facility fee ranging from 0.20% to 0.35% based on the Company's total leverage ratio. At September 30, 2013, the interest rate is LIBOR + 1.45% with a 0.20% facility fee. A one year extension option is available.
(c)	Debt includes $0.2 million of purchase accounting premium from acquisition which reduces the stated rate on the debt of 4.42% to an effective rate of 3.87%.
																(i)		Beneficial interest in debt includes $3.2 million of purchase accounting premium from acquisition of an additional 25% investment in Waterside Shops which reduces the stated rate on the debt of 5.54% to an effective rate of 4.14% on total beneficial interest in debt.
(d)	Debt includes $3.0 million of purchase accounting premium from acquisition which reduces the stated rate on the debt of 6.10% to an effective rate of 4.56%.
																(j)		Debt is swapped to an effective rate of 4.10% until 2.5 months prior to maturity.
(e)	On September 1, 2013, the interest rate changed from fixed at 6.89% to floating at LIBOR plus 1.85% until maturity. Debt includes $0.3 million of purchase accounting premium from acquisition which reduces the rate on the debt from 2.03% to 0.00% as of September 30, 2013.															(k)		Principal amortization includes amortization of purchase accounting adjustments.
																(l)		The loan on The Mall at Millenia is interest only until November 2016 and then amortizes principal based on 30 years. The interest only period may be extended until the maturity date provided that the net income available for debt service equals or exceeds a certain amount for the calendar year 2015.
(f)	Debt is swapped to the effective rate indicated until maturity.