DEVELOPERS DIVERSIFIED REALTY CORPORATION 8-K

(2) Encumbers five shopping center properties as follows:

Ahwatukee, AZ
Phoenix, AZ

Maple Grove, MN
Portland, OR

(3) Encumbers thirteen shopping center properties as follows:

Orchard Park, NY
Rochester, NY
Cheektowaga, NY
Amherst, NY
Irondequoit, NY

Warsaw, NY
Leroy, NY
Jamestown, NY
Ontario, NY

Chillicothe, OH
Loganville, GA
Oxford, MS
Goodlettsville, TN

-----BEGIN PRIVACY-ENHANCED MESSAGE----- Proc-Type: 2001,MIC-CLEAR Originator-Name: webmaster@www.sec.gov Originator-Key-Asymmetric: MFgwCgYEVQgBAQICAf8DSgAwRwJAW2sNKK9AVtBzYZmr6aGjlWyK3XmZv3dTINen TWSM7vrzLADbmYQaionwg5sDW3P6oaM5D3tdezXMm7z1T+B+twIDAQAB MIC-Info: RSA-MD5,RSA, V43VP831E0Zsig1C4RDnrbTzR3rptPhvURhCRP4agEybYLQJju3NeEeVNQ8JU869 Nl/pECA6oHXlBQaloKhtoQ== 0000950152-07-006016.txt : 20070725 0000950152-07-006016.hdr.sgml : 20070725 20070724201924 ACCESSION NUMBER: 0000950152-07-006016 CONFORMED SUBMISSION TYPE: 8-K PUBLIC DOCUMENT COUNT: 14 CONFORMED PERIOD OF REPORT: 20070724 ITEM INFORMATION: Results of Operations and Financial Condition FILED AS OF DATE: 20070725 DATE AS OF CHANGE: 20070724 FILER: COMPANY DATA: COMPANY CONFORMED NAME: DEVELOPERS DIVERSIFIED REALTY CORP CENTRAL INDEX KEY: 0000894315 STANDARD INDUSTRIAL CLASSIFICATION: REAL ESTATE INVESTMENT TRUSTS [6798] IRS NUMBER: 341723097 STATE OF INCORPORATION: OH FISCAL YEAR END: 1231 FILING VALUES: FORM TYPE: 8-K SEC ACT: 1934 Act SEC FILE NUMBER: 001-11690 FILM NUMBER: 07997555 BUSINESS ADDRESS: STREET 1: 3300 ENTERPRISE PARKWAY CITY: BEACHWOOD STATE: OH ZIP: 44122 BUSINESS PHONE: 2167555500 MAIL ADDRESS: STREET 1: 3300 ENTERPRISE PARKWAY CITY: BEACHWOOD STATE: OH ZIP: 44122 8-K 1 l27073ae8vk.htm DEVELOPERS DIVERSIFIED REALTY CORPORATION 8-K DEVELOPERS DIVERSIFIED REALTY CORPORATION 8-K

UNITED STATES
SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM 8-K

CURRENT REPORT
Pursuant to Section 13 OR 15(d) of
The Securities Exchange Act of 1934

Date of Report (Date of earliest event reported) July 24, 2007


DEVELOPERS DIVERSIFIED REALTY CORPORATION

(Exact name of registrant as specified in its charter)


Ohio	1-11690	34-1723097

(State or other jurisdiction of incorporation)	(Commission File Number)	(IRS Employer Identification No.)


3300 Enterprise Parkway, Beachwood, Ohio		44122

(Address of principal executive offices)		(Zip Code)

Registrant’s telephone number, including area code (216) 755-5500




(Former name or former address, if changed since last report.)

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions (see General Instruction A.2. below):

o Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

o Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

o Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

o Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

Item 2.02 Results of Operations and Financial Condition

On July 24, 2007, the Company issued a News Release containing financial results of the Company (the “News Release”) and a quarterly financial supplement containing financial and property information of the Company (“Quarterly Supplement”) for the three and six-months ended June 30, 2007. A Copy of the News Release is attached hereto as exhibit 99.1, a copy of the Quarterly Financial Supplement is attached hereto as Exhibit 99.2 and a copy of the Appendix to Quarterly Financial Supplement Property and Joint Venture Detail is attached hereto as Exhibit 99.3. This information is being furnished under Item 7 (Regulation FD Disclosure) and under Item 2.02 (Results of Operations and Financial Condition), pursuant to SEC Release No. 33-8216.

SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.


				Developers Diversified Realty Corporation
				(Registrant)
Date July 24, 2007				/S/ William H. Schafer

				William H. Schafer
				Executive Vice President and Chief Financial Officer

EX-99.1 2 l27073aexv99w1.htm EX-99.1 EX-99.1

Exhibit 99.1

DEVELOPERS DIVERSIFIED REALTY CORPORATION

For Immediate Release:


Contact:	Scott A. Wolstein	Michelle M. Dawson
	Chairman and	Vice President of Investor Relations
	Chief Executive Officer	216-755-5455
	216-755-5500

DEVELOPERS DIVERSIFIED REALTY REPORTS AN INCREASE OF 27.3%
IN DILUTED FFO PER SHARE FOR THE QUARTER ENDED JUNE 30, 2007

CLEVELAND, OHIO, July 24, 2007 - Developers Diversified Realty Corporation (NYSE: DDR), the nation’s leading owner, manager and developer of market-dominant community centers, today reported operating results for the second quarter ended June 30, 2007.

	•		Funds From Operations (“FFO”) per diluted share increased 27.3% to $1.26 and net income per diluted share increased 50.8% to $0.89 for the three-months ended June 30, 2007, as compared to the prior year.

	•		Executed leases during the second quarter totaled approximately 1.9 million square feet, including 140 new leases and 264 renewals.

	•		On a cash basis, base rental rates increased 30.3% on new leases, 7.4% on renewals and 11.3% overall.

	•		Core portfolio leased percentage at June 30, 2007 was 95.9%.

	•		Same store net operating income (“NOI”) for the six-month period increased 2.2% over the prior-year comparable period.

Scott Wolstein, DDR’s Chairman and Chief Executive Officer stated, “We’re pleased to announce this quarter’s results, which reflect the consistent performance of our core portfolio and the successful execution of several strategic transactions. Now, five months after closing the IRRETI acquisition, we have completed all of the major objectives we previously announced to the market, which, in turn, have accomplished our primary goal: to complete a large, accretive transaction in a manner that improves portfolio quality and overall leverage ratios.”

Financial Results:
For the three-months ended June 30, 2007, FFO, a widely accepted measure of a Real Estate Investment Trust (“REIT”) performance, on a per share basis was $1.26 (diluted) and $1.27 (basic) as compared to $0.99 (basic and diluted) for the same period in the previous year. FFO available to common shareholders was $159.3 million, as compared to $109.8 million for the three-months ended June 30, 2007 and 2006, respectively, an increase of 45.1%. Net income available to common shareholders was $111.4 million or $0.89 per share (diluted) and $0.90 per share (basic) for the three-months ended June 30, 2007, as compared to $64.9 million, or $0.59 per share (diluted and basic) for the prior-year comparable period. The increase in net income and FFO for the three-months ended June 30, 2007, is primarily related to an increase in the gain on sale of assets including those recognized through the Company’s merchant build program, promoted income of approximately $13.6 million earned from one of the Company’s joint ventures in the second quarter and a full quarter of operating results from the merger with Inland Retail Real Estate Trust, Inc. (“IRRETI”).

For the six-months ended June 30, 2007, FFO, on a per share basis was $2.18 (diluted) and $2.19 (basic) as compared to $1.76 (diluted) and $1.77 (basic) for the same period in the previous year, an increase of 23.9% on a diluted basis. FFO available to common shareholders was $265.4 million, as compared to $196.0 million for the six-months ended June 30, 2007 and 2006, respectively, an increase of 35.4%. Net income available to common shareholders was $160.2 million or $1.33 per share (diluted) and $1.34 per share (basic) for the six-months ended June 30, 2007, as compared to $100.9 million, or $0.92 per share (diluted and basic) for the prior-year comparable period. The increase in net income for the six-months ended June 30, 2007, is primarily related to the merger with IRRETI, the release of certain valuation reserves and an increase in the gain on sale of assets including those recognized through the Company’s merchant build program and promoted income of approximately $13.6 million earned from one of the Company’s joint ventures in the second quarter of 2007.

FFO is a supplemental non-GAAP financial measurement used as a standard in the real estate industry. Management believes that FFO provides an additional indicator of the financial performance of a REIT. The Company also believes that FFO more appropriately measures the core operations of the Company and provides a benchmark to its peer group. FFO does not represent cash generated from operating activities in accordance with generally accepted accounting principles, is not necessarily indicative of cash available to fund cash needs and should not be considered as an alternative to net income computed in accordance with GAAP as an indicator of the Company’s operating performance or as an alternative to cash flow as a measure of liquidity. FFO is defined and calculated by the Company as net income, adjusted to exclude: (i) preferred dividends, (ii) gains (or losses) from disposition of depreciable real estate property, except for those sold through the Company’s merchant building program, (iii) sales of securities, (iv) extraordinary items, (v) cumulative effect of changes in accounting standards and (vi) certain non-cash items. These non-cash items principally include real property depreciation and amortization of intangibles, equity income from joint ventures and equity income from minority equity investments and adding the Company’s proportionate share of FFO from its unconsolidated joint ventures and minority equity investments, determined on a consistent basis. Other real estate companies may calculate FFO in a different manner. A reconciliation of net income to FFO is presented in the financial highlights section.

Leasing:
The following results from the second quarter ended June 30, 2007, highlight continued strong leasing activity throughout the portfolio:

	•		Executed 140 new leases aggregating 713,318 square feet and 264 renewals aggregating 1,172,733 square feet.

	•		On a cash basis, rental rates on new leases increased 30.3% and rental rates on renewals increased 7.4%. Overall, rental rates for new leases and renewals increased 11.3%.

	•		Total portfolio average annualized base rent per occupied square foot as of June 30, 2007 was $12.46, as compared to $11.62 at June 30, 2006.

	•		Portfolio leased rate was 96.0% as of June 30, 2007 as compared to 96.2% at June 30, 2006.

The Company currently estimates its total annual recurring capital expenditures, including tenant improvements and tenant allowances, to be approximately $24.0 million ($0.21 psf of owned GLA) in 2007. This figure includes aggregate expenditures anticipated at properties held in joint ventures.

Strategic Real Estate Transactions:

DDR Domestic Retail Fund I
In the second quarter of 2007, the Company formed DDR Domestic Retail Fund I (“the Fund”), a sponsored, fully-seeded commingled fund. The Fund acquired 63 shopping center assets aggregating 8.3 million square feet (“the Portfolio”) from the Company and a joint venture for approximately $1.5 billion. The Portfolio is comprised of 54 assets recently acquired by the Company through its acquisition of IRRETI, seven assets formerly held in a joint venture with Kuwait Financial Centre (“KFC I”), and two assets from the Company’s wholly-owned portfolio. The Company recognized a non-FFO gain of approximately $9.6 million, net of its 20% retained interest, from the sale of the two wholly-owned assets. The KFC I joint venture recorded a gain of approximately $90.2 million. The Company’s proportionate share of approximately $18.0 million of the joint venture gain was deferred as the Company retained an effective 20% ownership interest in these assets. The Company remains responsible for all day-to-day operations of the properties and receives fees for asset management and property management, leasing, construction management and ancillary income in addition to a promoted interest. Due to the sale of the assets from the KFC I joint venture, the Company recognized a promote of approximately $13.6 million, which is included in the Company’s second quarter 2007 net income and FFO.

Dividend Capital Total Realty Trust Joint Venture
In the second quarter of 2007, the Company formed a $161.5 million joint venture with Dividend Capital Total Realty Trust. The Company contributed three recently developed assets aggregating 0.7 million of Company-owned square feet to the joint venture. The Company recorded an after-tax merchant build gain, net of its 10% retained interest, of approximately $45.6 million, which is included in the Company’s second quarter FFO. The Company retained an effective 10% ownership and receives asset management and property management fees, plus fees on leasing and ancillary income. In addition, the Company will receive a promoted interest above a 9.5% leveraged threshold return.

Dispositions:
In addition to the sale of assets to the two joint ventures discussed above, the Company sold 52 shopping center properties, aggregating 5.4 million square feet for approximately $448.7 million and recognized a non-FFO gain of approximately $10.8 million in the second quarter of 2007. An additional 11 assets associated with this transaction are expected to sell in the third quarter of 2007 for approximately $154.3 million.

Common Share Repurchase Program:
During the second quarter of 2007, the Company’s Board of Directors authorized a common share repurchase program. Under the terms of the program, the Company may purchase up to a maximum value of $500 million of its common shares during the next two years.

Development (Wholly-Owned and Consolidated Joint Ventures):
The Company currently has the following shopping center projects under construction.

Wholly-Owned and Consolidated Joint Venture Developments
Currently in Progress


					Substantial
	Total		Gross Cost		Completion
Property	GLA		($Millions)		Date	Description
Ukiah (Mendocino), California		669,406	$	113.5	2009	Community Center
Miami, Florida		644,999		155.7	2006-2009	Mixed Use
Tampa (Brandon), Florida		370,700		70.7	2008	Community Center
Douglasville, Georgia		124,200		22.4	2008	Community Center
Nampa, Idaho		829,975		147.0	2007-2008	Community Center
Chicago (McHenry), Illinois		454,378		73.3	2007	Community Center
Boston, Massachusetts (Seabrook, New Hampshire)		461,825		74.5	2009	Community Center
Elmira (Horseheads), New York		668,619		77.1	2007-2008	Community Center
Raleigh (Apex), North Carolina (Promenade)		87,780		20.2	2008	Community Center
Raleigh (Apex), North Carolina Beaver Creek Crossing, (Phase II)		283,217		52.3	2009	Community Center
San Antonio (Stone Oak), Texas		665,229		93.4	2007	Hybrid Center

Total		5,260,328	$	900.1

The Company anticipates commencing construction in 2007 on the following additional shopping centers:

Wholly-Owned and Consolidated Joint Venture Developments
to Commence Construction in 2007


					Substantial
	Total		Gross Cost		Completion
Property	GLA_		($Millions)		Date	Description
Homestead, Florida		398,759	$	95.2	2008	Community Center
Tampa (Wesley Chapel), Florida		95,408		17.4	2008	Community Center
Atlanta (Union City), Georgia		200,000		47.5	2008	Community Center
Gulfport, Mississippi		703,379		91.2	2008	Hybrid Center
Isabela, Puerto Rico		290,085		57.1	2009	Community Center
Austin (Kyle), Texas		778,415		97.2	2009	Community Center

Total		2,466,046	$	405.6

At June 30, 2007, $525.5 million of costs were incurred in relation to the Company’s eleven development projects under construction and the six that will commence construction in 2007.

In addition to these developments, the Company has identified several additional development opportunities reflecting an aggregate estimated cost of over $1 billion. While there are no assurances any of these projects will move forward, they provide a source of potential development projects over the next several years. As of June 30, 2007, the projected unleveraged GAAP return, on the Company’s aggregate development and redevelopment pipeline is approximately 10%.

Development (Joint Ventures):
The Company’s joint ventures have the following shopping center projects under construction. At June 30, 2007, $159.5 million of costs had been incurred in relation to these development projects.

Joint Venture Developments
Currently in Progress


		DDR's
	Joint	Effective					Gross		Substantial
	Venture	Ownership			Total		Cost		Completion
Property	Partner	Percentage			GLA		($Millions)		Date	Description
Kansas City (Merriam), Kansas	Coventry II		20.0	%		280,516	$	71.0	2008	Community Center
Detroit (Bloomfield Hills), Michigan	Coventry II		10.0	%		882,197		335.6	2008-2009	Lifestyle Center
Dallas (Allen), Texas	Coventry II		10.0	%		521,413		167.6	2008	Lifestyle Center
Manaus, Brazil	Sonae Sierra		47.2	%		477,630		95.7	2009	Enclosed Mall

						2,161,756	$	669.9

The Company’s joint venture with Sonae Sierra anticipates commencing construction on a 350,000 square foot enclosed mall in Uberlandia, Brazil, with an estimated gross cost of $69.9 million.

Redevelopments and Expansions (Wholly-Owned and Consolidated Joint Ventures):
The Company is currently expanding/redeveloping the following shopping centers at a projected aggregate gross cost of approximately $93.9 million. At June 30, 2007, approximately $20.1 million of costs had been incurred in relation to these projects.

Wholly-Owned and Consolidated Joint Venture Redevelopments and Expansions
Currently in Progress


Property		Description
Gadsden, Alabama		Redevelop 64,400 sf retail building
Crystal River, Florida		Construct 24,000 sf of retail shops
Miami (Plantation), Florida		Redevelop shopping center to include Kohl’s and additional junior anchors
Tallahassee, Florida		Redevelop former Lowe’s Home Improvement space
Ottumwa, Iowa		Redevelop former Wal-Mart space
Chesterfield, Michigan		Construct 25,400 sf of small shop space and retail space
Gaylord, Michigan		Redevelop former Wal-Mart space
Hamilton, New Jersey		Construct 22,500 sf of junior anchor space and retail shops
Olean, New York		Wal-Mart expansion and tenant relocation
Akron (Stow), Ohio		Redevelop former K-Mart space and develop new outparcels
Milwaukee (Brookfield),
Wisconsin		Construct 15,000 sf multi-tenant outparcel building

The Company anticipates commencing construction on the following redevelopment and expansion projects in the next year:

Wholly-Owned and Consolidated Joint Venture Redevelopments and Expansions
to Commence Construction in 2007


Property		Description
Louisville, Kentucky		Construct 6,000 sf multi-tenant outparcel building for retail shops
Gulfport, Mississippi		Construct bank pad, retail shops and restaurants on 4.4 acre outparcel
Dayton (Huber Heights), Ohio		Construct 45,000 sf junior anchor
Buffalo (Amherst), New York		Construct 5,300 sf multi-tenant outparcel building for retail shops
Fayetteville, North Carolina		Reconfigure 18,000 sf of in-line space; construct multi-tenant outparcel building
Allentown, Pennsylvania		Construct 20,000 sf multi-tenant outparcel building for retail shops
Hatillo, PR		Construct 21,000 sf of junior anchor space
San Juan (Bayamon), PR (Plaza Del Sol)		Construct 144,000 sf of junior anchor space and retail shops
San Juan, PR		Redemise shop space and construct a food court
Dallas (McKinney), Texas		Construct 87,757 sf of retail shops and outparcels

Redevelopments and Expansions (Joint Ventures):
The Company’s joint ventures are currently expanding/redeveloping the following shopping centers at a projected gross cost of $567.6 million, which includes the initial acquisition costs for the Coventry II redevelopment projects. At June 30, 2007, approximately $448.5 million of costs had been incurred in relation to these projects.

Joint Venture Redevelopment and Expansion Projects
Currently in Progress


		DDR’s
		Effective
	Joint Venture	Ownership
Property	Partner	Percentage			Description
Phoenix, Arizona	Coventry II		20.0	%	Large-scale redevelopment of enclosed mall to open-air format
Buena Park, California	Coventry II		20.0	%	Large-Scale redevelopment of enclosed mall to open-air format
Los Angeles (Lancaster), California	Prudential Real Estate Investors		20.0	%	Relocate Wal-Mart and redevelop former Wal-Mart space
Benton Harbor, Michigan	Coventry II		20.0	%	Construct 89,000 sf of anchor space and retail shops
Kansas City, Missouri Cincinnati, Ohio	Coventry II Coventry II/Thor Equities		20.0 18.0	% %	Relocate retail shops and retenant former retail shop space Redevelop former JC Penney space
Cleveland (Macedonia), Ohio	Ohio State Teachers Retirement		50.0	%	Retenant former retail shop space

The Company’s joint ventures anticipate commencing expansion/redevelopment projects at the following shopping centers:

Joint Venture Redevelopment and Expansion Projects
to Commence Construction in 2007


		DDR’s
		Effective
	Joint Venture	Ownership
Property	Partner	Percentage			Description
Chicago (Deer Park), Illinois	Prudential Real Estate Investors		25.75	%	Retenant former retail shop space with junior anchor and construct 13,500 sf multi-tenant outparcel building

Seattle (Kirkland), Washington	Coventry II		20.00	%	Large-scale redevelopment of shopping center

Sao Paulo (Sao Bernado de Campo), Brazil	Sonae Sierra		47.20	%	Expansion and renovation of the existing mall to accommodate theater tenant and redesign of the food court

Financings:

In April 2007, the Company redeemed all outstanding shares of its 8.6% Class F Cumulative Redeemable Preferred Shares, aggregating $150 million, at a redemption price of $25.10750 per Class F Preferred Share (the sum of $25.00 per share and a dividend per share of $0.10750 prorated to the redemption date). The Company recorded a non-cash charge to net income available to common shareholders of approximately $5.4 million in the second quarter of 2007 relating to original issuance costs.

During the second quarter of 2007, the Company received net cash proceeds of approximately $1.6 billion relating to the sale of assets to joint ventures and third parties. These proceeds were used to repay the balance outstanding on the Inland bridge financing of $550 million, redemption of $484 million, net, of preferred operating partnership units and the balance of $0.6 billion was used to repay revolving credit facility borrowings.

Developers Diversified currently owns and manages over 735 retail operating and development properties in 45 states, plus Puerto Rico and Brazil, totaling 155.5 million square feet. Developers Diversified Realty is a self-administered and self-managed real estate investment trust (REIT) operating as a fully integrated real estate company which acquires, develops, leases and manages shopping centers.

A copy of the Company’s Supplemental Financial/Operational package is available to all interested parties upon request at our corporate office to Michelle M. Dawson, Vice President of Investor Relations, Developers Diversified Realty Corporation, 3300 Enterprise Parkway, Beachwood, OH 44122 or on our Web site which is located at http://www.ddr.com.

Developers Diversified Realty Corporation considers portions of this information to be forward-looking statements within the meaning of Section 27A of the Securities Act of 1933 and Section 21 E of the Securities Exchange Act of 1934, both as amended, with respect to the Company’s expectation for future periods. Although the Company believes that the expectations reflected in such forward-looking statements are based upon reasonable assumptions, it can give no assurance that its expectations will be achieved. For this purpose, any statements contained herein that are not historical fact may be deemed to be forward-looking statements. There are a number of important factors that could cause the results of the Company to differ materially from those indicated by such forward-looking statements, including, among other factors, local conditions such as oversupply of space or a reduction in demand for real estate in the area, competition from other available space, dependence on rental income from real property, the loss of a major tenant, constructing properties or

expansions that produce a desired yield on investment or inability to enter into definitive agreements with regard to our financing arrangements or our failure to satisfy conditions to the completion of these arrangements. For more details on the risk factors, please refer to the Company’s Form on 10-K as of December 31, 2006.

DEVELOPERS DIVERSIFIED REALTY CORPORATION
Financial Highlights
(In thousands — except per share data)


	Three-Month Period						Six-Month Period
	Ended June 30,						Ended June 30,
	2007			2006			2007			2006
Revenues:
Minimum rents (A)	$	177,342		$	132,972		$	328,626		$	264,441
Percentage and overage rents (A)		1,593			1,600			3,607			3,663
Recoveries from tenants		56,461			42,145			102,587			82,035
Ancillary and other property income		4,290			4,464			8,995			8,743
Management, development and other fee income		11,996			6,596			21,078			12,955
Other (B)		3,746			1,250			11,455			8,208

		255,428			189,027			476,348			380,045

Expenses:
Operating and maintenance		35,092			27,259			62,720			51,695
Real estate taxes		30,771			21,694			56,952			43,458
General and administrative (C)		19,161			15,422			40,678			30,832
Depreciation and amortization		54,772			45,217			107,225			89,563

		139,796			109,592			267,575			215,548

Other income (expense):
Interest income		2,500			2,849			6,182			5,955
Interest expense		(74,462	)		(52,812	)		(135,452	)		(103,790	)
Other (expense) income (D)		(225	)		1,167			(450	)		667

		(72,187	)		(48,796	)		(129,720	)		(97,168	)

Income before equity in net income of joint ventures, minority equity interests, income tax benefit of taxable REIT subsidiaries and franchise taxes, discontinued operations and gain on disposition of real estate		43,445			30,639			79,053			67,329
Equity in net income of joint ventures (E)		21,602			4,619			27,883			10,088
Minority equity interests (F)		(7,876	)		(1,947	)		(13,715	)		(4,221	)
Income tax benefit of taxable REIT subsidiaries and franchise taxes (G)		709			2,793			15,770			2,360

Income from continuing operations		57,880			36,104			108,991			75,556
Income from discontinued operations (H)		15,545			2,694			20,960			5,744

Income before gain on disposition of real estate		73,425			38,798			129,951			81,300
Gain on disposition of real estate, net of tax		54,012			39,937			60,022			47,162

Net income	$	127,437		$	78,735		$	189,973		$	128,462

Net income, applicable to common shareholders	$	111,429		$	64,943		$	160,173		$	100,878

Funds From Operations (“FFO”):
Net income applicable to common shareholders	$	111,429		$	64,943		$	160,173		$	100,878
Depreciation and amortization of real estate investments		54,136			45,804			106,584			90,836
Equity in net income of joint ventures (E)		(21,602	)		(4,619	)		(27,883	)		(10,088	)
Joint ventures’ FFO (E)		31,313			9,342			44,872			19,281
Minority equity interests (OP Units) (F)		569			534			1,138			1,068
Gain on disposition of depreciable real estate, net of tax		(16,587	)		(6,220	)		(19,443	)		(5,999	)

FFO available to common shareholders		159,258			109,784			265,441			195,976
Preferred dividends		16,008			13,792			29,800			27,584

FFO	$	175,266		$	123,576		$	295,241		$	223,560

Per share data:
Earnings per common share
Basic	$	0.90		$	0.59		$	1.34		$	0.92

Diluted	$	0.89		$	0.59		$	1.33		$	0.92

Dividends Declared	$	0.66		$	0.59		$	1.32		$	1.18

Funds From Operations — Basic (I)	$	1.27		$	0.99		$	2.19		$	1.77

Funds From Operations — Diluted (I)	$	1.26		$	0.99		$	2.18		$	1.76

Basic — average shares outstanding (I)		124,455			109,393			119,681			109,127

Diluted — average shares outstanding (I)		125,926			110,866			121,317			109,735

DEVELOPERS DIVERSIFIED REALTY CORPORATION
Financial Highlights
(In thousands — except per share data)


(A)		Increases in base and percentage rental revenues for the six-month period ended June 30, 2007, as compared to 2006, aggregated $65.3 million consisting of $4.6 million related to leasing of core portfolio properties (an increase of 1.9% from 2006), $60.4 million from the merger with IRRETI, $1.9 million from the acquisition of assets, $2.9 million related to developments and redevelopments and $0.6 million from an increase in occupancy at the business centers. These amounts were offset by a decrease of $5.1 million due to the disposition of properties in 2006 and 2007. Included in the rental revenues for the six-month periods ended June 30, 2007 and 2006, is approximately $6.5 million and $7.8 million, respectively, of revenue resulting from the recognition of straight-line rents.

(B)		Other income for the three and six-month periods ended June 30, 2007 and 2006 was comprised of the following (in millions):


	Three-Month Period				Six-Month Period
	Ended June 30,				Ended June 30,
	2007		2006		2007		2006
Acquisition fees	$	—	$	—	$	6.3	$	—
Lease termination fees		2.2		0.7		3.5		7.5
Financings fees		1.4		0.4		1.4		0.4
Other miscellaneous		0.1		0.2		0.3		0.3

	$	3.7	$	1.3	$	11.5	$	8.2


(C)		General and administrative expenses include internal leasing salaries, legal salaries and related expenses associated with the releasing of space, which are charged to operations as incurred. For the six-month periods ended June 30, 2007 and 2006, general and administrative expenses were approximately 4.8% and 5.0%, respectively, of total revenues, including joint venture revenues, respectively. For the six-months ended June 30, 2007, the Company recorded a charge of approximately $4.1 million to general and administrative expense in connection with David M. Jacobstein’s departure as President of the Company. Excluding this charge, general and administrative expenses were 4.3% of total revenues for the six-months ended June 30, 2007. In addition, the Company incurred certain one time integration costs in connection with the IRRETI acquisition that have aggregated approximately $1.7 million for the six-month period ended June 30, 2007.

(D)		Other income/expense primarily relates to abandoned acquisition and development project costs. In 2006, the Company received proceeds of approximately $1.3 million from a litigation settlement.

DEVELOPERS DIVERSIFIED REALTY CORPORATION
Financial Highlights
(In thousands — except per share data)


(E)		The following is a summary of the combined operating results of the Company’s joint ventures:


	Three-Month Period						Six-Month Period
	Ended June 30,						Ended June 30,
	2007			2006			2007			2006
Revenues from operations (a)	$	201,986		$	103,545		$	347,143		$	204,705

Operating expense		65,359			34,040			113,925			66,649
Depreciation and amortization of real estate investments		49,210			20,236			79,653			39,848
Interest expense		66,505			30,124			112,137			58,499

		181,074			84,400			305,715			164,996

Income from operations before tax expense, gain on disposition of real estate and discontinued operations		20,912			19,145			41,428			39,709
Income tax expense		(2,297	)		—			(4,545	)		—
Gain on disposition of real estate		93,089			6			93,089			42
(Loss) income from discontinued operations, net of tax		(149	)		(164	)		(178	)		221
Gain (loss) on disposition of discontinued operations, net of tax		1,080			(1,762	)		738			(1,550	)

Net income	$	112,635		$	17,225		$	130,532		$	38,422

DDR Ownership interests (b)	$	21,747		$	4,462		$	28,257		$	9,777


FFO from joint ventures are summarized as follows:
Net income	$	112,635		$	17,225		$	130,532		$	38,422
(Gain) loss on disposition of real estate, including discontinued operations		(91,441	)		11			(91,441	)		(19	)
Depreciation and amortization of real estate investments		49,215			20,586			79,837			40,612

	$	70,409		$	37,822		$	118,928		$	79,015

DDR Ownership interests (b)	$	31,313		$	9,342		$	44,872		$	19,281

DDR Partnership distributions received, net (c)	$	55,476		$	11,656		$	65,694		$	19,680


(a)		Revenues for the three-month periods ended June 30, 2007 and 2006 included approximately $2.1 million and $1.1 million, respectively, resulting from the recognition of straight-line rents of which the Company’s proportionate share is $0.3 million and $0.2 million, respectively. Revenues for the six-month periods ended June 30, 2007 and 2006 included approximately $3.7 million and $2.5 million, respectively, resulting from the recognition of straight-line rents of which the Company’s proportionate share is $0.5 million for each period.

(b)		The Company’s share of joint venture net income was decreased by $0.1 million and increased by $0.1 million for the three-month periods ended June 30, 2007 and 2006, respectively. The Company’s share of joint venture net income was decreased by $0.4 million and increased by $0.2 million for the six-month periods ended June 30, 2007 and 2006, respectively. These adjustments reflect basis differences impacting amortization and depreciation and gain on dispositions. During the three month period ended June 30, 2007, the Company received $13.6 million of promoted income relating to the sale of assets from the DDR Markaz Joint Venture which is included in the Company’s proportionate share of net income and FFO.

		At June 30, 2007 and 2006, the Company owned joint venture interests, excluding consolidated joint ventures, in 269 and 111 shopping center properties, respectively. In addition, at June 30, 2007, the Company owned 46 shopping center sites formerly owned by Service Merchandise through its 20% owned joint venture with Coventry II. At June 30, 2006, 52 of these Service Merchandise sites were formerly owned through an approximate 25% owned joint venture.

(c)		Distributions may include funds received from asset sales and refinancings in addition to ongoing operating distributions.

DEVELOPERS DIVERSIFIED REALTY CORPORATION
Financial Highlights
(In thousands — except per share data)


(F)		Minority equity interests are comprised of the following:


	Three-Month Period				Six-Month Period
	Ended June 30,				Ended June 30,
	2007		2006		2007		2006
Minority interests	$	1,399	$	1,413	$	2,887	$	3,153
Operating partnership units		569		534		1,138		1,068
Preferred operating partnership units		5,908		—		9,690		—

	$	7,876	$	1,947	$	13,715	$	4,221


		The preferred operating partnership units were redeemed in June 2007.

(G)		During the first quarter of 2007, the Company released to income approximately $15.0 million of previously established valuation allowances against certain deferred tax assets as management had determined, due to several factors, that it is more likely than not that the deferred tax asset will be realized. The release was primarily due to the Company’s increased use of its taxable REIT subsidiaries relating to its merchant building program.

(H)		The operating results relating to assets classified as discontinued operations are summarized as follows:


	Three-Month Period				Six-Month Period
	Ended June 30,				Ended June 30,
	2007		2006		2007		2006
Revenues	$	12,585	$	11,095	$	22,625	$	22,603


Expenses:
Operating		2,925		2,646		5,525		5,500
Interest, net		2,773		3,003		5,474		6,010
Depreciation		2,157		2,752		4,300		5,349

Total expenses		7,855		8,401		15,299		16,859

Income before gain on disposition of real estate		4,730		2,694		7,326		5,744
Gain on disposition of real estate		10,815		—		13,634		—

Net income	$	15,545	$	2,694	$	20,960	$	5,744


(I)		For purposes of computing FFO per share (basic), the weighted average shares outstanding were adjusted to reflect the conversion of approximately 0.9 million of Operating Partnership Units (OP Units) outstanding at June 30, 2007 and 2006, into 0.9 million common shares of the Company for both of the three-month periods ended June 30, 2007 and 2006, and 0.9 and 1.2 million for the six-month periods ended June 30, 2007 and 2006, respectively, on the weighted average basis. The weighted average diluted shares and OP Units outstanding, for purposes of computing FFO, were approximately 126.4 million and 111.1 million for the three-month periods ended June 30, 2007 and 2006, respectively, and 121.6 and 111.2 million for the six-month periods ended June 30, 2007 and 2006, respectively.

DEVELOPERS DIVERSIFIED REALTY CORPORATION
Financial Highlights
(In thousands)

Selected Balance Sheet Data:


	June 30, 2007		(A)	December 31, 2006		(A)
Assets:
Real estate and rental property:
Land	$	2,118,350		$	1,768,702
Buildings		5,955,489			5,023,665
Fixtures and tenant improvements		226,201			196,275
Construction in progress		508,341			453,493

		8,808,381			7,442,135
Less accumulated depreciation		(925,976	)		(861,266	)

Real estate, net		7,882,405			6,580,869

Cash		46,019			28,378
Investments in and advances to joint ventures		636,731			291,685
Notes receivable		17,328			18,161
Receivables, including straight-line rent, net		186,494			152,161
Assets held for sale		—			5,324
Other assets, net		179,567			103,175

	$	8,948,544		$	7,179,753


Liabilities:
Indebtedness:
Revolving credit facilities	$	380,000		$	297,500
Unsecured debt		2,718,788			2,218,020
Mortgage and other secured debt		2,020,248			1,733,292

		5,119,036			4,248,812
Dividends payable		89,451			71,269
Other liabilities		259,553			241,556

		5,468,040			4,561,637
Minority interests		116,076			121,933
Shareholders’ equity		3,364,428			2,496,183

	$	8,948,544		$	7,179,753


(A)		Amounts include the consolidation of Mervyns, a 50% owned joint venture, which includes $405.8 million of real estate assets at June 30, 2007 and December 31, 2006, $258.5 million of mortgage debt at June 30, 2007 and December 31, 2006, and $76.1 million and $77.6 million of minority interest at June 30, 2007 and December 31, 2006, respectively.

DEVELOPERS DIVERSIFIED REALTY CORPORATION
Financial Highlights
(in thousands)

Selected Balance Sheet Data (Continued):

Combined condensed balance sheets relating to the Company’s joint ventures are as follows:


	June 30, 2007			December 31, 2006

Land	$	2,276,869		$	933,916
Buildings		6,158,253			2,788,863
Fixtures and tenant improvements		109,283			59,166
Construction in progress		222,017			157,762

		8,766,422			3,939,707
Accumulated depreciation		(311,610	)		(247,012	)

Real estate, net		8,454,812			3,692,695
Receivables, including straight-line rent, net		92,014			75,024
Leasehold interests		14,831			15,195
Other assets		365,453			132,984

	$	8,927,110		$	3,915,898


Mortgage debt (a)	$	5,463,316		$	2,495,080
Notes and accrued interest payable to DDR		7,059			4,960
Other liabilities		163,579			94,648

		5,633,954			2,594,688
Accumulated equity		3,293,156			1,321,210

	$	8,927,110		$	3,915,898


(a)		The Company’s proportionate share of joint venture debt aggregated approximately $1,021.1 million and $525.6 million at June 30, 2007 and December 31, 2006, respectively.

EX-99.2 3 l27073aexv99w2.htm EX-99.2 EX-99.2

Exhibit 99.2

Quarterly Financial Supplement

For the six-months ended
June 30, 2007

Investor Relations Department
3300 Enterprise Parkway • Beachwood, Ohio 44122
(216) 755-5500 • (216) 755-1500 (fax)
www.ddr.com

Developers Diversified Realty
Quarterly Financial Supplement
For the six-months ended June 30, 2007

Developers Diversified Realty Corporation considers portions of this information to be forward-looking statements within the meaning of Section 27A of the Securities Act of 1933 and Section 21E of the Securities Exchange Act of 1934, both as amended, with respect to the Company’s expectation for future periods. Although the Company believes that the expectations reflected in such forward-looking statements are based upon reasonable assumptions, it can give no assurance that its expectations will be achieved. For this purpose, any statements contained herein that are not historical fact may be deemed to be forward-looking statements. There are a number of important factors that could cause the results of the Company to differ materially from those indicated by such forward-looking statements, including among other factors, local conditions such as oversupply of space or a reduction in demand for real estate in the area, competition from other available space, dependence on rental income from real property, the loss of a major tenant or inability to enter into definitive agreements with regard to our financing arrangements or our failure to satisfy conditions to the completion of these arrangements. For more details on the risk factors, please refer to the Company’s Form on 10-K as of December 31, 2006.

Developers Diversified Realty
Quarterly Financial Supplement
For the six-months ended June 30, 2007

TABLE OF CONTENTS


Section	Tab

Earnings Release & Financial Statements		1.0

Financial Summary		2.0
• Financial Highlights		2.1
• Market Capitalization and Financial Ratios		2.2
• Market Capitalization Summary		2.3
• Significant Accounting Policies		2.4
• Other Real Estate Information		2.5
• Reconciliation of Non-GAAP Financial Measures		2.6

Joint Venture Financial Summary		3.0

Investment Summary		4.0
• Capital Transactions		4.1
• Acquisitions		4.2
• Dispositions		4.3
• Development Projects		4.4
• Development Delivery Schedule		4.5
• Development Funding Schedule		4.5
• Expansion and Redevelopment Projects		4.6

Portfolio Summary		5.0

Debt Summary		6.0
• Consolidated Debt		6.1
• Joint Venture Debt		6.2
• Consolidated and Joint Venture Debt Payments and Maturities		6.3

Investor Contact Information		7.0

Appendix (available online at www.ddr.com under Investor Relations)

	•		Property List

	•		Joint Venture Partnership Summaries

DEVELOPERS DIVERSIFIED REALTY CORPORATION

For Immediate Release:


Contact:	Scott A. Wolstein	Michelle M. Dawson
	Chairman and	Vice President of Investor Relations
	Chief Executive Officer	216-755-5455
	216-755-5500

DEVELOPERS DIVERSIFIED REALTY REPORTS AN INCREASE OF 27.3%
IN DILUTED FFO PER SHARE FOR THE QUARTER ENDED JUNE 30, 2007

	•		Funds From Operations (“FFO”) per diluted share increased 27.3% to $1.26 and net income per diluted share increased 50.8% to $0.89 for the three-months ended June 30, 2007, as compared to the prior year.

	•		Executed leases during the second quarter totaled approximately 1.9 million square feet, including 140 new leases and 264 renewals.

	•		On a cash basis, base rental rates increased 30.3% on new leases, 7.4% on renewals and 11.3% overall.

	•		Core portfolio leased percentage at June 30, 2007 was 95.9%.

	•		Same store net operating income (“NOI”) for the six-month period increased 2.2% over the prior-year comparable period.

Leasing:
The following results from the second quarter ended June 30, 2007, highlight continued strong leasing activity throughout the portfolio:

	•		Executed 140 new leases aggregating 713,318 square feet and 264 renewals aggregating 1,172,733 square feet.

	•		On a cash basis, rental rates on new leases increased 30.3% and rental rates on renewals increased 7.4%. Overall, rental rates for new leases and renewals increased 11.3%.

	•		Total portfolio average annualized base rent per occupied square foot as of June 30, 2007 was $12.46, as compared to $11.62 at June 30, 2006.

	•		Portfolio leased rate was 96.0% as of June 30, 2007 as compared to 96.2% at June 30, 2006.

Strategic Real Estate Transactions:

Development (Wholly-Owned and Consolidated Joint Ventures):
The Company currently has the following shopping center projects under construction.

Wholly-Owned and Consolidated Joint Venture Developments
Currently in Progress


					Substantial
	Total		Gross Cost		Completion
Property	GLA		($Millions)		Date	Description
Ukiah (Mendocino), California		669,406	$	113.5	2009	Community Center
Miami, Florida		644,999		155.7	2006-2009	Mixed Use
Tampa (Brandon), Florida		370,700		70.7	2008	Community Center
Douglasville, Georgia		124,200		22.4	2008	Community Center
Nampa, Idaho		829,975		147.0	2007-2008	Community Center
Chicago (McHenry), Illinois		454,378		73.3	2007	Community Center
Boston, Massachusetts (Seabrook, New Hampshire)		461,825		74.5	2009	Community Center
Elmira (Horseheads), New York		668,619		77.1	2007-2008	Community Center
Raleigh (Apex), North Carolina (Promenade)		87,780		20.2	2008	Community Center
Raleigh (Apex), North Carolina Beaver Creek Crossing, (Phase II)		283,217		52.3	2009	Community Center
San Antonio (Stone Oak), Texas		665,229		93.4	2007	Hybrid Center

Total		5,260,328	$	900.1

The Company anticipates commencing construction in 2007 on the following additional shopping centers:

Wholly-Owned and Consolidated Joint Venture Developments
to Commence Construction in 2007


					Substantial
	Total		Gross Cost		Completion
Property	GLA_		($Millions)		Date	Description
Homestead, Florida		398,759	$	95.2	2008	Community Center
Tampa (Wesley Chapel), Florida		95,408		17.4	2008	Community Center
Atlanta (Union City), Georgia		200,000		47.5	2008	Community Center
Gulfport, Mississippi		703,379		91.2	2008	Hybrid Center
Isabela, Puerto Rico		290,085		57.1	2009	Community Center
Austin (Kyle), Texas		778,415		97.2	2009	Community Center

Total		2,466,046	$	405.6

At June 30, 2007, $525.5 million of costs were incurred in relation to the Company’s eleven development projects under construction and the six that will commence construction in 2007.

Joint Venture Developments
Currently in Progress


		DDR's
	Joint	Effective					Gross		Substantial
	Venture	Ownership			Total		Cost		Completion
Property	Partner	Percentage			GLA		($Millions)		Date	Description
Kansas City (Merriam), Kansas	Coventry II		20.0	%		280,516	$	71.0	2008	Community Center
Detroit (Bloomfield Hills), Michigan	Coventry II		10.0	%		882,197		335.6	2008-2009	Lifestyle Center
Dallas (Allen), Texas	Coventry II		10.0	%		521,413		167.6	2008	Lifestyle Center
Manaus, Brazil	Sonae Sierra		47.2	%		477,630		95.7	2009	Enclosed Mall

						2,161,756	$	669.9

The Company’s joint venture with Sonae Sierra anticipates commencing construction on a 350,000 square foot enclosed mall in Uberlandia, Brazil, with an estimated gross cost of $69.9 million.

Wholly-Owned and Consolidated Joint Venture Redevelopments and Expansions
Currently in Progress


Property		Description
Gadsden, Alabama		Redevelop 64,400 sf retail building
Crystal River, Florida		Construct 24,000 sf of retail shops
Miami (Plantation), Florida		Redevelop shopping center to include Kohl’s and additional junior anchors
Tallahassee, Florida		Redevelop former Lowe’s Home Improvement space
Ottumwa, Iowa		Redevelop former Wal-Mart space
Chesterfield, Michigan		Construct 25,400 sf of small shop space and retail space
Gaylord, Michigan		Redevelop former Wal-Mart space
Hamilton, New Jersey		Construct 22,500 sf of junior anchor space and retail shops
Olean, New York		Wal-Mart expansion and tenant relocation
Akron (Stow), Ohio		Redevelop former K-Mart space and develop new outparcels
Milwaukee (Brookfield),
Wisconsin		Construct 15,000 sf multi-tenant outparcel building

The Company anticipates commencing construction on the following redevelopment and expansion projects in the next year:

Wholly-Owned and Consolidated Joint Venture Redevelopments and Expansions
to Commence Construction in 2007


Property		Description
Louisville, Kentucky		Construct 6,000 sf multi-tenant outparcel building for retail shops
Gulfport, Mississippi		Construct bank pad, retail shops and restaurants on 4.4 acre outparcel
Dayton (Huber Heights), Ohio		Construct 45,000 sf junior anchor
Buffalo (Amherst), New York		Construct 5,300 sf multi-tenant outparcel building for retail shops
Fayetteville, North Carolina		Reconfigure 18,000 sf of in-line space; construct multi-tenant outparcel building
Allentown, Pennsylvania		Construct 20,000 sf multi-tenant outparcel building for retail shops
Hatillo, PR		Construct 21,000 sf of junior anchor space
San Juan (Bayamon), PR (Plaza Del Sol)		Construct 144,000 sf of junior anchor space and retail shops
San Juan, PR		Redemise shop space and construct a food court
Dallas (McKinney), Texas		Construct 87,757 sf of retail shops and outparcels

Joint Venture Redevelopment and Expansion Projects
Currently in Progress


		DDR’s
		Effective
	Joint Venture	Ownership
Property	Partner	Percentage			Description
Phoenix, Arizona	Coventry II		20.0	%	Large-scale redevelopment of enclosed mall to open-air format
Buena Park, California	Coventry II		20.0	%	Large-Scale redevelopment of enclosed mall to open-air format
Los Angeles (Lancaster), California	Prudential Real Estate Investors		20.0	%	Relocate Wal-Mart and redevelop former Wal-Mart space
Benton Harbor, Michigan	Coventry II		20.0	%	Construct 89,000 sf of anchor space and retail shops
Kansas City, Missouri Cincinnati, Ohio	Coventry II Coventry II/Thor Equities		20.0 18.0	% %	Relocate retail shops and retenant former retail shop space Redevelop former JC Penney space
Cleveland (Macedonia), Ohio	Ohio State Teachers Retirement		50.0	%	Retenant former retail shop space

The Company’s joint ventures anticipate commencing expansion/redevelopment projects at the following shopping centers:

Joint Venture Redevelopment and Expansion Projects
to Commence Construction in 2007


		DDR’s
		Effective
	Joint Venture	Ownership
Property	Partner	Percentage			Description
Chicago (Deer Park), Illinois	Prudential Real Estate Investors		25.75	%	Retenant former retail shop space with junior anchor and construct 13,500 sf multi-tenant outparcel building

Seattle (Kirkland), Washington	Coventry II		20.00	%	Large-scale redevelopment of shopping center

Sao Paulo (Sao Bernado de Campo), Brazil	Sonae Sierra		47.20	%	Expansion and renovation of the existing mall to accommodate theater tenant and redesign of the food court

Financings:

DEVELOPERS DIVERSIFIED REALTY CORPORATION
Financial Highlights
(In thousands — except per share data)


	Three-Month Period						Six-Month Period
	Ended June 30,						Ended June 30,
	2007			2006			2007			2006
Revenues:
Minimum rents (A)	$	177,342		$	132,972		$	328,626		$	264,441
Percentage and overage rents (A)		1,593			1,600			3,607			3,663
Recoveries from tenants		56,461			42,145			102,587			82,035
Ancillary and other property income		4,290			4,464			8,995			8,743
Management, development and other fee income		11,996			6,596			21,078			12,955
Other (B)		3,746			1,250			11,455			8,208

		255,428			189,027			476,348			380,045

Expenses:
Operating and maintenance		35,092			27,259			62,720			51,695
Real estate taxes		30,771			21,694			56,952			43,458
General and administrative (C)		19,161			15,422			40,678			30,832
Depreciation and amortization		54,772			45,217			107,225			89,563

		139,796			109,592			267,575			215,548

Other income (expense):
Interest income		2,500			2,849			6,182			5,955
Interest expense		(74,462	)		(52,812	)		(135,452	)		(103,790	)
Other (expense) income (D)		(225	)		1,167			(450	)		667

		(72,187	)		(48,796	)		(129,720	)		(97,168	)

Income before equity in net income of joint ventures, minority equity interests, income tax benefit of taxable REIT subsidiaries and franchise taxes, discontinued operations and gain on disposition of real estate		43,445			30,639			79,053			67,329
Equity in net income of joint ventures (E)		21,602			4,619			27,883			10,088
Minority equity interests (F)		(7,876	)		(1,947	)		(13,715	)		(4,221	)
Income tax benefit of taxable REIT subsidiaries and franchise taxes (G)		709			2,793			15,770			2,360

Income from continuing operations		57,880			36,104			108,991			75,556
Income from discontinued operations (H)		15,545			2,694			20,960			5,744

Income before gain on disposition of real estate		73,425			38,798			129,951			81,300
Gain on disposition of real estate, net of tax		54,012			39,937			60,022			47,162

Net income	$	127,437		$	78,735		$	189,973		$	128,462

Net income, applicable to common shareholders	$	111,429		$	64,943		$	160,173		$	100,878

Funds From Operations (“FFO”):
Net income applicable to common shareholders	$	111,429		$	64,943		$	160,173		$	100,878
Depreciation and amortization of real estate investments		54,136			45,804			106,584			90,836
Equity in net income of joint ventures (E)		(21,602	)		(4,619	)		(27,883	)		(10,088	)
Joint ventures’ FFO (E)		31,313			9,342			44,872			19,281
Minority equity interests (OP Units) (F)		569			534			1,138			1,068
Gain on disposition of depreciable real estate, net of tax		(16,587	)		(6,220	)		(19,443	)		(5,999	)

FFO available to common shareholders		159,258			109,784			265,441			195,976
Preferred dividends		16,008			13,792			29,800			27,584

FFO	$	175,266		$	123,576		$	295,241		$	223,560

Per share data:
Earnings per common share
Basic	$	0.90		$	0.59		$	1.34		$	0.92

Diluted	$	0.89		$	0.59		$	1.33		$	0.92

Dividends Declared	$	0.66		$	0.59		$	1.32		$	1.18

Funds From Operations — Basic (I)	$	1.27		$	0.99		$	2.19		$	1.77

Funds From Operations — Diluted (I)	$	1.26		$	0.99		$	2.18		$	1.76

Basic — average shares outstanding (I)		124,455			109,393			119,681			109,127

Diluted — average shares outstanding (I)		125,926			110,866			121,317			109,735

DEVELOPERS DIVERSIFIED REALTY CORPORATION
Financial Highlights
(In thousands — except per share data)


(A)		Increases in base and percentage rental revenues for the six-month period ended June 30, 2007, as compared to 2006, aggregated $65.3 million consisting of $4.6 million related to leasing of core portfolio properties (an increase of 1.9% from 2006), $60.4 million from the merger with IRRETI, $1.9 million from the acquisition of assets, $2.9 million related to developments and redevelopments and $0.6 million from an increase in occupancy at the business centers. These amounts were offset by a decrease of $5.1 million due to the disposition of properties in 2006 and 2007. Included in the rental revenues for the six-month periods ended June 30, 2007 and 2006, is approximately $6.5 million and $7.8 million, respectively, of revenue resulting from the recognition of straight-line rents.

(B)		Other income for the three and six-month periods ended June 30, 2007 and 2006 was comprised of the following (in millions):


	Three-Month Period				Six-Month Period
	Ended June 30,				Ended June 30,
	2007		2006		2007		2006
Acquisition fees	$	—	$	—	$	6.3	$	—
Lease termination fees		2.2		0.7		3.5		7.5
Financings fees		1.4		0.4		1.4		0.4
Other miscellaneous		0.1		0.2		0.3		0.3

	$	3.7	$	1.3	$	11.5	$	8.2


(C)		General and administrative expenses include internal leasing salaries, legal salaries and related expenses associated with the releasing of space, which are charged to operations as incurred. For the six-month periods ended June 30, 2007 and 2006, general and administrative expenses were approximately 4.8% and 5.0%, respectively, of total revenues, including joint venture revenues, respectively. For the six-months ended June 30, 2007, the Company recorded a charge of approximately $4.1 million to general and administrative expense in connection with David M. Jacobstein’s departure as President of the Company. Excluding this charge, general and administrative expenses were 4.3% of total revenues for the six-months ended June 30, 2007. In addition, the Company incurred certain one time integration costs in connection with the IRRETI acquisition that have aggregated approximately $1.7 million for the six-month period ended June 30, 2007.

(D)		Other income/expense primarily relates to abandoned acquisition and development project costs. In 2006, the Company received proceeds of approximately $1.3 million from a litigation settlement.

DEVELOPERS DIVERSIFIED REALTY CORPORATION
Financial Highlights
(In thousands — except per share data)


(E)		The following is a summary of the combined operating results of the Company’s joint ventures:


	Three-Month Period						Six-Month Period
	Ended June 30,						Ended June 30,
	2007			2006			2007			2006
Revenues from operations (a)	$	201,986		$	103,545		$	347,143		$	204,705

Operating expense		65,359			34,040			113,925			66,649
Depreciation and amortization of real estate investments		49,210			20,236			79,653			39,848
Interest expense		66,505			30,124			112,137			58,499

		181,074			84,400			305,715			164,996

Income from operations before tax expense, gain on disposition of real estate and discontinued operations		20,912			19,145			41,428			39,709
Income tax expense		(2,297	)		—			(4,545	)		—
Gain on disposition of real estate		93,089			6			93,089			42
(Loss) income from discontinued operations, net of tax		(149	)		(164	)		(178	)		221
Gain (loss) on disposition of discontinued operations, net of tax		1,080			(1,762	)		738			(1,550	)

Net income	$	112,635		$	17,225		$	130,532		$	38,422

DDR Ownership interests (b)	$	21,747		$	4,462		$	28,257		$	9,777


FFO from joint ventures are summarized as follows:
Net income	$	112,635		$	17,225		$	130,532		$	38,422
(Gain) loss on disposition of real estate, including discontinued operations		(91,441	)		11			(91,441	)		(19	)
Depreciation and amortization of real estate investments		49,215			20,586			79,837			40,612

	$	70,409		$	37,822		$	118,928		$	79,015

DDR Ownership interests (b)	$	31,313		$	9,342		$	44,872		$	19,281

DDR Partnership distributions received, net (c)	$	55,476		$	11,656		$	65,694		$	19,680


(a)		Revenues for the three-month periods ended June 30, 2007 and 2006 included approximately $2.1 million and $1.1 million, respectively, resulting from the recognition of straight-line rents of which the Company’s proportionate share is $0.3 million and $0.2 million, respectively. Revenues for the six-month periods ended June 30, 2007 and 2006 included approximately $3.7 million and $2.5 million, respectively, resulting from the recognition of straight-line rents of which the Company’s proportionate share is $0.5 million for each period.

(b)		The Company’s share of joint venture net income was decreased by $0.1 million and increased by $0.1 million for the three-month periods ended June 30, 2007 and 2006, respectively. The Company’s share of joint venture net income was decreased by $0.4 million and increased by $0.2 million for the six-month periods ended June 30, 2007 and 2006, respectively. These adjustments reflect basis differences impacting amortization and depreciation and gain on dispositions. During the three month period ended June 30, 2007, the Company received $13.6 million of promoted income relating to the sale of assets from the DDR Markaz Joint Venture which is included in the Company’s proportionate share of net income and FFO.

		At June 30, 2007 and 2006, the Company owned joint venture interests, excluding consolidated joint ventures, in 269 and 111 shopping center properties, respectively. In addition, at June 30, 2007, the Company owned 46 shopping center sites formerly owned by Service Merchandise through its 20% owned joint venture with Coventry II. At June 30, 2006, 52 of these Service Merchandise sites were formerly owned through an approximate 25% owned joint venture.

(c)		Distributions may include funds received from asset sales and refinancings in addition to ongoing operating distributions.

DEVELOPERS DIVERSIFIED REALTY CORPORATION
Financial Highlights
(In thousands — except per share data)


(F)		Minority equity interests are comprised of the following:


	Three-Month Period				Six-Month Period
	Ended June 30,				Ended June 30,
	2007		2006		2007		2006
Minority interests	$	1,399	$	1,413	$	2,887	$	3,153
Operating partnership units		569		534		1,138		1,068
Preferred operating partnership units		5,908		—		9,690		—

	$	7,876	$	1,947	$	13,715	$	4,221


		The preferred operating partnership units were redeemed in June 2007.

(G)		During the first quarter of 2007, the Company released to income approximately $15.0 million of previously established valuation allowances against certain deferred tax assets as management had determined, due to several factors, that it is more likely than not that the deferred tax asset will be realized. The release was primarily due to the Company’s increased use of its taxable REIT subsidiaries relating to its merchant building program.

(H)		The operating results relating to assets classified as discontinued operations are summarized as follows:


	Three-Month Period				Six-Month Period
	Ended June 30,				Ended June 30,
	2007		2006		2007		2006
Revenues	$	12,585	$	11,095	$	22,625	$	22,603


Expenses:
Operating		2,925		2,646		5,525		5,500
Interest, net		2,773		3,003		5,474		6,010
Depreciation		2,157		2,752		4,300		5,349

Total expenses		7,855		8,401		15,299		16,859

Income before gain on disposition of real estate		4,730		2,694		7,326		5,744
Gain on disposition of real estate		10,815		—		13,634		—

Net income	$	15,545	$	2,694	$	20,960	$	5,744


(I)		For purposes of computing FFO per share (basic), the weighted average shares outstanding were adjusted to reflect the conversion of approximately 0.9 million of Operating Partnership Units (OP Units) outstanding at June 30, 2007 and 2006, into 0.9 million common shares of the Company for both of the three-month periods ended June 30, 2007 and 2006, and 0.9 and 1.2 million for the six-month periods ended June 30, 2007 and 2006, respectively, on the weighted average basis. The weighted average diluted shares and OP Units outstanding, for purposes of computing FFO, were approximately 126.4 million and 111.1 million for the three-month periods ended June 30, 2007 and 2006, respectively, and 121.6 and 111.2 million for the six-month periods ended June 30, 2007 and 2006, respectively.

DEVELOPERS DIVERSIFIED REALTY CORPORATION
Financial Highlights
(In thousands)

Selected Balance Sheet Data:


	June 30, 2007		(A)	December 31, 2006		(A)
Assets:
Real estate and rental property:
Land	$	2,118,350		$	1,768,702
Buildings		5,955,489			5,023,665
Fixtures and tenant improvements		226,201			196,275
Construction in progress		508,341			453,493

		8,808,381			7,442,135
Less accumulated depreciation		(925,976	)		(861,266	)

Real estate, net		7,882,405			6,580,869

Cash		46,019			28,378
Investments in and advances to joint ventures		636,731			291,685
Notes receivable		17,328			18,161
Receivables, including straight-line rent, net		186,494			152,161
Assets held for sale		—			5,324
Other assets, net		179,567			103,175

	$	8,948,544		$	7,179,753


Liabilities:
Indebtedness:
Revolving credit facilities	$	380,000		$	297,500
Unsecured debt		2,718,788			2,218,020
Mortgage and other secured debt		2,020,248			1,733,292

		5,119,036			4,248,812
Dividends payable		89,451			71,269
Other liabilities		259,553			241,556

		5,468,040			4,561,637
Minority interests		116,076			121,933
Shareholders’ equity		3,364,428			2,496,183

	$	8,948,544		$	7,179,753


(A)		Amounts include the consolidation of Mervyns, a 50% owned joint venture, which includes $405.8 million of real estate assets at June 30, 2007 and December 31, 2006, $258.5 million of mortgage debt at June 30, 2007 and December 31, 2006, and $76.1 million and $77.6 million of minority interest at June 30, 2007 and December 31, 2006, respectively.

DEVELOPERS DIVERSIFIED REALTY CORPORATION
Financial Highlights
(in thousands)

Selected Balance Sheet Data (Continued):

Combined condensed balance sheets relating to the Company’s joint ventures are as follows:


	June 30, 2007			December 31, 2006

Land	$	2,276,869		$	933,916
Buildings		6,158,253			2,788,863
Fixtures and tenant improvements		109,283			59,166
Construction in progress		222,017			157,762

		8,766,422			3,939,707
Accumulated depreciation		(311,610	)		(247,012	)

Real estate, net		8,454,812			3,692,695
Receivables, including straight-line rent, net		92,014			75,024
Leasehold interests		14,831			15,195
Other assets		365,453			132,984

	$	8,927,110		$	3,915,898


Mortgage debt (a)	$	5,463,316		$	2,495,080
Notes and accrued interest payable to DDR		7,059			4,960
Other liabilities		163,579			94,648

		5,633,954			2,594,688
Accumulated equity		3,293,156			1,321,210

	$	8,927,110		$	3,915,898


(a)		The Company’s proportionate share of joint venture debt aggregated approximately $1,021.1 million and $525.6 million at June 30, 2007 and December 31, 2006, respectively.

Developers Diversified Realty
Quarterly Financial Supplement
For the six-months ended June 30, 2007


	Six-Month			Six-Month
	Period Ended			Period Ended
FINANCIAL HIGHLIGHTS	June 30			June 30			Year Ended December 31
(In Thousands Except Per Share Information)	2007			2006			2006			2005			2004			2003
FUNDS FROM OPERATIONS:
Net Income Applicable to Common Shareholders	$	160,173	(6)	$	100,878		$	198,095		$	227,474		$	219,056		$	189,056	(6)
Depreciation and Amortization of Real Estate Investments	$	106,585		$	90,836		$	185,449		$	169,117		$	130,537		$	93,173
Equity in Net Income From Joint Ventures	$	(27,883	)	$	(10,088	)	$	(30,337	)	$	(34,873	)	$	(40,896	)	$	(52,917	)
Joint Venture Funds From Operations	$	44,872		$	19,281		$	44,473		$	49,302		$	46,209		$	47,942
Operating Partnership Minority Interest Expense	$	1,138		$	1,067		$	2,116		$	2,916		$	2,607		$	1,770
Cumulative Effect of Adoption of a New Accounting Standard	$	0		$	0		$	0		$	0		$	3,001		$	0
Gain on Sales of Real Estate	$	(19,443	)	$	(5,999	)	$	(21,987	)	$	(58,834	)	$	(68,179	)	$	(67,352	)

FUNDS FROM OPERATIONS AVAILABLE TO COMMON SHAREHOLDERS	$	265,441		$	195,976		$	377,809		$	355,102		$	292,335		$	211,672
PREFERRED DIVIDENDS	$	29,800	(6)	$	27,584		$	55,169		$	55,169		$	50,706		$	51,204	(6)

FUNDS FROM OPERATIONS	$	295,241		$	223,560		$	432,978		$	410,271		$	343,041		$	262,877


PER SHARE INFORMATION:
Funds From Operations — Diluted	$	2.18		$	1.76		$	3.41		$	3.21		$	2.95		$	2.51
Net Income — Diluted	$	1.33		$	0.92		$	1.81		$	2.08		$	2.24		$	2.27
Cash Dividends	$	1.32		$	1.18		$	2.36		$	2.16		$	1.94		$	1.69

WEIGHTED AVERAGE SHARES AND OPERATING PARTNERSHIP UNITS, FFO		121,629			111,190			110,826			110,700			99,147			84,319

TOTAL MARKET CAPITALIZATION (1)	$	12,306,962		$	10,552,690		$	11,869,415		$	9,781,900		$	8,276,943		$	5,551,748
DEBT TO TOTAL MARKET CAPITALIZATION (1)		41.59	%		38.63	%		35.80	%		39.77	%		32.82	%		37.42	%
DEBT TO TOTAL UNDEPRECIATED ASSETS, INVESTMENTS, CASH & NOTES REC.		54.12	%		53.41	%		54.55	%		52.86	%		45.58	%		48.68	%
DIVIDEND PAYOUT RATIO (1)		61.32	%		66.58	%		68.84	%		66.98	%		67.28	%		66.03	%

GEN. & ADMIN. EXPENSES AS A PERCENTAGE OF TOTAL REVENUES (2)		4.80%	(7)		5.04	%		4.80	%		4.55	%		4.94	%		5.35	%

GENERAL AND ADMINISTRATIVE EXPENSES	$	40,678	(7)	$	30,832		$	60,679		$	54,048		$	47,126		$	40,820

REVENUES:
DDR Revenues	$	498,973		$	402,648		$	824,725		$	748,571		$	605,246		$	478,696
Joint Venture Revenues	$	348,415		$	208,907		$	438,885		$	438,103		$	348,740		$	284,158

TOTAL REVENUES (3)	$	847,388		$	611,554		$	1,263,610		$	1,186,675		$	953,987		$	762,853


NET OPERATING INCOME:
DDR Net Operating Income	$	373,803		$	302,024		$	615,007		$	555,291		$	453,501		$	356,348
Joint Venture Net Operating Income	$	229,455		$	140,521		$	288,699		$	280,617		$	228,358		$	184,927

TOTAL NET OPERATING INCOME (4)	$	603,259		$	442,545		$	903,706		$	835,907		$	681,859		$	541,274


REAL ESTATE AT COST:
DDR Real Estate at Cost	$	8,758,517		$	7,323,702		$	7,450,693		$	7,029,337		$	5,603,424		$	3,884,911
Joint Venture Real Estate at Cost	$	8,766,422		$	3,660,603		$	3,939,707		$	3,470,112		$	3,165,335		$	2,275,216

TOTAL REAL ESTATE AT COST (5)	$	17,524,939		$	10,984,305		$	11,390,400		$	10,499,449		$	8,768,759		$	6,160,127


(1)		See Market Capitalization and Financial Ratio section for detail calculation.

(2)		The calculation includes joint venture revenues.

(3)		Includes revenues from discontinued operations.

(4)		Includes NOI associated with acquisitions, expansions and developments from completion date of said capital transactions.

(5)		Includes construction in progress (CIP) at June 30, 2007 of $730.4 million (includes $222.0 million of CIP included in joint ventures, of which $35.7 million represents the Company’s proportionate share), and at December 31, 2006, 2005, 2004, 2003 CIP aggregated $611.2, $386.2 million, $271.0 million and $290.7 million, respectively.

(6)		Amounts were adjusted to include original issuance costs associated with the redemption of preferred stock of $5.4 million for the quarter ended June 30, 2007 and $10.7 million for the year ended December 31, 2003 pursuant to EITF topic number D-42.

(7)		The 2007 general and administrative expenses include severance charges of $4.1 million. Excluding this charge, general and administrative expenses are approximately 4.3% of total revenue.

Financial Highlights 2.1

Developers Diversified Realty
Quarterly Financial Supplement
For the six-months ended June 30, 2007


	Six-Month
	Period Ended
	June 30			Year Ended December 31
MARKET CAPITALIZATION & FINANCIAL RATIOS	2007			2006			2005			2004			2003
DDR RATIO OF DEBT TO TOTAL MARKET CAP:
Total Debt	$	5,119,036		$	4,248,812		$	3,890,709		$	2,716,426		$	2,077,558
Total Market Capitalization *	$	12,306,962		$	11,869,415		$	9,781,900		$	8,276,943		$	5,551,748

		41.59	%		35.80	%		39.77	%		32.82	%		37.42	%

DDR DEBT TO UNDEPRECIATED REAL ESTATE ASSETS, INVESTMENTS AND NOTES RECEIVABLE		54.12	%		54.55	%		52.86	%		45.58	%		48.68	%

DDR, INCLUDING PROPORTIONATE SHARE OF JV DEBT, TOTAL MARKET CAPITALIZATION:
Total Debt *	$	6,140,168		$	4,774,407		$	4,401,169		$	3,137,184		$	2,446,026
Total Market Capitalization *	$	13,328,094		$	12,395,010		$	10,292,361		$	8,697,701		$	5,920,216

		46.07	%		38.52	%		42.76	%		36.07	%		41.32	%

DDR & JV DEBT TO UNDEPRECIATED REAL ESTATE ASSETS, INVESTMENTS & NOTES RECEIVABLE		58.91	%		57.59	%		55.84	%		49.27	%		53.79	%

INTEREST COVERAGE RATIO:
Interest Expense (1)	$	137,215		$	215,438		$	184,281		$	130,447		$	90,162
FFO Before Interest and Preferred Dividends *	$	432,455		$	648,416		$	594,551		$	473,488		$	353,039

		3.15			3.01			3.23			3.63			3.92

DEBT SERVICE COVERAGE RATIO:
Debt Service * (1)	$	152,408		$	247,464		$	217,434		$	152,927		$	101,890
FFO Before Interest and Preferred Dividends *	$	432,455		$	648,416		$	594,551		$	473,488		$	353,039

		2.84			2.62			2.73			3.10			3.46

FIXED CHARGES (INCLUDING PREFERRED DIVIDENDS) COVERAGE RATIO
Fixed Charges (1)	$	176,803		$	302,632		$	272,603		$	203,633		$	142,385
FFO Before Interest and Preferred Dividends *	$	432,455		$	648,416		$	594,551		$	473,488		$	353,039

		2.45			2.14			2.18			2.33			2.48

DIVIDEND PAYOUT RATIO
Common Share Dividends and Operating Partnership Interest	$	166,076		$	260,069		$	237,856		$	196,685		$	146,846
Funds From Operations exclusive of charge associated with preferred stock redemption	$	270,846		$	377,809		$	355,102		$	292,335		$	222,382

		0.61			0.69			0.67			0.67			0.66


*		See Attached for Detail Calculation

(1)		Amounts have been adjusted to eliminate interest and debt service costs of joint venture consolidations due to FIN 46 as FFO does not include the joint venture Partners’ proportionate share.

Market Capitalization and Financial Ratios 2.2

Developers Diversified Realty
Quarterly Financial Supplement
For the six-months ended June 30, 2007


	Six-Month
	Period Ended
	June 30			Year Ended December 31
	2007			2006			2005			2004		2003
DDR TOTAL MARKET CAPITALIZATION
Common Shares Outstanding		124,976			108,986			108,948			108,083		86,425
Operating Partnership Units Outstanding		862			872			1,350			1,350		1,129

Total		125,838			109,859			110,298			109,432		87,554
Share Price	$	52.71		$	62.95		$	47.02		$	44.37	$	33.57

Market Value of Common Shares	$	6,632,926		$	6,915,603		$	5,186,192		$	4,855,516	$	2,939,190

Preferred Shares at Book Value	$	555,000		$	705,000		$	705,000		$	705,000	$	535,000
Total Debt	$	5,119,036	(1)	$	4,248,812	(1)	$	3,890,709	(1)	$	2,716,426	$	2,077,558

TOTAL MARKET CAPITALIZATION	$	12,306,962		$	11,869,415		$	9,781,900		$	8,276,943	$	5,551,748


DDR TOTAL MARKET CAPITALIZATION — INCLUDING PROPORTIONATE SHARE OF JV DEBT
Common Shares Outstanding		124,976			108,986			108,948			108,083		86,425
Operating Partnership Units Outstanding		862			872			1,350			1,350		1,129

Total		125,838			109,859			110,298			109,432		87,554
Share Price	$	52.71		$	62.95		$	47.02		$	44.37	$	33.57

Market Value of Common Shares	$	6,632,926		$	6,915,603		$	5,186,192		$	4,855,516	$	2,939,190

Preferred Shares at Book Value	$	555,000		$	705,000		$	705,000		$	705,000	$	535,000
Total Debt	$	5,119,036	(1)	$	4,248,812	(1)	$	3,890,709	(1)	$	2,716,426	$	2,077,558
Proportionate Share of JV Debt	$	1,021,132		$	525,595		$	510,460		$	420,758	$	368,468

TOTAL MARKET CAPITALIZATION	$	13,328,094		$	12,395,010		$	10,292,361		$	8,697,701	$	5,920,216


(1)		Includes $288.5 million of consolidated joint venture debt at June 30, 2007 (of which $139.1 million represents the joint venture partners’ share) and $275.2 and $280.5 million at December 31, 2006 and 2005, respectively.

Market Capitalization and Financial Ratios 2.2

Developers Diversified Realty
Quarterly Financial Supplement
For the six-months ended June 30, 2007


	Six-Month
	Period Ended
	June 30			Year Ended December 31
	2007			2006			2005			2004		2003
UNDEPRECIATED REAL ESTATE ASSETS, CASH, INVESTMENTS & NOTES RECEIVABLE
Undepreciated Real Estate Assets	$	8,758,517		$	7,450,693		$	7,029,337		$	5,603,424	$	3,884,911
Cash and Cash Equivalents	$	46,019		$	28,378		$	30,655		$	49,871	$	111,033
Notes Receivable	$	17,328		$	18,161		$	24,996		$	17,823	$	9,813
Investments in and Advances to Joint Ventures	$	636,731		$	291,685		$	275,136		$	288,020	$	262,072

	$	9,458,594		$	7,788,917		$	7,360,124		$	5,959,138	$	4,267,829

DDR & JV UNDEPRECIATED REAL ESTATE ASSETS, INVESTMENTS & NOTES RECEIVABLE
Undepreciated Real Estate Assets	$	8,758,517		$	7,450,693		$	7,029,337		$	5,603,424	$	3,884,911
Notes Receivable or Proportionate Share Thereof	$	33,307		$	35,443		$	116,212		$	44,536	$	41,018
Proportionate Share of JV Undepreciated Real Estate Assets	$	1,630,405		$	804,738		$	736,109		$	719,619	$	621,113

	$	10,422,229		$	8,290,874		$	7,881,658		$	6,367,578	$	4,547,043

FUNDS FROM OPERATIONS BEFORE INTEREST AND PREFERRED DIVIDENDS
FFO	$	265,441		$	377,809		$	355,102		$	292,335	$	211,672
Interest Expense	$	140,952		$	222,867		$	186,196		$	130,447	$	90,162
Adjustment to interest expense for consolidated joint ventures due to FIN 46	$	(3,738	)	$	(7,429	)	$	(1,915	)	$	0	$	0
Preferred Dividends, Including Preferred Operating Minority Interest & D-42 Dividend	$	29,800		$	55,169		$	55,169		$	50,706	$	51,204

	$	432,455		$	648,416		$	594,551		$	473,488	$	353,039

DEBT SERVICE
Interest Expense	$	140,952		$	222,867		$	186,196		$	130,447	$	90,162
Adjustment to interest expense for consolidated joint ventures due to FIN 46	$	(3,738	)	$	(7,429	)	$	(1,915	)	$	0	$	0
Recurring Principal Amortization	$	15,193		$	32,026		$	33,154		$	22,480	$	11,728

	$	152,408		$	247,464		$	217,434		$	152,927	$	101,890

FIXED CHARGES
Debt Service	$	152,408		$	247,464		$	217,434		$	152,927	$	101,890
Preferred Dividends, Including Preferred Operating Minority Interest and excluding non-cash	$	24,395		$	55,169		$	55,169		$	50,706	$	40,494

D-42 dividend.	$	176,803		$	302,632		$	272,603		$	203,633	$	142,385

Market Capitalization and Financial Ratios 2.2

$12.3 Billion Total Capitalization as of June 30, 2007 Common Shares Equity (2) $6,632.9 54% Perpetual Preferred Stock $555.0 5% Fixed Rate Unsecured Debt $1,868.8 15% Construction Finance $19.9 1% Variable Rate Revolving Credit and Term Debt $430.0 3% Mortgage Debt (3) $1,450.3 12% (1) Figures in millions unless otherwise noted. (2) Market Value ($52.71 per share as of June 30, 2007) includes operating partnership units equivalent to approximately 0.9 million of the Company's Common shares. (3) Does not include proportionate share of joint venture debt aggregating $1,021.1 million. However it does include 100% of consolidated joint venture debt, primarily Mervyns, of which $139.1 million is the joint venture partners' share. Fixed Rate, Revolving Credit and Term Debt $500.0 4% Senior Convertible Notes $850.0 7%

Developers Diversified Realty
Quarterly Financial Supplement
For the six-months ended June 30, 2007

Significant Accounting Policies

Revenues

•

Percentage and overage rents are recognized after the tenants reported sales have exceeded the applicable sales breakpoint.

•

Revenues associated with tenant reimbursements are recognized in the period in which the expenses are incurred based upon the provisions of tenants’ leases.

•

Lease termination fees are included in other income and recognized upon termination of a tenant’s lease, which generally coincides with the receipt of cash.

General and Administrative Expenses

•

General and administrative expenses include internal leasing salaries, legal salaries and related expenses associated with the leasing of space which are charged to operations as incurred. All indirect internal costs associated with acquisitions are expensed as incurred.

Deferred Financing Costs

•

Costs incurred in obtaining long-term financing are included in deferred charges and are amortized over the terms of the related debt agreements; such amortization is reflected as interest expense in the consolidated statements of operations.

Real Estate

•

Real estate assets are stated at cost less accumulated depreciation, which, in the opinion of management, is not in excess of the individual property’s estimated undiscounted future cash flows, including estimated proceeds from disposition.

•

Depreciation and amortization are provided on a straight-line basis over the estimated useful lives of the assets as follows:


	Buildings		18 to 31 years
	Furniture/Fixtures and Tenant Improvements		Useful lives, which approximate lease terms, where applicable

Significant Accounting Policies 2.4

Developers Diversified Realty
Quarterly Financial Supplement
For the six-months ended June 30, 2007

Significant Accounting Policies (Continued)

•

Expenditures for maintenance and repairs are charged to operations as incurred. Renovations that improve or extend the life of the asset are capitalized.

•

Construction in progress includes shopping center developments and significant expansions and re-developments.

Capitalization

•

The Company capitalizes interest on funds used for the construction or expansion of shopping centers. Capitalization of interest ceases when construction activities are completed and the property is available for occupancy by tenants.

•

For the six-month period ended June 30, 2007 and for the years ended December 31, 2006, 2005, 2004 and 2003, the Company capitalized interest of $11.6 million, $20.1 million, $12.5 million, $10.0 million and $11.4 million, respectively.

•

In addition, the Company capitalized certain construction administration costs of $5.6 million for the six-month period ended June 30, 2007 and $10.1 million, $6.2 million, $5.5 million and $5.1 million for the years ended December 31, 2006, 2005, 2004, and 2003, respectively.

•

Interest and real estate taxes incurred during the construction period are capitalized and depreciated over the building life.

Gain on Sales of Real Estate

•

Gain on sales of real estate generally related to the sale of outlots and land adjacent to existing shopping centers is recognized at closing when the earnings process is deemed to be complete.

Significant Accounting Policies 2.4

Developers Diversified Realty
Quarterly Financial Supplement
For the six-months ended June 30, 2007

Other Real Estate Information

Total Recurring Capital Expenditures

•

The Company currently estimates its total recurring annual capital expenditures to be approximately $24.0 million ($0.21 psf of owned GLA) in 2007. This figure includes aggregate expenditures anticipated at properties held in joint ventures.

Undeveloped Land

•

Included in land is undeveloped real estate, comprised primarily of outlots or expansion pads adjacent to the shopping centers owned by the Company. Land held for development is included in the Company’s CIP figure.

•

At December 31, 2006, the Company estimated the value of this undeveloped land to be approximately $59 million. This value has not been adjusted to reflect changes in land sales or acquisitions subsequent to December 31, 2006.

Joint Venture Promotes

•

At December 31, 2006, the Company estimated the value of its joint venture promotes at approximately $65 million based on the estimated fair market value of real estate assets and estimated 2007 income. This value has not been adjusted to reflect changes in joint venture investments or promotes recognized subsequent to December 31, 2006.

Non-Income Producing Assets

•

The Company currently estimates the undepreciated cost of its non-income producing real estate assets and furniture, fixtures and equipment to be approximately $175.1 million at June 30, 2007.

Other Real Estate Information 2.5

Developers Diversified Realty
Quarterly Financial Supplement
For the six-months ended June 30, 2007

Reconciliation of Supplemental
Non-GAAP Financial Measures
(In thousands)
(Unaudited)

Table 1 — Developers Diversified Realty Corporation and the Company’s Joint Ventures Combined

Same Store Net Operating Income (NOI) represents shopping center assets owned in comparable periods, excluding those under redevelopment. NOI generally includes revenues and expenses for each comparable asset, but excludes straight-line rent, lease termination income and provisions for uncollectible amounts and/or recoveries thereof. Reconciliation of Same Store NOI to Total Revenues and Certain Expenses is as follows:


	Six-Month Period
	June 30,
	2007			2006
Total Revenues DDR	$	476,348		$	380,045
Total Revenues DDR Combined Joint Ventures		347,143			204,705
Operating and Maintenance — DDR		(62,720	)		(51,695	)
Real Estate Taxes — DDR		(56,952	)		(43,458	)
Operating and Maintenance and Real Estate Taxes- DDR Combined Joint Ventures		(113,925	)		(66,649	)


Combined NOI	$	589,894		$	422,948


Total Same Store NOI	$	346,136		$	338,712		2.2	%
Property NOI from other operating segments		243,758			84,236


Combined NOI	$	589,894		$	422,948

Reconciliation of Supplemental Non-GAAP Financial Measures 2.6

Developers Diversified Realty
Quarterly Financial Supplement
For the six-months ended June 30, 2007

Reconciliation of Supplemental
Non-GAAP Financial Measures
(In thousands)
(Unaudited)

Table 2 — Developers Diversified Realty Corporation

Reconciliation of Funds From Operations (FFO):


	Three-Month Period						Six-Month Period
	Ended June 30,						Ended June 30,
	2007			2006			2007			2006
FUNDS FROM OPERATIONS:
Net Income Applicable to Common Shareholders	$	111,429		$	64,943		$	160,173		$	100,878
Depreciation and Amortization of Real Estate Investments		54,136			45,804			106,584			90,836
Equity in Net Income From Joint Ventures		(21,602	)		(4,619	)		(27,883	)		(10,088	)
Joint Venture Funds From Operations		31,313			9,342			44,872			19,281
Minority Equity Interests (OP Units)		569			534			1,138			1,068
Gain on Sales of Real Estate		(16,587	)		(6,220	)		(19,443	)		(5,999	)


FUNDS FROM OPERATIONS AVAILABLE TO COMMON SHAREHOLDERS	$	159,258		$	109,784		$	265,441		$	195,976


Preferred dividend charges		16,008			13,792			29,800			27,584

FUNDS FROM OPERATIONS	$	175,266		$	123,576		$	295,241		$	223,560


ADDITIONAL FAS 141 DISCLOSURES:
Below (Above) Market Rent Amortization	$	336		$	374		$	673		$	795
Pro Rata Share of JV Below (Above) Market Rent Amortization		39			0			(37	)		0

Debt Premium Amortization Income (Expense)	$	1,981		$	2,294		$	4,104		$	4,598
Pro Rata Share of JV Debt Premium Amortization Income (Expense)		19			5			28			10

Reconciliation of Supplemental Non-GAAP Financial Measures 2.6

Developers Diversified Realty
Quarterly Financial Supplement
For the six-months ended June 30, 2007

Reconciliation of Supplemental
Non-GAAP Financial Measures
(In thousands)
(Unaudited)

Table 3 — Developers Diversified Realty Corporation

Summary of Consolidated Transactional Income


	Three-Month Period				Six-Month Period
	Ended June 30,				Ended June 30,
	2007		2006		2007		2006		Income Statement Caption
Transactional Income Included in FFO
Consolidated
Merchant Building Gains, Net of Tax	$	45,676	$	33,079	$	46,209	$	38,800	Gain on Disposition of Real Estate
Land Sale Gains		2,564		638		8,004		2,363	Gain on Disposition of Real Estate

	$	48,240	$	33,717	$	54,213	$	41,163

Transactional Income NOT Included in FFO
Consolidated
Gain (Loss) on Dispositions	$	5,772	$	6,220	$	5,809	$	5,999	Gain on Disposition of Real Estate
Gain on Sales from Discontinued Operations		10,815		—		13,634		—	Gain on Disposition of Discontinued Operations

	$	16,587	$	6,220	$	19,443	$	5,999	FFO Reconciliation


Gain on Sales of Real Estate
Merchant Building Gains, Net of Tax	$	45,676	$	33,079	$	46,209	$	38,800
Land Sale Gains		2,564		638		8,004		2,363
Gain (Loss) on Dispositions		5,772		6,220		5,809		5,999

	$	54,012	$	39,937	$	60,022	$	47,162	Consolidated Income Statement


Gain on Sales of Real Estate From Discontinued Operations
Gain on Sales from Discontinued Operations	$	10,815	$	—	$	13,634	$	—	Consolidated Income Statement

Reconciliation of Supplemental Non-GAAP Financial Measures 2.6

Developers Diversified Realty
Quarterly Financial Supplement
For the six-months ended June 30, 2007

Reconciliation of Supplemental
Non-GAAP Financial Measures
(In thousands)
(Unaudited)

Table 4 — Developers Diversified Realty Corporation

Summary of Joint Venture Transactional Income


	Three-Month Period						Six-Month Period
	Ended June 30,						Ended June 30,
	2007			2006			2007			2006			Income Statement Caption
Transactional Income Included in FFO
Joint Ventures
Loss on Disposition from Discontinued Operations	$	(193	)	$	(1,749	)	$	(535	)	$	(1,537	)	Loss on Disposition of Real Estate
Land Sales Gains		2,920			3			2,920			12		Gain on Disposition of Real Estate

	$	2,727		$	(1,746	)	$	2,385		$	(1,525	)

DDR’s Proportionate Share		703			(446	)		635			(392	)
Promoted Income (a)		14,333			—			14,333			—

DDR’s Proportionate Share	$	15,036		$	(446	)	$	14,968		$	(392	)


Transactional Income NOT Included in FFO
Joint Ventures
Gain on Sales from Discontinued Operations	$	1,273		$	(13	)	$	1,273		$	(13	)	Gain (Loss) on Disposition of Real Estate
Other Gains on Sales		90,169			2			90,169			31		Gain on Disposition of Real Estate

	$	91,442		$	(11	)	$	91,442		$	18		FFO Reconciliation

DDR’s Proportionate Share	$	4,739		$	(1	)	$	4,739		$	30


Gain on Sales of Real Estate
Land Sales Gains	$	2,920		$	3		$	2,920		$	12
Other Gains on Sales		90,169			2			90,169			31

	$	93,089		$	5		$	93,089		$	43		Gain on Disposition of Real Estate


Gain on Sales of Real Estate From Discontinued Operations
(Loss) Gain on Sales from Discontinued Operations Included in FFO	$	(193	)	$	(1,749	)	$	(535	)	$	(1,537	)
Gain on Sales from Discontinued Operations NOT Included in FFO		1,273			(13	)		1,273			(13	)

	$	1,080		$	(1,762	)	$	738		$	(1,550	)	Gain on Sales of Discontinued Operations


(a)		Included in gain on disposition of discontinued operations for the three-months ended June 30, 2007 is the sale of the KFC I joint venture assets. DDR received promoted income of approximately $13.6 million which is included in DDR’s proportionate share

Reconciliation of Supplemental Non-GAAP Financial Measures 2.6

Developers Diversified Realty
Quarterly Financial Supplement
For the six-months ended June 30, 2007

Joint Ventures (Combining Financial Information) (1)
(in millions)
Combining Balance Sheets
as of June 30, 2007


	RVIP III B						RVIP VIII						Community Centers			Lennox Town Center			Sun Center Limited
	Deer Park, IL			RVIP VII			Tech Ridge LLC			DPG			Five			(2)			(2)			Dublin Village (3)			DOTRS
Real Estate Assets	$	83.4		$	119.6		$	33.5		$	130.5		$	241.8		$	21.0		$	25.9		$	0.1		$	25.5
Accumulated Depreciation		(12.8	)		(17.6	)		(3.2	)		(8.2	)		(45.2	)		(4.6	)		(7.5	)		0.0			(5.3	)

Real Estate, net		70.6			102.0			30.3			122.3			196.6			16.4			18.4			0.1			20.2

Receivables, Net		1.6			3.9			1.4			1.6			5.7			1.8			0.9			0.0			0.8
Other assets		1.8			8.5			1.3			2.2			6.3			0.8			1.1			0.0			1.1
Disproportionate Share of Equity		—			—			—			—			—			—			—			—			—

	$	74.0		$	114.4		$	33.0		$	126.1		$	208.6		$	19.0		$	20.4		$	0.1		$	22.1


Mortgage Debt	$	60.0		$	72.1		$	23.4		$	10.5		$	280.0		$	27.0		$	19.8		$	0.0		$	21.0
Amounts payable to DDR		0.0			0.0			0.0			0.0			0.1			0.0			0.0			0.1			0.0
Other liabilities		2.8			16.4			1.0			2.3			3.3			0.9			0.6			0.0			0.4

		62.8			88.5			24.4			12.8			283.4			27.9			20.4			0.1			21.4
Accumulated equity (deficit)		11.2			25.9			8.6			113.3			(74.8	)		(8.9	)		(0.0	)		0.0			0.7
Disproportionate Share of Equity		—			—			—			—			—			—			—			—			—

	$	74.0		$	114.4		$	33.0		$	126.1		$	208.6		$	19.0		$	20.4		$	0.1		$	22.1


Proportionate share of other assets/liabilities, net	$	0.2		$	(0.8	)	$	0.4		$	0.2		$	4.4		$	0.8		$	1.0		$	(0.0	)	$	0.8

Disproportionate amount payable to DDR	$	0.0		$	0.0		$	0.0		$	0.0		$	0.0		$	0.0		$	0.0		$	0.0		$	0.0

Combining Statements of Operations
for the period ended June 30, 2007


	RVIP III B						RVIP VIII						Community Centers			Lennox Town Center			Sun Center Limited
	Deer Park, IL			RVIP VII			Tech Ridge LLC			DPG			Five			(2)			(2)			Dublin Village (3)			DOTRS
Revenues from operations	$	5.9		$	7.6		$	3.1		$	6.5		$	17.8		$	2.4		$	2.3		$	0.0		$	1.9
Rental operation expenses		(2.4	)		(2.2	)		(1.1	)		(1.7	)		(5.1	)		(0.7	)		(0.6	)		(0.0	)		(0.5	)

Net operating income		3.5			5.4			2.0			4.8			12.7			1.7			1.7			0.0			1.4
Depreciation and amortization expense		(1.2	)		(1.4	)		(0.5	)		(1.5	)		(3.0	)		(0.2	)		(0.4	)		0.0			(0.3	)
Interest expense		(1.7	)		(2.8	)		(0.8	)		(0.4	)		(7.8	)		(0.9	)		(0.8	)		(0.0	)		(0.7	)

Income (loss) before gain on sale of real estate		0.6			1.2			0.7			2.9			1.9			0.6			0.5			0.0			0.4
Tax expense		0.0			0.0			0.0			0.0			0.0			0.0			0.0			0.0			0.0
Gain (loss) on sale of real estate		2.9			0.0			0.0			0.0			0.0			0.0			0.0			0.0			0.0
Discontinued operations		0.0			0.1			0.0			0.0			(0.0	)		0.0			0.0			0.0			0.0
Gain on sale of discontinued operations		0.0			0.0			0.0			0.0			0.0			0.0			0.0			0.0			0.0
Disproportionate Share of Income		—			—			—			—			—			—			—			—			—

Net income (loss)	$	3.5		$	1.3		$	0.7		$	2.9		$	1.9		$	0.6		$	0.5		$	0.0		$	0.4
DDR Ownership interest		***			***			***			10	%		50	%		***			***			63	%		50	%

	$	1.9		$	0.3		$	0.2		$	0.3		$	1.0		$	0.3		$	0.4		$	(0.0	)	$	0.2
Amortization of basis differential		0.0			(0.1	)		0.0			0.0			0.2			0.0			(0.1	)		0.0			0.0

	$	1.9		$	0.2		$	0.2		$	0.3		$	1.2		$	0.3		$	0.3		$	0.0		$	0.2


Proportionate share of net operating income (4)	$	0.9		$	1.1		$	0.5		$	0.5		$	6.3		$	0.9		$	1.4		$	(0.0	)	$	0.7

Proportionate share of interest expense (4)	$	0.4		$	0.6		$	0.2		$	0.0		$	3.9		$	0.4		$	0.6		$	0.0		$	0.3


Funds From Operations (“FFO”):

Net income (loss)	$	3.5		$	1.3		$	0.7		$	2.9		$	1.9		$	0.6		$	0.5		$	0.0		$	0.4
Depreciation of real property		1.2			1.4			0.5			1.5			3.0			0.2			0.4			0.0			0.3
(Gain) loss on sale of real estate		0.0			0.0			0.0			0.0			0.0			0.0			0.0			0.0			0.0
Disproportionate Share of Income		—			—			—			—			—			—			—			—			—

	$	4.7		$	2.7		$	1.2		$	4.4		$	4.9		$	0.8		$	0.9		$	0.0		$	0.7
DDR ownership interest		***			***			***			10	%		50	%		***			***			63	%		50	%

DDR FFO	$	2.5		$	1.0		$	0.5		$	0.5		$	2.5		$	0.4		$	0.7		$	(0.0	)	$	0.4

Joint Venture Financial Summary 3.0

Developers Diversified Realty
Quarterly Financial Supplement
For the six-months ended June 30, 2007

Joint Ventures (Combining Financial Information) (1)
(in millions)
Combining Balance Sheets
as of June 30, 2007


							Sansone Group /						Coventry II DDR			Coventry II DDR			Coventry II DDR			Coventry II DDR			Coventry II DDR
	Littleton, CO (3)			Jefferson County, MO			DDRC LLC			DDR Markaz II			Bloomfield			Buena Park			Fairplain Plaza			Marley Creek			Merriam Village
Real Estate Assets	$	3.1		$	6.6		$	0.3		$	202.9		$	78.4		$	98.5		$	27.7		$	12.8		$	27.6
Accumulated Depreciation		0.0			(0.8	)		(0.2	)		(13.9	)		0.0			(4.8	)		(0.5	)		(0.1	)		0.0

Real Estate, net		3.1			5.8			0.1			189.0			78.4			93.7			27.2			12.7			27.6

Receivables, Net		0.0			0.1			1.0			1.1			0.0			1.4			0.0			0.0			0.0
Other assets		0.7			0.3			3.4			7.0			1.3			2.0			0.3			0.1			0.4
Disproportionate Share of Equity		—			—			—			—			—			—			—			—			—

	$	3.8		$	6.2		$	4.5		$	197.1		$	79.7		$	97.1		$	27.5		$	12.8		$	28.0


Mortgage Debt	$	0.0		$	3.7		$	0.0		$	150.5		$	48.0		$	61.0		$	16.0		$	10.2		$	18.5
Amounts payable to DDR		0.0			3.1			0.0			0.2			0.0			0.0			0.0			0.0			0.0
Other liabilities		0.8			0.3			0.7			0.5			1.8			2.4			0.5			0.0			0.4

		0.8			7.1			0.7			151.2			49.8			63.4			16.5			10.2			18.9
Accumulated equity (deficit)		3.0			(0.9	)		3.8			45.9			29.9			33.7			11.0			2.6			9.1
Disproportionate Share of Equity		—			—			—			—			—			—			—			—			—

	$	3.8		$	6.2		$	4.5		$	197.1		$	79.7		$	97.1		$	27.5		$	12.8		$	28.0


Proportionate share of other assets/liabilities, net	$	(0.0	)	$	0.0		$	1.9		$	1.5		$	(0.0	)	$	0.2		$	(0.0	)	$	0.0		$	0.0

Disproportionate amount payable to DDR	$	0.0		$	1.6		$	0.0		$	0.0		$	0.0		$	0.0		$	0.0		$	0.0		$	0.0

Combining Statements of Operations
for the period ended June 30, 2007


							Sansone Group /						Coventry II DDR			Coventry II DDR			Coventry II DDR			Coventry II DDR			Coventry II DDR
	Littleton, CO (3)			Jefferson County, MO			DDRC LLC			DDR Markaz II			Bloomfield			Buena Park			Fairplain Plaza			Marley Creek			Merriam Village
Revenues from operations	$	0.0		$	0.3		$	0.4		$	10.8		$	0.0		$	6.8		$	1.3		$	0.3		$	0.0
Rental operation expenses		(0.0	)		(0.1	)		0.0			(3.8	)		(0.0	)		(3.2	)		(0.6	)		(0.3	)		(0.0	)

Net operating income		(0.0	)		0.2			0.4			7.0			0.0			3.6			0.7			(0.0	)		(0.0	)
Depreciation and amortization expense		0.0			(0.1	)		0.0			(2.6	)		0.0			(1.0	)		(0.2	)		(0.1	)		0.0
Interest expense		0.0			(0.3	)		0.0			(4.0	)		0.0			(2.0	)		(0.5	)		(0.4	)		0.0

Income (loss) before gain on sale of real estate		(0.0	)		(0.2	)		0.4			0.4			(0.0	)		0.6			0.0			(0.5	)		(0.0	)
Tax expense		0.0			0.0			0.0			0.0			0.0			0.0			0.0			0.0			0.0
Gain (loss) on sale of real estate		0.0			0.0			0.0			0.0			0.0			0.0			0.0			0.0			0.0
Discontinued operations		0.0			0.0			0.0			0.0			0.0			0.0			0.0			0.0			0.0
Gain on sale of discontinued operations		0.0			0.0			0.0			0.0			0.0			0.0			0.0			0.0			0.0
Disproportionate Share of Income		—			—			—			—			—			—			—			—			—

Net income (loss)	$	(0.0	)	$	(0.2	)	$	0.4		$	0.4		$	(0.0	)	$	0.6		$	0.0		$	(0.5	)	$	(0.0	)
DDR Ownership interest		50	%		50	%		***			20	%		20	%		20	%		20	%		20	%		20	%

	$	(0.0	)	$	(0.1	)	$	0.5		$	0.1		$	(0.0	)	$	0.1		$	0.0		$	(0.1	)	$	(0.0	)
Amortization of basis differential		0.0			0.0			(0.2	)		0.1			0.0			0.0			0.0			0.0			0.0

	$	0.0		$	(0.1	)	$	0.3		$	0.2		$	(0.0	)	$	0.1		$	0.0		$	(0.1	)	$	(0.0	)


Proportionate share of net operating income (4)	$	(0.0	)	$	0.1		$	0.2		$	1.4		$	(0.0	)	$	0.7		$	0.2		$	0.0		$	(0.0	)

Proportionate share of interest expense (4)	$	0.0		$	0.2		$	0.0		$	0.8		$	0.0		$	0.4		$	0.1		$	0.1		$	0.0


Funds From Operations (“FFO”):

Net income (loss)	$	(0.0	)	$	(0.2	)	$	0.4		$	0.4		$	(0.0	)	$	0.6		$	0.0		$	(0.5	)	$	(0.0	)
Depreciation of real property		0.0			0.1			0.0			2.6			0.0			1.0			0.2			0.1			0.0
(Gain) loss on sale of real estate		0.0			0.0			0.0			0.0			0.0			0.0			0.0			0.0			0.0
Disproportionate Share of Income		—			—			—			—			—			—			—			—			—

	$	(0.0	)	$	(0.1	)	$	0.4		$	3.0		$	0.0		$	1.6		$	0.2		$	(0.4	)	$	(0.0	)
DDR ownership interest		50	%		50	%		***			***			20	%		20	%		20	%		20	%		20	%

DDR FFO	$	(0.0	)	$	(0.1	)	$	0.4		$	0.7		$	(0.0	)	$	0.3		$	0.1		$	(0.1	)	$	(0.0	)

Joint Venture Financial Summary 3.0

Developers Diversified Realty
Quarterly Financial Supplement
For the six-months ended June 30, 2007

Joint Ventures (Combining Financial Information) (1)
(in millions)
Combining Balance Sheets
as of June 30, 2007


	Coventry II		Coventry II DDR			Coventry II Service			Coventry II DDR			Coventry II DDR			Coventry II DDR			Coventry II DDR			Sonae Sierra Brazil			DDRTC Core Retail
	DDR Montgomery Farm		Phoenix Spectrum			Holdings LLC			Totem Lakes			Tri-County Mall			Ward Parkway			Westover			(2)			Fund LLC
Real Estate Assets	$	40.6	$	77.9		$	148.6		$	40.6		$	205.7		$	62.7		$	25.9		$	269.3		$	2,956.8
Accumulated Depreciation		0.0		(3.9	)		(2.2	)		(2.2	)		(4.8	)		(3.9	)		(0.7	)		(23.4	)		(23.5	)

Real Estate, net		40.6		74.0			146.4			38.4			200.9			58.8			25.2			245.9			2,933.3

Receivables, Net		0.0		1.9			5.2			0.1			1.7			2.1			0.5			11.0			4.9
Other assets		0.5		5.8			21.8			0.9			11.8			0.6			0.7			20.1			135.3
Disproportionate Share of Equity		—		—			—			—			—			—			—			—			—

	$	41.1	$	81.7		$	173.4		$	39.4		$	214.4		$	61.5		$	26.4		$	277.0		$	3,073.5


Mortgage Debt	$	0.0	$	46.0		$	119.7		$	21.0		$	169.3		$	36.0		$	19.0		$	0.0		$	1,801.6
Amounts payable to DDR		0.0		0.0			0.0			0.0			0.0			0.0			0.0			0.0			2.3
Other liabilities		0.2		7.1			6.6			0.5			9.8			1.8			1.1			20.5			48.6

		0.2		53.1			126.3			21.5			179.1			37.8			20.1			20.5			1,852.5
Accumulated equity (deficit)		40.9		28.6			47.1			17.9			35.3			23.7			6.3			256.5			1,221.0
Disproportionate Share of Equity		—		—			—			—			—			—			—			—			—

	$	41.1	$	81.7		$	173.4		$	39.4		$	214.4		$	61.5		$	26.4		$	277.0		$	3,073.5


Proportionate share of other assets/liabilities, net	$	0.0	$	0.1		$	4.1		$	0.1		$	0.7		$	0.2		$	0.0		$	5.3		$	13.7

Disproportionate amount payable to DDR	$	0.0	$	0.0		$	0.0		$	0.0		$	0.0		$	0.0		$	0.0		$	0.0		$	0.0

Combining Statements of Operations
for the period ended June 30, 2007


	Coventry II			Coventry II DDR			Coventry II Service			Coventry II DDR			Coventry II DDR			Coventry II DDR			Coventry II DDR			Sonae Sierra Brazil			DDRTC Core Retail
	DDR Montgomery Farm			Phoenix Spectrum			Holdings LLC			Totem Lakes			Tri-County Mall			Ward Parkway			Westover			(2)			Fund LLC
Revenues from operations	$	0.0		$	4.6		$	13.7		$	1.7		$	8.8		$	4.6		$	2.0		$	26.6		$	83.7
Rental operation expenses		(0.0	)		(1.6	)		(5.9	)		(0.6	)		(4.5	)		(2.2	)		(1.1	)		(9.0	)		(25.0	)

Net operating income		(0.0	)		3.0			7.8			1.1			4.3			2.4			0.9			17.6			58.7
Depreciation and amortization expense		0.0			(0.6	)		(2.0	)		(0.3	)		(1.9	)		(0.6	)		(0.1	)		(5.0	)		(26.3	)
Interest expense		0.0			(1.0	)		(5.7	)		(0.8	)		(5.1	)		(1.2	)		(0.7	)		0.0			(34.6	)

Income (loss) before gain on sale of real estate		(0.0	)		1.4			0.1			(0.0	)		(2.7	)		0.6			0.1			12.6			(2.2	)
Tax expense		0.0			0.0			0.0			0.0			0.0			0.0			0.0			(4.6	)		0.0
Gain (loss) on sale of real estate		0.0			0.0			0.0			0.0			0.0			0.0			0.0			0.0			0.0
Discontinued operations		0.0			0.0			(0.2	)		0.0			0.0			0.0			0.0			0.0			0.0
Gain on sale of discontinued operations		0.0			0.0			(0.5	)		0.0			0.0			0.0			0.0			0.0			0.0
Disproportionate Share of Income		—			—			—			—			—			—			—			—			—

Net income (loss)	$	(0.0	)	$	1.4		$	(0.6	)	$	(0.0	)	$	(2.7	)	$	0.6		$	0.1		$	8.0		$	(2.2	)
DDR Ownership interest		20	%		20	%		20	%		20	%		20	%		20	%		20	%		50	%		15	%

	$	(0.0	)	$	0.3		$	(0.1	)	$	(0.0	)	$	(0.5	)	$	0.1		$	0.0		$	4.0		$	(0.3	)
Amortization of basis differential		0.0			0.0			0.0			0.0			0.0			0.0			0.0			(1.2	)		0.1

	$	0.0		$	0.3		$	(0.1	)	$	(0.0	)	$	(0.5	)	$	0.1		$	0.0		$	2.8		$	(0.2	)


Proportionate share of net operating income (4)	$	(0.0	)	$	0.6		$	1.6		$	0.2		$	0.9		$	0.5		$	0.2		$	8.8		$	8.8

Proportionate share of interest expense (4)	$	0.0		$	0.2		$	1.1		$	0.2		$	1.0		$	0.2		$	0.1		$	0.0		$	5.2


Funds From Operations (“FFO”):

Net income (loss)	$	(0.0	)	$	1.4		$	(0.6	)	$	(0.0	)	$	(2.7	)	$	0.6		$	0.1		$	8.0		$	(2.2	)
Depreciation of real property		0.0			0.6			2.2			0.3			1.9			0.6			0.1			5.0			26.3
(Gain) loss on sale of real estate		0.0			0.0			0.0			0.0			0.0			0.0			0.0			0.0			0.0
Disproportionate Share of Income		—			—			—			—			—			—			—			—			—

	$	0.0		$	2.0		$	1.6		$	0.3		$	(0.8	)	$	1.2		$	0.2		$	13.0		$	24.1
DDR ownership interest		20	%		20	%		20	%		20	%		20	%		20	%		20	%		50	%		***

DDR FFO	$	(0.0	)	$	0.4		$	0.3		$	0.1		$	(0.2	)	$	0.2		$	0.0		$	6.5		$	3.7

Joint Venture Financial Summary 3.0

Developers Diversified Realty
Quarterly Financial Supplement
For the six-months ended June 30, 2007

Joint Ventures (Combining Financial Information) (1)
(in millions)
Combining Balance Sheets
as of June 30, 2007


	Inland-SAU			DDR Domestic Retail						DDR/ Macquarie Fund						DDR/ Macquarie		Sold/Acquired JVs					DDR’s Proportionate
	Retail Fund LLC (2)			Fund I			TRT DDR Venture I GP			LLC			DDR MDT PS LLC			Management		(5)		Total			Share
Real Estate Assets	$	288.1		$	1,487.0		$	159.5		$	1,746.4		$	118.1		$	0.0	$	0.0	$	8,766.4		$	1,630.4
Accumulated Depreciation		(11.1	)		(2.8	)		(0.7	)		(105.1	)		(2.5	)		0.0		0.0		(311.6	)		(83.2	)

Real Estate, net		277.0			1,484.2			158.8			1,641.3			115.6			0.0		0.0		8,454.8			1,547.2

Receivables, Net		4.6			2.6			0.0			30.9			3.2			0.0		1.9		92.0			22.5
Other assets		46.2			38.2			5.3			34.3			4.2			6.2		9.8		380.3			78.0
Disproportionate Share of Equity		—			—			—			—						—		—					15.4	(6)

	$	327.8		$	1,525.0		$	164.1		$	1,706.5		$	123.0		$	6.2	$	11.7	$	8,927.1		$	1,663.1


Mortgage Debt	$	213.7		$	968.8		$	110.0		$	1,050.4		$	86.0		$	0.0	$	0.0	$	5,463.3		$	1,021.1
Amounts payable to DDR		0.2			0.0			0.1			0.9			0.1			0.0		0.0		7.1			2.2
Other liabilities		6.9			11.2			0.5			10.0			1.9			0.1		2.0		163.6			37.5

		220.8			980.0			110.6			1,061.3			88.0			0.1		2.0		5,634.0			1,060.8
Accumulated equity (deficit)		107.0			545.0			53.5			645.2			35.0			6.1		9.7		3,293.1			586.9
Disproportionate Share of Equity		—			—			—			—						—		—					15.4	(6)

	$	327.8		$	1,525.0		$	164.1		$	1,706.5		$	123.0		$	6.2	$	11.7	$	8,927.1		$	1,663.1


Proportionate share of other assets/liabilities, net	$	8.8		$	5.9		$	0.5		$	8.0		$	0.0		$	2.9	$	2.3	$	63.0

Disproportionate amount payable to DDR	$	0.0		$	0.0		$	0.0		$	0.0		$	0.0		$	0.0	$	0.0	$	1.6

Combining Statements of Operations
for the period ended June 30, 2007


	Inland-SAU			DDR Domestic Retail						DDR/ Macquarie Fund						DDR/ Macquarie			Sold/Acquired JVs						DDR’s Proportionate
	Retail Fund LLC (2)			Fund I			TRT DDR Venture I GP			LLC			DDR MDT PS LLC			Management			(5)			Total			Share
Revenues from operations	$	10.0		$	7.4		$	1.8		$	97.9		$	5.6		$	0.7		$	10.4		$	347.2		$	75.3
Rental operation expenses		(2.7	)		(1.7	)		(0.3	)		(31.1	)		(2.3	)		(0.2	)		(3.5	)		(114.0	)		(24.4	)

Net operating income		7.3			5.7			1.5			66.8			3.3			0.5			6.9			233.2			50.9
Depreciation and amortization expense		(4.4	)		(3.0	)		(0.7	)		(18.6	)		(1.3	)		(0.3	)		(1.8	)		(79.7	)		(16.1	)
Interest expense		(3.8	)		(2.4	)		(0.9	)		(28.4	)		(2.6	)		0.0			(2.0	)		(112.1	)		(22.0	)

Income (loss) before gain on sale of real estate		(0.9	)		0.3			(0.1	)		19.8			(0.6	)		0.2			3.1			41.4			12.8
Tax expense		0.0			0.0			0.0			0.0			0.0			0.0			0.0			(4.5	)		(2.3	)
Gain (loss) on sale of real estate		0.0			0.0			0.0			0.0			0.0			0.0			90.2			93.1			18.8
Discontinued operations		0.0			0.0			0.0			0.0			0.0			0.0			0.0			(0.2	)		0.0
Gain on sale of discontinued operations		0.0			0.0			0.0			0.0			0.0			0.0			1.3			0.7			0.2
Disproportionate Share of Income		—			—			—			—			—			—			—			—			(1.2)	(7)

Net income (loss)	$	(0.9	)	$	0.3		$	(0.1	)	$	19.8		$	(0.6	)	$	0.2		$	94.6		$	130.5		$	28.3
DDR Ownership interest		20	%		20	%		10	%		***			***			***			***			***			***

	$	(0.2	)	$	0.1		$	(0.0	)	$	4.6		$	0.1		$	0.1		$	15.0		$	28.3		$	28.3

Amortization of basis differential		0.2			0.0			0.0			0.0			0.0			0.5			0.1			(0.4	)		(0.4	)

	$	0.0		$	0.1		$	(0.0	)	$	4.6		$	0.1		$	0.6		$	15.1		$	27.9		$	27.9


Proportionate share of net operating income (4)	$	1.5		$	1.1		$	0.1		$	9.7		$	0.0		$	0.3		$	1.8		$	50.9

Proportionate share of interest expense (4)	$	0.8		$	0.5		$	0.1		$	4.1		$	0.0		$	0.0		$	0.4		$	22.0


Funds From Operations (“FFO”):

Net income (loss)	$	(0.9	)	$	0.3		$	(0.1	)	$	19.8		$	(0.6	)	$	0.2		$	94.6		$	130.5		$	28.3
Depreciation of real property		4.4			3.0			0.7			18.6			1.3			0.3			1.8			79.8			16.2
(Gain) loss on sale of real estate		0.0			0.0			0.0			0.0			0.0			0.0			(91.4	)		(91.4	)		(18.4	)
Disproportionate Share of Income		—			—			—			—			—			—			—			—			18.8	(8)

	$	3.5		$	3.3		$	0.6		$	38.4		$	0.7		$	0.5		$	5.0		$	118.9		$	44.9

DDR ownership interest		20	%		20	%		10	%		***			***			***			***			***

DDR FFO	$	0.7		$	0.7		$	0.1		$	7.3		$	0.0		$	0.3		$	14.9		$	44.9

Joint Venture Financial Summary 3.0

Developers Diversified Realty
Quarterly Financial Supplement
For the six-months ended June 30, 2007


(1)		Amounts may differ slightly from actual results, due to rounding.

(2)		Asset values reflect historical cost basis due to acquisition of partnership interest (i.e., does not reflect step-up in basis).

(3)		Represents undeveloped land.

(4)		Does not include share of net operating income or interest expense for properties classified as discontinued operations.

(5)		Represents residual joint ventures sold to the MDT Joint Venture and DDR Domestic Retail Fund I and other joint venture interests sold in 2007.

(6)		Adjustments represent the effect of promoted equity structures and minority interests. These adjustments are primarily at the RVIP IIIB, RVIP VII, RVIP VIII, Coventry II DDR Bloomfield, Coventry II DDR Marley Creek, Coventry II DDR Montgomery Farm, Coventry II Phoenix Spectrum, Coventry II DDR Tri-County Mall, Coventry II DDR Westover and the DDR/Macquarie Fund LLC joint ventures.

(7)		Adjustments represent the effect of promoted interests on DDR’s share of the income primarily from an asset management promote from RVIP IIIB and DDR/Macquarie Fund LLC offset by the gain deferred from the sale of the KFC I assets to the DDR Domestic Retail Fund I.

(8)		Adjustments associated with the promote earned in 2Q07 from the sale of JV assets and Coventry’s promoted interests primarily at the RVIP IIIB, RVIP VII and RVIP VIII joint ventures and partnership structural items at the DDRTC Core Retail Fund LLC.

***		See Appendix to Quarterly Financial Supplement Property and Joint Venture Details: Section 2.0- Joint Venture Partnership Summaries, discussing respective ownership percentage, as ownership percentage may have changed during the year, or the promoted interest is in effect.

Joint Venture Financial Summary 3.0

Developers Diversified Realty
Quarterly Financial Supplement
For the six-months ended June 30, 2007

Summary of Wholly Owned and Consolidated Capital Transactions

Acquisitions, Dispositions, Developments & Expansions
for the Six-Month Period Ended June 30, 2007
(In Millions)


	Six-Months
	Ended			Year Ended			Year Ended			Year Ended			Year Ended
	June 30,			December 31,			December 31,			December 31,			December 31,
	2007			2006			2005			2004			2003
Acquisitions/Transfers	$	3,009.7	(1)	$	370.2	(4)	$	1,610.8	(6)	$	2,170.8	(9)	$	1,363.6	(11)
Completed Expansions		27.0			73.1			41.6			25.2			26.8
Developments & Construction in Progress		148.3			246.0			246.1			203.8			104.6
Tenant Improvements & Building Renovations		6.6	(2)		11.7			7.5			6.6			6.3
Furniture Fixtures & Equipment		8.6			10.2			10.7	(7)		1.3			1.9

		3,200.2			711.2			1,916.7			2,407.7			1,503.2
Less: Real Estate Sales & Joint Venture Transfers		(1,842.6	)(3)		(289.8	)(5)		(490.8	)(8)		(689.2	)(10)		(422.4	)(12)

Total DDR Net Additions	$	1,357.6		$	421.4		$	1,425.9		$	1,718.5		$	1,080.8


(1)		Includes the redemption of OP units for a previous acquisition.

(2)		The Company anticipates recurring capital expenditures, including tenant improvements, of approx. $13.0 million associated with its wholly-owned and consolidated portfolio during 2007.

(3)		In addition to the asset sales listed on Schedule 4.3, this balance includes the sale to Dividend Capital Total Realty Trust joint venture of three assets with an aggregate cost of $99 million, the sale to DDR Domestic Retail Fund I joint venture of 56 assets with an aggregate cost of $1,229.3 million and the sale of four outparcels.

(4)		Includes the acquisition of three properties located in Pasadena, CA, San Diego, CA and Phoenix Arizona, aggregating $199.7 million, plus the transfer to DDR from a joint venture of the Service Merchandise portfolio and Salisbury, MD shopping center, aggregating $111.9 million and $4.0 million, respectively, the consolidation of joint venture assets for a shopping center located in Phoenix, AZ aggregating $41.4 million pursuant to EITF 04 05 and the redemption of OP units and other acquisition costs aggregating $13.2 million.

(5)		In addition to the asset sales which had an aggregate cost of $73.1 million, this balance includes the sale of the Service Merchandise Portfolio to Coventry II which had an aggregate cost of $112.6 million, the sale to Macquarie DDR Trust joint venture of seven assets with an aggregate cost of $80.5 million, plus four earnout parcels with an aggregate cost of $12.5 million, and the sale of several land parcels and outparcels.

(6)		Includes the acquisition of the Caribbean Property Group portfolio and the Mervyn’s portfolio aggregating $1,160.1 million and $409.1 million, respectively, the transfer to DDR from joint ventures of the Dublin, OH shopping center, which has an aggregate cost of $36.2 million and a $5.4 million basis adjustment to the Benderson acquisition relating to master lease adjustments.

(7)		The large increase in FF&E in 2005 is primarily attributed to certain IT projects, expansion of corporate headquarters, and fractional ownership interest in corporate jets.

(8)		In addition to the asset sales which had an aggregate cost of $219.1 million, this balance includes the transfer of twelve assets with an aggregate cost of $258.6 million to the Macquarie DDR Trust joint venture and the sale of several outparcels.

(9)		Includes the acquisition of the Benderson portfolio aggregating $2,014.4 million, the consolidation of certain joint venture assets aggregating $37.9 million due to FIN 46 and transfers to DDR from joint ventures of the Littleton, CO and Merriam, KS shopping centers which had an aggregate value of $111.8 million. This also includes the purchase of DDR corporate headquarters for $6.7 million.

(10)		In addition to the asset sales which had an aggregate cost of $62.6 million, this balance includes the sale of several land parcels with an aggregate cost of $41.1 million. This balance also includes the transfer of twelve assets with an aggregate cost of $258.3 million to the Macquarie DDR Trust joint venture, the transfer of twelve assets with an aggregate cost of $124.0 million to the DPG Realty Holdings joint venture and the transfer of thirteen assets with an aggregate cost of $203.2 million to the DDR Markaz II joint venture.

(11)		Includes the merger of JDN which had an aggregate value of $1,064.0 million, the acquisition of a shopping center in Broomfield, CO aggregating $55.5 million, and the transfer from joint ventures of the Leawood, KS and Suwanee, GA shopping centers aggregating $125.9 million, and the consolidation of the assets aggregating $118.2 million owned by DD Development Company.

(12)		In addition to asset sales which had an aggregate cost of $62.9 million, this balance includes the transfer of seven assets with an aggregate cost of $153.6 million to the joint venture with DDR Markaz LLC (Kuwait Financial Centre), these assets are shopping centers located in Richmond, CA, Winchester, VA, Tampa, FL, Toledo, OH, Highland, IN, Oviedo, FL and Grove City, OH and the sale of several outparcels, which had an aggregate cost of $13.5 million. The balance also includes the transfer of four assets with an aggregate cost of $192.4 million to the Macquarie DDR Trust joint venture, these assets are shopping centers located in Canton, OH, North Olmsted, OH, Independence, MO and St. Paul, MN.

Summary of Wholly Owned Capital Transactions 4.1

Developers Diversified Realty
Quarterly Financial Supplement
For the six-months ended June 30, 2007

Summary of Joint Venture Capital Transactions

Acquisitions, Dispositions, Developments & Expansions
for the Six-Month Period Ended June 30, 2007
(In Millions)


	Six-Months
	Ended			Year Ended			Year Ended			Year Ended			Year Ended
	June 30,			December 31,			December 31,			December 31,			December 31,
	2007			2006			2005			2004			2003
Acquisitions/Transfers	$	4,949.9	(1)	$	729.9	(4)	$	350.0		$	1,147.0	(8)	$	1,221.7	(10)
Completed Expansions		0.0			0.0			9.3			10.3			9.7
Developments & Construction in Progress		73.0			139.6	(5)		87.5			38.9			120.1
Tenant Improvements & Building Renovations		3.8	(2)		9.1			6.8			0.6			0.6

	$	5,026.7		$	878.6		$	453.6		$	1,196.8		$	1,352.1

Less: Real Estate Sales and Dispositions	$	(200.0	)(3)	$	(409.0	)(6)	$	(148.8	)(7)	$	(306.7	)(9)	$	(781.5	)(11)

Joint Venture Totals	$	4,826.7		$	469.6		$	304.8		$	890.1		$	570.6


(1)		Includes the acquisition of an additional 73% interest in Metropole Shopping Center by Sonae Sierra Brazil BV Sarl.

(2)		The Company estimates recurring capital expenditures, including tenant improvements, of $11 million for its joint venture portfolio during 2007.

(3)		Includes the sale of 7 shopping centers, with an aggregate cost of $168 million, previously owned by a joint venture with Kuwait Financial Center to the DDR Domestic Retail Fund I and the sale of vacant land at the Techridge, Texas shopping center (owned by RVIP VIII).

(4)		Includes the formation of Sonae Sierra Brazil BV Sarl and DDR MDT PS LLC, plus acquisitions of the service merchandise portfolio and properties located in Cincinnati, Ohio; Benton Harbor, Michigan and Orland, Illinois by joint ventures with Coventry II.

(5)		Includes the acquisition of 34 acres of land in Allen, TX for the development of a 435,061 square foot shopping center and 88 acres of land in Bloomfield Hills, Michigan for the development of a 758,750 square foot shopping center. Both of these shopping centers are being developed with Coventry II.

(6)		In addition to asset sales which had an aggregate cost of $88.9, the balance includes the transfer to DDR of the Service Merchandise portfolio and five assets located in Pasadena, CA, Phoenix, AZ (two properties), Salisbury, MD and Apex, NC. These assets had an aggregate cost of $320.1 million.

(7)		In addition to asset sales which had an aggregate cost of $111.1 million, this balance includes the transfer to DDR of the Dublin, Ohio shopping center which had an aggregate cost of $30 million and the sale of five outparcels at Plaza at Puente Hills, which were owned by RVIP VII.

(8)		Balance includes the acquisition of three Coventry II assets aggregating $174.1 million, the formation of DPG and DDR Markaz II aggregating $128.7 million and $201.6 million, respectively, MDT’s acquisition of an additional $619.5 million of assets, plus the acquisition of the Poag & McEwen’s interest and David Berndt’s interest in RVIP IIIB and RVIP VIII, respectively, for $14.9 million, the purchase of a fee interest in several assets in the Service Merchandise portfolio for $5.2 million and a $3.0 million earnout for an outparcel in Kildeer, IL.

(9)		In addition to asset sales which had an aggregate cost of $141.7 million, this balance includes the transfer to DDR of the Littleton, CO and Merriam, KS shopping centers which had an aggregate cost of $107.3 million, $51.2 million of adjustments due to GAAP presentation including FIN 46 and a $6.5 million write-off for the demolition of a portion of an asset in Lancaster, CA.

(10)		Balance includes the formation of Macquarie DDR Trust and DDR Markaz aggregating $735.9 million and $169.3 million, respectively, plus several new joint ventures with assets aggregating $228.8 million and the consolidation of equity investments previously held by DD Development Company for shopping centers in Long Beach, CA, Shawnee, KS, Overland Pointe, KS, Olathe, KS and Kansas City, MO which aggregated $87.7 million.

(11)		In addition to asset sales which had an aggregate cost of $167.5 million, this balance includes the disposition of shopping centers located in Dayton and Niles, OH, the sale of an outparcel, the transfer of the Leawood, KS and Suwanee, GA shopping centers to DDR and the rejection of two of the Service Merchandise leases, the aggregate cost of these transactions was $116.6 million. During the fourth quarter the shopping centers located in Coon Rapids, MN, Naples, FL, Atlanta, GA, Marietta, GA, Schaumburg, IL, Framingham, MA and Fairfax, VA, which had an aggregate cost of $379.2 million, were sold to the Macquarie DDR Trust joint venture, and $118.2 million of assets owned by DD Development Company were consolidated into DDR.

Summary of Joint Venture Capital Transactions 4.1

Developers Diversified Realty
Quarterly Financial Supplement
For the six-months ended June 30, 2007

Wholly Owned and Consolidated Acquisitions
for the Six-Month Period Ended June 30, 2007

Cost

Acquisition

Property Location

GLA (1)

(Millions)

Date

Major Tenants

IRRETI

18,050,190

3,009.2

02/27/07

Portfolio of 222 Properties

Total

18,050,190

3,009.2

Joint Venture Acquisitions
for the Six-Month Period Ended June 30, 2007


						DDR’s			Joint
			Cost		Acquisition	Ownership			Venture
Property Location	GLA (1)		(Millions)		Date	Percentage			Partner
DDRTC Core Retail Fund LLC		23,090,322	$	2,956.8	02/27/07		15.00	%	TIAA
SAU Retail Fund LLC (2)		3,016,064	$	288.1	02/27/07		20.00	%	Special Account-U LP
Dividend Capital Total Realty Trust		1,525,374	$	159.5	05/11/07		10.00	%	Dividend Capital Total Realty Trust
DDR Domestic Retail Fund 1		8,893,373	$	1,487.0	06/08/07		20.00	%	The Investors Group


Total		36,525,133	$	4,891.4


(1)		Includes square footage not owned by the company.

(2)		Joint venture with the State of Utah assumed through IRRETI acquisition.

Consolidated and Joint Venture Acquisitions 4.2

Developers Diversified Realty
Quarterly Financial Supplement
For the six-months ended June 30, 2007

Wholly Owned and Consolidated Dispositions
for the Six-Month Period Ended June 30, 2007


			Gross Sale
			Proceeds
Property Location	GLA		(Millions)		Sale Date
Alden, NY		67,992	$	8.9	1/30/2007
Medina, NY		80,028	$	7.1	1/30/2007
Niagara Falls, NY		117,014	$	11.4	1/30/2007
Springville, NY		105,636	$	11.5	1/30/2007
Union, SC		184,331	$	5.5	1/30/2007
Murfreesboro, TN		117,697	$	7.4	3/28/2007
Portfolio of 52 Assets (1)		4,662,428	$	449.1	6/28/2007


Total		5,335,126	$	501.1

Joint Venture Dispositions
for the Six-Month Period Ended June 30, 2007


			Gross Sale			DDR’s			Joint
			Proceeds			Ownership			Venture
Property Location	GLA		(Millions)		Sale Date	Percentage			Partner
Service Merchandise locations		242,972	$	24.2	Various		20.00	%	Coventry II
Overland Park, KS		60,981	$	8.2	6/28/2007		25.75	%	Prudential Real Estate Investors


Total		303,953	$	32.4


(1)		An additional 11 assets are expected to be sold during the 3rd quarter of 2007 for additional proceeds of $154 million.

Consolidated and Joint Venture Dispositions 4.3

Developers Diversified Realty
Quarterly Financial Supplement
For the six-months ended June 30, 2007

Summary of Wholly Owned and Consolidated Development Projects
for the Six-Month Period Ended June 30, 2007


									Substantial
				Gross Cost		Net Cost			Completion
*Projects in Progress*	GLA			(Millions)		(Millions)			Date		Description	Major Tenants

Ukiah (Mendocino), CA		669,406	(1)	$	113.5	$	101.4			2009	Community Center	To be announced

Miami, FL		644,999		$	155.7	$	142.6			2006 — 2009	Mixed-Use	Phase I which includes Target, Linens’ N Things, Circuit City, Marshalls, West Elm, PETsMART, and Loehman’s are open. Ross Dress for Less and additional retail space to be announced will open 2nd half 2007. Phase II will be completed in 2009

Tampa (Brandon), FL		370,700	(1)	$	70.7	$	55.5			2008	Community Center	Outback Steakhouse, and other retail tenants to be announced

Douglasville, GA		124,200		$	22.4	$	17.7			2008	Community Center	To be announced

Nampa, ID		829,975	(1)	$	147.0	$	136.2			2007 — 2008	Community Center	JC Penney (scheduled to open July 2007) and other retail tenants to be announced

Chicago (McHenry), IL		454,378	(1)	$	73.3	$	66.4			2007	Community Center	Bed Bath & Beyond, Office Max (opened 4th quarter 2006), Best Buy, PETsMART, Dick’s (opened 1st quarter 2007), JC Penney, Wickes Furniture, Ulta and Old Navy (scheduled to open 4th quarter 2007) and other retail tenants to be announced

Boston, MA (Seabrook, NH)		461,825	(1)	$	74.5	$	50.1			2009	Community Center	To be announced

Elmira (Horseheads), NY		668,619	(1)	$	77.1	$	49.1			2007 — 2008	Community Center	Kohl’s (opened March 2007), Circuit City (scheduled to open 4th quarter 2007), Wal-Mart (scheduled to open 1st quarter 2008), and additional retail space to be announced

Raleigh (Apex), NC (Promenade)		87,780		$	20.2	$	17.9			2008	Community Center	Carrabas and additional retail space to be announced

Raleigh (Apex), NC (Beaver Creek Crossings-Phase II)		283,217		$	52.3	$	50.8			2009	Community Center	To be announced

San Antonio (Stone Oak), TX		665,229	(1)	$	93.4	$	84.5	(2)		2007	Hybrid Center	World Market will open 3rd quarter 2007 and Target, Office Max, Hobby Lobby, DSW, TJ Maxx, Chico’s, Ann Taylor Loft, Joseph Banks, Coldwater Creek, Talbots, Soma, Cold Stone Creamery, Victoria’s Secret, Chili’s and other tenants to be announced all of which will open 4th quarter 2007

*Projects to Commence Construction*

Homestead, FL		398,759	(1)	$	95.2	$	74.9			2008	Community Center	To be announced

Tampa (Wesley Chapel), FL		95,408	(1)	$	17.4	$	13.7			2008	Community Center	To be announced

Atlanta (Union City), GA		200,000		$	47.5	$	31.5			2008	Community Center	To be announced

Gulfport, MS		703,379	(1)	$	91.2	$	72.7			2008	Hybrid Center	To be announced

Isabela, PR		290,085	(1)	$	57.1	$	44.7			2009	Community Center	To be announced

Austin (Kyle), TX (3)		778,415	(1)	$	97.2	$	60.0			2009	Community Center	To be announced


Wholly Owned Development Totals		7,726,374		$	1,305.7	$	1,069.7


(1)		Includes square footage not owned by the company.

(2)		Project cost does not include a $22.4 million payment to DBI to purchase its 50% interest in the project.

(3)		The asset is being developed with DBI who has a 50% interest.

Consolidated and Wholly Owned Developments 4.4

Developers Diversified Realty
Quarterly Financial Supplement
For the six-months ended June 30, 2007

Summary of Joint Venture Development Projects
for the Six-Month Period Ended June 30, 2007


				DDR’s								DDR’s
				Effective			Joint	Gross		Net		Proportionate		Substantial
	Total			Ownership			Venture	Cost		Cost		Cost		Completion
*Projects in Progress*	GLA			Percentage			Partner	(Millions)		(Millions)		(Millions)		Date		Description	Major Tenants

Kansas City (Merriam), KS		280,516	(1)		20.0	%	Coventry II	$	71.0	$	46.8	$	9.4		2008	Community Center	To be announced.

Detroit (Bloomfield Hills), MI		882,197			10.0	%	Coventry II/ BP 1, LLC	$	335.6	$	192.5	$	19.3		2008 & 2009	Lifestyle Center	Blue Point Ocean Grill, Bar Louie, BCBG, BCBG Girls, PacSun, Faro Design, Hyde Park Steakhouse, Orvis and other retail tenants and restaurants to be announced.

Dallas (Allen), TX		521,413	(1)		10.0	%	Coventry II/ Trademark Property Company	$	167.6	$	124.1	$	12.4		2008	Lifestyle Center	Market Street United, P.F. Changs, Eddie Bauer, Francesca’s Collection, Origins, Ann Taylor Loft, Borders, Brio, Devon Seafood Grill, Jos. A. Bank, Mi Cocina, Wachovia, Sweet and Sassy and other retail tenants and restaurants to be announced.

Manaus, Brazil		477,630			47.2	%	Sonae Sierra	$	95.7	$	82.6	$	39.0		2009	Enclosed Mall	To be announced.

*Projects to Commence Construction*

Uberlandia, Brazil		350,000			47.2	%	Sonae Sierra	$	69.9	$	60.2	$	28.4		2009	Enclosed Mall	To be announced.

Joint Venture Development Totals		2,511,756						$	739.8	$	506.2	$	108.5

Notes:


(1)		Includes square footage which will not be owned by the Company.

Joint Venture Developments 4.4

Developers Diversified Realty
Quarterly Financial Supplement
For the six-months ended June 30, 2007

Development Assets Placed in Service
as of June 30, 2007


			Joint Venture Assets
	Wholly Owned and				DDR’s
	Consolidated				Proportionate
	Assets		Total		Share
Date	(Millions)		(Millions)		(Millions)
As of December 31, 2006	$	47.0	$	0.0	$	0.0
1st Quarter 2007	$	75.2	$	0.0	$	0.0
2nd Quarter 2007	$	0.0	$	0.0	$	0.0
3rd Quarter 2007	$	30.1	$	0.0	$	0.0
4th Quarter 2007	$	58.9	$	4.0	$	0.4
Projected Thereafter	$	858.5	$	502.2	$	108.1

Total	$	1,069.7	$	506.2	$	108.5

Development Funding Schedule
as of June 30, 2007


			Joint Venture Funding
	Wholly Owned and		DDR’s		JV Partners’		Proceeds from
	Consolidated		Proportionate		Proportionate		Construction		Total
	Funding		Share		Share		Loans		JV Funding
	(Millions)		(Millions)		(Millions)		(Millions)		(Millions)
Funded as of June 30, 2007	$	525.5	$	22.2	$	70.8	$	66.5	$	159.5
Projected Net Funding During 2007	$	89.4		18.6		34.5		32.8	$	85.9
Projected Net Funding Thereafter	$	454.8		48.5		57.5		154.8	$	260.8

Total	$	1,069.7	$	89.3	$	162.8	$	254.1	$	506.2

Consolidated and Joint Venture Development Delivery and
Funding Schedules 4.5

Developers Diversified Realty
Quarterly Financial Supplement
For the six-months ended June 30, 2007

Wholly Owned and Consolidated
Expansion and Redevelopment Projects
for the Six-Month Period Ended June 30, 2007


*Projects Completed*

Ft. Union, UT	Demise of former Mervyns to accommodate 30,548 sf Ross Dress for Less (opened 10/06), 16,975 sf DSW (opened 11/06), 23,400 sf Michael’s (opened 3/07) and retail shops.

Total Gross Cost (Millions)	$	27.0

Total Net Cost (Millions)	$	27.0


*Projects in Progress*

Gadsden, AL	Break-up of 64,400 sf building to create a Fred’s, Burke’s Outlet (both opened prior to 2006) and another junior anchor.

Crystal River, FL	Construct 9,000 sf Dollar General and 15,000 sf of retail shops.

Miami (Plantation), FL	Redevelopment of shopping center to include Kohl’s and other junior anchor tenants.

Tallahassee, FL	Construction of a 21,065 sf Office Depot (opened 6/07) in the former Lowe’s Home Improvement Space.

Ottumwa, IA	Recaptured Wal-Mart and release to Goody’s, Dollar Tree (both opened prior to 2006) and 35,422 sf of additional junior anchor stores.

Chesterfield, MI	Sportsman Warehouse, 25,400 sf of small shop retail and additional retail space to be announced.

Gaylord, MI	Recaptured Wal-Mart and release to Big Lots, Dunhams (both opened prior to 2006) and 39,767 sf of additional junior anchor stores.

Hamilton, NJ	Expansion of the shopping center to construct a 18,000 sf Old Navy and 4,500 sf Bombay Company.

Olean, NY	Relocate two tenants to accommodate Wal-Mart expansion to a Supercenter.

Akron (Stow), OH	Recapture 116,000 sf K-Mart and release to junior anchor stores. Create outparcels.

Milwaukee (Brookfield), WI	Construction of 15,000 sf free standing building for Potbelly, Caribou Coffee (opened 12/06), Joey’s Seafood (opened 3/07) and other retail shops.

Total Gross Cost (Millions)	$	93.9

Total Net Cost (Millions)	$	91.1


*Projects to Commence Construction*

Louisville, KY	Construct a 6,000 sf free standing building for retail shops.

Gulfport, MS	Construct a bank pad, retail shops and restaurants on a 4.37 acre outparcel.

Dayton (Huber Hts.), OH	Expansion of the shopping center to construct a 45,000 sf junior anchor.

Buffalo (Amherst), NY	Construct 5,300 sf free standing building for retail shops.

Fayetteville, NC	Reconfigure 18,000 sf of in-line space. Construct multi-tenant outparcel building.

Allentown, PA	Construction of 20,000 sf multi-tenant building on remaining outparcel.

Hatillo, PR	Expansion of the shopping center to accommodate a 21,000 sf junior anchor.

San Juan (Bayamon), PR (Plaza Del Sol)	144,000 sf expansion of the mall to accommodate two junior anchors and additional shop space.

San Juan, PR	Redemise shop space and construct a food court.

Dallas (McKinney), TX	Construction of 87,757 sf retail shops and outparcels.

Wholly Owned Expansions and Redevelopments 4.6

Developers Diversified Realty
Quarterly Financial Supplement
For the six-months ended June 30, 2007

Joint Venture Expansion and Redevelopment Projects
for the Six-Month Period Ended June 30, 2007


	DDR’s			Joint
	Ownership			Venture
*Projects in Progress*	Percentage			Partner	Description

Phoenix, AZ		20.00	%	Coventry II	Relocation of several existing mall tenants to accommodate a new JC Penney (scheduled to open 4th quarter 2007), the relocation of Harkins Theatre, for a new Super Target as well as several new junior anchors and other retail tenants to be announced.

Buena Park, CA		20.00	%	Coventry II	Construction of Steve and Barry’s (opened 2/06), 24 Hour Fitness (scheduled to open 3rd quarter 2007) and redevelopment of the lower level of the mall for several tenants to be announced.

Los Angeles (Lancaster), CA		20.00	%	Prudential Real Estate Investors	Relocate existing Wal-Mart to the area previously occupied by 99 Cent Store (relocated), House to Home and Costco (which were demolished) for development of a Wal-Mart Supercenter (scheduled to open 3rd quarter 2007). Will recapture and redemise the former Wal-Mart for four junior anchors and three outparcels when Wal-Mart vacates.

Benton Harbor, MI		20.00	%	Coventry II	Expansion of the existing shopping center to include an 89,000 square foot Kohl’s (opened 10/06), a 20,087 sf PETsMART (scheduled to open 4th quarter 2007) and additional retail tenants to be announced.

Kansas City, MO		20.00	%	Coventry II	Relocation of several small shop tenants in the shopping center to accommodate PETsMART (opened 7/05), Old Navy (opened 9/05), Steve and Barrys (opened 11/06) plus additional mid-size anchors and other retail tenants to be announced.

Cincinnati, OH		18.00	%	Coventry II/ Thor Equities	Major redevelopment of the former JC Penney store to include Ethan Allen and several other new retail tenants and restaurants to be announced.

Cleveland (Macedonia), OH		50.00	%	OSTRS	Retenanting vacant shop space with PETsMART (scheduled to open 4th quarter 2007).

Total Gross Cost (Millions)	$	567.6	(1)

Total Net Cost (Millions)	$	539.4	(1)


*Projects to Commence*

Chicago (Deer Park), IL		25.75	%	Prudential Real Estate Investors	Approximately eight acres of land to be developed, which was sold to Grace Community, retenanting of vacant shop space with a 23,000 sf Crate & Barrel, and construction of a 13,500 sf multi-tenant outparcel building.

Seattle (Kirkland), WA		20.00	%	Coventry II	Large-scale redevelopment to include the relocation of several existing tenants, plus an expansion of the existing center to create additional GLA for two anchors, junior anchors, a theater, small shops and restaurants to be announced.

Sao Paulo (Sao Bernardo de Campo), Brazil		47.20	%	Sonae Sierra	Expansion and renovation of existing mall to accommodate theater tenant and redesign of the food court.

Notes:


(1)		Total Cost includes the acquisition costs for the Coventry II redevelopments.

Joint Venture Expansions and Redevelopments 4.6

736 Shopping Centers and Interests in Retail Assets 12 Managed Shopping Centers 45 States (plus Puerto Rico and Brazil) 116.6 Million Sq. Ft. Owned 155.5 Million Sq. Ft. Owned and Managed 95.9% Core Portfolio % Leased 762 Total Employees Company Features (1) Assumes 100% ownership of joint venture assets. Based on actual pro rata ownership of joint venture assets and excluding developments in process and scheduled to commence in 2007, total owned GLA was 68.3 million square feet. (2) Includes unowned anchors at Company-owned operating and development retail properties. (3) Including the Mervyns, Brazil and Inland assets, the total portfolio was 96.0% leased. (1) (1) (2) (3)

Our owned portfolio has grown 12x since IPO '93 '94 '95 '96 '97 '98 '99 '00 '01 '02 '03 '04 '05 '06 2Q'07 Owned 10 13 19 21 25 28 36 39 40 45.3 54.1 74.8 81.6 86.7 116.6 Non-owned 3 3 3 4 7 9 6 12 12 11.6 22.1 21.4 22.8 23.8 30.6 Managed 4 5 5 5 4 5 5 9 5 0.7 0.2 1.4 1.4 1.3 1.2 9.8 13.2 19.3 20.6 24.7 27.6 36.3 39.6 45.3 38.6 54.1 30.6 1.2 GLA (Million Square Feet) 116.6 81.6 86.7 74.8

13.3 msf 8.5% 5.9 msf 3.8% GLA by State +5.0 MSF +1.0 - 5.0 MSF Less than 1.0 MSF National portfolio creates efficiencies and strengthens tenant relationships 4.9 msf 3.2% 155.5 MSF in 45 states plus Puerto Rico and Brazil 10.1 msf 6.5% 17.4 msf 11.2% 15.4 msf 9.9% 6.6 msf 4.2% 6.0 msf 3.9% 9.8 msf 6.3% 5.2 msf 3.3% #3 #4 #2 #1 #6 #7 #10 #8 #5 #9 Puerto Rico Brazil

'93 '94 '95 '96 '97 '98 '99 '00 '01 '02 '03 '04 '05 '06 $3.00 $6.00 $9.00 $12.00 $15.00 $18.00 Average annualized base rental rates PSF have more than doubled since IPO $18.78 $12.46 Total Portfolio Inline Retail 2Q'07 $21.00

June 30, 2007 664 $12.46 $18.78 Dec. 31, 2006 371 $11.75 $17.46 Dec. 31, 2005 380 $11.30 $16.62 Dec. 31, 2004 373 $11.13 $16.14 Dec. 31, 2003 274 $10.82 $15.55 Dec. 31, 2002 189 $10.58 $15.18 Dec. 31, 2001 192 $10.03 $14.02 Dec. 31, 2000 190 $9.66 $13.66 Dec. 31, 1999 186 $9.20 $12.69 Dec. 31, 1998 159 $8.99 $12.39 Dec. 31, 1997 123 $8.49 $11.69 Dec. 31, 1996 112 $7.85 $10.87 Dec. 31, 1995 106 $7.60 $10.54 Dec. 31, 1994 84 $5.89 $9.02 Dec. 31, 1993 69 $5.60 $8.56 Dec. 31, 1992 53 $5.37 $8.37 Average Annualized Base Rental Rates PSF Period Ending Number of Properties Total Shop Space Annualized Base Rent / S.F.

Total Rent Roll Lease Expirations by Year as of June 30, 2007 2007 19 $5.3 $8.12 0.8% 1,178 $51.4 $20.04 8.6% 2008 69 $17.3 $6.72 2.6% 1,667 $79.2 $17.56 13.3% 2009 96 $28.5 $7.70 4.3% 1,720 $83.4 $17.89 14.0% 2010 123 $40.1 $8.57 6.1% 1,492 $80.3 $18.08 13.5% 2011 163 $57.8 $10.25 8.8% 1,601 $96.4 $19.65 16.2% 2012 161 $58.2 $9.01 8.9% 1,003 $67.6 $19.90 11.3% 2013 118 $42.4 $9.47 6.5% 307 $28.2 $18.38 4.7% 2014 137 $53.3 $9.93 8.1% 233 $21.8 $18.31 3.7% 2015 102 $47.2 $9.34 7.2% 212 $21.1 $18.55 3.5% 2016 111 $50.3 $9.48 7.7% 199 $21.0 $20.53 3.5% 1,099 $400.4 $9.12 61.1% 9,612 $550.4 $18.74 92.4% 1,513 $655.6 $9.47 100.0% 9,921 $595.9 $18.76 100.0% Year Leases Revenue Leases Revenue Avg. 2007-2016 Subtotal Anchor Base Rent Shop Space Base Rent (Millions) (Millions) Revenue % of PSF Avg. Revenue % of PSF

Largest Tenants by GLA Owned & Unowned 1. Wal-Mart / Sam's Club 105 16.43 48 6.80 57 9.63 2. Target 64 8.30 11 1.32 53 6.98 3. Lowe's Home Improvement 41 5.25 22 2.79 19 2.46 4. Home Depot 38 4.08 14 1.35 24 2.73 5. Kohl's 43 3.61 38 3.22 5 0.39 6. T.J. Maxx / Marshalls 97 3.23 97 3.23 0 0.00 7. Mervyns 40 3.05 39 2.97 1 0.08 8. Kmart / Sears 32 2.68 30 2.30 2 0.38 9. Publix Supermarkets 56 2.53 56 2.53 0 0.00 10. PetSmart 103 2.26 101 2.22 2 0.04 Total Units Total GLA (millions) Owned Units Owned GLA (millions) Unowned Units Unowned GLA (millions)

1. Wal-Mart / Sam's Club (48) $33.12 4.58% AA/Aa2 2. Lowe's Home Improvement (22) $14.17 1.96% A+/A1 3. PetSmart (101) $13.45 1.86% BB/Ba2 4. T.J. Maxx / Marshalls (97) $13.15 1.82% A/A3 5. Bed Bath & Beyond (60) $11.82 1.63% BBB/NR 6. Circuit City (41) $11.08 1.53% NR/NR 7. Kohl's (38) $9.84 1.36% A-/A3 8. Eckerd Drug (40) $9.77 1.35% NR/NR 9. Michaels (74) $9.75 1.35% B-/B2 10. Tops Markets (29) $9.40 1.30% BB/Ba1 Subtotal 1-10 $135.55 18.74% Total Portfolio $723.75 100.00% Reliance on Major Tenants by GLA and Base Rental Revenues (1) (2) 1. Wal-Mart / Sam's Club (48) 4.97 7.41% AA/Aa2 2. Lowe's Home Improvement (22) 2.23 3.32% A+/A1 3. Kmart / Sears (30) 1.83 2.73% BBB/Ba1 4. T.J. Maxx / Marshalls (97) 1.57 2.34% A/A3 5. Mervyns (39) 1.49 2.23% NR/NR 6. Kohl's (38) 1.39 2.07% A-/A3 7. PetSmart (101) 1.08 1.61% BB/Ba2 8. Home Depot (14) 1.04 1.55% BBB+/Aa3 9. Kroger (39) 1.02 1.52% BBB-/Baa2 10. Target (11) 1.01 1.51% A1/A+ Subtotal 1-10 17.63 26.29% Total Portfolio 67.04 100.00% Major Tenant (units) Owned GLA % Total GLA Base Rental Revenue ($Millions) % Total Base Rent Major Tenant (units) (1) Does not include developments in process. (2) Based on pro rata ownership of joint venture properties. Credit Ratings Credit Ratings (S&P/Moody's) (S&P/Moody's)

Developers Diversified Realty Corporation
Quarterly Financial Supplement
For the six-months ended June 30, 2007

Summary of Consolidated Debt
as of June 30, 2007


		Mortgage			Maturity		Interest
		Balance(000’s)			Date		Rate (1)
SENIOR DEBT:
Unsecured Credit Facilities:
$1.2 Billion Revolving Credit Facility			$ 365,000	(2)		06/10		5.483
$60 Million Revolving Credit Facility			15,000			06/10		5.920
Secured Credit Facility:
$550 Million Term Loan			550,000	(3)		02/11		5.823


Total Term and Credit Facility Debt			930,000

PUBLIC DEBT:
Medium Term Notes	F		10,000			07/07		7.020
Unsecured Notes	F		85,000			08/07		6.950
Medium Term Notes	F		2,000			12/07		6.960
Medium Term Notes	F		99,985			01/08		6.625
Medium Term Notes	F		274,638			01/09		3.875
Medium Term Notes	F		199,780			05/10		5.000
Medium Term Notes	F		299,793			07/10		4.625
Medium Term Notes	F		249,423			04/11		5.250
Convertible Notes	F		250,000	(4)		08/11		3.500
Convertible Notes	F		600,000	(5)		03/12		3.000
Medium Term Notes	F		348,730			10/12		5.375
Medium Term Notes	F		199,439			05/15		5.500
Medium Term Notes	F		100,000			07/18		7.500


Total Public Debt			2,718,788

MORTGAGE DEBT:
St. Louis, MO (Olympic)	F		2,678			08/07		9.150
DDR MDT MV, LLC	V		45,923	(6)		10/07		6.040
Route22 Retail SC, Union, NJ	F		10,707			01/08		7.490
440 Commons, Jersey City, NJ	F		9,875			02/08		4.510
Tupelo, MS	F		11,010			03/08		4.410
Jacksonville, FL	F		6,317			03/08		4.410
Solon, OH	F		15,252			03/08		4.410
N. Charleston, SC	F		10,920			03/08		4.410
Walker, MI	F		8,032			03/08		4.410
Mt. Pleasant, SC (GS II)	F		7,400			03/08		4.410
Meridian, ID (GS II)	F		23,915			03/08		4.410
Birmingham, AL (GS II)	F		25,901			03/08		4.410
Wilmington, NC (GS II)	F		19,854			03/08		4.410
Durham, NC (GS II)	F		6,769			03/08		4.410
Glenmark Ctr, Morgantown, WV	F		7,000			10/08		4.775
Bi-Lo — Shelmore, Mt Pleasant, SC	F		6,350			10/08		4.775
Loisdale Center, Springfield, VA	F		15,950			12/08		4.580
Cascade Marketplace, Sterling, VA	F		9,240			12/08		4.510
Kyle, TX	V		19,920	(7)		12/08		6.820

Summary of Consolidated Debt 6.1

Developers Diversified Realty Corporation
Quarterly Financial Supplement
For the six-months ended June 30, 2007

Summary of Consolidated Debt
as of June 30, 2007 (con’t)

Mortgage

Maturity

Interest

Balance(000’s)

Date

Rate (1)

Silver Springs, MD (Tech 29-1)

6,461

02/09

7.330

Middletown Village, Middletown, RI

10,000

02/09

4.531

Abernathy Square, Atlanta, GA

13,392

03/09

6.285

Shoppes at Wendover Village, Greensboro, NC

5,450

06/09

4.222

Leawood, KS

48,483

07/09

7.310

Thompson Square Mall, Thompson, NY

13,350

07/09

4.222

Mill Pond Village, Cary, NC

8,500

07/09

4.758

Adams Farm, Greensboro, NC

6,700

08/09

4.652

Martinsville, VA

19,315

12/09

8.460

Plant City Crossing, Plant City, FL

5,900

05/10

4.700

Brick Ctr Plaza, Brick, NJ

10,300

06/10

4.375

Windsor Court SC, Windsor, CT

8,015

06/10

4.390

Edgewater Town Ctr, Edgewater, NJ

14,000

06/10

4.685

Valley Park Commons, Hagerstown, MD

6,770

07/10

4.440

East Hanover Plaza, East Hanover, NJ

9,280

07/10

4.685

Sony Theatre, East Hanover, NJ

6,445

07/10

4.685

Oakley Plaza, Asheville, NC

5,175

08/10

4.290

Deer Valley — Phoenix, AZ

17,073

09/10

8.010

Capital Crossing, Raleigh, NC

5,478

09/10

4.300

Downtown Short Pump, Richmond, VA

18,480

09/10

4.900

DDR MDT MV, LLC

212,550

(6)

10/10

5.211

Tequesta Shops Plaza, Tequesta, FL

5,200

10/10

5.300

Shops on the Circle, Dothan, AL

11,641

11/10

7.920

Big Flats, NY (Big Flats I)

7,538

12/10

8.011

Plattsburgh, NY

7,360

12/10

8.000

Denbigh Village, Newport News, VA

11,457

12/10

4.940

Camfield Corners, Charlotte, NC

5,150

12/10

5.040

Erie, PA

24,867

04/11

6.884

Erie, PA

2,871

04/11

6.884

Boardman, OH

25,826

04/11

6.884

St. Louis, MO (Sunset)

33,480

04/11

6.884

St. Louis, MO (Brentwood)

24,867

04/11

6.884

Denver, CO (Centennial)

37,304

04/11

6.884

Fountains

32,500

07/11

4.655

Indian Train, NC (Union TC Ph I)

6,783

10/11

7.000

Gates, NY (Westgate)

24,292

10/11

7.240

Ashtabula, OH

6,754

12/11

7.000

West Pasco, FL

4,784

02/12

9.625

Phoenix, AZ (Paradise Valley)

30,000

03/12

5.385

Denver, CO (Univ Hills)

27,503

06/12

7.300

St. Louis, MO (Gravois)

1,051

07/12

8.625

N. Charleston, SC

10,354

07/12

7.370

Cortez Plaza, Bradenton, FL

12,894

07/12

7.150

Redbud Commons, Gastonia, NC

5,060

07/12

4.600

Summary of Consolidated Debt 6.1

Developers Diversified Realty Corporation
Quarterly Financial Supplement
For the six-months ended June 30, 2007

Summary of Consolidated Debt
as of June 30, 2007 (con’t)

Mortgage

Maturity

Interest

Balance(000’s)

Date

Rate (1)

Duvall Village, Bowie, MD

8,730

10/12

7.040

Walgreens — Rockford, IL

3,223

11/12

4.863

Walgreens — Dearborn Hts, MI

3,550

11/12

4.863

Walgreens — Livonia, MI

2,477

11/12

4.863

Mooresville, NC

23,339

12/12

6.930

Big Flats, NY (Big Flats IV)

931

01/13

7.600

Big Flats, NY (Big Flats II & III)

3,698

01/13

8.010

Buffalo, NY (Delaware Commons)

931

01/13

6.960

Walgreens — Oshkosh, WI

2,817

02/13

4.863

Walgreens — Westland, MI

2,625

03/13

4.863

Victor, NY (Victor Square)

6,454

04/13

5.800

Mays Landing, NJ (Wrangleboro)

47,024

05/13

6.990

Beachwood, OH

2,995

07/13

7.640

W. Long Branch, NJ (Monmouth)

12,006

(8)

07/13

8.570

Englewood, FL (Rotonda)

1,722

07/13

5.800

Reno, NV

3,438

02/15

9.000

Olean, NY

4,235

07/15

8.995

Mays Landing, NJ (Hamilton)

13,419

09/15

4.700

Columbus, OH (Consumer II West)

13,296

11/15

10.188

Amherst, NY (Kmart/Blvd Cons. II)

11,174

11/15

7.850

Lockport, NY (Walmart/Tops)

11,628

01/16

8.000

Merriam, KS (TIF)

5,975

02/16

6.900

Rome, NY (Freedom)

4,037

09/16

7.850

Amherst, NY (Tops Transit + French)

4,744

12/16

7.680

Canandaigua, NY

5,169

01/17

6.150

Cheektowaga, NY (Walmart Thruway)

4,540

10/17

6.780

Ithaca, NY

17,718

01/18

7.050

Amherst, NY (Target/Blvd Cons. II)

12,460

07/18

5.670

Niskayuna, NY (Mohawk)

23,018

12/18

5.750

Henderson, TN

8,367

01/19

7.660

Spring Hill, FL

4,854

09/19

9.750

Cedar Rapids, IA

9,220

01/20

9.375

Plainville, CT

6,985

04/21

7.125

Allentown, PA

17,027

06/21

6.950

Bayamon, PR (Rio Hondo)

55,300

05/28

7.180

San Juan, PR (Senorial Plaza)

14,360

05/28

7.180

Bayamon, PR (Rexville Plaza)

8,652

05/28

7.180

Arecibo, PR (Atlantico)

14,449

05/28

7.180

Total Mortgage Debt

1,470,249

Total Consolidated Debt

5,119,036

Summary of Consolidated Debt 6.1

Developers Diversified Realty Corporation
Quarterly Financial Supplement
For the six-months ended June 30, 2007

Summary of Consolidated Debt
as of June 30, 2007 (con’t)


			Wtd. Avg.	Wtd. Avg.
			Maturity	Interest Rate
Fixed Rate	$	4,619,756	4.22 years		5.2	%
Variable Rate	$	499,281	2.85 years		5.9	%

	$	5,119,036	4.09 years		5.2	%


CUMULATIVE REDEEMABLE PREFERRED SHARES	Outstanding Amount
Class G - 8.0%	$	180,000
Class H - 7.375%	$	205,000
Class I - 7.5%	$	170,000

Notes:

F — Fixed Rate Debt V — Variable Rate Debt

	1.		Interest rate figures reflect coupon rates of interest and do not include discounts or premiums. Annualized 2007 deferred finance cost amortization of approximately $10.6 million, net is offset by approximately $8.2 million of annualized fair market value adjustment in 2007.

	2.		The LIBOR rate on $100 million of the $1.2 billion Revolving Credit Facility has been fixed at 4.942% through September 2010 via an interest rate swap. The spread on this $100 million borrowing was 0.230 % on June 30, 2007 resulting in a fixed rate of 5.172% on this borrowing.

	3.		Secured term loan debt of $200 million has been converted to a fixed rate of 5.85% until June 28, 2010. Secured term loan debt of $100 million has been converted to a fixed rate of 5.63%, $50 million has been converted to a fixed rate of 5.66%, and $50 million has been converted to a fixed rate of 5.67% until October 18, 2009. The weighted average rate of all traunches, reflecting the rates fixed by interest rate swaps, is 5.823%.

	4.		The convertible notes may be net settled with DDR’s common stock once the stock price rises above $65.11 per share, however, this conversion price has been increased to $74.41 per share through the purchase of a convertible note hedge. The principal balance on these notes is to be settled in cash.

	5.		The convertible notes may be net settled with DDR’s common stock once the stock price rises above $74.75 per share however, this conversion price has been increased to $87.21 per share through the purchase of a convertible note hedge. The principal balance on these notes is to be settled in cash.

	6.		The company’s 50% joint venture with DDR Macquarie is consolidated within DDR’s accounts pursuant to FIN 46.

	7.		The company’s 50% joint venture with David Berndt Interests is consolidated within DDR’s accounts pursuant to FIN 46.

	8.		The company’s 67% joint venture with Shea and Tatum Associates is consolidated within DDR’s accounts pursuant to EITF 04-05.

Amounts may differ slightly from actual results, due to rounding.

Summary of Consolidated Debt 6.1

Developers Diversified Realty Corporation
Quarterly Financial Supplement
For the six-months ended June 30, 2007

Summary of Joint Venture Debt
as of June 30, 2007

Mortgage

Property/Entity

Balance (000’s)

Maturity Date

Interest Rate

RVIP III B

Deer Park, IL

60,000

10/11

5.590

RVIP VII

72,120

(1)

04/08

Libor + 95

RVIP VIII

23,356

01/09

Libor + 100

DPG Realty Holdings, LLC

Tonawanda, NY

5,583

05/17

7.630

Tonawanda, NY

4,949

06/21

7.660

DDRA Community Centers Five

280,000

(2)

08/10

5.295

Lennox Town Center Limited

1,000

06/17

6.440

Columbus, OH

26,000

06/17

5.640

Sun Center Limited

6,042

05/11

5.420

Columbus, OH

13,722

04/11

8.480

DOTRS LLC

Macedonia, OH

21,000

08/11

6.050

Jefferson County Plaza, LLC

3,749

08/08

Libor + 175

Arnold, MO

DDR Markaz II

150,480

(3)

11/14

5.147

Coventry II DDR Bloomfield

48,000

12/07

Libor + 110

Coventry II DDR Buena Park

61,000

03/10

Libor + 115

Coventry II DDR Fairplain

16,000

12/07

Libor + 95

Coventry II DDR Marley Creek

10,235

07/07

Prime + 25

Coventry II DDR Merriam Village

18,539

06/08

Libor + 150

Coventry II DDR Phoenix Spectrum

46,000

01/09

Libor + 70

Coventry II DDR SM

86,351

01/08

Libor + 70

33,323

01/08

Libor + 195.7

Coventry II DDR Totem Lakes

21,000

07/07

Libor + 215

Coventry II DDR Tri County

157,334

02/15

5.655

11,954

02/15

10.304

Coventry II DDR Ward Parkway

36,000

08/08

Libor + 125

Coventry II DDR Westover Marketplace

18,980

07/07

Libor + 195

Summary of Joint Venture Debt 6.2

Developers Diversified Realty Corporation
Quarterly Financial Supplement
For the six-months ended June 30, 2007

Summary of Joint Venture Debt
as of June 30, 2007 (con’t)

Mortgage

Property/Entity

Balance (000’s)

Maturity Date

Interest Rate

DDRTC Core Retail Fund, LLC

DDRTC Holdings Pool 1, LLC

736,559

(4)

03/17

5.4475

DDRTC Holdings Pool 3, LLC

555,034

(5)

03/12

5.480

DDRTC Holdings Pool 5, LLC

225,000

(6)

02/10

Libor + 65

DDRTC Holdings Pool 6, LLC

Walks at Highwood Preserve I & II

3,700

05/09

4.372

Aiken Exchange

7,350

05/09

4.372

Oak Summit

8,200

06/09

4.272

Wytheville Commons

5,590

06/09

4.302

Heritage Pavilion

21,500

07/09

4.460

Columbiana Station

25,900

05/10

4.040

Warwick Center

16,939

06/10

4.130

Fayette Pavilion I & II

53,250

07/10

5.620

North Hill Commons

2,475

11/10

5.240

Cox Creek Shopping Center

14,511

03/12

7.090

Cypress Trace

16,000

04/12

5.000

Waterfront Marketplace

29,675

08/12

6.350

Waterfront Town Center

39,095

08/12

6.350

Creeks at Virginia Center

26,384

08/12

6.370

Willoughby Hills Shopping Center

14,480

06/18

6.980

Inland SAU Retail Fund, LLC

Blockbuster

993

10/10

4.890

Cascade Crossing

4,954

10/10

4.890

Hickory Flat Village

8,689

10/10

4.890

Flat Shoals Crossing

6,063

10/10

4.760

Deshon Plaza

6,038

10/10

4.760

Shops at John’s Creek

2,762

10/10

4.890

Waynesboro Commons

3,178

10/10

4.890

Brookhaven

10,397

12/10

4.890

South Square

12,597

10/12

5.060

North Hampton Market (Phase I & II)

10,501

10/12

5.080

The Point

15,800

10/12

5.640

Oakland Market Place

3,560

10/12

5.040

Crossroads Square

4,869

12/12

5.310

Cascade Corners

3,979

12/12

5.420

Hilander Village

9,404

12/12

5.410

Glenlake Plaza

8,234

12/12

5.440

Broadmoor Plaza

11,048

12/12

5.440

Milan Plaza

2,161

12/12

5.490

West Towne Commons

4,797

12/12

5.440

American Way

6,662

12/12

5.440

Kroger Junction

3,827

12/12

5.440

Kroger Plaza

1,806

12/12

5.440

Willowbrook Commons

6,998

03/13

5.410

Shoppes at Wendover II

14,382

04/13

5.060

Harper Hill Commons

10,350

04/13

5.790

Plaza at Carolina Forest

14,203

05/13

5.970

Alexander Pointe

5,129

08/13

5.920

Patterson Place

20,338

12/13

5.670

Summary of Joint Venture Debt 6.2

Developers Diversified Realty Corporation
Quarterly Financial Supplement
For the six-months ended June 30, 2007

Summary of Joint Venture Debt
as of June 30, 2007 (con’t)


	Mortgage
Property/Entity	Balance (000’s)					Maturity Date		Interest Rate
DDR Domestic Retail Fund I
DDR Domestic Retail Fund I		F	$	885,000	(7)		07/17		5.600
Paradise Promenade, Davie, FL		F		6,400			06/09		4.322
Village Ctr, Racine, WI		F		13,200			04/10		4.440
West Falls Plaza, West Patterson, NJ		F		11,075			06/10		4.685
Southampton Village, Tyrone, GA		F		6,700			05/11		4.663
Village Center Outlot, Racine, WI		F		2,070			07/11		5.170
Center Pointe Plaza, Easley, SC		F		4,250			08/11		5.320
Shoppes on the Ridge, Lake Wales, FL		F		9,628			12/11		4.740
Publix Brooker Creek, Palm Harbor, FL		F		5,000			12/11		4.610
Watercolor Crossing, Santa Rosa, FL		F		4,355			01/12		4.760
Heather Island Plaza, Ocala, FL		F		6,155			12/12		5.001
Hilliard Rome, Columbus, OH		F		11,309			01/13		5.870
Boynton Beach, FL (Meadows Square)		F		3,695			07/13		6.720

TRT DDR Holdings I LLC		F		110,000	(8)		05/17		5.510

DDR MDT PS, LLC		F		86,000	(9)		07/13		6.004

DDR Macquarie (10)
$266 Million Revolving Credit Facility		V		174,400	(11)		04/10	Libor + 40
		F		9,100	(11)		04/10		3.938
		F		20,000	(11)		04/10		4.360

Secured Portfolio Financing		F		290,500	(12)		12/08		4.225
		V		50,000	(12)		12/08	Libor + 130
		F		165,250	(13)		06/09		4.180
		V		7,660	(13)		06/08	Libor + 84

BJ’s Clarence		F		4,619			03/22		7.070
JoAnn Transit		F		2,752			08/13		6.250
New Hartford Consumer Square		F		33,309			11/18		5.750
Birmingham, AL (Riverchase)		F		7,693			01/13		5.500

DDR Macquarie Longhorn Holdings		F		85,000	(14)		01/12		4.910

DDR Macquarie Longhorn Holdings II		F		157,250	(15)		04/10		4.822
		V		3,570	(15)		04/10	Libor + 85

DDR Macquarie Longhorn Holdings III		F	$	39,300	(16)		04/10		5.098


Total			$	5,463,316

						Wtd. Avg.		Wtd. Avg.
						Maturity		Interest Rate

Total Joint Venture Debt:
Fixed Rate			$	4,508,034		6.39 years			5.3	%
Variable Rate			$	955,282		1.70 years			6.2	%


			$	5,463,316		5.57 years			5.5	%

DDR’s Proportionate Share:
Fixed Rate			$	858,842
Variable Rate			$	162,290


			$	1,021,132

Summary of Joint Venture Debt 6.2

Developers Diversified Realty Corporation
Quarterly Financial Supplement
For the six-months ended June 30, 2007

Notes:

(1) Encumbers two shopping center properties located in California.


(4) Encumbers twenty five shopping center properties as follows:
	Anderson Central (Anderson, SC)	Barrett Pavilion (Kennesaw, GA)
	Boynton Commons (Boynton Beach, FL)	City Crossing (Warner Robins, GA)
	Fayette Pavilion III & IV (Fayetteville, GA)	Gateway Market Center (St. Petersburg, FL)
	Gateway Plaza (Jacksonville, NC)	Hiram Pavilion (Hiram, GA)
	Marketplace at Mill Creek (Buford, GA)	Overlook at King of Prussia (King of Prussia, PA)
	Sand Lake Corners (Orlando, FL)	Paradise Place (West Palm Beach, FL)
	Stonecrest Marketplace (Lithonia, GA)	Pleasant Hill (Duluth, GA)
	Universal Plaza (Lauderhill, FL)	River Ridge (Birmingham, AL)
	Venture Pointe (Duluth, GA)	Sarasota Pavilion (Sarasota, FL)
	Ward’s Crossing (Lynchburg, VA)	Sycamore Commons (Matthews, NC)
	Winslow Bay Commons (Mooresville, NC)	Bartow Marketplace (Cartersville, GA)
	Woodstock Square (Woodstock, GA)	Columbiana Station II (Columbia, SC)
	Market Place (Ft. Myers, FL)

(5) Encumbers seventeen shopping center properties as follows:
	Bellevue Place (Nashville, TN)	Village Crossing (Skokie, IL)
	Capital Plaza (Wake Forest, NC)	Birkdale Village Retail & Apts (Huntersville, NC)
	Carlisle Commons (Carlisle, PA)	CompUSA Retail Center (Newport News, VA)
	Chesterfield Crossings (Richmond, VA)	Douglasville Pavilion (Douglasville, GA)
	Commonwealth Center II (Richmond, VA)	Stonebridge Square (Roswell, GA)
	Costco Plaza (White Marsh, MD)	Town & Country (Knoxville, TN)
	Naugatuck Valley Shopping Center (Waterbury, CT)	Turkey Creek I (Knoxville, TN)
	Newnan Pavilion (Newnan, GA)	Walks at Highwood Preserve I (Tampa, FL)
	Suwanee Crossroads (Suwanee, GA)

(6) Encumbers twelve shopping center properties as follows:
	Westside Centre (Huntsville, AL)	Chatham Crossing (Siler City, NC)
	McFarland Plaza (Tuscaloosa, AL)	Southern Pines Marketplace (Southern Pines, NC)
	Circuit City Plaza (Orlando, FL)	Alexander Place (Raleigh, NC)
	Shoppes at Lake Mary (Lake Mary, FL)	Target Center (Columbia, SC)
	Eisenhower Crossing I & II (Macon, GA)	Hillsboro Square (Deerfield Beach, FL)
	Southlake Pavilion (Morrow, GA)
	Goody’s Shopping Center (Augusta, GA)

(7) Encumbers fifty two shopping center properties as follows:
	Aberdeen Square (Boynton Beach, FL)	Harundale Plaza (Glen Burnie, MD)
	Creekwood Crossing (Bradenton, FL)	Largo Town Center (Upper Marlboro, MD)
	Northlake Commons (Palm Beach Gardens, FL)	Fayetteville Pavilion (Fayetteville, NC)
	Riverstone Plaza (Canton, GA)	Crossroads Plaza (Philadelphia, PA)
	Casselberry Commons (Casselberry, FL)	Village Square at Golf (Boynton Beach, FL)
	Bardmoor Shopping Center (Largo, FL)	Lakewood Ranch (Bradenton, FL)
	Melbourne Shopping Center (Melbourne, FL)	Crystal Springs Shopping Center (Crystal River, FL)
	West Oaks Towne Center (Orlando, FL)	Sheridan Square (Dania, FL)
	Skyview Plaza (Orlando, FL)	Shoppes at Paradise Pointe (Fort Walton Beach, FL)
	Midway Plaza (Tamarac, FL)	Citrus Hills (Hernando, FL)
	Shoppes at New Tampa (Wesley Chapel, FL)	Paraiso Plaza (Hialeah, FL)
	Market Square (Douglasville, GA)	Plaza Del Paraiso (Miami, FL)
	Riverdale Shops (West Springfield, MA)	River Run (Miramar, FL)

Summary of Joint Venture Debt 6.2

Developers Diversified Realty Corporation
Quarterly Financial Supplement
For the six-months ended June 30, 2007

Notes: (con’t)
(7) Encumbers fifty two shopping center properties as follows: (con’t)


	Countryside (Naples, FL)	Meadowmont Village Center (Chapel Hill, NC)
	Shoppes of Golden Acres (New Port Richey, FL)	Clayton Corners (Clayton, NC)
	Conway Plaza (Orlando, FL)	Sexton Commons (Fuquay Varina, NC)
	Chickasaw Trails Shopping Center (Orlando, FL)	Rosedale Shopping Center (Huntersville, NC)
	Flamingo Falls (Pembroke Pines, FL)	Shops at Oliver’s Crossing (Winston-Salem, NC)
	Killearn Shopping Center (Tallahassee, FL)	Cofer Crossing (Tucker, GA)
	Southwood Plantation (Tallahassee, FL)	Oviedo Park Crossing (Oviedo, FL)
	Shoppes of Lithia (Valrico, FL)	Hilltop Plaza (Richmond, CA)
	Sharon Greens (Cumming, GA)	Springfield Commons (Toledo, OH)
	Hairston Crossing (Decatur, GA)	Derby Square (Grove City, OH)
	Shoppes of Ellenwood (Ellenwood, GA)	North Pointe Plaza (Tampa, FL)
	Clearwater Crossing (Flowery Branch, GA)	Highland Grove (Highland, IN)
	Shoppes at Lake Dow (McDonough, GA)	Apple Blossom Corners (Winchester, VA)

(8) Encumbers three shopping center properties as follows:
	Centerton Square (Mt. Laurel, NJ)	Beaver Creek Commons (Apex, NC)
	Mt. Nebo Pointe (Pittsburgh, PA)

(9) Encumbers seven shopping center properties as follows:
	Shops at Turner Hill (Lithonia, GA)	McKinney Marketplace (McKinney, TX)
	Turner Hill Marketplace (Lithonia, GA)	Marketplace at Town Center (Mesquite, TX)
	Flatacres Marketcenter (Parker, CO)	Frisco Marketplace (Frisco, TX)
	Overland Pointe Marketplace (Overland Park, KS)
(10) The company’s 50% joint venture associated with the Mervyns Portfolio acquisition is not reflected below as it is consolidated within DDR’s accounts pursuant to FIN 46.

(11) Encumbers seven shopping center properties as follows:


	Canton, OH	St. Paul, MN	North Olmsted, OH
	Brentwood, TN	Monaca, PA	Coon Rapids, MN
	Merriam, KS

(12) Encumbers seven shopping center properties as follows:
	Independence, MO	Framingham, MA	Fairfax, VA
	Schaumburg, IL	Atlanta, GA	Naples, FL
	Marietta, GA

(13) Encumbers eight shopping center properties as follows:
	Clarence, NY	Fayetteville, AR	Nashville, TN
	Cheektowaga, NY	Erie, PA	Ashville, NC
	Batavia, NY	Murfreesboro, TN


(14) Encumbers four shopping center properties as follows:
	Pioneer Hills (Aurora, CO)	Harbison Court (Columbia, SC)
	MacArthur Marketplace (Irving, TX)	Lakepointe Crossing (Lewisville, TX)

(15) Encumbers seven shopping center properties as follows:
	Plainville Commons (Plainville, CT)	Shoppers World of Brookfield (Brookfield, WI)
	Riverdale Village (Coon Rapids, MN)	Brown Deer Center (Brown Deer, WI)
	Brandon Village (Brandon, FL)	Brown Deer Marketplace (Brown Deer, WI)
	Brandon Plaza (Brandon, FL)

(16) Encumbers three shopping center properties as follows:
	Grandville Marketplace (Grandville, MI)	Parker Pavilions (Parker, CO)
	McDonough Marketplace (McDonough, GA)

Amounts may differ slightly from actual results, due to rounding.

Summary of Joint Venture Debt 6.2

Developers Diversified Realty Corporation
Quarterly Financial Supplement
For the six-months ended June 30, 2007

Summary of Consolidated Mortgage Principal Payments, Corporate Debt Maturities
and Joint Venture Debt Payments and Maturities
as of June 30, 2007
(000’s)


	2007 Payments		2008 Payments		2009 Payments		2010 Payments		2011 Payments		2012 Payments		2013 Payments		2014 Payments		2015 Payments		2016 Payments		Thereafter		Total
CONSOLIDATED DEBT

Property Mortgages	$	64,472	$	221,807	$	158,384	$	383,138	$	235,488	$	127,636	$	85,886	$	20,018	$	30,323	$	21,157	$	102,020	$	1,450,329

Construction Loans		0		19,920		0		0		0		0		0		0		0		0		0		19,920

Public Debt		97,000		99,985		274,638		499,573		499,423		948,730		0		0		199,439		0		100,000		2,718,788


Subtotal		161,472		341,712		433,022		882,711		734,911		1,076,366		85,886		20,018		229,762		21,157		202,020		4,189,036

Revolving Credit Facilities & Term Loans ⁽¹⁾		0		0		0		380,000		550,000		0		0		0		0		0		0		930,000


Total Consolidated Debt	$	161,472	$	341,712	$	433,022	$	1,262,711	$	1,284,911	$	1,076,366	$	85,886	$	20,018	$	229,762	$	21,157	$	202,020	$	5,119,036


JOINT VENTURE DEBT

Total JV Debt	$	118,288	$	607,285	$	297,648	$	1,146,523	$	136,801	$	852,618	$	184,089	$	159,910	$	157,970	$	7,369	$	1,794,814	$	5,463,316

DDR’s Proportionate Share		15,958		104,147		49,455		274,899		46,898		133,010		18,799		31,533		28,156		1,029		317,248		1,021,132


Total Consolidated Debt & Proportionate Share JV Debt	$	177,430	$	445,859	$	482,477	$	1,537,611	$	1,331,809	$	1,209,376	$	104,685	$	51,550	$	257,918	$	22,186	$	519,268	$	6,140,169


Notes:

(1)		Balance at June 30, 2007 on credit facilities, bridge and term loan. The $1.2 billion JPMorgan Chase facility has one one-year extension option to 2011. The $550 million Key Bank term loan has one one-year extension option to 2012. The $60 million National City Bank facility has one one-year extension option to 2011. Amounts may differ slightly from actual results, due to rounding.

Summary of Consolidated and Joint Venture Debt Payments and Maturities 6.3

Developers Diversified Realty
Quarterly Financial Supplement
For the six-months ended June 30, 2007

Investor Information


Research Coverage
AG Edwards David AuBuchon			(314) 955-5452

Citigroup Smith Barney Jonathan Litt			(212) 816-0231
Ambika Goel			(212) 816-6981

Deutsche Bank Securities Lou Taylor			(212) 250-4912
Christeen Kim			(212) 250-8705

Goldman Sachs Dennis Maloney			(212) 902-1970

Green Street Advisors Jim Sullivan			(949) 640-8780
Nick Vedder			(949) 640-8780

Hilliard Lyons Tony Howard			(502) 588-1142

Lehman Brothers David Harris			(212) 526-1790

Merrill Lynch Steve Sakwa			(212) 449-0335
Craig Schmidt			(212) 449-1944

JP Morgan Michael Mueller			(212) 622-6689
Greg Stuart			(212) 622-5390

Morgan Stanley Matthew Ostrower			(212) 761-6284
Mick Chiang			(212) 761-6385

RBC Capital Markets Rich Moore			(216) 378-7625

UBS Jeff Spector			(212) 713-6144

Wachovia Securities Jeff Donnelly			(617) 603-4262
Robert Laquaglia			(617) 603-4280

Corporate Headquarters
3300 Enterprise Parkway
Beachwood, Ohio 44122
Phone: (216) 755-5500
Fax: (216) 755-1500
Website: www.ddr.com

Investor Relations
Michelle M. Dawson
Phone: (216) 755-5455
Email: mdawson@ddr.com

EX-99.3 4 l27073aexv99w3.htm EX-99.3 EX-99.3

Exhibit 99.3

Appendix to Quarterly Financial Supplement
Property and Joint Venture Detail

For the six-months ended
June 30, 2007

Investor Relations Department
3300 Enterprise Parkway • Beachwood, Ohio 44122
(216) 755-5500 • (216) 755-1500 (fax)
www.ddr.com

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the six-months ended June 30, 2007

TABLE OF CONTENTS


Section	Tab

Property Listing		1.0

Joint Venture Partnership Summaries		2.0

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the Six Months ended June 30, 2007

2Q07 Property List


				Year				DDR					Owned &
				Developed/		Year		Ownership					Unowned		Total
Location		Center/Property	MSA	Redeveloped		Acquired		Interest			Owned GLA		GLA		Annualized Rent		Anchor Tenants (Lease Expiration)
Alabama
1	BIRMINGHAM, AL (BROOK)	BROOK HIGHLAND PLAZA 5291 HWY 280 SOUTH	Birmingham		1994/2003		1994		100.00	%		425,095		552,012		4,507,825	DICK’S SPORTING GOODS(2017), GOODY’S(2009), STEIN MART(2011), OFFICE MAX(2011), MICHAEL’S(2009), HOMEGOODS(2016), BOOKS-A-MILLION(2010), ROSS DRESS FOR LESS(2014), LOWES HOME CENTERS(NOT OWNED)
2	BIRMINGHAM, AL (EASTWOOD)	EASTWOOD FESTIVAL CENTER 7001 CRESTWOOD BLVD	Birmingham		1989/1999		1995		100.00	%		300,280		454,110		1,373,457	OFFICE DEPOT(2007), DOLLAR TREE(2009), BURLINGTON COAT FACTORY(2008), WESTERN SUPERMARKETS(NOT OWNED), HOME DEPOT(NOT OWNED)
3	BIRMINGHAM, AL(RIVER RIDGE)	RIVER RIDGE (TIAA) US HIGHWAY 280	Birmingham		2001		2007		15.00	%		172,304		349,804		2,758,655	STAPLES(2016), LINENS ‘N THINGS(2012), BEST BUY(2017), SUPER TARGET(NOT OWNED)
4	BIRMINGHAM, AL(RIVERCHASE)	RIVERCHASE PROMENADE(I) MONTGOMERY HIGHWAY	Birmingham		1989		2006		14.50	%		120,108		228,416		1,859,084	MARSHALLS(2008), TOY’S R US(NOT OWNED), GOODY’S(NOT OWNED)
5	CULLMAN, AL	LOWE’S HOME IMPROVEMENT 1717 CHEROKEE AVE SW	Cullman		1998		2007		100.00	%		101,287		101,287		682,500	LOWE’S(2015)
6	DOTHAN, AL(CIRCUIT CITY)	CIRCUIT CITY — DOTHAN 2821 MONTGOMERY HWY	Dothan		2004		2007		100.00	%		33,906		33,906		567,926	CIRCUIT CITY(2020)
7	DOTHAN, AL(SHOPS)	SHOPS ON THE CIRCLE 3500 ROSS CLARK CIRCLE	Dothan		2000		2007		100.00	%		149,085		149,085		1,646,363	OLD NAVY(2010), T.J. MAXX(2010), OFFICE MAX(2016)
8	FLORENCE, AL	COX CREEK SHOPPING CENTER 374-398 COX CREEK PARKWAY	Florence		2001		2007		15.00	%		173,989		304,870		1,831,420	BEST BUY(2017), MICHAEL’S(2011), DICK’S SPORTING GOODS(2017), LINENS ‘N THINGS(2011), TARGET(NOT OWNED)
9	GADSDEN, AL	EAST SIDE PLAZA 3010-3036 E. MEIGHAN BOULEVARD	Gadsden		1979/2004		2003		100.00	%		85,196		130,899		271,508	FRED’S(2009), FOOD WORLD(NOT OWNED)
10	HUNTSVILLE, AL(WEST)	WESTSIDE CENTRE (TIAA) 6275 UNIVERSITY DR	Huntsville		2002		2007		15.00	%		475,307		526,307		5,183,671	BABIES R US(2012), MARSHALLS(2011), BED BATH & BEYOND(2012), MICHAEL’S(2011), GOODY’S(2016), DICK’S SPORTING GOODS(2017), STEIN MART(2011), ROSS DRESS FOR LESS(2013), COMPUSA(2016), TARGET(NOT OWNED)
11	OPELIKA, AL	PEPPERELL CORNERS 2300-2600 PEPPERELL PARKWAY	Opelika		1995		2003		100.00	%		306,224		306,224		1,506,797	LOWE’S(2012), GOODY’S(2010), STEVE & BARRY’S(2014)
12	SCOTTSBORO, AL	SCOTTSBORO MARKETPLACE 24833 JOHN P REID PARKWAY	Scottsboro		1999		2003		100.00	%		40,560		223,750		455,004	GOODY’S(2011), WAL-MART(NOT OWNED)
13	TUSCALOOSA, AL	MCFARLAND PLAZA (TIAA) 2600 MCFARLAND BLD E	Tuscaloosa		1999		2007		15.00	%		229,323		229,323		1,653,390	STEIN MART(2009), OLD NAVY(2011), CIRCUIT CITY(2020), OFFICE MAX(2015), TOYS R US(2011)

Arizona
14	AHWATUKEE, AZ	FOOTHILLS TOWNE CTR (II) 4711 EAST RAY ROAD	Phoenix		1996/1997/1999		1998		50.00	%		647,883		686,414		10,386,497	JO-ANN STORES(2010), BEST BUY(2014), BASSETT FURNITURE(2010), AMC THEATRE(2021), ASHLEY FURNITURE HOMESTORE(2011), BARNES & NOBLE(2012), STEIN MART(2011), BABIES R US(2012), ROSS DRESS FOR LESS(2012), OFFICE MAX(2012)
15	CHANDLER, AZ	MERVYN’S PLAZA 2992 NORTH ALMA SCHOOL ROAD	Phoenix		1985		2005		50.00	%		74,862		74,862		673,200	MERVYN’S(2020)
16	MESA, AZ(SUPERS)	SUPERSTITION SPRINGS CENTER 6505 E SOUTHERN AVENUE	Phoenix		1990		2005		50.00	%		86,858		86,858		1,151,580	MERVYN’S(2020)
17	PHOENIX, AZ (PEORIA)	ARROWHEAD CROSSING 7553 WEST BELL ROAD	Phoenix		1995		1996		50.00	%		346,428		416,606		4,541,431	STAPLES(2009), COMPUSA(2013), MAC FRUGAL’S(2010), BARNES & NOBLE(2011), T.J. MAXX(2011), CIRCUIT CITY(2016), DSW SHOE WAREHOUSE(2017), BASSETT FURNITURE(2009), LINENS ‘N THINGS(2011), FRY’S(NOT OWNED)
18	PHOENIX, AZ (SPE)	PHOENIX SPECTRUM MALL 1703 W. BETHANY HOME RD	Phoenix		1961		2004		20.00	%		469,337		923,968		6,222,140	COSTCO WHOLESALE(2020), ROSS DRESS FOR LESS(2013), PETSMART(2019), HARKINS THEATRE(2022), WALMART(NOT OWNED), DILLARD’S(NOT OWNED)

Property List 1.0
Page 1 of 35

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the Six Months ended June 30, 2007

2Q07 Property List


				Year				DDR					Owned &
				Developed/		Year		Ownership					Unowned		Total
Location		Center/Property	MSA	Redeveloped		Acquired		Interest			Owned GLA		GLA		Annualized Rent		Anchor Tenants (Lease Expiration)
19	PHOENIX, AZ(DEER VALLEY)	DEER VALLEY TOWNE CENTER 2805 WEST AQUA FRIA FREEWAY	Phoenix		1996		1999		100.00	%		194,009		459,939		3,115,453	ROSS DRESS FOR LESS(2009), OFFICE MAX(2013), PETSMART(2014), MICHAEL’S(2009), AMC THEATRES(NOT OWNED), TARGET(NOT OWNED)
20	PHOENIX, AZ(DV)	DEER VALLEY 4255 W. THUNDERBIRD ROAD	Phoenix		1979		2005		50.00	%		81,009		81,009		819,060	MERVYN’S(2020)
21	PHOENIX, AZ(PARADISE)	PARADISE VILLAGE GATEWAY TATUM & SHEA BLVDS.	Phoenix		1997/2004		2003		67.00	%		223,658		295,317		4,459,606	BED BATH & BEYOND(2011), ROSS DRESS FOR LESS(2012), PETSMART(2015), STAPLES(2010), ALBERTSONS-OSCO DRUG(NOT OWNED)
22	PHOENIX, AZ(SILVER)	SILVER CREEK PLAZA 4710 E. RAY ROAD			1994		2005		50.00	%		76,214		76,214		855,780	MERVYN’S(2020)
23	TUCSON, AZ	SANTA CRUZ PLAZA 3660 SOUTH 16TH AVENUE	Tucson		1982		2005		50.00	%		76,126		76,126		513,060	MERVYN’S(2020)

Arkansas
24	FAYETTEVILLE, AR	SPRING CREEK CENTRE 464 E. JOYCE BOULEVARD	Fayetteville		1997/1999/2000/2001		1997		14.50	%		262,827		590,161		3,044,651	T.J. MAXX(2011), BEST BUY(2017), GOODY’S(2013), OLD NAVY(2010), BED BATH & BEYOND(2009), WAL-MART SUPER CENTER(NOT OWNED), HOME DEPOT(NOT OWNED)
25	FAYETTEVILLE, AR(STEELE)	STEELE CROSSING 3533-3595 N. SHILOH DR	Fayetteville		2003		2003		14.50	%		50,314		261,665		962,825	KOHL’S(NOT OWNED), TARGET(NOT OWNED)
26	N. LITTLE ROCK, AR	MCCAIN PLAZA 4124 EAST MCCAIN BOULEVARD	Little Rock		1991/2004		1994		100.00	%		295,013		295,013		1,959,563	BED BATH & BEYOND(2013), T.J. MAXX(2009), CINEMARK(2011), BURLINGTON COAT FACTORY(2014), MICHAEL’S(2014), SPORTS AUTHORITY(2013)
27	RUSSELLVILLE, AR	VALLEY PARK CENTRE 3093 EAST MAIN STREET	Russellville		1992		1994		100.00	%		266,539		266,539		1,772,457	HOBBY LOBBY(2016), STAGE(2010), J.C. PENNEY(2012), BELK(2021)

California
37	ANAHEIM, CA	ANAHEIM HILLS FESTIVAL CENTER 8100 E SANTA CANYON ROAD	Los Angeles		1992		2005		50.00	%		77,883		77,883		1,301,520	MERVYN’S(2020)
38	ANTIOCH, CA	COUNTY EAST SHOPPING CENTER 2602 SOMERSVILLE ROAD	Sacramento		1970		2005		50.00	%		75,339		75,339		1,181,160	MERVYN’S(2020)
39	BUENA PARK, CA (MALL & ENT)	BUENA PARK MALL AND ENTERTAIN 100 BUENA PARK	Los Angeles		1965		2004		20.00	%		723,988		1,131,651		9,808,791	CIRCUIT CITY(2018), DSW SHOE WAREHOUSE(2013), ROSS DRESS FOR LESS(2010), BED BATH & BEYOND(2011), STEVE & BARRY’S(2014), 24 HOUR FITNESS(2022), KOHL’S(2024), KRIKORIAN PREMIER THEATRES(2023), MICHAEL’S(2014), WALMART(NOT OWNED), SEARS(NOT OWNED)
40	BURBANK, CA	BURBANK TOWN CENTER 245 E MAGNOLIA BLVD	Los Angeles		1991		2005		50.00	%		89,182		89,182		1,624,860	MERVYN’S(2020)
41	CHINO, CA	CHINO TOWN SQUARE SHOPPING 5517 PHILADELPHIA	Los Angeles		1986		2005		50.00	%		81,282		81,282		870,060	MERVYN’S(2020)
42	CLOVIS, CA	SIERRA VISTA MALL 1000 SHAW AVENUE	Fresno		1988		2005		50.00	%		75,088		75,088		714,000	MERVYN’S(2020)
43	CULVER CITY, CA	CIRCUIT CITY — CULVER CITY 5660 SEPULVEDA BLVD	Los Angeles		1998		2007		100.00	%		32,873		32,873		680,062	CIRCUIT CITY(2018)
44	EL CAJON, CA	WESTFIELD SHOPPING TOWN 565 FLETCHER PARKWAY	San Diego		1989		2005		50.00	%		85,744		85,744		1,253,580	MERVYN’S(2020)
45	FAIRFIELD, CA	WESTFIELD SOLANO MALL 1451 GATEWAY BLVD.	San Francisco		1981		2005		50.00	%		89,223		89,223		1,625,880	MERVYN’S(2020)
46	FOLSOM, CA	FOLSOM SQUARE 1010 E. BIDWELL STREET	Sacramento		2003		2005		50.00	%		79,080		79,080		1,154,640	MERVYN’S(2020)

Property List 1.0
Page 2 of 35

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the Six Months ended June 30, 2007

2Q07 Property List


				Year					DDR					Owned &
				Developed/		Year			Ownership					Unowned		Total
Location		Center/Property	MSA	Redeveloped		Acquired			Interest			Owned GLA		GLA		Annualized Rent		Anchor Tenants (Lease Expiration)
47	FOOTHILL RANCH, CA	FOOTHILLS RANCH TOWN CENTRE 26732 PORTOLA PARKWAY	Los Angeles		1993		2005			50.00	%		77,934		77,934		1,050,600	MERVYN’S(2020)
48	GARDEN GROVE, CA	GARDEN GROVE CENTER 13092 HARBOR BLVD.	Los Angeles		1982		2005			50.00	%		83,746		83,746		752,760	MERVYN’S(2020)
49	LANCASTER, CA (DISCOUNT)	VALLEY CENTRAL — DISCOUNT 44707-44765 VALLEY CENTRAL WAY	Los Angeles		1990		2000			20.00	%		353,483		483,787		3,997,969	WAL-MART(2010), MARSHALL’S(2007), CIRCUIT CITY(2011), STAPLES(2008), CINEMARK(2017), 99 CENTS ONLY(2014)
50	LOMPAC, CA	MISSION PLAZA 1600 N H STREET	Los Angeles		1992		2005			50.00	%		62,523		62,523		350,880	MERVYN’S(2020)
51	LONG BEACH, CA (PIKE)	THE PIKE 95 SOUTH PINE AVE	Los Angeles		2005		1	*		100.00	%		260,513		294,052		3,869,936	CINEMARK(2008), BORDERS(2016), CLUB V2O(2019)
52	MADERA, CA	MADERA 1467 COUNTRY CLUB DRIVE	Fresno		1990		2005			50.00	%		59,720		59,720		200,940	MERVYN’S(2020)
53	NORTH FULLERTON, CA	NORTH FULLERTON 200 IMPERIAL HIGHWAY	Los Angeles		1991		2005			50.00	%		76,360		76,360		772,140	MERVYN’S(2020)
54	NORTHRIDGE, CA	NORTHRIDGE PLAZA 8800 CORBIN AVE	Los Angeles		1980		2005			50.00	%		75,326		75,326		542,640	MERVYN’S(2020)
55	OCEANSIDE, CA.	OCEAN PLACE CINEMAS 401-409 MISSION AVENUE	San Diego		2000		2000			100.00	%		80,375		80,375		1,228,726	REGAL CINEMAS(2014)
56	PALMDALE, CA	ANTELOPE VALLEY MALL 1305 W RANCHO VISTA BLVD.	Los Angeles		1992		2005			50.00	%		76,550		76,550		829,260	MERVYN’S(2020)
57	PASADENA, CA	PASEO COLORADO 280 EAST COLORADO BLVD	Los Angeles		2001		2003			100.00	%		556,961		556,961		11,293,964	GELSON’S MARKET(2021), LOEHMANN’S(2015), EQUINOX(2017), MACY’S(2010), PACIFIC THEATRES EXHIB. CORP(2016), DSW SHOE WAREHOUSE(2011), J.JILL(2012), PF CHANGS CHINA BISTRO(2016), BOMBAY COMPANY(2011), TOMMY BAHAMA(2011), SEPHORA(2011)
58	PLEASANT HILL, CA.	DOWNTOWN PLEASANT HILL 2255 CONTRA COSTA BLVD #101	San Francisco		1999/2000		2001			20.00	%		345,930		345,930		6,895,672	ALBERTSON’S(2020), MICHAEL’S(2010), BORDERS(2015), ROSS DRESS FOR LESS(2010), BED BATH & BEYOND(2010), CENTURY THEATRE(2016)
59	PORTERVILLE, CA	PORTERVILLE MARKET PLACE 1275 WEST HENDERSON AVENUE	Bakersfield		1991		2005			50.00	%		76,378		76,378		515,100	MERVYN’S(2020)
60	REDDING, CA	SHASTA CENTER 1755 HILLTOP DRIVE	San Francisco		1984		2005			50.00	%		61,363		61,363		620,160	MERVYN’S(2020)
61	RICHMOND, CA(HILLTOP)	HILLTOP PLAZA 3401 BLUME DRIVE	San Francisco		1996/2000		2002			20.00	%		245,774		245,774		3,701,507	OFFICE MAX(2011), PETSMART(2012), ROSS DRESS FOR LESS(2013), BARNES & NOBLE(2011), CIRCUIT CITY(2017), CENTURY THEATRE(2016)
62	SAN DIEGO, CA	SOUTHLAND PLAZA SHOPPING 575 SATURN BLVD.	San Diego		1982		2005			50.00	%		75,207		75,207		1,013,880	MERVYN’S(2020)
63	SAN DIEGO, CA (COLLEGE)	COLLEGE GROVE SHOPPING CENTER 3450 COLLEGE AVENUE	San Diego		1991		2005			50.00	%		73,872		73,872		863,505	MERVYN’S(2021)
64	SAN FRANCISCO, CA (RETAILS)	VAN NESS PLAZA 215 1000 VAN NESS AVENUE	San Francisco		1998		2002			100.00	%		123,755		123,755		3,797,368	AMC THEATRE(2030), CRUNCH FITNESS(2008)
65	SANTA MARIA, CA	TOWN CENTER WEST SHOPPING 201 TOWN CENTER WEST	Los Angeles		1988		2005			50.00	%		84,886		84,886		762,960	MERVYN’S(2020)
66	SANTA ROSA, CA	SANTA ROSA PLAZA 600 SANTA ROSA PLAZA	San Francisco		1981		2005			50.00	%		90,348		90,348		1,526,940	MERVYN’S(2020)

Property List 1.0
Page 3 of 35

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the Six Months ended June 30, 2007

2Q07 Property List


				Year				DDR					Owned &
				Developed/		Year		Ownership					Unowned		Total
Location		Center/Property	MSA	Redeveloped		Acquired		Interest			Owned GLA		GLA		Annualized Rent		Anchor Tenants (Lease Expiration)
67	SLATTEN RANCH, CA	SLATTEN RANCH SHOPPING CENTER 5849 LONE TREE WAY	San Francisco		2002		2005		50.00	%		78,819		78,819		1,328,040	MERVYN’S(2020)
68	SONORA, CA	SONORA CROSSROAD SHOPPING 1151 SANGUINETTI ROAD	San Francisco		1993		2005		50.00	%		62,214		62,214		733,380	MERVYN’S(2020)
69	TULARE, CA	ARBOR FAIRE SHOPPING CENTER 1675 HILLMAN STREET	Fresno		1991		2005		50.00	%		62,947		62,947		566,100	MERVYN’S(2020)
70	UKIAH, CA	UKIAH 437 NORTH ORCHARD AVENUE	San Francisco		1990		2005		50.00	%		58,841		58,841		330,480	MERVYN’S(2020)
71	VALENCIA, CA	MERVYNS VALENCIA 24235 MAGIC MOUNTAIN PKWY	Los Angeles		1986		2006		100.00	%		75,590		75,590		951,000	MERVYN’S(2035)
72	WEST COVINA, CA	WEST COVINA SHOPPING CENTER 2753 E. EASTLAND CTR DR	Los Angeles		1979		2005		50.00	%		79,800		79,800		1,545,300	MERVYN’S(2020)

Colorado
73	AURORA, CO	PIONEER HILLS 5400-5820 SOUTH PARKER	Denver		2003		2003		14.50	%		127,215		479,541		2,429,358	BED BATH & BEYOND(2012), OFFICE DEPOT(2017), WAL-MART(NOT OWNED), HOME DEPOT(NOT OWNED)
74	BROOMFIELD, CO (FLATIRON GARD)	FLATIRON MARKETPLACE GARDEN 1 WEST FLATIRON CIRCLE	Denver		2001		2003		100.00	%		245,182		421,447		4,912,291	NORDSTROM RACK(2011), LINENS ‘N THINGS(2017), BEST BUY(2016), OFFICE DEPOT(2016)
75	DENVER, CO (CENTENNIAL)	CENTENNIAL PROMENADE 9555 E. COUNTY LINE ROAD	Denver		1997/2002		1997		100.00	%		408,337		529,488		6,937,588	GOLFSMITH GOLF CENTER(2012), SOUNDTRACK(2017), ROSS DRESS FOR LESS(2008), OFFICE MAX(2012), MICHAEL’S(2007), TOYS R US(2011), BORDERS(2017), LOEHMANN’S(2012), RECREATIONAL EQUIPMENT(NOT OWNED), HOME DEPOT(NOT OWNED)
76	DENVER, CO (TAMARAC)	TAMARAC SQUARE 7777 E. HAMPDEN	Denver		1976		2001		100.00	%		174,780		196,580		1,986,459	REGENCY THEATRES TAMARAC SQ.(2008)
77	DENVER, CO (UNIVERSITY)	UNIVERSITY HILLS 2730 SOUTH COLORADO BOULEVARD	Denver		1997		2003		100.00	%		244,383		244,383		4,125,682	LINENS ‘N THINGS(2013), PIER 1 IMPORTS(2014), OFFICE MAX(2012), 24 HOUR FITNESS(2021), KING SOOPERS(2017)
78	FORT COLLINS, CO	MULBERRY AND LEMAY CROSSINGS MULBERRY ST. & S. LEMAY AVE.	Fort Collins		2004		2003		100.00	%		18,988		316,420		426,662	HOME DEPOT(NOT OWNED), WAL-MART(NOT OWNED)
79	HIGHLAND RANCH, CO	CIRCUIT CITY — HIGHLAND RANCH 8575 SOUTH QUEBEC ST	Denver		1998		2007		100.00	%		43,480		43,480		443,625	CIRCUIT CITY(2018)
80	LITTLETON, CO	ASPEN GROVE 7301 SOUTH SANTA FE	Denver		2002		1 *		100.00	%		231,450		255,184		6,510,744	COLDWATER CREEK(2011), TALBOTS(2012),ANN TAYLOR(2012), J.CREW(2012), BANANA REPUBLIC(2012), GAP(2012), WILLIAMS-SONOMA(2014), J.JILL(2012), BOMBAY COMPANY(2012), PIER 1 IMPORTS(2011), JOSEPH A. BANK CLOTHERS(2012), BUCA di BEPPO(2013), CHAMPPS(2022), POTTERY BARN(2014)
81	PARKER, CO (PAVILIONS)	PARKER PAVILIONS 11153-11183 SOUTH PARKER ROAD	Denver		2003		2003		14.50	%		89,631		409,897		1,561,349	OFFICE DEPOT(2016), WAL-MART(NOT OWNED), HOME DEPOT(NOT OWNED)
82	PARKER, CO(FLATACRES)	FLATACRES MARKETCENTER SOUTH PARKER ROAD	Denver		2003		2003		14.50	%		116,644		221,520		2,043,612	BED BATH & BEYOND(2014), GART SPORTS(2014), MICHAEL’S(2013), KOHL’S(NOT OWNED)

Connecticut
83	MANCHESTER, CT	MANCHESTER BROAD STREET 286 BROAD STREET	Hartford		1995/2003		2007		100.00	%		68,509		68,509		1,019,564	STOP & SHOP(2028)

Property List 1.0
Page 4 of 35

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the Six Months ended June 30, 2007

2Q07 Property List


				Year				DDR					Owned &
				Developed/		Year		Ownership					Unowned		Total
Location		Center/Property	MSA	Redeveloped		Acquired		Interest			Owned GLA		GLA		Annualized Rent		Anchor Tenants (Lease Expiration)
84	PLAINVILLE, CT	CONNECTICUT COMMONS I-84 & RTE 9	Hartford		1999/2001		1 *		14.50	%		463,394		566,537		6,113,858	LOWE’S(2019), KOHL’S(2022), DSW SHOE WAREHOUSE(2015), DICK’S SPORTING GOODS (2020), PETSMART(2015), A.C. MOORE(2014), OLD NAVY(2011), LINENS ‘N THINGS(2017), PLAINVILLE THEATRE(NOT OWNED)
85	WATERBURY, CT	NAUGATUCK VALLEY SHOPPING CENT 950 WOLCOTT STREET	Hartford		2003		2007		15.00	%		232,085		383,332		4,352,711	BOB’S STORES(2017), LINENS ‘N THINGS(2017), STOP & SHOP(2021), STAPLES(2018), WALMART(NOT OWNED)
86	WINDSOR COURT, CT	WINDSOR COURT SHOPPING CENTER 1095 KENNEDY ROAD	Hartford		1993		2007		100.00	%		78,480		78,480		1,359,991	STOP & SHOP(2013)

Florida
87	APOPKA, FL	PIEDMONT PLAZA 2302-2444 E SEMORAN BLVD	Orlando		2004		2007		100.00	%		148,075		210,075		1,087,357	BEALL’S(2019), ALBERTSON’S(NOT OWNED)
88	BAYONET POINT, FL	POINT PLAZA US 19 & SR 52	Tampa		1985/2003		1/2 *		100.00	%		209,714		209,714		1,369,619	PUBLIX SUPER MARKETS(2010), BEALL’S(2014), T.J. MAXX(2010)
89	BOYNTON BEACH, FL	MEADOWS SQUARE HYPOLUXO RD N. CONGRESS AVE.	Miami		1986		2004		20.00	%		106,224		106,224		1,422,751	PUBLIX SUPER MARKETS(2011)
90	BOYNTON BEACH, FL(ABERDEEN)	ABERDEEN SQUARE 4966 LE CHALET BLVD	Miami		1990		2007		20.00	%		70,555		70,555		705,681	PUBLIX SUPER MARKETS(2010)
91	BOYNTON BEACH, FL(COMMONS)	BOYNTON COMMONS (TIAA) 333-399 CONGRESS AVE	Miami		1998		2007		15.00	%		210,488		210,488		3,059,068	BARNES & NOBLE(2013), PETSMART(2014), SPORTS AUTHORITY(2013), BED BATH & BEYOND(2014)
92	BOYNTON BEACH, FL(VILLAGE)	VILLAGE SQUARE AT GOLF 3775 W WOOLBRIGHT RD	Miami		1983/2002		2007		20.00	%		126,486		131,466		1,715,095	PUBLIX SUPER MARKETS(2008)
93	BRADENTON, FL(CORTEZ)	CORTEZ PLAZA CORTEZ ROAD WEST AND US HIGHWAY 41	Bradenton		1966/1988		2007		100.00	%		289,045		289,045		2,895,999	PUBLIX SUPER MARKETS(2008), BURLINGTON COAT FACTORY(2013), PETSMART(2012), CIRCUIT CITY(2010)
94	BRADENTON, FL(CREEKWOOD)	CREEKWOOD CROSSING 7395 52ND PLACE EAST	Bradenton		2001		2007		20.00	%		180,746		284,085		2,464,564	BEALL’S(2016), BEALL’S OUTLET(2014), LIFESTYLE FAMILY FITNESS(2014)
95	BRADENTON, FL(LAKEWOOD)	LAKEWOOD RANCH 1755 LAKEWOOD RANCH BLVD	Bradenton		2001		2007		20.00	%		69,471		69,471		845,287	PUBLIX SUPER MARKETS(2021)
96	BRANDON, FL	BRANDON BLVD SHOPPES 1930 SR 60 E.	Tampa		1994		2007		100.00	%		85,377		85,377		966,294	PUBLIX SUPER MARKETS(2014)
97	BRANDON, FL (KMART)	KMART SHOPPING CENTER 1602 BRANDON BL	Tampa		1972/1997/2003		2 *		100.00	%		161,900		228,022		795,297	K MART(2012), KANE FURNITURE(NOT OWNED)
98	BRANDON, FL (PLAZA)	LAKE BRANDON PLAZA CAUSEWAY BOULEVARD	Tampa		1999		2003		14.50	%		148,267		196,801		1,872,449	COMPUSA(2017), JO-ANN STORES(2017), PUBLIX SUPER MARKETS(2019), BABIES R US(NOT OWNED)
99	BRANDON, FL (VILLAGE)	LAKE BRANDON VILLAGE CAUSEWAY BOULEVARD	Tampa		1997/2004		2003		14.50	%		113,986		243,641		1,486,624	LINENS ‘N THINGS(2014), SPORTS AUTHORITY(2018), PETSMART(2020), LOWE’S(NOT OWNED)
100	BRANDON, FL(ALBERTSONS)	ALBERTSONS AT BLOOMINGDALE HIL 10817-10863 BLOOMING DALE AVENUE	Tampa		2002		2007		100.00	%		17,400		89,266		535,836	ALBERTSONS(NOT OWNED)
101	BRANDON, FL(LITHIA)	SHOPPES OF LITHIA 3461 LITHIA PINECRES T ROAD	Tampa		2003		2007		20.00	%		71,430		71,430		1,130,389	PUBLIX SUPER MARKETS(2023)
102	CASSELBERRY, FL	CASSELBERRY COMMONS 1455 S. SEMORAN BLVD	Orlando		1973/1998		2007		20.00	%		233,176		248,176		2,073,063	PUBLIX SUPER MARKETS(2007), ROSS DRESS FOR LESS(2013), STEIN MART(2015)
103	CITRUS HILLS, FL	CITRUS HILLS 2601 FOREST RIDGE BLVD	Ocala		1994/2003		2007		20.00	%		68,927		68,927		718,028	PUBLIX SUPER MARKETS(2014)
104	CLEARWATER, FL	CLEARWATER COLLECTION 21688-21800 US HWY19 NORTH	Tampa		1995/2005		2007		100.00	%		132,023		132,023		1,483,948	LA FITNESS INTERNATIONAL(2022), FLOOR & DECOR(2017)

Property List 1.0
Page 5 of 35

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the Six Months ended June 30, 2007

2Q07 Property List


				Year				DDR					Owned &
				Developed/		Year		Ownership					Unowned		Total
Location		Center/Property	MSA	Redeveloped		Acquired		Interest			Owned GLA		GLA		Annualized Rent		Anchor Tenants (Lease Expiration)
105	CRYSTAL RIVER, FL	CRYSTAL SPRINGS SHOPPING CENTE 6760 W GULF TO LAKE	Ocala		2001		2007		20.00	%		66,986		66,986		750,932	PUBLIX SUPER MARKETS(2021)
106	CRYSTAL RIVER, FL (RIVER)	CRYSTAL RIVER PLAZA 420 SUN COAST HWY	Ocala		1986/2001		1/2 *		100.00	%		169,149		169,149		772,106	BEALL’S(2012), BEALL’S OUTLET(2011)
107	DANIA BEACH, FL	BASS PRO OUTDOOR WORLD 200 GULF STREAM WAY	Miami		1999		2007		100.00	%		165,000		165,000		1,600,000	BASS PRO OUTDOOR WORLD(2014)
108	DANIA, FL	SHERIDAN SQUARE 401-435 E. SHERIDAN STREET	Miami		1991		2007		20.00	%		67,475		67,475		671,543	PUBLIX SUPER MARKETS(2011)
109	DAVIE, FL	PARADISE PROMENADE 5949-6029 STIRLING ROAD	Miami		2004		2007		20.00	%		70,271		70,271		903,807	PUBLIX SUPER MARKETS(2023)
110	DAYTONA BEACH, FL	VOLUSIA 1808 W. INTERNATIONAL SPEEDWAY	Daytona Beach		1984		2001		100.00	%		76,087		76,087		957,918	MARSHALLS(2010)
111	DAYTONA BEACH, FL(KB HOMES)	KB HOMES 1610 W INTERNATIONAL SPEEDWAY PARKWAY	Daytona Beach		1998		2007		100.00	%		22,255		22,255		210,000	KB HOMES(2010)
112	DAYTONA BEACH, FL(PETSMART)	PETSMART — DAYTONA BEACH 1900 W INTERNATIONAL SPEEDWAY PARKWAY	Daytona Beach		1996		2007		100.00	%		26,194		26,194		359,664	PETSMART(2021)
113	DEERFIELD BEACH, FL	HILLSBORO SQUARE (TIAA) HILLSBORO BLVD & HIGHWAY ONE	Miami		1978/2002		2007		15.00	%		145,472		154,232		1,878,794	PUBLIX SUPER MARKETS(2022)
114	ENGLEWOOD, FL	ROTONDA PLAZA 5855 PLACIDA ROAD	Sarasota		1991		2004		100.00	%		46,835		46,835		453,479	KASH N KARRY(2011)
115	FT. MEYERS, FL	MARKET PLACE (TIAA) 13300 SOUTH CLEVELAND AVENUE	Ft. Meyers		2004		2007		15.00	%		107,445		232,445		1,707,626	AMERICAN SIGNATURE(2014), TOTAL WINE & MORE(2016), DSW SHOE WAREHOUSE(2016), TARGET(NOT OWNED)
116	FT. MEYERS, FL(CYPRESS)	CYPRESS TRACE (TIAA) CYPRESS LAKE DRIVE & US 41	Ft. Meyers		2004		2007		15.00	%		276,288		276,288		2,723,403	BEALL’S(2010), STEIN MART(2013), BEALL’S OUTLET(2010), ROSS DRESS FOR LESS(2012)
117	FT. WALTON BEACH, FL	SHOPPES AT PARADISE POINTE US HWY 98 AND PERRY AVE	Destin		1987/2000		2007		20.00	%		83,929		83,929		1,061,622	PUBLIX SUPER MARKETS(2021)
118	GULF BREEZE, FL	GULF BREEZE MARKETPLACE 3749-3767 GULF BREEZE PARKWAY	Pensacola		1998		2003		100.00	%		29,827		333,654		456,288	LOWE’S(NOT OWNED), WAL-MART(NOT OWNED)
119	HIALEAH, FL	PARAISO PLAZA 3300-3350 W. 80TH ST	Miami		1997		2007		20.00	%		60,712		60,712		857,678	PUBLIX SUPER MARKETS(2017)
120	JACKSONVILLE, FL	JACKSONVILLE REGIONAL 3000 DUNN AVENUE	Jacksonville		1988		1995		100.00	%		219,735		295,752		1,350,173	J.C. PENNEY(2012), WINN DIXIE STORES(2009)
121	JACKSONVILLE, FL(ARLINGTON RD)	ARLINGTON ROAD PLAZA 926 ARLINGTON ROAD	Jacksonville		1990/1999		2004		100.00	%		182,098		182,098		889,758	FOOD LION(2010)
122	KISSIMMEE, FL(CVS)	CVS PHARMACY #5040-01 3300 S. ORANGE BLOSSOM TRAIL	Orlando		1997		2007		100.00	%		9,504		9,504		220,316
123	LAKE MARY, FL	SHOPPES AT LAKE MARY (TIAA) 4155 WEST LAKE MARY BLVD	Orlando		2001		2007		15.00	%		73,343		74,331		1,437,652	STAPLES(2015)
124	LAKE WALES, FL	SHOPPES ON THE RIDGE HIGHWAY 27 & CHALET SUZANNE ROAD	Lakeland		2003		2007		20.00	%		115,671		115,671		1,326,438	PUBLIX SUPER MARKETS(2023)
125	LAKELAND, FL (HIGHLANDS)	HIGHLANDS PLAZA SHOPPING CTR 2228 LAKELANDS HIGHLAND ROAD	Lakeland		1990		2004		100.00	%		102,572		102,572		804,853	WINN DIXIE STORES(2017)

Property List 1.0
Page 6 of 35

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the Six Months ended June 30, 2007

2Q07 Property List


				Year					DDR					Owned &
				Developed/		Year			Ownership					Unowned		Total
Location		Center/Property	MSA	Redeveloped		Acquired			Interest			Owned GLA		GLA		Annualized Rent		Anchor Tenants (Lease Expiration)
126	LARGO, FL	COLONIAL PROMENADE BARDMOOR CE 10801 STARKEY ROAD	Tampa		1991		2007			20.00	%		152,667		165,607		1,861,796	PUBLIX SUPER MARKETS(2011)
127	LAUDERHILL, FL	UNIVERSAL PLAZA (TIAA) 7730 WEST COMMERCIAL	Miami		2002		2007			15.00	%		49,505		174,505		1,024,580	TARGET(NOT OWNED)
128	MELBOURNE, FL	MELBOURNE SHOPPING CENTER 1301-1441 S BABCOCK	Melbourne		1960/1999		2007			20.00	%		204,217		229,117		1,389,593	BIG LOTS(2009), PUBLIX SUPER MARKETS(2019)
129	MIAMI, FL	THE SHOPS OF MIDTOWN 3401 N. MIAMI AVENUE	Miami		2006		1	*		100.00	%		165,866		306,980		1,928,131	CIRCUIT CITY(2022), LINENS ‘N THINGS(2017), LOEHMANN’S(2018), MARSHALLS(2017), WEST ELM(2019)
130	MIAMI, FL(PARAISO)	PLAZA DEL PARAISO 12100 SW 127TH AVE	Miami		2003		2007			20.00	%		82,441		82,441		1,251,033	PUBLIX SUPER MARKETS(2023)
131	MIRAMAR, FL	RIVER RUN MIRAMAR PARKWAY AND PALM AVENUE	Miami		1989		2007			20.00	%		93,643		106,828		1,076,908	PUBLIX SUPER MARKETS(2009)
132	NAPLES, FL	CARILLON PLACE 5010 AIRPORT ROAD NORTH	Naples		1994		1995			14.50	%		267,808		283,208		2,961,996	WAL-MART(2014), T.J. MAXX(2009), CIRCUIT CITY(2015), ROSS DRESS FOR LESS(2010), BEALL’S(2009), OFFICE MAX(2010)
133	NAPLES, FL(COUNTRY)	COUNTRYSIDE 4025 SANTA BARBARA	Naples		1997		2007			20.00	%		73,986		73,986		837,767	WINN DIXIE STORES(2017)
134	NEW TAMPA, FL	NEW TAMPA COMMONS BRUCE B DOWNS & DONNA MICHELLE	Tampa		2005		2007			100.00	%		10,000		10,000		329,960
135	NEWPORT RICHEY, FL	SHOPPES OF GOLDEN ACRES 9750 LITTLE ROAD	Tampa		2002		2007			20.00	%		130,609		130,609		1,641,072	PUBLIX SUPER MARKETS(2022)
136	OCALA, FL	STEEPLECHASE PLAZA 8585 STATE ROAD 200	Ocala		1993		2007			100.00	%		92,180		92,180		997,232	PUBLIX SUPER MARKETS(2013)
137	OCALA, FL(WEST)	OCALA WEST 2400 SW COLLEGE ROAD	Ocala		1991		2003			100.00	%		105,276		105,276		850,564	SPORTS AUTHORITY(2012), HOBBY LOBBY(2016)
138	OCOEE, FL(WEST OAKS)	WEST OAKS TOWNE CENTER 9537-49 W. COLONIAL	Orlando		2000		2007			20.00	%		66,539		111,623		1,146,462	MICHAEL’S(2010)
139	ORANGE PARK, FL (THE VILLAGE)	THE VILLAGE SHOPPING CENTER 950 BLANDING BOULEVARD	Jacksonville		1993/2000		2004			100.00	%		72,531		135,473		699,710	BEALL’S(2009), ALBERTSON’S(NOT OWNED)
140	ORLANDO, FL(CHICKASAW)	CHICKASAW TRAILS SHOPPING CENT 2300 S. CHICKASAW TR	Orlando		1994		2007			20.00	%		75,492		76,067		818,693	PUBLIX SUPER MARKETS(2014)
141	ORLANDO, FL(CIRCUIT)	CIRCUIT CITY PLAZA (TIAA) GOOD HOMES ROAD AND COLONIAL DRIVE	Orlando		1999		2007			15.00	%		78,625		78,625		1,227,645	STAPLES(2015), CIRCUIT CITY(2020)
142	ORLANDO, FL(CONWAY)	CONWAY PLAZA 4400 CURRY FORD ROAD	Orlando		1985/1999		2007			20.00	%		117,723		117,723		1,137,956	PUBLIX SUPER MARKETS(2019)
143	ORLANDO, FL(SAND)	SAND LAKE CORNERS (TIAA) 8111-8481 JOHN YOUNG PARKWAY	Orlando		1998/2000		2007			15.00	%		189,721		389,721		2,227,715	BEALL’S(2014), PETSMART(2014), STAPLES(2014), LOWES(NOT OWNED), WALMART(NOT OWNED)
144	ORLANDO, FL(SKYVIEW)	SKYVIEW PLAZA 7801 ORANGE BLOSSOM TRAIL	Orlando		1994/1998		2007			20.00	%		281,244		281,244		2,581,813	PUBLIX SUPER MARKETS(2008), OFFICE DEPOT(2008), K MART(2009), CIRCUIT CITY(2008)
145	ORMOND BEACH, FL	ORMOND TOWNE SQUARE 1458 WEST GRANADA BLVD	Daytona Beach		1993		1994			100.00	%		234,042		234,042		1,954,539	BEALL’S(2018), ROSS DRESS FOR LESS(2016), PUBLIX SUPER MARKETS(2013)
146	OVIEDO, FL	OVIEDO PARK CROSSING RTE 417 & RED BUG LAKE ROAD	Orlando		1999		1 *			20.00	%		186,212		321,249		2,020,892	OFFICE MAX(2014), ROSS DRESS FOR LESS(2010), MICHAEL’S(2009), T.J. MAXX(2010), LINENS ‘N THINGS(2011), LOWE’S(NOT OWNED)

Property List 1.0
Page 7 of 35

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the Six Months ended June 30, 2007

2Q07 Property List


				Year				DDR					Owned &
				Developed/		Year		Ownership					Unowned		Total
Location		Center/Property	MSA	Redeveloped		Acquired		Interest			Owned GLA		GLA		Annualized Rent		Anchor Tenants (Lease Expiration)
147	PALM BEACH GARDENS, FL	NORTHLAKE COMMONS NORTHLAKE BLVD	Miami		1987/2003		2007		20.00	%		146,816		264,658		1,367,153	ROSS DRESS FOR LESS(2014), HOME DEPOT(NOT OWNED)
148	PALM HARBOR, FL	THE SHOPPES OF BOOT RANCH 300 EAST LAKEROAD	Tampa		1990		1995		100.00	%		52,395		229,188		978,959	ALBERTSON’S(NOT OWNED), TARGET(NOT OWNED)
149	PALM HARBOR, FL(BROOKER)	PUBLIX BROOKER CREEK 36301 E.LAKE ROAD	Tampa		1994		2007		20.00	%		77,596		77,596		877,983	PUBLIX SUPER MARKETS(2014)
150	PEMBROKE PINES, FL	FLAMINGO FALLS 2000-2216 N.FLAMINGO ROAD	Miami		2001		2007		20.00	%		108,565		108,565		2,324,857
151	PENSACOLA, FL	PALAFOX SQUARE 8934 PENSACOLA BLVD	Pensacola		1988/1997/1999		1/2 *		100.00	%		17,150		236,892		245,107	WALMART(NOT OWNED)
152	PLANT CITY, FL	PLANT CITY CROSSING SWC OF INTERSTATE 4 & THONOTOSASSA ROAD	Tampa		2001		2007		100.00	%		85,252		85,252		1,003,798	PUBLIX SUPER MARKETS(2021)
153	PLANT CITY, FL(LAKE)	LAKE WALDEN SQUARE 105-240 W ALEXANDER	Tampa		1992		2007		100.00	%		261,897		261,897		1,268,974	KASH N KARRY(2012)
154	PLANTATION, FL(FOUNTAINS)	FOUNTAINS 801 SOUTH UNIVERSITY DRIVE	Miami		1989		2007		100.00	%		283,273		349,413		4,923,384	MARSHALLS(2009)
155	PLANTATION, FL(VISION)	VISION WORKS 801 SOUTH UNIVERSITY DRIVE	Miami		1989		2007		100.00	%		6,891		6,891		159,170
156	SANTA ROSA, FL	WATERCOLOR CROSSING 110 WATERCOLOR WAY	Pensacola		2003		2007		20.00	%		43,200		43,200		604,799	PUBLIX SUPER MARKETS(2024)
157	SARASOTA, FL	SARASOTA PAVILION (TIAA) 6511 TAMAIMI TRAIL	Sarasota		1999		2007		15.00	%		324,211		336,177		3,888,779	STEIN MART(2009), PUBLIX SUPER MARKETS(2010), MICHAEL’S(2009), OLD NAVY(2010), MARSHALLS(2013), BED BATH & BEYOND(2015), ROSS DRESS FOR LESS(2012), BOOKS-A-MILLION(2011)
158	SILVER SPRINGS SHORES, FL	HEATHER ISLAND PLAZA 7878 SE MARICAMP	Ocala		2005		2007		20.00	%		70,970		70,970		724,766	PUBLIX SUPER MARKETS(2020)
159	SPRING HILL, FL	MARINER SQUARE 13050 CORTEZ BLVD.	Tampa		1988/1997		1/2 *		100.00	%		188,347		392,423		1,631,084	BEALL’S(2011), ROSS DRESS FOR LESS(2014), WALMART(NOT OWNED)
160	ST. PETERSBURG, FL(GATEWAY)	GATEWAY MARKET CENTER (TIAA) 7751-8299 9TH ST N	Tampa		2000		2007		15.00	%		231,106		353,106		2,040,633	T.J. MAXX(2008), PUBLIX SUPER MARKETS(2019), BEALL’S(2021), PETSMART(2013), OFFICE DEPOT(2014), TARGET(NOT OWNED)
161	TALLAHASSEE, FL	CAPITAL WEST 4330 WEST TENNESSEE STREET	Tallahassee		1994/2004		2003		100.00	%		79,451		252,100		642,018	BEALL’S OUTLET(2009), WAL-MART(NOT OWNED)
162	TALLAHASSEE, FL(KILLEARN)	KILLEARN SHOPPING CENTER 3479-99 THOMASVILLE ROAD	Tallahassee		1980		2007		20.00	%		95,229		95,229		964,985	PUBLIX SUPER MARKETS(2011)
163	TALLAHASSEE, FL(SOUTHWOOD)	SOUTHWOOD PLANTATION NWC CAPITAL CIRCLE & BLAIRSTONE ROAD	Tallahassee		2003		2007		20.00	%		62,840		62,840		766,783	PUBLIX SUPER MARKETS(2023)
164	TAMARAC, FL	MIDWAY PLAZA UNIVERSITY DR & COMMERCIAL BLVD	Miami		1985		2007		20.00	%		227,209		227,209		2,750,436	ROSS DRESS FOR LESS(2013), PUBLIX SUPER MARKETS(2011)
165	TAMPA, FL (DALE)	NORTH POINTE PLAZA 15001-15233 NORTH DALE MABRY	Tampa		1990		1/2 *		20.00	%		104,460		222,388		1,281,116	PUBLIX SUPER MARKETS(2010), WALMART(NOT OWNED)
166	TAMPA, FL (WALKS)	WALKS AT HIGHWOOD PRESERVE I ( 18001 HIGHWOODS PRESERVE PARKWAY	Tampa		2001		2007		15.00	%		169,081		178,981		3,178,749	MICHAEL’S(2012), LINENS ‘N THINGS(2017), CIRCUIT CITY(2017)
167	TAMPA, FL (WATERS)	TOWN N’ COUNTRY 7021-7091 WEST WATERS AVENUE	Tampa		1990		1/2 *		100.00	%		132,993		248,374		1,062,948	BEALL’S(2007), KASH N KARRY(2010), WALMART(NOT OWNED)

Property List 1.0
Page 8 of 35

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the Six Months ended June 30, 2007

2Q07 Property List


				Year				DDR					Owned &
				Developed/		Year		Ownership					Unowned		Total
Location		Center/Property	MSA	Redeveloped		Acquired		Interest			Owned GLA		GLA		Annualized Rent		Anchor Tenants (Lease Expiration)
168	TARPON SPRINGS, FL	TARPON SQUARE 41232 U.S. 19, NORTH	Tampa		1974/1998		1/2 *		100.00	%		198,797		199,447		1,388,708	K MART(2009), BIG LOTS(2012), STAPLES(2013)
169	TEQUESTA, FL	TEQUESTA SHOPPES PLAZA 105 N US HWY 1	Miami		1986		2007		100.00	%		110,105		110,105		620,786
170	VERO BEACH, FL	CIRCUIT CITY — VERO BEACH 6560 20TH STREET	Vero Beach		2001		2007		100.00	%		33,243		33,243		530,000	CIRCUIT CITY(2021)
171	WESLEY CHAPEL, FL	SHOPPES AT NEW TAMPA 1920 CR 581	Tampa		2002		2007		20.00	%		158,222		158,222		1,882,846	PUBLIX SUPER MARKETS(2022), BEALL’S(2017)
172	WEST PALM BEACH, FL	PARADISE PLACE (TIAA) 4075 N. HAVERHILL RD	Miami		2003		2007		15.00	%		89,120		89,120		1,037,221	PUBLIX SUPER MARKETS(2023)
173	WINTER PARK, FL(BANK)	BANK FIRST AT WINTER PARK 4270 ALOMA AVENUE	Orlando		1990		2007		100.00	%		3,348		3,348		71,411
174	WINTER PARK, FL(GOLDENROD)	WINTER PARK PALMS 4270 ALOMA AVENUE	Orlando		1985/1998		2007		100.00	%		108,944		108,944		1,007,813	PUBLIX SUPER MARKETS(2010)

Georgia
175	ALPHARETTA, GA	JO-ANN FABRICS 965 NORTH POINT DR	Atlanta		2000		2007		100.00	%		38,418		38,418		512,880	JO-ANN STORES(2016)
176	ATHENS, GA	ATHENS EAST 4375 LEXINGTON ROAD	Athens		2000		2003		100.00	%		24,000		218,879		296,616	WAL MART(NOT OWNED)
177	ATLANTA, GA (DULUTH)	PLEASANT HILL PLAZA 1630 PLEASANT HILL ROAD	Atlanta		1990		1994		100.00	%		99,025		219,025		636,570	WAL-MART(NOT OWNED)
178	ATLANTA, GA (PERIMETER)	PERIMETER POINTE 1155 MT. VERNON HIGHWAY	Atlanta		1995/2002		1995		14.50	%		343,155		352,755		5,014,559	STEIN MART(2010), BABIES R US(2012), SPORTS AUTHORITY(2012), L.A. FITNESS(2016), OFFICE DEPOT(2012), UNITED ARTISTS THEATRE(2015)
179	ATLANTA, GA(ABERNATHY)	ABERNATHY SQUARE 6500 ROSWELL RD	Atlanta		1983/1994		2007		100.00	%		131,516		131,516		2,287,690	PUBLIX SUPER MARKETS(2014)
180	ATLANTA, GA(BROOKHAVEN)	BROOKHAVEN 3974 PEACHTREE RD NE	Atlanta		1993		2007		20.00	%		65,320		71,320		1,172,581	KROGER(2018)
181	ATLANTA, GA(CORNERS)	CASCADE CORNERS 3425 CASCADE ROAD	Atlanta		1993		2007		20.00	%		66,844		66,844		473,016	KROGER(2020)
182	ATLANTA, GA(CROSSING)	CASCADE CROSSING 3695 CASCADE RD SW	Atlanta		1994		2007		20.00	%		63,346		63,346		601,284	PUBLIX SUPER MARKETS(2014)
183	AUGUSTA, GA(GOODY’S)	GOODY’S SHOPPING CENTER (TIAA) 2360 GEORGETOWN ROAD	Augusta		1999		2007		15.00	%		22,560		232,560		187,474	GOODY’S(2014), SUPER WALMART(NOT OWNED)
184	BUFORD, GA (MILLCREEK)	MARKETPLACE AT MILLCREEK I (TI MALL OF GEORGIA BLVD	Atlanta		2003		2007		15.00	%		403,106		403,106		4,961,566	TOYS R US(2015), R.E.I.(2013), BORDERS(2020), OFFICE MAX(2014), LINENS ‘N THINGS(2015), PETSMART(2015), MICHAEL’S(2010), DSW SHOE WAREHOUSE(2013), ROSS DRESS FOR LESS(2013), MARSHALLS(2012)
185	CANTON, GA	HICKORY FLAT VILLAGE 6175 HICKORY FLAT HY	Atlanta		2000		2007		20.00	%		74,020		74,020		955,999	PUBLIX SUPER MARKETS(2020)
186	CANTON, GA (RIVER)	RIVERSTONE PLAZA 1451 RIVERSTONE PARKWAY	Atlanta		1998		2007		20.00	%		302,131		331,820		3,295,922	GOODY’S(2010), MICHAEL’S(2012), ROSS DRESS FOR LESS(2012), BELK(2018), PUBLIX SUPER MARKETS(2018)

Property List 1.0
Page 9 of 35

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the Six Months ended June 30, 2007

2Q07 Property List


				Year				DDR					Owned &
				Developed/		Year		Ownership					Unowned		Total
Location		Center/Property	MSA	Redeveloped		Acquired		Interest			Owned GLA		GLA		Annualized Rent		Anchor Tenants (Lease Expiration)
187	CARTERSVILLE, GA	BARTOW MARKETPLACE (TIAA) 215 MARKETPLACE BLVD	Atlanta		1995		2007		15.00	%		375,067		375,067		2,448,881	WAL-MART(2015), LOWE’S(2015)
188	CHAMBLEE, GA	CHAMBLEE PLAZA PEACHTREE INDUSTRIAL BOULEVARD	Atlanta		1976		2003		100.00	%		175,969		175,969		892,923	POP-N-SHOP(2006)
189	COLUMBUS, GA	BRADLEY PARK CROSSING 1591 BRADLEY PARK DRIVE COLUMB	Columbus		1999		2003		100.00	%		119,786		242,786		1,371,731	GOODY’S(2011), PETSMART(2015), MICHAEL’S(2009), TARGET(NOT OWNED)
190	CUMMING, GA	SHARON GREENS 1595 PEACHTREE PKWY	Atlanta		2001		2007		20.00	%		98,317		101,317		1,162,145	KROGER(2021)
191	CUMMING, GA (MARKETPLACE)	CUMMING MARKETPLACE MARKETPLACE BOULEVARD	Atlanta		1997/1999		2003		100.00	%		308,557		652,642		3,771,699	GOODY’S(2012), LOWE’S(2019), MICHAEL’S(2010), OFFICE MAX(2013), HOME DEPOT(NOT OWNED), WAL MART(NOT OWNED)
192	DECATUR, GA(FLAT SHOALS)	FLAT SHOALS CROSSING 3649 FLAKES MILL RD	Atlanta		1994		2007		20.00	%		69,699		69,699		706,155	PUBLIX SUPER MARKETS(2013)
193	DECATUR, GA(HAIRSTON)	HAIRSTON CROSSING 2075 S HAIRSTON ROAD	Atlanta		2002		2007		20.00	%		57,884		57,884		664,948	PUBLIX SUPER MARKETS(2022)
194	DOUGLASVILLE, GA	DOUGLASVILLE MARKETPLACE 6875 DOUGLAS BOULEVARD	Atlanta		1999		2003		100.00	%		86,158		261,353		1,451,041	BEST BUY(2015), BABIES R US(2011), LOWES(NOT OWNED)
195	DOUGLASVILLE, GA(MARKET)	MARKET SQUARE 9503-9579 HIGHWAY 5	Atlanta		1974/1990		2007		20.00	%		121,766		128,266		1,438,428	OFFICE DEPOT(2013)
196	DOUGLASVILLE, GA(PAVILION)	DOUGLAS PAVILION (TIAA) 2900 CHAPEL HILL RD	Atlanta		1998		2007		15.00	%		267,010		370,010		3,021,413	PETSMART(2014), OFFICE MAX(2013), MARSHALLS(2008), GOODY’S(2013), ROSS DRESS FOR LESS(2012), HUDSON’S FURNITURE SHOWROOM(2014)
197	DULUTH, GA (VENTURE)	VENTURE POINTE I (TIAA) 2050 W. LIDDELL RD.	Atlanta		1996		2007		15.00	%		335,420		645,420		2,800,819	HOBBY LOBBY(2011), BABIES R US(2014), ASHLEY FURNITURE HOMESTORE(2012), GOODY’S(2011), GOLFSMITH GOLF CENTER(2012), KOHL’S(2022), SUPER TARGET(NOT OWNED), COSTCO(NOT OWNED)
198	DULUTH, GA(SOFA)	SOFA EXPRESS 3480 STEVE REYNOLDS BLVD	Atlanta		2004		2007		100.00	%		20,000		20,000		325,000
199	DULUTH, GA, GA(PLEASANT)	PLEASANT HILL (TIAA) 2205 PLEASANT HILL	Atlanta		1997/2000		2007		15.00	%		282,137		282,137		3,353,588	BARNES & NOBLE(2012), TOYS R US(2013), JO-ANN STORES(2011), STAPLES(2014), J.C. PENNEY(2012), OLD NAVY(2009)
200	ELLENWOOD, GA	SHOPPES OF ELLENWOOD EAST ATLANTA ROAD & FAIRVIEW ROAD	Atlanta		2003		2007		20.00	%		67,721		67,721		857,034	PUBLIX SUPER MARKETS(2023)
201	FAYETTEVILLE, GA (PAVILION)	FAYETTE PAVILION I (TIAA) NEW HOPE ROAD & GA HWY 85	Atlanta		1995/2002		2007		15.00	%		1,280,938		1,529,435		11,442,590	WAL-MART(2016), H.H. GREGG APPLIANCES(2018), BED BATH & BEYOND(2013), GOODY’S(2016), SPORTS AUTHORITY(2012), T.J. MAXX(2008), PUBLIX SUPER MARKETS(2016), BELK(2015), SEASONAL CONCEPTS(2014), HUDSON’S FURNITURE SHOWROOM(2016), BEST BUY(2013), OLD NAVY(2010), ROSS DRESS FOR LESS(2012), TOYS R US(2010), CINEMARK(2018), MARSHALLS(2011), PETSMART(2016), KOHL’S(2022), JO-ANN STORES(2012), DICK’S SPORTING GOODS(2016)
202	FLOWERY BRANCH, GA	CLEARWATER CROSSING 7380 SPOUT SPRINGS ROAD	Atlanta		2003		2007		20.00	%		90,566		90,566		1,111,743	KROGER(2023)
203	GAINESVILLE, GA	ECKERD DRUG STORE #0444 599 S. ENOTA DRIVE	Atlanta		1997		2007		100.00	%		10,594		10,594		178,016
204	HIRAM, GA	HIRAM PAVILION I (TIAA) 5220 JIMMY LEE SMITH PARKWAY	Atlanta		2002		2007		15.00	%		363,695		568,715		3,687,139	ROSS DRESS FOR LESS(2012), MICHAEL’S(2012), MARSHALLS(2011), KOHL’S(2022), GOODY’S(2016), LINENS ‘N THINGS(2017)
205	KENNESAW, GA (BARRETT)	BARRETT PAVILION I (TIAA) 740 BARRETT PARKWAY	Atlanta		1998		2007		15.00	%		440,523		672,377		6,200,154	SCHOOL BOX, THE(2010), AMC THEATRE(2019), HOMEGOODS(2013), GOODY’S(2011), GOLFSMITH GOLF CENTER(2013), H.H. GREGG APPLIANCES(2018), JO-ANN STORES(2011)

Property List 1.0
Page 10 of 35

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the Six Months ended June 30, 2007

2Q07 Property List


				Year				DDR					Owned &
				Developed/		Year		Ownership					Unowned		Total
Location		Center/Property	MSA	Redeveloped		Acquired		Interest			Owned GLA		GLA		Annualized Rent		Anchor Tenants (Lease Expiration)
206	KENNESAW, GA(TOWN)	TOWN CENTER COMMONS 725 EARNEST BARRETT PARKWAY	Atlanta		1998		2007		100.00	%		72,108		159,758		939,143	J.C. PENNEY(2008)
207	LAWRENCEVILLE, GA	FIVE FORKS VILLAGE 850 DOGWOOD ROAD	Atlanta		1990		2003		10.00	%		89,064		89,064		480,279
208	LAWRENCEVILLE, GA(ECKERD)	ECKERD DRUG STORE #3449 1545 LAWRENCEVILLE HIGHWAY	Atlanta		1997		2007		100.00	%		9,504		9,504		184,328
209	LAWRENCEVILLE, GA(SPRINGFIELD)	SPRINGFIELD PARK 665 DULUTH HIGHWAY	Atlanta		1992/2000		2007		100.00	%		105,321		105,321		1,063,692	HOBBY LOBBY(2011)
210	LILBURN, GA (FIVE FORKS)	FIVE FORKS CROSSING 3055 FIVE FORKS TRICKUM ROAD	Atlanta		2000/2001		2003		10.00	%		73,910		73,910		703,114	KROGER(2012)
211	LITHONIA, GA	STONECREST MARKETPLACE (TIAA) TURNER HILL ROAD AND MALL PARKWAY	Atlanta		2002		2007		15.00	%		264,644		264,644		3,328,963	STAPLES(2017), BABIES R US(2018), LINENS ‘N THINGS(2018), DSW SHOE WAREHOUSE(2013), ROSS DRESS FOR LESS(2013), MARSHALLS(2012)
212	LITHONIA, GA (THE SHOPS AT TURNER HILL)	THE SHOPS AT TURNER HILL 8200 MALL PARKWAY	Atlanta		2003		2003		14.50	%		113,675		293,670		1,638,375	BEST BUY(2018), BED BATH & BEYOND(2013)
213	LOGANVILLE, GA	MIDWAY PLAZA 910 ATHENS HWY	Atlanta		1995		2003		20.00	%		91,196		91,196		1,001,951	KROGER(2016)
214	MACON, GA	EISENHOWER ANNEX (DDR) 4685 PRESIDENTIAL PARKWAY	Macon		2002		2007		100.00	%		53,477		53,477		520,992	H.H. GREGG APPLIANCES(2036), PETSMART(2017)
215	MACON, GA (EISENHOWER)	EISENHOWER CROSSING I (TIAA) 4685 PRESIDENTIAL PARKWAY	Macon		2002		2007		15.00	%		400,599		406,715		4,558,199	KROGER(2022), STAPLES(2016), MICHAEL’S(2011), ROSS DRESS FOR LESS(2012), BED BATH & BEYOND(2012), GOODY’S(2016), OLD NAVY(2011), MARSHALLS(2011), DICK’S SPORTING GOODS(2017), TARGET(NOT OWNED)
216	MACON, GA(DAVID’S)	EISENHOWER OUTLOT (DAVID’S BRI 4685 PRESIDENTIAL PARKWAY	Macon		2004		2007		15.00	%		14,000		14,000		251,000
217	MACON, GA(K-MART)	K-MART 1901 PAUL WALSH DR.	Macon		2000		2007		100.00	%		102,098		102,098		0
218	MARIETTA, GA	TOWN CENTER PRADO 2609 BELLS FERRY ROAD	Atlanta		1995/2002		1995		14.50	%		316,786		326,683		3,987,223	STEIN MART(2012), ROSS DRESS FOR LESS(2013), PUBLIX SUPER MARKETS(2015), CRUNCH FITNESS(2011)
219	MARIETTA, GA(BLOCKBUSTER)	BLOCKBUSTER 1748 POWDER SPRINGS	Atlanta		1994		2007		20.00	%		6,500		6,500		128,960
220	MARIETTA, GA(ECKERD)	ECKERD DRUG STORE #0234 731 WHITLOCK AVE	Atlanta		1997		2007		100.00	%		10,880		10,880		183,507
221	MCDONOUGH, GA	MCDONOUGH MARKETPLACE (LP-II) NE CORNER 175 & HIGHWAY 20	Atlanta		2003		2003		14.50	%		53,158		360,729		853,313	OFFICE DEPOT(2016), WALMART(NOT OWNED), LOWES(NOT OWNED)
222	MCDONOUGH, GA(DOW)	SHOPPES AT LAKE DOW 900-938 HIGHWAY 81 E	Atlanta		2002		2007		20.00	%		73,271		73,271		813,379	PUBLIX SUPER MARKETS(2022)
223	MORROW, GA (SOUTHLAKE)	SOUTHLAKE PAVILION (TIAA) 1912 MT ZION ROAD	Atlanta		1996/2001		2007		15.00	%		530,066		644,614		6,225,017	CIRCUIT CITY(2017), ROSS DRESS FOR LESS(2011), BARNES & NOBLE(2013), ASHLEY FURNITURE HOMESTORE(2012), L.A. FITNESS(2017), STAPLES(2015), OLD NAVY(2011), GOODY’S(2016), H.H. GREGG APPLIANCES(2018), COMPUSA(2012)
224	NEWNAN, GA	NEWNAN CROSSING 955-1063 BULLSBORO DRIVE NEWNA	Atlanta		1995		2003		100.00	%		156,497		426,723		1,304,283	LOWE’S(2015), SUITE51(NOT OWNED), WAL-MART(NOT OWNED)
225	NEWNAN, GA(PAVILION)	NEWNAN PAVILION (TIAA) 1074 BULLSBORO DR	Atlanta		1998		2007		15.00	%		459,599		459,599		3,805,910	OFFICE MAX(2013), PETSMART(2015), GOODY’S(2009), CIRCUIT CITY(2016), HOME DEPOT(2019), ROSS DRESS FOR LESS(2012), KOHL’S(2022)

Property List 1.0
Page 11 of 35

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the Six Months ended June 30, 2007

2Q07 Property List


				Year				DDR					Owned &
				Developed/		Year		Ownership					Unowned		Total
Location		Center/Property	MSA	Redeveloped		Acquired		Interest			Owned GLA		GLA		Annualized Rent		Anchor Tenants (Lease Expiration)
226	NORCROSS, GA	JONES BRIDGE PLAZA 5075 PEACHTREE PKWY	Atlanta		1999		2007		100.00	%		83,363		83,363		821,202	INGLES(2019)
227	ROME, GA	CIRCUIT CITY — ROME 2700 MARTHA BERRY HIGHWAY NE	Rome		2001		2007		100.00	%		33,056		33,056		420,000	CIRCUIT CITY(2021)
228	ROSWELL, GA (SANDY)	SANDY PLAINS VILLAGE I GEORGIA HWY 92 AND SANDY PLAINS ROAD	Atlanta		1978/1995		2007		100.00	%		177,599		177,599		1,641,620	KROGER(2010), STEIN MART(2009)
229	ROSWELL, GA(STONEBRIDGE)	STONEBRIDGE SQUARE (TIAA) 610-20 CROSSVILLE RD	Atlanta		2002		2007		15.00	%		160,104		162,832		1,988,976	LINENS ‘N THINGS(2011), KOHL’S(2022)
230	SMYRNA, GA	HERITAGE PAVILION (TIAA) 2540 CUMBERLAND BLVD	Atlanta		1995		2007		15.00	%		262,961		262,961		2,968,972	PETSMART(2016), ROSS DRESS FOR LESS(2016), AMERICAN SIGNATURE(2018), T.J. MAXX(2010), MARSHALLS(2011)
231	SNELLVILLE, GA(COMMONS)	PRESIDENTIAL COMMONS 1630-1708 SCENIC HWY	Atlanta		2000		2007		100.00	%		371,586		371,586		4,150,425	JO-ANN STORES(2014), KROGER(2018), STEIN MART(2008), CIRCUIT CITY(2019), HOME DEPOT(2023)
232	SNELLVILLE, GA(ECKERD)	ECKERD DRUG STORE #2320 3295 CENTERVILLE HWY	Atlanta		1997		2007		100.00	%		10,594		10,594		199,601
233	STONE MOUNTAIN, GA	RIVERCLIFF VILLAGE STONE MOUNTAIN HIGHWAY STONE M	Atlanta		1999		1993		100.00	%		2,000		2,000		46,200
234	STONE MOUNTAIN, GA (DESHON)	DESHON PLAZA 380 N. DESHON ROAD	Atlanta		1994		2007		20.00	%		64,055		64,055		623,084	PUBLIX SUPER MARKETS(2014)
235	SUWANEE, GA(CROSS)	SUWANEE CROSSROADS (TIAA) LAWRENCEVILLE ROAD & SATELLITE BLVD	Atlanta		2002		2007		15.00	%		69,600		69,600		897,105
236	SUWANEE, GA(JOHNS)	JOHNS CREEK TOWNE CENTER 3630 PEACHTREE PARKWAY SUWANEE	Atlanta		2001/2004		2003		100.00	%		285,336		285,336		3,766,447	BORDERS(2021), PETSMART(2020), KOHL’S(2022), MICHAEL’S(2011), STAPLES(2016), SHOE GALLERY(2014)
237	SUWANNEE, GA(SHOPS)	THE SHOPS AT JOHNS CREEK 4090 JOHNS CREEK PKY	Atlanta		1997		2007		20.00	%		18,200		18,200		314,732
238	SYLVANIA, GA	BI-LO — SYLVANIA 1129 W OGEECHEE ST	Athens		2002		2007		100.00	%		36,000		36,000		378,000	BI-LO(2023)
239	TUCKER, GA	COFER CROSSING 4349-4375 LAWRENCEVILLE HWY	Atlanta		1998/2003		2003		20.00	%		130,832		279,020		1,293,462	GOODY’S(2014), KROGER(2019), WALMART(NOT OWNED)
240	TYRONE, GA	SOUTHAMPTON VILLAGE NWC OF HIGHWAY 74 & SWANSON ROAD	Atlanta		2003		2007		20.00	%		77,956		77,956		908,923	PUBLIX SUPER MARKETS(2023)
241	UNION CITY, GA	SHANNON SQUARE 4720 JONESBORO ROAD	Atlanta		1986		2003		100.00	%		100,002		181,954		565,454	WAL-MART(NOT OWNED)
242	WARNER ROBBINS, GA(LOWE’S)	LOWE’S HOME IMPROVEMENT 2704 WATSON BLVD.	Warner Robins		2000		2007		100.00	%		131,575		131,575		910,000	LOWE’S(2017)
243	WARNER ROBINS, GA	WARNER ROBINS PLACE 2724 WATSON BOULEVARD	Warner Robins		1997		2003		100.00	%		107,941		459,700		1,241,352	T.J. MAXX(2010), STAPLES(2016), LOWES(NOT OWNED), WAL-MART(NOT OWNED)
244	WARNER ROBINS, GA(CITY)	CITY CROSSING (TIAA) WATSON BLVD & CARL VINSON PKWY	Warner Robins		2001		2007		15.00	%		190,433		190,433		1,742,765	MICHAEL’S(2011), ROSS DRESS FOR LESS(2012)
245	WOODSTOCK, GA	WOODSTOCK PLACE 10029 HIGHWAY 928	Atlanta		1995		2003		100.00	%		44,691		44,691		324,233

Property List 1.0
Page 12 of 35

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the Six Months ended June 30, 2007

2Q07 Property List


				Year					DDR					Owned &
				Developed/		Year			Ownership					Unowned		Total
Location		Center/Property	MSA	Redeveloped		Acquired			Interest			Owned GLA		GLA		Annualized Rent		Anchor Tenants (Lease Expiration)
246	WOODSTOCK, GA(SQUARE)	WOODSTOCK SQUARE (TIAA) 120-142 WOODSTOCK SQ	Atlanta		2001		2007			15.00	%		218,859		566,859		2,862,610	OFFICE MAX(2017), OLD NAVY(2012), KOHL’S(2022)

Idaho
247	IDAHO FALLS, ID (DDRC)	COUNTRY CLUB MALL 1515 NORTHGATE MILE	Idaho Falls		1976/1992/1997		1998			100.00	%		148,593		306,201		750,828	OFFICE MAX(2011), WORLD GYM(2008), FRED MEYER, INC.(NOT OWNED)
248	MERIDIAN, ID	MERIDIAN CROSSROADS EAGLE AND FAIRVIEW ROAD	Boise		1999/2001/2002/2003/ 2004		1	*		100.00	%		461,023		731,482		6,232,157	BED BATH & BEYOND(2011), OLD NAVY(2010), SHOPKO(2020), OFFICE DEPOT(2010), ROSS DRESS FOR LESS(2012), MARSHALLS(2012), SPORTSMAN’S WAREHOUSE(2015), CRAFT WAREHOUSE(2013), WALMART(NOT OWNED)

Illinois
249	DEER PARK, IL	DEER PARK TOWN CENTER 20530 NORTH RAND RD	Chicago		2000/2004		1	*		24.75	%		287,377		391,572		7,227,975	GAP # 581(2010), BARNES & NOBLE(NOT OWNED), CENTURY CINEMAS(NOT OWNED), PIER 1 IMPORTS(201), BANANA REPUBLIC(2010), POTTERY BARN KIDS(2012), POTTERY BARN(2013), RESTORATION HARDWARE(2010), EDDIE BAUER HOME(2011), EDDIE BAUER SPORTSWEAR(2011), COLDWATER CREEK(2010), J.CREW(2011), ANN TAYLOR(2011), TALBOTS/TALBOTS PETITES(2011), WILLIAMS-SONOMA(2013), JOSEPH A. BANKCLOTHERS(2011), CALIFORNIA PIZZA KITCHEN(2013), BATH AND BODY WORKS(2011), J.JILL(2013), BOMBAY(2007), AMER ICAN EAGLE(2007), VICTORIA’s SECRET(2007)
250	MCHENRY, IL	THE SHOPS AT FOX RIVER 3340 SHOPPERS DRIVE	Chicago		2006		1	*		100.00	%		141,902		141,902		1,951,537	DICK’S SPORTING GOODS(2018), PETSMART(2017), BED BATH & BEYOND(2017), BEST BUY(2018)
251	MOUNT VERNON, IL	TIMES SQUARE MALL 42ND AND BROADWAY	Mount Vernon		1974/1998/2000		1993			100.00	%		269,328		269,328		1,008,030	SEARS(2013), GOODY’S(2015), J.C. PENNEY(2007)
252	ORLAND PARK, IL	MARLEY CREEK SQUARE 179TH ST. & WOLF ROAD	Chicago		2006		2006			50.00	%		57,927		62,827		646,943
253	ORLAND PARK, IL (HOME DEPOT)	HOME DEPOT CENTER 15800 HARLEM AVENUE	Chicago		1987/1993		2004			100.00	%		149,498		149,498		1,445,194	HOME DEPOT(2012)
254	ROCKFORD, IL	WALGREENS — ROCKFORD 2525 S. ALPINE ROAD	Rockford		1998/1999		2007			100.00	%		14,725		14,725		350,000
255	ROSCOE, IL	HILANDER VILLAGE 4860 HONONEGAH ROAD	Rockford		1994		2007			20.00	%		125,623		125,623		992,938	KROGER(2020)
256	SCHAUMBURG, IL	WOODFIELD VILLAGE GREEN 1325 SOUTH ARLINGTON HEIGHTS RD	Chicago		1993/1998/2002		1995			14.50	%		508,815		674,504		8,623,641	CIRCUIT CITY(2009), OFF 5TH(2011), PETSMART(2014), HOMEGOODS(2014), OFFICE MAX(2010), CONTAINER STORE(2011), FILENE’S BASEMENT(2014), MARSHALLS(2009), NORDSTROM RACK(2009), BORDERS(2009), EXPO DESIGN CENTER(2019), PRAIRIE ROCK RESTAURANT(NOT OWNED), COSTCO(NOT OWNED)
257	SKOKIE, IL	VILLAGE CROSSING (TIAA) 5507 W. TOUHY AVE	Chicago		1989		2007			15.00	%		434,973		434,973		7,355,300	MICHAEL’S(2013), BED BATH & BEYOND(2013), OFFICE MAX(2015), BEST BUY(2009), CROWN THEATRES(2021), BARNES & NOBLE(2009)

Indiana
258	BEDFORD, IN	TOWN FAIR CENTER 1320 JAMES AVENUE	Bedford		1993/1997		2	*		100.00	%		223,431		223,431		1,138,632	K MART(2008), GOODY’S(2008), J.C. PENNEY(2008)
259	EVANSVILLE, IN(EAST)	EAST LLOYD COMMONS 6300 E. LLOYD EXPWY	Evansville		2005		2007			100.00	%		159,682		159,682		2,186,664	GORDMAN’S(2015), MICHAEL’S(2015), BEST BUY(2016)
260	HIGHLAND, IN	HIGHLAND GROVE SHOPPING CENTER HIGHWAY 41 & MAIN STREET	Chicago		1995/2001		1996			20.00	%		312,546		524,410		3,581,352	MARSHALLS(2011), KOHL’S(2016), CIRCUIT CITY(2016), OFFICE MAX(2012), TARGET(NOT OWNED), JEWEL(NOT OWNED)

Property List 1.0
Page 13 of 35

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the Six Months ended June 30, 2007

2Q07 Property List


				Year					DDR					Owned &
				Developed/		Year			Ownership					Unowned		Total
Location		Center/Property	MSA	Redeveloped		Acquired			Interest			Owned GLA		GLA		Annualized Rent		Anchor Tenants (Lease Expiration)
261	INDIANAPOLIS, IN	GLENLAKE PLAZA 2629 E. 65TH STREET	Indianapolis		1980		2007			20.00	%		102,549		102,549		774,903	KROGER(2020)
262	LAFAYETTE, IN	PARK EAST MARKETPLACE 4205 — 4315 COMMERCE DRIVE	Lafayette		2000		2003			100.00	%		35,100		243,850		382,550	WAL MART(NOT OWNED)
263	SOUTH BEND, IN	BROADMOOR PLAZA 1217 E. IRELAND ROAD	South Bend		1987		2007			20.00	%		114,968		114,968		1,262,023	KROGER(2020)

Iowa
264	CEDAR RAPIDS, IA	NORTHLAND SQUARE 303 -367 COLLINS ROAD, NE	Cedar Rapids		1984		1998			100.00	%		187,068		207,405		1,885,609	T.J. MAXX(2010), OFFICE MAX(2010), BARNES & NOBLE(2010), KOHL’S(2021)
265	OTTUMWA, IA	QUINCY PLACE MALL 1110 QUINCY AVENUE	Ottumwa		1990/1999/2002		1/2	*		100.00	%		241,427		426,599		1,266,438	HERBERGER’S(2020), J.C. PENNEY(2010), GOODY’S(2014), TARGET(NOT OWNED)

Kansas
266	LEAWOOD, KS	TOWN CENTER PLAZA 5000 W 119TH STREET	Kansas City		1996/2002		1998			100.00	%		309,423		491,794		8,312,633	BARNES & NOBLE #2668(2011), COLDWATER CREEK(2009), LIMITED/LIMITED TOO(2009), VICTORIA’S SECRET(2009), EXPRESS/BATH&BODY/STRUCTURE(2009), GAP/GAP BODY(2008), GAP KIDS(2005), J.JILL(2013), POTTERY BARN(2009), WILLIAMS-SONOMA(2009), AMERICAN EAGLE(2013), PACIFIC SUNWEAR(2012), BRAVO CUCINA ITALIANA(2013), RESTORATION HARDWARE(2012), HOULIHANS(2025), BRISTOL SEAFOOD BAR & GRILL(2011), BOMBAY(2006),THE JONES STORE(2009)
267	MERRIAM, KS	MERRIAM TOWN CENTER 5700 ANTIOCH ROAD	Kansas City		1998/2004		1	*		14.50	%		351,244		473,750		4,200,000	CINEMARK(2018), OFFICE MAX(2013), PETSMART(2019), HEN HOUSE(2018), MARSHALLS(2008), DICK’S SPORTING GOODS(2016), HOME DEPOT #2202(NOT OWNED)
268	OVERLAND PARK, KS(POINTE)	OVERLAND POINTE MARKETPLACE INTER 135 & ANTIOCH ROAD	Kansas City		2001/2004		2003			14.50	%		42,632		361,759		881,875	BABIES R US(NOT OWNED), HOME DEPOT(NOT OWNED), SAM’S CLUB(NOT OWNED)
269	WICHITA, KS (EASTGATE)	EASTGATE PLAZA SOUTH ROCK ROAD	Wichita		1955		2002			100.00	%		203,997		253,997		2,086,647	OFFICE MAX(2010), T.J. MAXX(2011), BARNES & NOBLE(2012), KCBB, INC BURLINGTON(NOT OWNED)

Kentucky
270	LEXINGTON, KY (NORTH)	NORTH PARK MARKETPLACE 524 WEST NEW CIRCLE	Lexington		1998		2003			100.00	%		46,647		228,878		641,524	STAPLES(2016), WAL MART(NOT OWNED)
271	LEXINGTON, KY (SOUTH)	SOUTH FARM MARKETPLACE MAN-O-WAR BOULEVARD AND NICHOL	Lexington		1998		2003			100.00	%		27,643		344,280		595,780	WAL MART(NOT OWNED), LOWE’S(NOT OWNED)
272	LOUISVILLE, KY (OUTER LOOP)	OUTER LOOP PLAZA 7505 OUTER LOOP HIGHWAY	Louisville		1973/1989/1998		2004			100.00	%		120,777		120,777		645,469	VALU DISCOUNT(2009)
273	RICHMOND, KY	CARRIAGE GATE 833-847 EASTERN BY-PASS	Lexington		1992		2003			100.00	%		158,041		229,313		370,835	FOOD LION(2017), OFFICE DEPOT(2016), BALLARD’S(NOT OWNED)

Louisiana
274	COVINGTON, LA	COVINGTON CORNERS 782 NORTH HGHWY 190	New Orleans		1999		2007			100.00	%		15,590		15,590		249,440

Maine
275	BRUNSWICK, ME	COOK’S CORNERS 172 BATH ROAD	Augusta		1965		1997			100.00	%		301,992		310,229		2,591,298	HOYTS CINEMAS(2010), BRUNSWICK BOOKLAND(2014), BIG LOTS(2013), T.J. MAXX(2010), SEARS(2012)

Maryland
276	BOWIE, MD	DUVALL VILLAGE 4825 GLENN DALE ROAD	Washington, DC		1998		2007			100.00	%		88,022		88,022		1,449,207	SUPER FRESH(2020)

Property List 1.0
Page 14 of 35

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the Six Months ended June 30, 2007

2Q07 Property List


				Year					DDR					Owned &
				Developed/		Year			Ownership					Unowned		Total
Location		Center/Property	MSA	Redeveloped		Acquired			Interest			Owned GLA		GLA		Annualized Rent		Anchor Tenants (Lease Expiration)
277	GLEN BURNIE, MD	HARUNDALE PLAZA 7440 RITCHIE HIGHWAY	Washington, DC		1999		2007			20.00	%		217,619		217,619		2,554,802	A & P COMPANY(2019), A.J. WRIGHT(2009), VALUE CITY(2015)
278	HAGERSTOWN, MD	VALLEY PARK COMMONS 1520 WESEL BLVD.	Hagerstown		1993/2006		2007			100.00	%		88,079		88,079		1,045,245	OFFICE DEPOT(2016)
279	SALISBURY, MD	THE COMMONS E. NORTH POINT DRIVE	Salisbury		2000		2006			100.00	%		126,135		350,012		1,691,852	BEST BUY(2013), MICHAEL’S(2009), TARGET(NOT OWNED), HOME DEPOT(NOT OWNED)
280	UPPER MARLBORO, MD	LARGO TOWNE CENTER 950 LARGO CENTER DR	Washington, DC		1991		2007			20.00	%		260,797		384,048		3,006,812	SHOPPERS FOOD WAREHOUSE(2009), MARSHALLS(2011), REGENCY FURNITURE(2017)
281	WHITE MARSH, MD	COSTCO PLAZA (TIAA) 9919 PULASKI HWY	Washington, DC		1987/1992		2007			15.00	%		227,811		250,311		1,611,333	COSTCO WHOLESALE(2011), PETSMART(2010), SPORTS AUTHORITY(2011), HOME DEPOT(2040), PEP BOYS(NOT OWNED)

Massachusetts
282	EVERETT, MA	GATEWAY CENTER 1 MYSTIC VIEW ROAD	Boston		2001		1	*		100.00	%		222,287		639,807		4,267,083	BED BATH & BEYOND(2011), OLD NAVY(2011), OFFICE MAX(2020), BABIES R US(2013), MICHAEL’S(2012), TARGET #1229(NOT OWNED), COSTCO(NOT OWNED)
283	FRAMINGHAM, MA	SHOPPER’S WORLD 1 WORCESTER ROAD	Boston		1994		1995			14.50	%		769,276		778,701		14,494,249	TOYS R US(2020), MACY’S(2020), T.J. MAXX(2010), BABIES R US(2013), DSW SHOE WAREHOUSE(2012), A.C. MOORE(2012), MARSHALLS(2011), BOB’S STORES(2011), LINENS ‘N THINGS(2011), SPORTS AUTHORITY(2015), PETSMART(2011), BEST BUY(2014), BARNES & NOBLE(2011), AMC THEATRE(2014), KOHL’S(2010)
284	SEEKONK, MA	SEEKONK TOWN CENTER 95 HIGHLAND AVE	Providence		2003		2007			100.00	%		80,713		80,713		903,147	STOP & SHOP(2026)
285	WEST SPRINGFIELD, MA	RIVERDALE SHOPS 935 RIVERDALE STREET	Springfield		1985/2003		2007			20.00	%		273,307		273,307		3,080,259	KOHL’S(2024), STOP & SHOP(2016)
286	WORCESTER, MA	WAL-MART/SAM’S CLUB 301 BARBER AVE	Worcester		1998		2007			100.00	%		107,929		107,929		1,116,581	SAM’S CLUB(2013)

Michigan
287	BAD AXE, MI	HURON CREST PLAZA 850 NORTH VAN DYKE ROAD	Bad Axe		1991		1993			100.00	%		63,415		134,574		136,808	WAL-MART(NOT OWNED)
288	BENTON HARBOR, MI	FAIRPLAIN PLAZA 1000 NAPIER AVE	Benton Harbor		1998		2006			20.00	%		222,739		413,399		1,723,966	OFFICE DEPOT(2008), T.J. MAXX(2009), TARGET(NOT OWNED), KOHL’S(NOT OWNED)
289	CHEBOYGAN, MI	KMART SHOPPING PLAZA 1109 EAST STATE	Cheboygan		1988		1994			100.00	%		70,076		145,827		266,688	K MART(2010), Kmart(NOT OWNED)
290	DEARBORN HEIGHTS, MI	WALGREENS — DEARBORN HEIGHTS 8706 N. TELEGRAPH RD	Detroit		1998/1999		2007			100.00	%		13,905		13,905		385,510
291	DETROIT, MI	BELAIR CENTER 8400 E. EIGHT MILE ROAD	Detroit		1989/2002		1998			100.00	%		343,619		450,349		2,505,827	TARGET(NOT OWNED)
292	GAYLORD, MI	PINE RIDGE SQUARE 1401 WEST MAIN STREET	Gaylord		1991/2004		1993			100.00	%		150,203		150,203		690,125	DUNHAM’S SPORTING GOODS(2011), BIG LOTS(2010), BUY LOW(2011)
293	GRANDVILLE, MI	GRANDVILLE MARKETPLACE INTERSECTN 44TH ST & CANAL AVE	Grand Rapids		2003		2003			14.50	%		201,726		352,098		2,588,453	CIRCUIT CITY(2017), LINENS ‘N THINGS(2013), GANDER MOUNTAIN(2016), OFFICE MAX(2013), LOWE’S(NOT OWNED)
294	HOUGHTON, MI	COPPER COUNTRY MALL HIGHWAY M26	Houghton		1981/1999		1/2	*		100.00	%		257,863		257,863		985,237	STEVE & BARRY’S(2013), J.C. PENNEY(2010), OFFICE MAX(2014)

Property List 1.0
Page 15 of 35

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the Six Months ended June 30, 2007

2Q07 Property List


				Year					DDR					Owned &
				Developed/		Year			Ownership					Unowned		Total
Location		Center/Property	MSA	Redeveloped		Acquired			Interest			Owned GLA		GLA		Annualized Rent		Anchor Tenants (Lease Expiration)
295	HOWELL, MI	GRAND RIVER PLAZA 3599 EAST GRAND RIVER	Howell		1991		1993			100.00	%		215,047		215,047		1,296,740	ELDER-BEERMAN(2011), DUNHAM’S SPORTING GOODS(2011)
296	LANSING, MI	THE MARKETPLACE AT DELTA TOWNS 8305 WEST SAGINAW HWY 196 RAMP	Lansing		2000/2001		2003			100.00	%		135,697		489,104		1,403,716	MICHAEL’S(2011), GANDER MOUNTAIN(2015), STAPLES(2016), PETSMART(2016), LOWE’S(NOT OWNED), WAL MART(NOT OWNED)
297	LIVONIA, MI	WALGREENS — LIVONIA 29200 6 MILE ROAD	Detroit		1998/1999		2007			100.00	%		13,905		13,905		269,061
298	MILAN, MI	MILAN PLAZA 531 W. MAIN STREET	Detroit		1955		2007			20.00	%		65,764		68,964		296,562	KROGER(2020)
299	MT. PLEASANT, MI	INDIAN HILLS PLAZA 4208 E BLUE GRASS ROAD	Mt. Pleasant		1990		2	*		100.00	%		249,680		249,680		713,175	T.J. MAXX(2014), KROGER(2011)
300	PORT HURON, MI	WALGREENS NWC 10TH STREET & OAK STREET	Detroit		2000		2007			100.00	%		15,120		15,120		359,856
301	SAULT ST. MARIE, MI	CASCADE CROSSINGS 4516 I-75 BUSINESS SPUR	Sault St. Marie		1993/1998		1994			100.00	%		270,761		270,761		1,736,142	WAL-MART(2012), J.C. PENNEY(2008), DUNHAM’S SPORTING GOODS(2011), GLEN’S MARKET(2013)
302	WALKER, MI (ALPINE AVE)	GREEN RIDGE SQUARE II 3410 ALPINE AVENUE	Grand Rapids		1991/1995		2004			100.00	%		91,749		91,749		930,669	CIRCUIT CITY(2010), BED BATH & BEYOND(2015)
303	WALKER, MI (GRAND RAPIDS)	GREEN RIDGE SQUARE 3390-B ALPINE AVE NW	Grand Rapids		1989		1995			100.00	%		133,538		303,447		1,622,716	T.J. MAXX(2011), OFFICE DEPOT(2010), TARGET(NOT OWNED), TOYS R US(NOT OWNED)
304	WESTLAND, MI	WALGREENS — WESTLAND 7210 N. MIDDLEBELT	Detroit		2005		2007			100.00	%		13,905		13,905		285,053

Minnesota
305	BEMIDJI, MN	PAUL BUNYAN MALL 1201 PAUL BUNYAN DRIVE	Bemidji		1977/1998		2	*		100.00	%		297,803		297,803		1,531,014	K MART(2007), HERBERGER’S(2010), J.C. PENNEY(2008)
306	BRAINERD, MN	WESTGATE MALL 1200 HIGHWAY 210 WEST	Brainerd		1985/1998		1/2	*		100.00	%		260,319		260,319		1,803,969	STEVE & BARRY’S(2013), HERBERGER’S(2013), MOVIES 10(2011)
307	COON RAPIDS, MN	RIVERDALE VILLAGE 12921 RIVERDALE DRIVE	Minneapolis		1999/2001/2002/2003		1	*		14.50	%		551,867		940,371		8,956,376	KOHL’S(2020), JO-ANN STORES(2010), BORDERS(2023), LINENS ‘N THINGS(2016), OLD NAVY(2012), SPORTSMAN’S WAREHOUSE(2017), BEST BUY(2013), DSW SHOE WAREHOUSE(2016), J.C. PENNEY(NOT OWNED)
308	EAGAN, MN	EAGAN PROMENADE 1299 PROMENADE PLACE	Minneapolis		1997/2001		1997			50.00	%		278,211		342,014		3,611,722	BYERLY’S(2016), PETSMART(2018), BARNES & NOBLE(2012), OFFICE MAX(2013), T.J. MAXX(2013), BED BATH & BEYOND(2012), ETHAN ALLEN FURNITURE(NOT OWNED)
309	HUTCHINSON, MN	HUTCHINSON MALL 1060 SR 15	Minneapolis		1981		1/2	*		100.00	%		121,001		209,843		506,885	J.C. PENNEY(2011), HENNEN’S FURNITURE(NOT OWNED)
310	MINNEAPOLIS, MN (MAPLE GROVE)	MAPLE GROVE CROSSING WEAVER LAKE ROAD & I-94	Minneapolis		1995/2002		1996			50.00	%		265,957		354,321		3,055,508	KOHL’S(2016), BARNES & NOBLE(2011), GANDER MOUNTAIN(2011), MICHAEL’S(2012), BED BATH & BEYOND(2012), CUB FOODS(NOT OWNED)
311	ST. PAUL, MN	MIDWAY MARKETPLACE 1450 UNIVERSITY AVENUE WEST	St. Paul		1995		1997			14.50	%		324,354		473,596		2,686,390	WAL-MART(2022), CUB FOODS(2015), PETSMART(2011), MERVYN’S(2016), HERBERGER’S(NOT OWNED), BORDERS BOOKS AND MUSIC(NOT OWNED)
312	WORTHINGTON, MN	NORTHLAND MALL 1635 OXFORD STREET	Worthington		1977		1/2	*		100.00	%		185,658		185,658		477,243	J.C. PENNEY(2012), HY VEE FOOD STORES(2011)

Mississippi
313	GULFPORT, MS	CROSSROADS CENTER CROSSROADS PARKWAY	Gulfport		1999		2003			100.00	%		426,807		532,250		5,282,211	ACADEMY SPORTS(2015), BED BATH & BEYOND(2014), GOODY’S(2011), T.J. MAXX(2009), CINEMARK(2019), OFFICE DEPOT(2014), BARNES & NOBLE(2014), BELK’S(NOT OWNED)
314	JACKSON, MS(JUNCTION)	THE JUNCTION 6351 I-55 NORTH3	Jackson		1996		2003			100.00	%		107,780		326,319		1,178,174	PETSMART(2012), OFFICE DEPOT(2016), TARGET(NOT OWNED), HOME DEPOT(NOT OWNED)

Property List 1.0
Page 16 of 35

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the Six Months ended June 30, 2007

2Q07 Property List


				Year					DDR					Owned &
				Developed/		Year			Ownership					Unowned		Total
Location		Center/Property	MSA	Redeveloped		Acquired			Interest			Owned GLA		GLA		Annualized Rent		Anchor Tenants (Lease Expiration)
315	OXFORD, MS	OXFORD PLACE 2015 — 2035 UNIVERSITY AVENUE	Oxford		2000		2003			20.00	%		13,200		71,866		333,632	KROGER(NOT OWNED)
316	STARKVILLE, MS	STARKVILLE CROSSING 882 HIGHWAY 12 WEST	Starkville		1999/2004		1994			100.00	%		133,691		268,254		915,810	J.C. PENNEY(2010), KROGER(2042), LOWE’S(NOT OWNED)
317	TUPELO, MS	BIG OAKS CROSSING 3850 N GLOSTER ST	Tupelo		1992		1994			100.00	%		348,236		348,236		1,929,781	SAM’S CLUB(2012), GOODY’S(2007), WAL-MART(2012)

Missouri
318	ARNOLD, MO	JEFFERSON COUNTY PLAZA VOGEL ROAD	St. Louis		2002		1	*		50.00	%		42,091		290,147		483,730	HOME DEPOT(NOT OWNED), TARGET(NOT OWNED)
319	FENTON, MO	FENTON PLAZA GRAVOIS & HIGHWAY 141	Fenton		1970/1997		1/2	*		100.00	%		93,420		100,420		935,708
320	INDEPENDENCE, MO	INDEPENDENCE COMMONS 900 EAST 39TH STREET	Independence		1995/1999		1995			14.50	%		386,066		403,166		5,021,708	KOHL’S(2016), BED BATH & BEYOND(2012), MARSHALLS(2012), BEST BUY(2016), BARNES & NOBLE(2011), AMC THEATRE(2015)
321	KANSAS CITY, MO (WARD PARKWAY)	WARD PARKWAY 8600 WARD PARKWAY	Kansas City		1959/2004		2003			20.00	%		358,373		681,878		5,325,723	DICK’S SPORTING GOODS(2016), 24 HOUR FITNESS(2023), PETSMART(2016), STEVE & BARRY’S(2014), AMC THEATRE(2011), OFF BROADWAY SHOES(2015), T.J. MAXX(2013), DILLARD’S(NOT OWNED), TARGET(NOT OWNED)
322	SPRINGFIELD, MO (MORRIS)	MORRIS CORNERS 1425 EAST BATTLEFIELD	Springfield		1989		1998			100.00	%		56,033		56,033		491,757	TOYS R US(2013)
323	ST. JOHN, MO	ST JOHN CROSSING 9000-9070 ST. CHARLES ROCK ROA	St. Louis		2003		2003			100.00	%		88,450		93,513		1,016,757	SHOP ‘N SAVE(2022)
324	ST. LOUIS, MO (PLZ SUNSET)	PLAZA AT SUNSET HILL 10980 SUNSET PLAZA	St. Louis		1997		1998			100.00	%		415,435		450,938		5,585,035	TOYS R US(2013), COMPUSA(2013), BED BATH & BEYOND(2012), MARSHALLS(2012), HOME DEPOT(2023), PETSMART(2012), BORDERS(2011)
325	ST. LOUIS, MO (SOUTHTOWNE)	SOUTHTOWNE KINGS HIGHWAY & CHIPPEWA	St. Louis		2004		1998			100.00	%		69,992		69,992		1,092,246	OFFICE MAX(2014)
326	ST. LOUIS, MO (BRENTWOOD)	PROMENADE AT BRENTWOOD 1 BRENTWOOD PROMENADE COURT	St. Louis		1998		1998			100.00	%		299,584		299,584		4,022,889	TARGET(2023), BED BATH & BEYOND(2009), PETSMART(2014), LANE HOME FURNISHINGS(2013)
327	ST. LOUIS, MO (GRAVOIS VILLAGE)	GRAVOIS VILLAGE 4523 GRAVOIS VILLAGE PLAZA	St. Louis		1983		1998			100.00	%		110,992		114,992		558,492	K MART(2008)
328	ST. LOUIS, MO (OLYMPIC OAKS)	OLYMPIC OAKS VILLAGE 12109 MANCHESTER ROAD	St. Louis		1985		1998			100.00	%		92,372		92,372		1,352,325	T.J. MAXX(2008)

Nevada
329	CARSON CITY, NV	EAGLE STATION 3871 S CARSON STREET	Reno		1983		2005			50.00	%		60,494		60,494		543,660	MERVYN’S(2020)
330	LAS VEGAS, NV(LOMA)	LOMA VISTA SHOPPING CENTER 4700 MEADOWS LANE	Las Vegas		1979		2005			50.00	%		75,687		75,687		765,000	MERVYN’S(2020)
331	LAS VEGAS, NV(NELLIS)	NELLIS CROSSING SHOPPING 1300 S NELLIS BLVD.	Las Vegas		1986		2005			50.00	%		76,016		76,016		683,400	MERVYN’S(2020)
332	RENO, NV(SIERRA)	SIERRA TOWN CENTER 6895 SIERRA CENTER PARKWAY	Reno		2002		2005			50.00	%		79,239		79,239		623,220	MERVYN’S(2020)
333	RENO, NV.	RENO RIVERSIDE EAST FIRST STREET AND SIERRA	Reno		2000		2000			100.00	%		52,474		52,474		696,899	CENTURY THEATRE(2014)
334	SW LAS VEGAS, NV	GRAND CANYON PARKWAY S. C. 4265 S. GRAND CANYON DRIVE	Las Vegas		2003		2005			50.00	%		79,294		79,294		890,460	MERVYN’S(2020)

Property List 1.0
Page 17 of 35

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the Six Months ended June 30, 2007

2Q07 Property List


				Year					DDR					Owned &
				Developed/		Year			Ownership					Unowned		Total
Location		Center/Property	MSA	Redeveloped		Acquired			Interest			Owned GLA		GLA		Annualized Rent		Anchor Tenants (Lease Expiration)
New Jersey
335	BRICK, NJ	BRICK CENTER PLAZA 51 CHAMBERS BRIDGE ROAD	New York City		1999		2007			100.00	%		114,028		114,028		1,848,403	BEST BUY(2015), BED BATH & BEYOND(2010), SEAMANS FURNITURE STORE(2011)
336	EAST HANOVER, NJ(PLAZA)	EAST HANOVER PLAZA 154 STATE ROUTE 10	New York City		1994		2007			100.00	%		97,500		97,500		1,764,383	BRANCH BROOK POOL & PATIO(2017), SPORTS AUTHORITY(2012)
337	EAST HANOVER, NJ(SONY)	SONY THEATRE COMPLEX 145 STATE ROUTE 10	New York City		1993		2007			100.00	%		20,737		43,404		1,023,336	LOEWS(NOT OWNED)
338	EDGEWATER, NJ	EDGEWATER TOWN CENTER 905 RIVER ROAD	New York City		2000		2007			100.00	%		77,508		77,508		1,740,232	WHOLE FOODS(2020)
339	FREEHOLD, NJ	FREEHOLD MARKETPLACE NJ HWY 33 & W. MAIN ST(RT537)	Freehold		2005		1	*		100.00	%		0		307,270		140,000	WALMART(NOT OWNED), SAM’S CLUB(NOT OWNED)
340	HAMILTON, NJ	HAMILTON MARKETPLACE NJ STATE HWY 130 & KLOCKNER RD	Trenton		2004		2003			100.00	%		446,940		935,620		7,910,993	STAPLES(2015), KOHL’S(2023), LINENS ‘N THINGS(2014), MICHAEL’S(2013), ROSS DRESS FOR LESS(2014), SHOPRITE(2028), BARNES & NOBLE(2014), WALMART(NOT OWNED), BJ’S WHOLESALE(NOT OWNED), LOWE’S(NOT OWNED)
341	JERSEY CITY, NJ	440 COMMONS 440 STATE RTE #440	New York City		1997		2007			100.00	%		162,533		162,533		1,648,075	HOME DEPOT(2018), SEAMANS FURNITURE STORE(2009)
342	LUMBERTON, NJ	CROSSROADS PLAZA 1520 ROUTE 38	Philadelphia		2003		2007			20.00	%		89,627		89,627		1,536,847	SHOPRITE(2024)
343	MAYS LANDING, NJ (HAMILTON)	HAMILTON COMMONS 4215 BLACK HORSE PIKE	May Landing		2001		2004			100.00	%		398,870		398,870		5,684,812	REGAL CINEMAS(2021), ROSS DRESS FOR LESS(2012), BED BATH & BEYOND(2017), MARSHALLS(2012), SPORTS AUTHORITY(2015), CIRCUIT CITY(2020)
344	MAYS LANDING, NJ (WRANGLEBORO)	WRANGLEBORO CONSUMER SQUARE 2300 WRANGLEBORO ROAD	Mays Landing		1997		2004			100.00	%		839,019		839,019		9,696,127	BEST BUY(2017), BORDERS(2017), KOHL’S(2018), STAPLES(2012), BABIES R US(2013), BJ’S WHOLESALE CLUB(2016), DICK’S SPORTING GOODS(2013), LINENS ‘N THINGS(2012), MICHAEL’S(2008), TARGET(2023), PETSMART(2013)
345	MT. LAUREL, NJ	CENTERTON SQUARE CENTERTON ROAD & MARTER AVE	Philadelphia		2005		1	*		10.00	%		280,067		709,863		6,671,795	BED BATH & BEYOND(2015), PETSMART(2015), DSW SHOE WAREHOUSE(2015), JO-ANN STORES(2015), T.J. MAXX(2015), SPORTS AUTHORITY(2016), TARGET(NOT OWNED), COSTCO(NOT OWNED), WEGMANS(NOT OWNED)
346	PRINCETON, NJ	NASSAU PARK SHOPPING CENTER ROUTE 1 & QUAKER BRIDGE ROAD	Trenton		1995		1997			100.00	%		289,452		798,261		5,671,022	BORDERS(2011), BEST BUY(2012), LINENS ‘N THINGS(2011), PETSMART(2011), BABIES R US(2016), TARGET(NOT OWNED), WALMART(NOT OWNED), HOME DEPOT(NOT OWNED), SAM’S CLUB(NOT OWNED)
347	PRINCETON, NJ (PAVILION)	NASSAU PARK PAVILION ROUTE 1 AND QUAKER BRIDGE ROAD	Trenton		1999/2004		1	*		100.00	%		202,622		436,387		3,972,678	DICK’S SPORTING GOODS(2015), MICHAEL’S(2009), KOHL’S(2019), WEGMAN’S FOOD MARKETS, INC.(NOT OWNED), TARGET(NOT OWNED)
348	UNION, NJ	ROUTE 22 RETAIL SHOPPING CENTE 2700 US HWY 22 E	New York City		1997		2007			100.00	%		110,453		110,453		1,388,842	CIRCUIT CITY(2018), BABIES R US(2017)
349	WEST LONG BRANCH, NJ(MONMOUTH)	MONMOUTH CONSUMER CENTER 310 STATE HIGHWAY #36	West Long Branch		1993		2004			100.00	%		292,999		292,999		4,043,887	SPORTS AUTHORITY(2012), BARNES & NOBLE(2009), PETSMART(2008), HOME DEPOT(2013)
350	WEST PATERSON, NJ	WEST FALLS PLAZA 1730 ROUTE 46	New York City		1995		2007			20.00	%		81,261		88,913		1,917,571	A & P COMPANY(2021)

New Mexico
351	LOS ALAMOS, NM	MARI MAC VILLAGE 800 TRINITY DRIVE	Los Alamos		1978/1997		1/2	*		100.00	%		93,021		93,021		662,544	SMITH’S FOOD & DRUG(2012), SMITH’S FOOD & DRUG(2008), BEALLS(2009)

New York
352	AMHERST, NY (BOULEVARD)	BOULEVARD CONSUMER SQUARE 1641-1703 NIAGARA FALLS BLVD	Buffalo		1998/2001/2003		2004			100.00	%		557,403		692,565		6,119,769	TARGET(2019), K MART(2008), BABIES R US(2015), BARNES & NOBLE(2014), BEST BUY(2016), BED BATH & BEYOND(2018), A.C. MOORE(2013)

Property List 1.0
Page 18 of 35

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the Six Months ended June 30, 2007

2Q07 Property List


				Year				DDR					Owned &
				Developed/		Year		Ownership					Unowned		Total
Location		Center/Property	MSA	Redeveloped		Acquired		Interest			Owned GLA		GLA		Annualized Rent		Anchor Tenants (Lease Expiration)
353	AMHERST, NY (BURLINGTON/JOANN)	BURLINGTON PLAZA 1551 NIAGARA FALLS BOULEVARD	Buffalo		1978/1982/1990/1998		2004		100.00	%		199,504		199,504		2,055,130	BURLINGTON COAT FACTORY(2014), JO-ANN STORES(2014)
354	AMHERST, NY (SHERIDAN/HARLEM)	SHERIDAN HARLEM PLAZA 4990 HARLEM ROAD	Buffalo		1960/1973/1982/1988/ 2003		2004		100.00	%		58,413		58,413		659,774
355	AMHERST, NY (TOPS ROBINSON)	TOPS PLAZA — AMHERST 3035 NIAGRA FALLS BLVD.	Buffalo		1986		2004		20.00	%		145,192		145,192		1,145,925	TOPS MARKETS(2010)
356	AMHERST, NY (TOPS)	TOPS PLAZA — TRANSIT/N. FRENCH 9660 TRANSIT ROAD	Buffalo		1995/1998		2004		100.00	%		114,177		114,177		1,116,521	TOPS MARKETS(2016)
357	AMHERST, NY(ECKERD)	ECKERD DRUG STORE #5018 2545 MILLERSPORT HWY	Buffalo		2000		2007		100.00	%		10,908		10,908		250,489
358	ARCADE, NY (TOPS)	TOPS PLAZA-ARCADE ROUTE 39	Buffalo		1995		2004		10.00	%		65,915		65,915		662,409	TOPS MARKETS(2015)
359	AVON, NY (TOPS)	TOPS PLAZA-AVON 270 E. MAIN STREET	Rochester		1997/2002		2004		10.00	%		63,288		63,288		454,162	TOPS MARKETS(2017)
360	BATAVIA, NY (BJS)	BJS PLAZA 8326 LEWISTON ROAD	Rochester		1996		2004		14.50	%		95,846		95,846		825,621	BJ’S WHOLESALE CLUB(2016)
361	BATAVIA, NY (COMMONS)	BATAVIA COMMONS 419 WEST MAIN ST	Rochester		1990		2004		14.50	%		49,431		49,431		509,431
362	BATAVIA, NY (MARTIN’S PLAZA)	MARTIN’S PLAZA 8351 LEWISTON ROAD	Rochester		1994		2004		14.50	%		37,140		115,161		496,328	MARTIN’S(NOT OWNED)
363	BIG FLATS, NY (BIG FLATS I)	BIG FLATS CONSUMER SQUARE 830 COUNTY ROUTE 64	Elmira		1993/2001		2004		100.00	%		641,264		641,264		6,078,548	DICK’S SPORTING GOODS(2008), WAL-MART(2013), SAM’S CLUB(2013), TOPS MARKETS(2013), BED BATH & BEYOND(2014), MICHAEL’S(2010), OLD NAVY(2009), STAPLES(2011), BARNES & NOBLE(2011), T.J. MAXX(2013)
364	BUFFALO, NY (ELMWOOD)	ELMWOOD REGAL CENTER 1951 — 2023 ELMWOOD AVENUE	Buffalo		1997		2004		100.00	%		133,940		133,940		1,524,235	REGAL CINEMAS(2017), OFFICE DEPOT(2012)
365	BUFFALO, NY (MARSHALLS)	MARSHALLS PLAZA 2150 DELAWARE AVENUE	Buffalo		1960/1975/1983/1995		2004		100.00	%		82,196		82,196		801,006	MARSHALLS(2009)
366	BUFFALO, NY(DELAWARE-TARGET)	DELAWARE CONSUMER SQUARE 2636-2658 DELAWARE AVENUE	Buffalo		1995		2004		100.00	%		238,531		238,531		2,138,328	A.J. WRIGHT(2012), OFFICE MAX(2012), TARGET(2015)
367	BUFFALO, NY(ECKERD)	ECKERD DRUG STORE #5661 1625 BROADWAY STREET	Buffalo		2000		2007		100.00	%		12,739		12,739		280,861
368	CHEEKTOWAGA, NY (BORDERS)	BORDERS BOOKS 2015 WALDEN AVENUE	Buffalo		1994		2004		14.50	%		26,500		26,500		609,500	BORDERS(2015)
369	CHEEKTOWAGA, NY (DICKS)	UNION ROAD PLAZA 3637 UNION ROAD	Buffalo		1979/1982/1997/2003		2004		14.50	%		174,438		174,438		1,111,969	DICK’S SPORTING GOODS(2015)
370	CHEEKTOWAGA, NY (THRUWAY)	THRUWAY PLAZA 2195 HARLEM ROAD	Buffalo		1965/1995/1997/2004		2004		100.00	%		371,512		503,844		2,666,618	WAL-MART(2017), MOVIELAND 8 THEATRES(2019), TOPS MARKETS(2019), A.J. WRIGHT(2015), VALUE CITY FURNITURE(2009), M & T BANK(2017), HOME DEPOT(NOT OWNED)
371	CHEEKTOWAGA, NY (TOPS UNION)	TOPS PLAZA — UNION ROAD 3825 — 3875 UNION ROAD	Buffalo		1978/1989/1995/2004		2004		20.00	%		151,357		151,357		1,578,321	TOPS MARKETS(2013)
372	CHEEKTOWAGA, NY (UNION CONS)	UNION CONSUMER SQUARE 3733 — 3735 UNION ROAD	Buffalo		1989/1998/2004		2004		14.50	%		386,548		386,548		4,630,527	MARSHALLS(2009), OFFICE MAX(2010), SAM’S CLUB(2024), CIRCUIT CITY(2016), JO-ANN STORES(2015), BED BATH & BEYOND(2018)

Property List 1.0
Page 19 of 35

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the Six Months ended June 30, 2007

2Q07 Property List


				Year				DDR					Owned &
				Developed/		Year		Ownership					Unowned		Total
Location		Center/Property	MSA	Redeveloped		Acquired		Interest			Owned GLA		GLA		Annualized Rent		Anchor Tenants (Lease Expiration)
373	CHEEKTOWAGA, NY (WALDEN PLACE)	WALDEN PLACE 2130-2190 WALDEN AVENUE	Buffalo		1994/1999		2004		14.50	%		68,002		68,002		268,688
374	CHEEKTOWAGA, NY (WALDEN)	CONSUMER SQUARE 1700 — 1750 WALDEN AVENUE	Buffalo		1997/1999/2004		2004		14.50	%		255,964		255,964		2,406,896	OFFICE DEPOT(2009), LINENS ‘N THINGS(2015), MICHAEL’S(2013), TARGET(2015)
375	CHEEKTOWAGA, NY(ECKERD)	ECKERD DRUG STORE #5797 2401 GENNESEE STREET	Buffalo		2000		2007		100.00	%		10,908		10,908		335,592
376	CHILI, NY (KMART)	CHILI PLAZA 800 PAUL ROAD	Rochester		1998		2004		100.00	%		116,868		120,368		748,189	SEARS(2019)
377	CLARENCE, NY (BARNES)	BARNES & NOBLE 7370 TRANSIT ROAD	Buffalo		1992		2004		14.50	%		16,030		16,030		304,249
378	CLARENCE, NY (EASTGATE)	EASTGATE PLAZA TRANSIT & GREINER ROADS	Buffalo		1995		2004		14.50	%		520,876		520,876		4,201,861	BJ’S WHOLESALE CLUB(2021), DICK’S SPORTING GOODS(2011), LINENS ‘N THINGS(2015), MICHAEL’S(2010), WAL-MART(2019)
379	CLARENCE, NY (JOANN)	JOANN PLAZA 4101 TRANSIT ROAD	Buffalo		1994		2004		14.50	%		92,720		202,720		743,588	OFFICE MAX(2009), JO-ANN STORES(2015), BIG LOTS(2015), HOME DEPOT(NOT OWNED)
380	DANSVILLE, NY (TOPS)	TOPS PLAZA — DANSVILLE 23-65 FRANKLIN STREET	Dansville		2001		2004		100.00	%		67,400		67,400		623,449	TOPS MARKETS(2021)
381	DEWITT, NY (DEWITT COMMONS)	MARSHALLS PLAZA 3401 ERIE BOULEVARD EAST	Syracuse		2001/2003		2004		100.00	%		304,177		304,177		3,029,764	TOYS R US(2018), OLD NAVY(2011), MARSHALLS(2019), BED BATH & BEYOND(2018), A.C. MOORE(2014), SYRACUSE ORTHOPEDIC SPECIALIST(2017)
382	DEWITT, NY (MICHAELS)	MICHAELS — DEWITT 3133 ERIE BOULEVARD	Syracuse		2002		2004		100.00	%		38,413		38,413		480,166	MICHAEL’S(2010)
383	DUNKIRK, NY	ECKERD DRUG STORE #5786 1166 CENTRAL AVENUE	Dunkirk		2000		2007		100.00	%		10,908		10,908		210,569
384	ELIMIRA, NY (TOPS)	TOPS PLAZA-ELMIRA HUDSON STREET	Elmira		1997		2004		10.00	%		98,330		98,330		1,120,421	TOPS MARKETS(2017)
385	GATES, NY (WAL-MART)	WESTGATE PLAZA 2000 CHILI AVENUE	Rochester		1998		2004		100.00	%		334,752		334,752		3,186,651	WAL-MART(2021), STAPLES(2015)
386	GREECE, NY	JOANN/PETSMART PLAZA 3042 WEST RIDGE ROAD	Rochester		1993/1999		2004		100.00	%		75,916		75,916		804,287	PETSMART(2008), JO-ANN STORES(2015)
387	HAMBURG, NY (BJS)	BJS PLAZA — HAMBURG 4408 MILESTRIP ROAD	Buffalo		1990/1997		2004		100.00	%		175,965		175,965		1,745,340	OFFICE MAX(2010), BJ’S WHOLESALE CLUB(2010)
388	HAMBURG, NY (DICKS-PIER 1)	MCKINLEY PLACE 3701 MCKINLEY PARKWAY	Buffalo		2001		2004		100.00	%		128,944		128,944		1,551,410	DICK’S SPORTING GOODS(2011), ROSA’S HOME STORE(2009)
389	HAMBURG, NY (HOME DEPOT)	HOME DEPOT PLAZA — HAMBURG 4405 MILESTRIP ROAD	Buffalo		1999/2000		2004		100.00	%		139,413		139,413		1,517,694	HOME DEPOT(2012)
390	HAMBURG, NY (MILESTRIP)	MCKINLEY MILESTRIP CENTER 3540 MCKINLEY PARKWAY	Buffalo		1999		2004		100.00	%		106,774		106,774		1,472,383	OLD NAVY(2010), JO-ANN STORES(2015)
391	HAMBURG, NY (TOPS)	SOUTH PARK PLAZA-TOPS 6150 SOUTH PARK AVENUE	Buffalo		1990/1992		2004		10.00	%		84,000		84,000		730,500	TOPS MARKETS(2015)
392	HAMLIN, NY (TOPS)	TOPS PLAZA-HAMLIN 1800 LAKE ROAD	Rochester		1997		2004		10.00	%		60,488		60,488		491,705	TOPS MARKETS(2017)
393	IRONDEQUOIT, NY (CULVER RIDGE)	CULVER RIDGE PLAZA 2255 RIDGE ROAD EAST	Rochester		1972/1984/1997		2004		20.00	%		226,812		226,812		2,313,277	REGAL CINEMAS(2022), A.J. WRIGHT(2014)

Property List 1.0
Page 20 of 35

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the Six Months ended June 30, 2007

2Q07 Property List


				Year				DDR					Owned &
				Developed/		Year		Ownership					Unowned		Total
Location		Center/Property	MSA	Redeveloped		Acquired		Interest			Owned GLA		GLA		Annualized Rent		Anchor Tenants (Lease Expiration)
394	ITHACA, NY (TOPS)	TOPS PLAZA — ITHACA 614 — 722 SOUTH MEADOW	Ithaca		1990/1999/2003		2004		100.00	%		229,320		229,320		3,622,147	OFFICE DEPOT(2014), TOPS MARKETS(2022), MICHAEL’S(2013), BARNES & NOBLE(2018)
395	JAMESTOWN, NY (PROGRESSIVE)	TOPS PLAZA — JAMESTOWN 75 WASHINGTON STREET	Jamestown		1997		2004		20.00	%		98,001		98,001		1,178,454	TOPS MARKETS(2018)
396	LANCASTER, NY (REGAL)	REGAL CENTER 6703-6733 TRANSIT ROAD	Buffalo		1997		2004		14.50	%		112,949		112,949		841,380	REGAL CINEMAS(2017)
397	LEROY, NY (TOPS)	TOPS PLAZAL — LEROY 128 WEST MAIN STREET	Rochester		1997		2004		20.00	%		62,747		62,747		584,903	TOPS MARKETS(2017)
398	LOCKPORT, NY	WAL-MART/TOPS PLAZA — LOCKPORT 5789 & 5839 TRANSIT RD. & HAMM	Buffalo		1993		2004		100.00	%		296,582		296,582		2,731,435	WAL-MART(2015), TOPS MARKETS(2021), SEARS(2011)
399	N. TONAWANDA, NY (SEARS)	MID-CITY PLAZA 955-987 PAYNE AVENUE	Buffalo		1960/1976/1980/1995/ 2004		2004		100.00	%		224,949		224,949		1,997,339	TOPS MARKETS(2024)
400	NEW HARTFORD, NY	CONSUMER SQUARE 4725 — 4829 COMMERCIAL DRIVE	Utica		2002		2004		14.50	%		514,717		514,717		6,170,086	BARNES & NOBLE(2013), BED BATH & BEYOND(2018), BEST BUY(2013), STAPLES(2018), MICHAEL’S(2013), WAL-MART(2022), T.J. MAXX(2012)
401	NEW HARTFORD, NY (TOPS)	TOPS PLAZA — NEW HARTFORD 40 KELLOGG ROAD	Utica		1998		2004		100.00	%		127,777		127,777		1,139,310	HANNAFORD BROTHERS(2018)
402	NIAGARA FALLS, NY (HOME DEPOT)	HOME DEPOT PLAZA — N FALLS 720 & 750 BUILDERS WAY	Buffalo		1994/2000		2004		100.00	%		43,170		43,170		577,615	REGAL CINEMAS(2019)
403	NISKAYUNA, NY	MOHAWK COMMONS 402 — 442 BALLTOWN ROAD	Albany		2002		2004		100.00	%		399,901		530,375		4,644,304	PRICE CHOPPER(2022), LOWE’S(2022), MARSHALLS(2012), BARNES & NOBLE(2014), BED BATH & BEYOND(2019), TARGET(NOT OWNED)
404	NORWICH, NY (TOPS)	TOPS PLAZA-NORWICH 54 EAST MAIN STREET	Norwich		1997		2004		10.00	%		85,453		85,453		1,087,185	TOPS MARKETS(2018)
405	OLEAN, NY (WAL-MART)	WAL-MART PLAZA — OLEAN 3142 WEST STATE STREET	Olean		1993/2004		2004		100.00	%		285,400		401,406		2,153,716	WAL-MART(2014), EASTWYNN THEATRES(2014), BJ’S WHOLESALE CLUB(2014), HOME DEPOT(NOT OWNED)
406	ONTARIO, NY (TOPS-BLOCKBUSTER)	TOPS PLAZA — ONTARIO BLOCKBUST 6254 — 6272 FURNACE ROAD	Rochester		1998		2004		20.00	%		77,040		77,040		735,054	TOPS MARKETS(2019)
407	ORCHARD PARK, NY (BLOCKBUSTER)	CROSSROAD PLAZA 3245 SOUTHWESTERN BOULEVARD	Buffalo		2000		2004		20.00	%		167,805		167,805		1,803,478	TOPS MARKETS(2022), STEIN MART(2012)
408	PLATTSBURGH, NY	CONSUMER SQUARE RT. 3 — CORNELIA ROAD	Plattsburgh		1993/2004		2004		100.00	%		491,513		491,513		3,459,144	SAM’S CLUB(2013), WAL-MART(2020), T.J. MAXX(2013), PETSMART(2014), MICHAEL’S(2011)
409	ROCHESTER, NY (PANORAMA)	PANORAMA PLAZA 1601 PENFIELD ROAD	Rochester		1959/1965/1972/1980/ 1986/1994		2004		20.00	%		278,241		278,241		3,301,339	LINENS ‘N THINGS(2008), TOPS MARKETS(2014)
410	ROME, NY (FREEDOM)	FREEDOM PLAZA 205-211 ERIE BOULEVARD WEST	Rome		1978/2000/2001		2004		100.00	%		194,467		197,397		1,197,212	STAPLES(2015), J.C. PENNEY(2017), TOPS MARKETS(2021), MARSHALLS(2016)
411	TONAWANDA, NY (BIG LOTS)	YOUNGMAN PLAZA 750 YOUNG STREET	Buffalo		1985/ 2003		2004		10.00	%		310,921		318,166		2,327,379	BJ’S WHOLESALE CLUB(2010), BIG LOTS(2012), GANDER MOUNTAIN(2015), TOPS MARKETS(2021)
412	TONAWANDA, NY (OFFICE DEPOT)	OFFICE DEPOT PLAZA 2309 EGGERT ROAD	Buffalo		1976/1985/1996		2004		100.00	%		121,846		121,846		1,022,370	BEST FITNESS(2025), OFFICE DEPOT(2011)
413	TONAWANDA, NY (SHER/DELAWARE)	SHERIDAN/DELAWARE PLAZA 1692-1752 SHERIDAN DRIVE	Buffalo		1950/1965/1975/1986/ 2000		2004		100.00	%		188,200		188,200		1,347,006	BON TON HOME STORE(2010), BON TON HOME STORE(2010), TOPS MARKETS(2020)
414	TONAWANDA, NY (TOPS)	TOPS PLAZA-NIAGARA STREET 150 NIAGARA STREET	Buffalo		1997		2004		10.00	%		97,014		97,014		1,238,440	TOPS MARKETS(2017)

Property List 1.0
Page 21 of 35

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the Six Months ended June 30, 2007

2Q07 Property List


				Year					DDR					Owned &
				Developed/		Year			Ownership					Unowned		Total
Location		Center/Property	MSA	Redeveloped		Acquired			Interest			Owned GLA		GLA		Annualized Rent		Anchor Tenants (Lease Expiration)
415	VICTOR, NY	VICTOR SQUARE 2-10 COMMERCE DRIVE	Rochester		2000		2004			100.00	%		56,134		56,134		966,872
416	WARSAW, NY (TOPS)	TOPS PLAZA — WARSAW 2382 ROUTE 19	Warsaw		1998		2004			20.00	%		74,105		74,105		702,899	TOPS MARKETS(2015)
417	WEST SENECA, NY (HOME DEPOT)	HOME DEPOT PLAZA 1881 RIDGE ROAD	Buffalo		1975/1983/1987/1995		2004			100.00	%		139,453		139,453		1,400,105	HOME DEPOT(2016)
418	WEST SENECA, NY (SENECA RIDGE)	SENECA — RIDGE PLAZA 3531 SENECA STREET	Buffalo		1980/1996/2004		2004			100.00	%		62,403		62,403		291,082
419	WILLIAMSVILLE, NY	WILLIAMSVILLE PLACE 5395 SHERIDAN DRIVE	Buffalo		1986/1995/2003		2004			100.00	%		103,046		103,046		1,000,291
420	WILLIAMSVILLE, NY (PREMIER)	PREMIER PLACE 7864 — 8020 TRANSIT ROAD	Buffalo		1986/1994/1998		2004			14.50	%		142,536		142,536		1,332,930	PREMIER LIQUORS(2010), STEIN MART(2008)

North Carolina

421	APEX, NC (SOUTH)	BEAVER CREEK CROSSINGS SOUTH 1335 W WILLIAMS STREET	Raleigh		2006		1	*		100.00	%		219,744		231,984		2,866,723	DICK’S SPORTING GOODS(2017), CONSOLIDATED THEATRES(2026), T.J. MAXX(2016), CIRCUIT CITY(2022), BORDERS(2022)
422	APEX, NC(COMMONS)	BEAVER CREEK COMMONS 1335 W WILLIAMS STREET	Raleigh		2005		1	*		10.00	%		116,429		452,383		2,574,641	LINENS ‘N THINGS(2016), OFFICE MAX(2014), LOWES(NOT OWNED)
423	ASHEVILLE, NC(OAKLEY)	OAKLEY PLAZA FAIRVIEW RD AT INTERSTATE 240	Asheville		1988		2007			100.00	%		129,287		129,287		971,483	BABIES R US(2011), BI-LO(2016)
424	ASHEVILLE, NC(RIVER)	RIVER HILLS 299 SWANNANOA RIVER ROADD	Asheville		1996		2003			14.50	%		190,970		190,970		2,043,192	GOODY’S(2007), CARMIKE CINEMAS(2017), CIRCUIT CITY(2017), DICK’S SPORTING GOODS(2017), MICHAEL’S(2008), OFFICE MAX(2011)
425	CARY, NC(CIRCUIT CITY)	CIRCUIT CITY — CARY 1401 PINEY PLAINS RD	Raleigh		2000		2007			100.00	%		27,891		27,891		526,500	CIRCUIT CITY(2022)
426	CARY, NC(MILL POND)	MILL POND VILLAGE 3434-3490 KILDAIRE FARM ROAD	Raleigh		2004		2007			100.00	%		88,784		135,204		1,260,010	LOWE’S FOODS(2021)
427	CHAPEL HILL, NC	MEADOWMONT VILLAGE CENTER W. BARBEE CHAPEL RD	Durham		2002		2007			20.00	%		132,745		132,745		2,393,613	HARRIS TEETER SUPERMARKETS(2022)
428	CHARLOTTE, NC(BJ’S)	BJ’S WHOLESALE CLUB 6030 INDEPENDENCE BLVD	Charlotte		2002		2007			100.00	%		99,792		99,792		1,173,448	BJ’S WHOLESALE CLUB(2022)
429	CHARLOTTE, NC(CAMFIELD)	CAMFIELD CORNERS 8620 CAMFIELD STREET	Charlotte		1994		2007			100.00	%		69,910		69,910		826,010	BI-LO(2014)
430	CLAYTON, NC	CLAYTON CORNERS US HIGHWAY 70 WEST	Raleigh		1999		2007			20.00	%		125,653		125,653		1,329,015	LOWE’S FOODS(2019)
431	CONCORD, NC(ECKERD)	ECKERD DRUG STORE — CONCORD HIGHWAY #29 @ PITTS SCHOOL	Charlotte		2002		2007			100.00	%		10,908		10,908		227,814
432	CORNELIUS, NC	SOUTHLAKE SHOPPING CENTER 20601 TORRENCE CHAPE L ROAD	Charlotte		2001		2007			100.00	%		131,247		131,247		1,258,667	STEIN MART(2008), HARRIS TEETER SUPERMARKETS(2009)
433	DURHAM, NC	PATTERSON PLACE 3616 WITHERSPOON BLVD.	Durham		2004		2007			20.00	%		194,856		194,856		2,326,156	DSW SHOE WAREHOUSE(2016), A.C. MOORE(2014), BED BATH & BEYOND(2020), KOHL’S(2050)
434	DURHAM, NC(OXFORD)	OXFORD COMMONS 3500 OXFORD ROAD	Durham		1990/2001		1/2	*		100.00	%		203,069		321,335		1,292,077	FOOD LION(2010), BURLINGTON COAT FACTORY(2012), WAL-MART(NOT OWNED)
435	DURHAM, NC(SOUTH)	SOUTH SQUARE 4001 DURHAM CHAPEL	Durham		2005		2007			20.00	%		107,812		288,934		1,657,054	OFFICE DEPOT(2010), ROSS DRESS FOR LESS(2015)

Property List 1.0
Page 22 of 35

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the Six Months ended June 30, 2007

2Q07 Property List


				Year					DDR					Owned &
				Developed/		Year			Ownership					Unowned		Total
Location		Center/Property	MSA	Redeveloped		Acquired			Interest			Owned GLA		GLA		Annualized Rent		Anchor Tenants (Lease Expiration)
436	FAYETTEVILLE, NC	CROSS POINTE CENTRE 5075 MORGANTON ROAD	Fayetteville		1985/2003		2003			100.00	%		196,279		196,279		1,499,263	DEVELOPERS REALTY CORP.(2012), T.J. MAXX(2011), BED BATH & BEYOND(2014)
437	FAYETTEVILLE, NC(PAVILION)	FAYETTEVILLE PAVILION 2061 SKIBO ROAD	Fayetteville		1998/2001		2007			20.00	%		272,385		272,385		3,085,042	DICK’S SPORTING GOODS(2017), LINENS ‘N THINGS(2016), PETSMART(2016), CREATIVE BASKET EXPRESSIONS(2020), MARSHALLS(2008), MICHAEL’S(2009)
438	FUQUAY VARINA, NC	SEXTON COMMONS 1420 N MAIN ST	Raleigh		2002		2007			20.00	%		49,097		49,097		763,534	HARRIS TEETER SUPERMARKETS(2021)
439	GREENSBORO, NC(ADAMS)	ADAMS FARM 5710 HIGH POINT ROAD	Greensboro		2004		2007			100.00	%		112,195		112,195		999,194	HARRIS TEETER SUPERMARKETS(2008)
440	GREENSBORO, NC(GOLDEN)	GOLDEN GATE EAST CORNWALLIS DR	Greensboro		1962/2002		2007			100.00	%		153,113		153,113		1,154,230	HARRIS TEETER SUPERMARKETS(2011), STAPLES(2016), FOOD LION(2012)
441	GREENSBORO, NC(WENDOVER I)	SHOPPES AT WENDOVER VILLAGE I 4203-4205 WEST WENDOVER AVENUE	Greensboro		2004		2007			100.00	%		35,895		35,895		797,840
442	GREENSBORO, NC(WENDOVER II)	WENDOVER II WEST WENDOVER AVE	Greensboro		2004		2007			20.00	%		135,004		135,004		2,055,880	A.C. MOORE(2014), CIRCUIT CITY(2020), SOFA CONNECTION(2014)
443	HUNTERSVILLE, NC	BIRKDALE VILLAGE RETAIL (TIAA) BIRKDALE COMMONS PKY AND SAM FURR RD	Charlotte		2003		2007			15.00	%		313,874		324,315		6,615,085	BARNES & NOBLE(2013), DICK’S SPORTING GOODS(2018)
444	HUNTERSVILLE, NC(ROSEDALE)	ROSEDALE SHOPPING CENTER 9911 ROSE COMMONS DR	Charlotte		2000		2007			20.00	%		119,197		119,197		1,896,200	HARRIS TEETER SUPERMARKETS(2020)
445	INDIAN TRAIL, NC	UNION TOWN CENTER INDEPENDENCE & FAITH CHURCH RD	Indian Trail		1999		2004			100.00	%		96,160		96,160		842,360	FOOD LION(2020)
446	JACKSONVILLE, NC(GATEWAY)	GATEWAY PLAZA — JACKSONVILLE ( SEC WESTERN BLVD AND GATEWAY SOUTH	Jacksonville		2001		2007			15.00	%		101,413		341,413		1,124,071	BED BATH & BEYOND(2013), ROSS DRESS FOR LESS(2013), LOWES(NOT OWNED)
447	MATTHEWS, NC	SYCAMORE COMMONS (TIAA) MATTHEWS TWNSHP PWY & NORTHEAST PWY	Charlotte		2002		2007			15.00	%		265,860		401,057		4,398,609	MICHAEL’S(2012), BED BATH & BEYOND(2012), DICK’S SPORTING GOODS(2017), OLD NAVY(2011), CIRCUIT CITY(2023)
448	MOORESVILLE, NC	MOORESVILLE CONSUMER SQUARE I 355 WEST PLAZA DRIVE	Charlotte		1999		2004			100.00	%		472,182		472,182		4,404,013	WAL-MART(2019), GOODY’S(2010), GANDER MOUNTAIN(2021)
449	MOORESVILLE, NC(WINSLOW)	WINSLOW BAY COMMONS (TIAA) BLUEFIELD ROAD AND HIGHWAY 150	Charlotte		2003		2007			15.00	%		255,798		429,798		3,388,302	ROSS DRESS FOR LESS(2014), LINENS ‘N THINGS(2014), DICK’S SPORTING GOODS(2019), T.J. MAXX(2013), MICHAEL’S(2013)
450	NEW BERN, NC	RIVERTOWNE SQUARE 3003 CLAREDON BLVD	New Bern		1989/1999		1/2	*		100.00	%		68,130		200,228		601,152	GOODY’S(2012), WAL-MART(NOT OWNED)
451	RALEIGH, NC(ALEXANDER)	ALEXANDER PLACE (TIAA) GLENWOOD AVE & BRIER CREEK PKWY	Greensboro		2004		2007			15.00	%		158,298		158,298		2,238,072	KOHL’S(2025), WAL-MART(2007)
452	RALEIGH, NC(CAPITAL)	CAPITAL CROSSING 2900-2950 EAST MILL BROOK ROAD	Raleigh		1995		2007			100.00	%		83,248		83,248		888,670	LOWE’S FOODS(2015), STAPLES(2011)
453	RALEIGH, NC(ECKERD)	ECKERD DRUG STORE — PERRY CREE US HIGHWAY 401 AND PERRY CREEK ROAD	Raleigh		2003		2007			100.00	%		10,908		10,908		284,571
454	RALEIGH, NC(WAKEFIELD)	WAKEFIELD CROSSING WAKEFIELD PINES DR & NEW FALLS OF NEUSE	Raleigh		2001		2007			100.00	%		75,927		75,927		927,569	FOOD LION(2022)
455	SALISBURY, NC	ALEXANDER POINTE 850 JAKE ALEXANDER BLVD	Salisbury		1997		2007			20.00	%		57,710		57,710		645,565	HARRIS TEETER SUPERMARKETS(2017)

Property List 1.0
Page 23 of 35

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the Six Months ended June 30, 2007

2Q07 Property List


				Year					DDR					Owned &
				Developed/		Year			Ownership					Unowned		Total
Location		Center/Property	MSA	Redeveloped		Acquired			Interest			Owned GLA		GLA		Annualized Rent		Anchor Tenants (Lease Expiration)
456	SILER CITY, NC	CHATHAM CROSSING (TIAA) US HIGHWAY 64 WEST	Durham		2002		2007			15.00	%		32,000		32,000		389,191
457	SOUTHERN PINES, NC	BI-LO — SOUTHERN PINES (TIAA) US HWY 15-501	Southern Pines		2002		2007			15.00	%		57,404		57,404		510,712	STEIN MART(2016)
458	WAKE FOREST, NC	CAPITAL PLAZA (TIAA) 11825 RETAIL DRIVE	Raleigh		2004		2007			15.00	%		46,793		46,793		585,408
459	WASHINGTON, NC	PAMLICO PLAZA 536 PAMLICO PLAZA	Washington		1990/1999		1/2	*		100.00	%		80,269		265,053		562,422	GOODY’S(2009), OFFICE DEPOT(2009), WAL-MART(NOT OWNED)
460	WILMINGTON, NC	UNIVERSITY CENTRE S. COLLEGE RD & NEW CENTRE DR.	Wilmington		1989/2001		1/2	*		100.00	%		411,887		518,735		3,437,674	LOWE’S(2014), OLD NAVY(2011), BED BATH & BEYOND(2012), ROSS DRESS FOR LESS(2012), STEVE & BARRY’S(2014), BADCOCK FURNITURE(2014), SAM’S(NOT OWNED)
461	WILMINGTON, NC(OLEANDER)	OLEANDER SHOPPING CENTER 3804 OLEANDER DRIVE	Wilmington		1989		2007			100.00	%		51,888		51,888		578,191	LOWE’S FOODS(2015)
462	WILSON, NC	FOREST HILLS CENTRE 1700 RALEIGH RD NW	Wilson		1989		2007			100.00	%		73,280		73,280		627,785	HARRIS TEETER SUPERMARKETS(2010)
463	WINSTON-SALEM, NC(HARPER)	HARPER HILL COMMONS 5049 COUNTRY CLUB RD	Winston Salem		2004		2007			20.00	%		55,394		96,914		1,350,690
464	WINSTON-SALEM, NC(OAK)	OAK SUMMIT (TIAA) EAST HANES MILL ROAD	Winston Salem		2003		2007			15.00	%		142,394		142,394		1,715,999	GOODY’S(2016), STAPLES(2016), PETSMART(2020)
465	WINSTON-SALEM, NC(OLIVER)	SHOPS AT OLIVER CROSSING PETERS CREEK PKWY OLIVER CROSSING	Winston Salem		2003		2007			20.00	%		76,512		76,512		971,729	LOWE’S FOODS(2023)
466	WINSTON-SALEM, NC(WAL-MART)	SUPER WAL-MART — WINSTON-SALEM 4550 KESTER MILL RD	Winston Salem		1998		2007			100.00	%		204,931		204,931		1,403,777	WAL-MART(2017)

North Dakota
467	DICKINSON, ND	PRAIRIE HILLS MALL 1681 THIRD AVENUE	Dickinson		1978		1/2	*		100.00	%		266,502		266,502		1,145,402	K MART(2008), HERBERGER’S(2010), J.C. PENNEY(2008)

Ohio
468	ALLIANCE, OH	SUPER WAL-MART — ALLIANCE 2700 WEST STATE ST	Canton		1998		2007			100.00	%		200,084		200,084		1,190,500	WAL-MART(2017)
469	AURORA, OH	BARRINGTON TOWN SQUARE 70-130 BARRINGTON TOWN SQUARE	Cleveland		1996/2004		1	*		100.00	%		102,683		159,982		1,044,511	CINEMARK(2011), HEINEN’S(NOT OWNED)
470	BOARDMAN, OH	SOUTHLAND CROSSING I-680 & US ROUTE 224	Youngstown		1997		1	*		100.00	%		506,254		511,654		4,204,017	LOWE’S(2016), BABIES R US(2009), STAPLES(2012), DICK’S SPORTING GOODS(2012), WAL-MART(2017), PETSMART(2013), GIANT EAGLE(2018)
471	CANTON, OH (PHASE I & II)	BELDEN PARK CROSSINGS 5496 DRESSLER ROAD	Canton		1995/2001/2003		1	*		14.50	%		478,106		593,610		5,253,848	VALUE CITY FURNITURE(2011), H.H. GREGG APPLIANCES(2011), JO-ANN STORES(2008), PETSMART(2013), DICK’S SPORTING GOODS(2010), DSW SHOE WAREHOUSE(2012), KOHL’S(2016), TARGET(NOT OWNED)
472	CHILLICOTHE, OH	CHILLICOTHE PLACE 867 N. BRIDGE STREET	Chillicothe		1974/1998		1/2	*		20.00	%		106,262		106,262		1,036,735	KROGER(2041), OFFICE MAX(2013)
473	CHILLICOTHE, OH(LOWES)	CHILLICOTHE PLACE (LOWES) 867 N BRIDGE STREET	Chillicothe		1998		1981			100.00	%		130,497		130,497		822,132	LOWE’S(2015)
474	CINCINNATI, OH	GLENWAY CROSSING 5100 GLENCROSSING WAY	Cincinnati		1990		1993			100.00	%		235,433		235,433		2,039,501	STEVE & BARRY’S(2014), MICHAEL’S(2011)

Property List 1.0
Page 24 of 35

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the Six Months ended June 30, 2007

2Q07 Property List


				Year					DDR					Owned &
				Developed/		Year			Ownership					Unowned		Total
Location		Center/Property	MSA	Redeveloped		Acquired			Interest			Owned GLA		GLA		Annualized Rent		Anchor Tenants (Lease Expiration)
475	CINCINNATI, OH(KROGER)	KROGER — CINCINNATI 6401 COLERAIN AVE	Cincinnati		1998		2007			100.00	%		56,634		56,634		556,486	KROGER(2015)
476	CINCINNATI, OH(TRI COUNTY)	TRI COUNTY MALL 11700 PRINCETON PIKE	Cincinnati		1960/1990/1992		2005			18.00	%		667,659		1,180,139		9,660,533	DILLARD’S(2018), MACY’S(NOT OWNED), SEAR(NOT OWNED)
477	COLUMBUS, OH (DUBLIN VILLAGE)	DUBLIN VILLAGE CENTER 6561-6815 DUBLIN CENTER DRIVE	Columbus		1987		1998			100.00	%		168,697		277,778		1,527,543	AMC THEATRE(2007), MAX SPORTS CENTER(2008), B.J.’S WHOLESALE CLUB(NOT OWNED)
478	COLUMBUS, OH (EASTON MARKET)	EASTON MARKET 3740 EASTON MARKET	Columbus		1998		1998			100.00	%		509,611		509,611		6,010,166	COMPUSA(2013), STAPLES(2013), PETSMART(2014), GOLFSMITH GOLF CENTER(2013), MICHAEL’S(2008), DICK’S SPORTING GOODS(2013), DSW SHOE WAREHOUSE(2012), KITTLE’S HOME FURNISHINGS(2012), BED BATH & BEYOND(2014), T.J. MAXX(2008)
479	COLUMBUS, OH (LENNOX)	LENNOX TOWN CENTER 1647 OLENTANGY RIVER ROAD	Columbus		1997		1998			50.00	%		352,913		352,913		3,502,616	TARGET(2016), BARNES & NOBLE(2012), STAPLES(2011), AMC THEATRE(2021)
480	COLUMBUS, OH (SUN)	SUN CENTER 3622-3860 DUBLIN GRANVILLE RD	Columbus		1995		1998			79.45	%		305,428		305,428		3,650,935	BABIES R US(2011), MICHAEL’S(2013), ASHLEY FURNITURE HOMESTORE(2012), STEIN MART(2012), WHOLE FOODS(2016), STAPLES(2010)
481	COLUMBUS, OH(HILLIARD)	HILLIARD ROME 1710-60 HILLIARD ROME ROAD	Columbus		2001		2007			20.00	%		110,871		110,871		1,487,813	GIANT EAGLE(2022)
482	DUBLIN, OH (PERIMETER CENTER)	PERIMETER CENTER 6644-6804 PERIMETER LOOP ROAD	Columbus		1996		1998			100.00	%		137,556		137,556		1,578,645	GIANT EAGLE(2014)
483	ELYRIA, OH	ELYRIA SHOPPING CENTER 841 CLEVELAND	Cleveland		1977		2	*		100.00	%		92,125		92,125		704,695	TOPS MARKETS(2010)
484	GALLIPOLIS, OH	GALLIPOLIS MARKETPLACE 2145 EASTERN AVENUE	Gallipolis		1998		2003			100.00	%		25,950		205,908		339,798	WAL MART(NOT OWNED)
485	GROVE CITY, OH(DERBY SQUARE)	DERBY SQUARE SHOPPING CENTER 2161-2263 STRINGTOWN ROAD	Columbus		1992		1998			20.00	%		128,210		128,210		1,115,784	GIANT EAGLE(2016)
486	HUBER HTS., OH	NORTH HEIGHTS PLAZA 8280 OLD TROY PIKE	Dayton		1990		1993			100.00	%		163,819		278,376		1,159,000	CUB FOODS(2011), WAL-MART(NOT OWNED)
487	LEBANON, OH	COUNTRYSIDE PLACE 1879 DEERFIELD ROAD	Lebanon		1990/2002		1993			100.00	%		17,000		110,480		62,547	ERB LUMBER(NOT OWNED), WALMART #1407(NOT OWNED)
488	MACEDONIA, OH	MACEDONIA COMMONS MACEDONIA COMMONS BLVD	Cleveland		1994		1994			50.00	%		233,619		372,786		2,878,593	TOPS MARKETS(2019), KOHL’S(2016), WAL-MART(NOT OWNED)
489	MACEDONIA, OH (PHASE II)	MACEDONIA COMMONS (PHASE II) 8210 MACEDONIA COMMONS	Cleveland		1999		1/2	*		100.00	%		169,481		169,481		1,601,734	CINEMARK(2019), HOME DEPOT(2020)
490	NORTH OLMSTED, OH	GREAT NORTHERN PLAZA NORTH 2589-26437 GREAT NORTHERN	Cleveland		1958/1998/2003		2003			14.50	%		624,587		665,487		8,210,924	DSW SHOE WAREHOUSE(2015), BEST BUY(2010), BED BATH & BEYOND(2012), MARSHALLS(2008), PETSMART(2008), STEVE & BARRY’S(2014), HOME DEPOT(2019), K & G MENSWEAR(2008), JO-ANN STORES(2009), MARC’S(2012), COMPUSA(2008), REMINGTON COLLEGE(NOT OWNED)
491	SOLON, OH	UPTOWN SOLON KRUSE DRIVE	Cleveland		1998		1	*		100.00	%		183,255		183,255		2,880,714	MUSTARD SEED MARKET & CAFE(2019), BED BATH & BEYOND(2009), BORDERS(2018)
492	STEUBENVILLE, OH	LOWE’S HOME IMPROVEMENT — STEU 4115 MALL DRIVE	Pittsburgh		1998		2007			100.00	%		130,497		130,497		871,236	LOWE’S(2016)
493	STOW, OH	STOW COMMUNITY SHOPPING CENTER KENT ROAD	Akron		1997/2000		1	*		100.00	%		404,480		506,563		2,858,675	BED BATH & BEYOND(2011), GIANT EAGLE(2017), KOHL’S(2019), OFFICE MAX(2011), TARGET(NOT OWNED)
494	TIFFIN, OH	TIFFIN MALL 870 WEST MARKET STREET	Tiffin		1980/2004		1/2	*		100.00	%		170,868		170,868		627,912	CINEMARK(2011), J.C. PENNEY(2010)

Property List 1.0
Page 25 of 35

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the Six Months ended June 30, 2007

2Q07 Property List


				Year					DDR					Owned &
				Developed/		Year			Ownership					Unowned		Total
Location		Center/Property	MSA	Redeveloped		Acquired			Interest			Owned GLA		GLA		Annualized Rent		Anchor Tenants (Lease Expiration)
495	TOLEDO, OH	SPRINGFIELD COMMONS SHOPPING S. HOLLAND-SYLVANIA ROAD	Toledo		1999		1	*		20.00	%		241,129		271,729		2,779,908	KOHL’S(2019), GANDER MOUNTAIN(2014), BED BATH & BEYOND(2010), OLD NAVY(2010), BABIES R US(NOT OWNED)
496	TOLEDO, OH (DICKS)	DICKS — TOLEDO 851 W. ALEXIS ROAD	Toledo		1995		2004			100.00	%		80,160		80,160		501,000	DICK’S SPORTING GOODS(2016)
497	WEST CHESTER, OH	KROGER — WEST CHESTER 7172 CINCINNATI-DAYTON ROAD	Cincinnati		1998		2007			100.00	%		56,634		56,634		349,154	KROGER(2018)
498	WESTLAKE, OH	WEST BAY PLAZA 30100 DETROIT ROAD	Cleveland		1974/1997/2000		1/2	*		100.00	%		162,330		162,330		1,251,453	MARC’S(2009), K MART(2009)
499	WILLOUGHBY HILLS, OH	WILLOUGHBY HILLS SHOPPING CENT CHARDON ROAD	Cleveland		1985		2007			15.00	%		373,318		377,849		3,577,050	GIANT EAGLE(2019), BRYANT AND STRATTON BUSINESS INSTITUTE(2008), CINEMARK(2010), A.J. WRIGHT(2011), OFFICE MAX(2009), SAM’S CLUB(2014)
500	XENIA, OH	WEST PARK SQUARE 1700 WEST PARK SQUARE	Xenia		1994/1997/2001		1	*		100.00	%		104,873		203,282		739,878	KROGER(2019), WAL-MART(NOT OWNED)

Oklahoma
501	OKLAHOMA CITY, OK	CVS PHARMACY #6226-01 2323 NORTH MARTIN LUTHER KING BLVD	Oklahoma City		1997		2007			100.00	%		9,504		9,504		159,358

Oregon
502	PORTLAND, OR	TANASBOURNE TOWN CENTER NW EVERGREEN PKWY & NW RING RD	Portland		1995/2001		1996			50.00	%		309,617		566,457		5,592,221	LINENS ‘N THINGS(2012), ROSS DRESS FOR LESS(2013), BARNES & NOBLE(2011), MICHAEL’S(2009), OFFICE DEPOT(2010), HAGGAN’S(2021), NORDSTROM(NOT OWNED)

Pennsylvania
503	ALLENTOWN, PA(WEST)	WEST VALLEY MARKETPLACE 1091 MILL CREEK ROAD	Allentown		2001/2004		2003			100.00	%		259,239		259,239		2,748,573	WAL-MART(2021)
504	CAMP HILL, PA	CAMP HILL CENTER 3414 SIMPSON FERRY ROAD	Harrisburg		1978/2002		2007			100.00	%		62,888		62,888		698,160	LINENS ‘N THINGS(2013), MICHAEL’S(2013)
505	CARLISLE, PA	CARLISLE COMMONS (TIAA) RIDGE STREET & NOBLE BLVD	Harrisburg		2001		2007			15.00	%		394,033		394,033		3,219,438	WAL-MART(2022), T.J. MAXX(2012), ROSS DRESS FOR LESS(2014), REGAL CINEMAS(2010)
506	CHESWICK, PA	ECKERD DRUG STORE #6095 1200 PITTSBURGH ST.	Pittsburgh		2000		2007			100.00	%		10,908		10,908		248,609
507	CONNELSVILLE, PA	ECKERD DRUG STORE #6007 100 MEMORIAL BLVD	Pittsburgh		1999		2007			100.00	%		10,908		10,908		312,181
508	E. NORRITON, PA	KMART PLAZA 2692 DEKALB PIKE	Philadelphia		1975/1997		1/2	*		100.00	%		173,876		179,376		1,236,209	K MART(2010), BIG LOTS(2010)
509	ERIE, PA (PEACH)	PEACH STREET SQUARE 1902 KEYSTONE DRIVE	Erie		1995/1998/2003		1	*		100.00	%		557,769		679,074		4,779,939	LOWE’S(2015), PETSMART(2015), CIRCUIT CITY(2020), KOHL’S(2016), WAL-MART(2015), CINEMARK(2011)
510	ERIE, PA(ECKERD 6193)	ECKERD DRUG STORE #6193 404 EAST 26TH STREET	Erie		1999		2007			100.00	%		10,908		10,908		260,047
511	ERIE, PA(ECKERD 6286)	ECKERD DRUG STORE #6286 2184 WEST 12TH ST	Erie		1999		2007			100.00	%		10,908		10,908		373,661
512	ERIE, PA(ECKERD 6334)	ECKERD DRUG STORE #6334 353 EAST 6TH STREET	Erie		1999		2007			100.00	%		10,908		10,908		266,969
513	ERIE, PA(MARKET)	ERIE MARKETPLACE 6660-6750 PEACH STREET	Erie		2003		2003			14.50	%		107,537		238,387		1,040,575	MARSHALLS(2013), BED BATH & BEYOND(2013), BABIES R US(2015), TARGET(NOT OWNED)

Property List 1.0
Page 26 of 35

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the Six Months ended June 30, 2007

2Q07 Property List


				Year					DDR					Owned &
				Developed/		Year			Ownership					Unowned		Total
Location		Center/Property	MSA	Redeveloped		Acquired			Interest			Owned GLA		GLA		Annualized Rent		Anchor Tenants (Lease Expiration)
514	HANOVER, PA (BJS)	BJS — HANOVER 1785 AIRPORT ROAD SOUTH	Allentown		1991		2004			100.00	%		112,230		112,230		858,844	BJ’S WHOLESALE CLUB(2011)
515	HARBORCREEK, PA	ECKERD DRUG STORE #6062 4145 BUFFALO ROAD	Erie		1999		2007			100.00	%		10,908		10,908		230,486
516	HOMESTEAD, PA	WATERFRONT MARKET AMITY (TIAA) 660 E. WATERFRONT DR	Pittsburgh		2003		2007			15.00	%		666,489		710,287		9,449,945	DICK’S SPORTING GOODS(2012), LOEW’S CINEMA(2020), FILENE’S BASEMENT(2012), MICHAEL’S(2011), PIER 1 IMPORTS(2050), OFFICE DEPOT(2017), T.J. MAXX(2011), OLD NAVY(2011), DSW SHOE WAREHOUSE(2015), BED BATH & BEYOND(2011), MARSHALLS(2010), BARNES & NOBLE(2012), DAVE & BUSTER’S(2020)
517	KING OF PRUSSIA, PA	OVERLOOK AT KING OF PRUSSIA (T 301 GODDARD BLVD	Philadelphia		2002		2007			15.00	%		105,615		186,980		4,855,050	NORDSTROM RACK(2012), BEST BUY(2017), UNITED ARTISTS(NOT OWNED)
518	MILLCREEK, PA	ECKERD DRUG STORE #6257 5440 PEACH ST.	Erie		2000		2007			100.00	%		10,908		10,908		336,691
519	MILLCREEK, PA (ECKERD#6199)	ECKERD DRUG STORE #6199 2923 WEST 26TH ST.	Erie		1999		2007			100.00	%		10,908		10,908		332,311
520	MONACA, PA	TOWNSHIP MARKETPLACE 115 WAGNER ROAD	Pittsburgh		1999/2004		2003			14.50	%		298,589		298,589		2,697,141	LOWE’S(2016), SHOP ‘N SAVE(2019), CINEMARK(2019)
521	MONROEVILLE, PA	ECKERD DRUG STORE #6040 4111 WILLIAM PENN HWY	Pittsburgh		1998		2007			100.00	%		12,738		12,738		484,028
522	MONROEVILLE, PA(ECKERD 6043)	ECKERD DRUG STORE #6043 2604 MONROEVILLE BLVD	Pittsburgh		1999		2007			100.00	%		10,908		10,908		295,339
523	MT. NEBO, PA	MT NEBO POINT MT NEBO ROAD & LOWRIES RUN ROAD	Pittsburgh		2005		1	*		10.00	%		99,447		362,832		1,709,961	SPORTSMAN’S WAREHOUSE(2020), TARGET(NOT OWNED), SAM’S CLUB(NOT OWNED)
524	NEW CASTLE, PA	ECKERD DRUG STORE #6172 31 NORTH JEFFERSON STREET	New Castle		1999		2007			100.00	%		10,908		10,908		261,740
525	PENN, PA	ECKERD DRUG STORE #6392 3550 ROUTE 130	Pittsburgh		1999		2007			100.00	%		10,908		10,908		262,741
526	PITTSBURGH, PA	ECKERD DRUG STORE #6036 2501 SAW MILL RUN BLVD	Pittsburgh		1999		2007			100.00	%		10,908		10,908		342,233
527	PLUM BOROUGH, PA	ECKERD DRUG STORE #6695 1804 GOLDEN MILE HWY	Pittsburgh		1999		2007			100.00	%		10,908		10,908		326,940

Puerto Rico
528	ARECIBO, PR (ATLANTICO)	PLAZA DEL ATLANTICO PR # KM 80.3	Arecibo		1980/1993		2005			100.00	%		215,451		224,950		3,113,131	K MART(2013), CAPRI DEL ATLANTICO(2013)
529	BAYAMON, PR (PLAZA DEL SOL)	PLAZA DEL SOL RD PR#29 & PR#167, HATO TEJAS	San Juan		1998/2003/2004		2005			100.00	%		526,373		675,594		16,522,828	WAL-MART(2022), OLD NAVY(2011), SCIENCE PARK CINEMA(2019), BED BATH & BEYOND(2017), HOME DEPOT(NOT OWNED)
530	BAYAMON, PR (REXVILLE PLAZA)	REXVILLE PLAZA PR #167, KM 18.8	San Juan		1980/2002		2005			100.00	%		126,023		132,309		1,532,961	PUEBLO XTRA(2009), TIENDAS CAPRI(2013)
531	BAYAMON, PR (RIO HONDO)	RIO HONDO PR#22, PR#167	San Juan		1982/2001		2005			100.00	%		464,180		529,482		11,461,469	TIENDAS CAPRI(2009), COMPUSA(2021), K MART(2011), PUEBLO XTRA(2012), MARSHALLS(2015), RIO HONDO CINEMA(NOT OWNED)
532	CAROLINA, PR (PLAZA ESCORIAL)	PLAZA ESCORIAL CARRETERA #3, KM 6.1	San Juan		1997		2005			100.00	%		385,749		601,619		7,600,689	OFFICE MAX(2015), WAL-MART(2024), BORDERS(2017), OLD NAVY(2009), SAM’S CLUB(2024), CARIBBEAN CINEMAS(NOT OWNED), HOME DEPOT(NOT OWNED)

Property List 1.0
Page 27 of 35

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the Six Months ended June 30, 2007

2Q07 Property List


				Year				DDR					Owned &
				Developed/		Year		Ownership					Unowned		Total
Location		Center/Property	MSA	Redeveloped		Acquired		Interest			Owned GLA		GLA		Annualized Rent		Anchor Tenants (Lease Expiration)
533	CAYEY, PR (PLAZA CAYEY)	PLAZA CAYEY STATE ROAD #1 & PR #735	Cayey		1999/2004		2005		100.00	%		261,126		339,840		3,232,289	WAL-MART(2021), CAYEY CINEMA CORP.(NOT OWNED)
534	FAJARDO, PR (PLAZA FAJARDO)	PLAZA FAJARDO ROAD PR #3 INT PR #940	Fajardo		1992		2005		100.00	%		245,319		251,319		3,794,747	WAL-MART(2012), PUEBLO XTRA(2012)
535	GUAYAMA, PR (PLAZA WAL-MART)	PLAZA WAL-MART ROAD PR #3 KM 135.0	Guayama		1994		2005		100.00	%		163,598		163,598		1,654,080	WAL-MART(2018)
536	HATILLO, PR (PLAZA DEL NORTE)	PLAZA DEL NORTE ROAD#2 KM 81.9	Arecibo		1992		2005		100.00	%		505,877		671,306		10,669,705	J.C. PENNEY(2012), PUEBLO XTRA(2012), WAL-MART(2012), TOYS R’ US/KID’SRUS(NOT OWNED), SEARS(NOT OWNED)
537	HUMACAO, PR (PALMA REAL)	PALMA REAL STATE ROAD #3, KM 78.20	Humacao		1995		2005		100.00	%		340,608		442,614		6,638,028	CAPRI STORES(2011), PUEBLO XTRA(2020), CINEVISTA THEATRES(2006), WAL-MART(2020), J C PENNY(NOT OWNED), PEP BOYS(NOT OWNED)
538	ISABELA, PR (PLAZA ISABELA)	PLAZA ISABELA STATE ROAD #2 & # 454	Isabela		1994		2005		100.00	%		238,410		259,016		3,533,717	COOP(2014), WAL-MART(2019)
539	SAN GERMAN, PR (CAMINO REAL)	CAMINO REAL STATE ROAD PR #122	San German		1991		2005		100.00	%		22,356		49,172		339,950	PEP BOYS(2015)
540	SAN GERMAN, PR (DEL OESTE)	DEL OESTE ROAD PR #2 INT PR #122	San German		1991		2005		100.00	%		174,172		184,746		2,299,625	K MART(2016), PUEBLO XTRA(2011)
541	SAN JUAN, PR (SENORIAL PLAZA)	SENORIAL PLAZA PR #53 & PR #177	San Juan	1978/Mutiple			2005		100.00	%		169,136		209,596		2,554,540	K MART(2010), PUEBLO EXT(NOT OWNED)
542	VEGA BAJA, PR (PLZ VEGA BAJA)	PLAZA VEGA BAJA ROAD PR #2 INT PR #155	Vega Baja		1990		2005		100.00	%		174,728		184,938		2,091,884	K MART(2015), PUEBLO XTRA(2010)

Rhode Island
543	MIDDLETOWN, RI	MIDDLETOWN VILLAGE 1315 WEST MAIN ST	Providence		2003		2007		100.00	%		98,161		98,161		1,632,198	BARNES & NOBLE(2019), LINENS ‘N THINGS(2019), MICHAEL’S(2018)
544	WARWICK, RI	WARWICK CENTER (TIAA) 1324 BALD HILL ROAD	Providence		2004		2007		15.00	%		159,958		159,958		2,255,135	DICK’S SPORTING GOODS(2018), LINENS ‘N THINGS(2013), BARNES & NOBLE(2018), DSW SHOE WAREHOUSE(2013)

South Carolina
545	AIKEN, SC(EXCHANGE)	AIKEN EXCHANGE (TIAA) WHISKEY ROAD & BROOK HAVEN DRIVE	Greenville		2004		2007		15.00	%		101,558		102,758		920,167	GOODY’S(2015), PETSMART(2019)
546	ANDERSON, SC(CENTRAL)	ANDERSON CENTRAL (TIAA) 651 HWY 28 BYPASS	Greenville		1999		2007		15.00	%		223,211		223,211		1,433,864	WAL-MART(2019)
547	ANDERSON, SC(NORTH HILL)	NORTH HILL COMMONS (TIAA) 3521 CLEMSON BLVD	Greenville		2000		2007		15.00	%		43,149		43,149		431,962	MICHAEL’S(2013)
548	CAMDEN, SC	SPRINGDALE PLAZA 1671 SPRINGDALE DRIVE	Camden		1990/2000		1993		100.00	%		180,127		363,405		1,283,012	STEVE & BARRY’S(2014), BELK(2015), WAL-MART SUPER CENTER(NOT OWNED)
549	CHARLESTON, SC	ASHLEY CROSSING 2245 ASHLEY CROSSING DRIVE	Charleston		1991		2003		100.00	%		188,883		196,048		1,467,980
550	COLUMBIA, SC (STATION)	COLUMBIANA STATION OEA (TIAA) HARBISON BLVD & BOWE R PARKWAY	Columbia		2003		2007		15.00	%		376,819		559,586		5,105,294	GOODY’S(2016), CIRCUIT CITY(2020), DICK’S SPORTING GOODS(2016), MICHAEL’S(2010), PETSMART(2015), H.H. GREGG APPLIANCES(2015)
551	COLUMBIA, SC (TARGET)	TARGET CENTER I (TIAA) 10204 TWO NOTCH RD.	Columbia		2002		2007		15.00	%		83,400		83,400		504,558	MICHAEL’S(2012), LINENS ‘N THINGS(2012)

Property List 1.0
Page 28 of 35

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the Six Months ended June 30, 2007

2Q07 Property List


				Year				DDR					Owned &
				Developed/		Year		Ownership					Unowned		Total
Location		Center/Property	MSA	Redeveloped		Acquired		Interest			Owned GLA		GLA		Annualized Rent		Anchor Tenants (Lease Expiration)
552	COLUMBIA, SC(HARBISON)	HARBISON COURT HARBISON BLVD	Columbia		1991		2002		14.50	%		236,707		296,196		2,861,688	BARNES & NOBLE(2011), ROSS DRESS FOR LESS(2014), MARSHALLS(2012), OFFICE DEPOT(2011), BABIES ‘R’ US #8890(NOT OWNED)
553	CONWAY, SC	GATEWAY PLAZA II — CONWAY 2701 CHURCH STREET	Myrtle Beach		2002		2007		100.00	%		62,428		62,428		625,705	GOODY’S(2017)
554	EASLEY, SC	CENTER POINTE PLAZA I CALHOUN MEMORIAL HWY & BRUSHY CREEK ROAD	Greenville		2004		2007		20.00	%		64,487		64,487		671,875	PUBLIX SUPER MARKETS(2023)
555	EASLEY, SC (CENTER)	CENTER POINTE PLAZA II CALHOUN MEMORIAL HWY & BRUSHY CREEK ROAD	Greenville		2004		2007		20.00	%		7,800		7,800		103,600
556	GAFFNEY, SC	ECKERD DRUG STORE — GAFFNEY 1320 W FLOYD BAKER BLVD	Gaffney		2003		2007		100.00	%		13,818		13,818		291,984
557	GREENVILLE, SC(ECKERD)	ECKERD DRUG STORE — GREENVILLE 3679 AUGUSTA ROAD	Greenville		2001		2007		100.00	%		10,908		10,908		283,423
558	GREENVILLE, SC(SUPER WAL-MART)	SUPER WAL-MART — GREENVILLE 1451 WOODRUFF ROAD	Greenville		1998		2007		100.00	%		200,084		200,084		1,272,534	WAL-MART(2018)
559	GREENVILLE, SC(THE POINT)	THE POINT 1140 WOODRUFF ROAD	Greenville		2005		2007		20.00	%		104,641		104,641		1,740,547	WHOLE FOODS(2026), CIRCUIT CITY(2021)
560	GREENWOOD, SC	BI-LO — NORTHSIDE PLAZA US HIGHWAY 25 & NORTHSIDE DRIVE	Greenwood		1999		2007		100.00	%		41,581		41,581		334,437	BI-LO(2019)
561	LEXINGTON, SC	LEXINGTON PLACE US HWY 378 AND OLD CHEROKEE ROAD	Columbia		2003		2007		100.00	%		83,167		83,167		834,916	ROSS DRESS FOR LESS(2014), T.J. MAXX(2013)
562	MT. PLEASANT, SC	WANDO CROSSING 1500 HIGHWAY 17 NORTH	Charleston		1992/2000		1995		100.00	%		209,139		325,236		1,746,535	OFFICE DEPOT(2010), T.J. MAXX(2013), MARSHALLS(2011), WAL-MART(NOT OWNED)
563	MT. PLEASANT, SC(BI-LO)	BI-LO — SHELMORE 672 HWY 17 BY-PASS	Charleston		2002		2007		100.00	%		64,368		64,368		920,894	BI-LO(2023)
564	MYRTLE BEACH, SC	PLAZA AT CAROLINA FOREST 3735 RENEE DRIVE	Myrtle Beach		1999		2007		20.00	%		116,657		116,657		1,682,186	KROGER(2010)
565	N. CHARLESTON, SC	NORTH POINTE PLAZA 7400 RIVERS AVENUE	Charleston		1989/2001		2 *		100.00	%		294,471		344,471		2,019,679	WAL-MART(2009), OFFICE MAX(2009), SERVICE MERCHANDISE(NOT OWNED)
566	N. CHARLESTON, SC(N CHARL CTR)	NORTH CHARLESTON CENTER 5900 RIVERS AVENUE	Charleston		1980/1993		2004		100.00	%		235,501		235,501		1,175,711	NORTHERN TOOL(2016), BIG LOTS(2009)
567	ORANGEBURG, SC	NORTH ROAD PLAZA 2795 NORTH ROAD	Columbia		1994/1999		1995		100.00	%		50,760		247,434		541,108	GOODY’S(2008), Wal-Mart(NOT OWNED)
568	PIEDMONT, SC	ECKERD DRUG STORE — PIEDMONT 915 ANDERSON STREET	Greenville		2000		2007		100.00	%		10,908		10,908		181,052
569	S. ANDERSON, SC	CROSSROADS PLAZA 406 HIGHWAY 28 BY-PASS	Greenville		1990		1994		100.00	%		4,800		4,800		30,600
570	SIMPSONVILLE, SC	FAIRVIEW STATION 621 FAIRVIEW ROAD	Greenville		1990		1994		100.00	%		142,086		142,086		891,115	INGLES(2011), KOHL’S(2015)
571	SPARTANBURG, SC(BLACKSTOCK)	ECKERD DRUG STORE — BLACKSTOCK 1510 W.O. EZELL BLVD	Spartanburg		2001		2007		100.00	%		10,908		10,908		271,599

Property List 1.0
Page 29 of 35

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the Six Months ended June 30, 2007

2Q07 Property List


				Year					DDR					Owned &
				Developed/		Year			Ownership					Unowned		Total
Location		Center/Property	MSA	Redeveloped		Acquired			Interest			Owned GLA		GLA		Annualized Rent		Anchor Tenants (Lease Expiration)
572	SPARTANBURG, SC(ECKERD)	ECKERD DRUG STORE — SPARTANBUR 780 N. PINE STREET	Spartanburg		2002		2007			100.00	%		10,908		10,908		283,656
573	SPARTANBURG, SC(NORTHPOINT)	NORTHPOINT MARKETPLACE 8642-8760 ASHEVILLE HIGHWAY	Spartanburg		2001		2007			100.00	%		102,252		102,252		707,382	INGLES(2021)
574	TAYLORS, SC	NORTH HAMPTON 6019 WADE HAMPTON (AKA GREER, SC)	Greenville		2004		2007			20.00	%		171,545		171,545		1,160,896	HOBBY LOBBY(2019), TARGET(2073)
575	TAYLORS, SC (HAMPTON)	HAMPTON POINT 3033 WADE HAMPTON BL	Greenville		1993		2007			100.00	%		58,316		58,316		468,926	BI-LO(2018)
576	TEGA CAY, SC	ECKERD DRUG STORE — TEGA CAY 2907 W HWY 160	Charleston		2002		2007			100.00	%		13,824		13,824		309,853
577	WOODRUFF, SC	ECKERD DRUG STORE — WOODRUFF 121 N MAIN STREET	Spartanburg		2002		2007			100.00	%		13,824		13,824		288,178

South Dakota
578	WATERTOWN, SD	WATERTOWN MALL 1300 9TH AVENUE	Watertown		1977		1/2	*		100.00	%		240,262		282,262		1,428,814	DUNHAM’S SPORTING GOODS(2011), HERBERGER’S(2009), J.C. PENNEY(2008), HY VEE SUPERMARKET(NOT OWNED)

Tennessee
579	BRENTWOOD, TN	COOL SPRINGS POINTE I-65 AND MOORE’S LANE	Brentwood		1999/2004		2000			14.50	%		201,414		201,414		2,580,284	BEST BUY(2014), ROSS DRESS FOR LESS(2015), LINENS ‘N THINGS(2014), DSW SHOE WAREHOUSE(2008)
580	CHATTANOOGA, TN	OVERLOOK AT HAMILTON PLACE 2288 GUNBARREL ROAD	Chattanooga		1992/2004		2003			100.00	%		207,244		207,244		1,754,511	BEST BUY(2014), HOBBY LOBBY(2014), FRESH MARKET(2014)
581	CHATTANOOGA, TN(PETSMART)	PETSMART — CHATTANOOGA 2130 GUNBARREL ROAD	Chattanooga		1995		2007			100.00	%		26,040		26,040		344,665	PETSMART(2021)
582	COLUMBIA, TN	COLUMBIA SQUARE 845 NASHVILLE HWY	Columbia		1993		2003			10.00	%		68,948		68,948		505,179	KROGER(2022)
583	FARRAGUT, TN	FARRAGUT POINTE 11132 KINGSTON PIKE	Knoxville		1991		2003			10.00	%		71,311		71,311		536,825	FOOD CITY(2011)
584	GOODLETTSVILLE, TN	NORTHCREEK COMMONS 101 — 139 NORTHCREEK BLVD.	Nashville		1987		2003			20.00	%		84,441		84,441		709,793	KROGER(2012)
585	HENDERSONVILLE, TN	HENDERSONVILLE LOWE’S TN HENDERSONVILLE	Nashville		1999		2003			100.00	%		133,144		133,144		1,222,439	LOWE’S(2019)
586	JACKSON, TN	WEST TOWNE COMMONS 41 STONEBROOK PLACE	Jackson		1992		2007			20.00	%		62,925		62,925		552,552	KROGER(2020)
587	JOHNSON CITY, TN	JOHNSON CITY MARKETPLACE FRANKLIN & KNOB CREEK ROADS	Johnson City		2005		2003			100.00	%		9,058		97,306		488,862	KOHL’S(NOT OWNED)
588	KNOXVILLE, TN	TURKEY CREEK I (TIAA) 10936 PARKSIDE DRIVE	Knoxville		2001		2007			15.00	%		280,776		353,814		3,587,222	ROSS DRESS FOR LESS(2014), OFFICE MAX(2017), LINENS ‘N THINGS(2017), OLD NAVY(2011), GOODY’S(2015)
589	KNOXVILLE, TN (TOWN)	TOWN & COUNTRY (TIAA) NORTH PETERS ROAD & TOWN & COUNTRY CIRCL	Knoxville		1985/1997		2007			15.00	%		637,537		637,537		6,357,663	GOODY’S(2008), JO-ANN STORES(2008), CIRCUIT CITY(2009), STAPLES(2019), FOOD CITY(2026), BEST BUY(2019), LOWE’S(2017), CARMIKE CINEMAS(2020), DICK’S SPORTING GOODS(2017)
590	MEMPHIS, TN(AMERICAN)	AMERICAN WAY 4075 AMERICAN WAY	Memphis		1988		2007			20.00	%		121,222		121,222		862,022	KROGER(2020)
591	MORRISTOWN, TN	CROSSROADS SQUARE 130 TERRACE LANE	Morristown		2004		2007			20.00	%		62,500		75,000		565,000	T.J. MAXX(2014)

Property List 1.0
Page 30 of 35

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the Six Months ended June 30, 2007

2Q07 Property List


				Year				DDR					Owned &
				Developed/		Year		Ownership					Unowned		Total
Location		Center/Property	MSA	Redeveloped		Acquired		Interest			Owned GLA		GLA		Annualized Rent		Anchor Tenants (Lease Expiration)
592	MURFREESBORO, TN(TOWNE)	TOWNE CENTRE OLD FORT PARKWAY	Murfreesboro		1998		2003		14.50	%		108,023		390,645		1,343,815	T.J. MAXX(2008), BOOKS-A-MILLION(2009), TOYS R US(NOT OWNED), TARGET(NOT OWNED), LOWE’S(NOT OWNED)
593	NASHVILLE, TN	WILLOWBROOK COMMONS 61 EAST THOMPSON LN	Nashville		2005		2007		20.00	%		93,600		93,600		845,155	KROGER(2029)
594	NASHVILLE, TN (MARKET)	THE MARKETPLACE CHARLOTTE PIKE	Nashville		1998		2003		14.50	%		167,795		367,879		1,676,313	LOWE’S(2019), WAL MART(NOT OWNED)
595	NASHVILLE, TN(BELLEVUE)	BELLEVUE PLACE SHOPPING CENTER 7625 HIGHWAY 70 S	Nashville		2003		2007		15.00	%		77,180		77,180		848,919	MICHAEL’S(2012), BED BATH & BEYOND(2012)
596	OAKLAND, TN	OAKLAND MARKET PLACE 7265 US HWY 64	Memphis		2004		2007		20.00	%		64,600		64,600		418,047	KROGER(2028)

Texas
597	AUSTIN, TX(TECH RIDGE)	SHOPS AT TECH RIDGE CENTER RIDGE DRIVE	Austin		2003		2003		24.75	%		282,798		530,434		4,114,775	ROSS DRESS FOR LESS(2014), LINENS ‘N THINGS(2014), HOBBY LOBBY(2018), BEST BUY(2017), TOYS R US(NOT OWNED), CHICK-FIL-A(NOT OWNED), SUPER TARGET(NOT OWNED)
598	BAYTOWN, TX(LOWE’S)	LOWE’S HOME IMPROVEMENT — BAYT 5002 GARTH ROAD	Houston		1998		2007		100.00	%		125,357		125,357		873,828	LOWE’S(2015)
599	CARROLTON, TX(CVS 7440)	CVS PHARMACY #7440-01 TRINITY MILLS AND MARSH RD	Dallas		1997		2007		100.00	%		9,504		9,504		185,188
600	COLONY, TX(CVS 6982)	CVS PHARMACY #6982-01 6749 MAIN STREET	Dallas		1997		2007		100.00	%		9,504		9,504		171,576
601	FRISCO, TX	FRISCO MARKETPLACE 7010 PRESTON ROAD	Dallas		2003		2003		14.50	%		20,959		107,543		729,309	KOHL’S(NOT OWNED)
602	FT. WORTH, TX(CVS 6794)	CVS PHARMACY #6794-01 2706 JACKSBORO HWY	Dallas		1997		2007		100.00	%		10,908		10,908		239,783
603	FT. WORTH, TX(CVS 7785)	CVS PHARMACY #7785-01 4551 SYCAMORE SCHOOL ROAD	Dallas		1997		2007		100.00	%		9,504		9,504		149,248
604	GARLAND, TX	RAINBOW FOODS — GARLAND 3265 BROADWAY BLVD	Dallas		1994		2007		100.00	%		70,576		70,576		0
605	GRAND PRAIRIE, TX	KROGER — GRAND PRAIRIE 2525 WEST INTERSTATE 20	Dallas		1998		2007		100.00	%		125,357		125,357		433,615	KROGER(2018)
606	HOUSTON, TX	LOWE’S HOME IMPROVEMENT — HOUS 19935 KATY FREEWAY	Houston		1998		2007		100.00	%		131,644		131,644		917,000	LOWE’S(2017)
607	IRVING, TX	MACARTHUR MARKETPLACE MARKET PLACE BOULEVARD	Dallas		2004		2003		14.50	%		146,941		598,651		2,084,490	HOLLYWOOD THEATERS(2016), OFFICE MAX(2014), WAL MART(NOT OWNED), SAM’S CLUB(NOT OWNED), KOHL’S(NOT OWNED)
608	LAKE WORTH, TX	CVS PHARMACY #7642-01 6640 LAKE WORTH BLVD	Dallas		1997		2007		100.00	%		9,504		9,504		161,809
609	LEWISVILLE, TX(LAKEPOINTE)	LAKEPOINTE CROSSINGS S STEMMONS FREEWAY	Dallas		1991		2002		14.50	%		311,039		567,069		3,496,403	99 CENTS ONLY STORE(2009), ROOMSTORE, THE(2007), PETSMART(2009), BEST BUY(2010), ACADEMY SPORTS(2016), MARDEL CHRISTIAN BOOKSTORE(2012), GARDEN RIDGE(NOT OWNED), TOYS R’ US(NOT OWNED), CONN’S APPLIANCE(NOT OWNED)
610	MCKINNEY, TX	MCKINNEY MARKETPLACE US HWY 75 & EL DORADO PKWY	Dallas		2000		2003		14.50	%		118,967		183,810		1,169,875	KOHL’S(2021), ALBERTSON’S(NOT OWNED)
611	MESQUITE, TX	THE MARKETPLACE AT TOWNE CENTE SOUTHBOUND FRONTAGE RD I 635	Dallas		2001		2003		14.50	%		170,625		378,775		2,359,450	LINENS ‘N THINGS(2013), MICHAEL’S(2012), ROSS DRESS FOR LESS(2013), HOME DEPOT(NOT OWNED), KOHL’S(NOT OWNED)

Property List 1.0
Page 31 of 35

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the Six Months ended June 30, 2007

2Q07 Property List


				Year				DDR					Owned &
				Developed/		Year		Ownership					Unowned		Total
Location		Center/Property	MSA	Redeveloped		Acquired		Interest			Owned GLA		GLA		Annualized Rent		Anchor Tenants (Lease Expiration)
612	PASADENA, TX	KROGER JUNCTION 2619 RED BLUFF ROAD	Houston		1984		2007		20.00	%		80,753		80,753		462,353	KROGER(2020)
613	PLANO, TX	CVS PHARMACY #7804-01 6401 W. PARKER RD.	Dallas		1997		2007		100.00	%		10,908		10,908		226,188
614	RICHARDSON, TX(CVS 6967)	CVS PHARMACY #6967-01 1425 E. BUCKINGHAM ROAD	Dallas		1997		2007		100.00	%		10,560		10,560		210,210
615	RICHARDSON, TX(CVS 6974)	CVS PHARMACY #6974-01 2090 ARAPAHOE BLVD.	Dallas		1997		2007		100.00	%		10,560		10,560		206,585
616	RICHLAND HILLS, TX	CVS PHARMACY #7579-01 4808 DAVIS BLVD.	Dallas		1997		2007		100.00	%		10,908		10,908		237,324
617	RIVER OAKS, TX	CVS PHARMACY #7678-01 531 RIVER OAKS BLVD.	Dallas		1997		2007		100.00	%		10,908		10,908		240,972
618	ROWLETT, TX	RAINBOW FOODS — ROWLETT 8800 LAKEVIEW PKWY	Dallas		1995/2001		2007		100.00	%		63,117		63,117		0
619	SAN ANTONIO, TX (N. BANDERA)	BANDERA POINT NORTH STATE LOOP 1604/BANDERA ROAD	San Antonio		2001/2002		1 *		100.00	%		278,721		887,911		4,437,559	T.J. MAXX(2011), LINENS ‘N THINGS(2012), OLD NAVY(2011), ROSS DRESS FOR LESS(2012), BARNES & NOBLE(2011), CREDIT UNION(NOT OWNED), CHUCK E CHEESE(NOT OWNED), CHUCK E CHEESE(NOT OWNED), RAQUETBALL & FITNESS(NOT OWNED), KOHL’S(NOT OWNED), TARGET(NOT OWNED)
620	SAN ANTONIO, TX (WESTOVER)	WESTOVER MARKETPLACE SH 151 @ LOOP 410	San Antonio		2005		1 *		10.00	%		196,514		502,714		2,858,016	PETSMART(2016), OFFICE DEPOT(2016), SPORTSMAN’S WAREHOUSE(2015), ROSS DRESS FOR LESS(2016), TARGET(NOT OWNED), LOWES(NOT OWNED)
621	SAN ANTONIO, TX(INGRAM)	INGRAM PARK 6157 NW LOOP 410	San Antonio		1985		2005		50.00	%		76,597		76,597		430,440	MERVYN’S(2020)
622	TYLER, TX	CVS PHARMACY #7709-01 1710 W. GENTRY PKWY	Tyler		1997		2007		100.00	%		9,504		9,504		134,773
623	WICHITA FALLS, TX(CVS 6841)	CVS PHARMACY #6841-01 3601 OLD JACKSBORO HIGHWAY	Wichita Falls		1997		2007		100.00	%		9,504		9,504		188,502
624	WICHITA FALLS, TX(CVS 6978)	CVS PHARMACY #6978-01 4600 SOUTHWEST PKWY	Wichita Falls		1997		2007		100.00	%		9,504		9,504		164,568

Utah
625	LOGAN, UT	FAMILY PLACE @ LOGAN 400 NORTH STREET	Logan		1975		1998		100.00	%		19,200		44,200		211,827	RITE AID(NOT OWNED)
626	MIDVALE, UT (FT. UNION I & II)	FAMILY CENTER AT FORT UNION 50 900 EAST FT UNION BLVD	Salt Lake City		1973/2000		1998		100.00	%		618,081		618,081		7,641,692	BABIES R US(2014), OFFICE MAX(2012), SMITH’S FOOD & DRUG(2024), MEDIA PLAY(2009), BED BATH & BEYOND(2014), WAL-MART(2015), ROSS DRESS FOR LESS(2016), MICHAEL’S(2017)
627	OGDEN, UT	FAMILY CENTER AT OGDEN 5-POINT 21-129 HARRISVILLE ROAD	Salt Lake City		1977		1998		100.00	%		162,316		162,316		617,861	HARMONS(2012)
628	OREM, UT	FAMILY CENTER AT OREM 1300 SOUTH STREET	Salt Lake City		1991		1998		100.00	%		150,667		281,931		1,649,151	TOYS R US(2011), MEDIA PLAY(2009), OFFICE DEPOT(2008), JO-ANN STORES(2012), R.C. WILLEY(NOT OWNED)
629	RIVERDALE, UT (NORTH)	FAMILY CENTER AT RIVERDALE 510 1050 WEST RIVERDALE ROAD	Salt Lake City		1995/2003		1998		100.00	%		593,398		596,198		4,988,254	MACY’S(2011), OFFICE MAX(2008), GART SPORTS(2012), SPORTSMAN’S WAREHOUSE(2009), TARGET(2017), MEDIA PLAY(2009), CIRCUIT CITY(2016)
630	RIVERDALE, UT (WEBER)	FAMILY CENTER @ RIVERDALE 526 1050 WEST RIVERDALE ROAD	Salt Lake City		2005		1 *		100.00	%		35,347		386,110		335,796	JO-ANN STORES(2015), SUPER WALMART(NOT OWNED), SAM’S CLUB(NOT OWNED)

Property List 1.0
Page 32 of 35

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the Six Months ended June 30, 2007

2Q07 Property List


				Year					DDR					Owned &
				Developed/		Year			Ownership					Unowned		Total
Location		Center/Property	MSA	Redeveloped		Acquired			Interest			Owned GLA		GLA		Annualized Rent		Anchor Tenants (Lease Expiration)
631	SALT LAKE CITY, UT (33RD)	FAMILY PLACE @ 33RD SOUTH 3300 SOUTH STREET	Salt Lake City		1978		1998			100.00	%		34,209		34,209		224,034
632	TAYLORSVILLE, UT (NORTH)	FAMILY CENTER AT MIDVALLEY 503 5600 SOUTH REDWOOD	Salt Lake City		1982/2003		1998			100.00	%		641,256		713,256		6,231,327	SHOPKO(2014), JO-ANN STORES(2015), GART SPORTS(2017), 24 HOUR FITNESS(2017), BED BATH & BEYOND(2015), ROSS DRESS FOR LESS(2014), HOME USA WAREHOUSE(2012), MEDIA PLAY(2009), PETSMART(2012), HARMONS SUPERSTORE(NOT OWNED)

Vermont
633	BERLIN, VT	BERLIN MALL 282 BERLIN MALL RD., UNIT #28	Berlin		1986/1999		2 *			100.00	%		174,624		174,624		1,632,622	WAL-MART(2014), J.C. PENNEY(2009)

Virginia
634	CHESTER, VA	BERMUDA SQUARE 12607-12649 JEFFERSON DAVIS	Richmond		1978		2003			100.00	%		116,310		116,310		1,221,560	UKROP’S(2008)
635	FAIRFAX, VA	FAIRFAX TOWNE CENTER 12210 FAIRFAX TOWNE CENTER	Fairfax		1994		1995			14.50	%		253,392		253,392		4,194,672	SAFEWAY(2019), T.J. MAXX(2009), BED BATH & BEYOND(2010), UNITED ARTISTS THEATRE(2014)
636	FREDRICKSBURG, VA	PETSMART — FREDRICKSBURG 1401 CARL D SILVER PARKWAY	Washington		1997		2007			100.00	%		26,067		26,067		378,797	PETSMART(2021)
637	GLEN ALLEN, VA	CREEKS AT VIRGINIA CENTER (TIA 9830-9992 BROOK ROAD	Richmond		2002		2007			15.00	%		266,308		266,308		3,847,375	BARNES & NOBLE(2011), CIRCUIT CITY(2022), BED BATH & BEYOND(2012), MICHAEL’S(2011), DICK’S SPORTING GOODS(2017)
638	LYNCHBURG, VA (WARDS CROSSING)	WARDS CROSSING (TIAA) WARDS ROAD AND WARDS FERRY ROAD	Lynchburg		2001		2007			15.00	%		80,937		265,937		1,214,030	BED BATH & BEYOND(2013), MICHAEL’S(2011), PETSMART(NOT OWNED), DICK’S(NOT OWNED), TARGET(NOT OWNED)
639	MARTINSVILLE, VA	LIBERTY FAIR MALL 240 COMMONWEALTH BOULEVARD	Martinsville		1989/1997		1/2	*		50.00	%		435,057		479,256		2,830,609	GOODY’S(2008), BELK(2009), J.C. PENNEY(2009), SEARS(2009), OFFICE MAX(2012), KROGER(2017), MCDONALD’S(NOT OWNED)
640	NEWPORT NEWS, VA(DENBIGH)	DENBIGH VILLAGE WARWICK BLVD AND DENBIGH BLVD	Norfolk		1998/2006		2007			100.00	%		324,450		340,950		2,555,133	BURLINGTON COAT FACTORY(2008), KROGER(2017)
641	NEWPORT NEWS, VA(JEFFERSON)	JEFFERSON PLAZA (TIAA) 121 JEFFERSON AVENUE	Norfolk		1999		2007			15.00	%		47,341		47,341		755,061	COMPUSA(2019)
642	RICHMOND, VA(CHESTERFIELD)	CHESTERFIELD CROSSING (TIAA) HIGHWAY 360 & WARBRO ROAD	Richmond		2000		2007			15.00	%		79,802		79,802		1,276,210	BEN FRANKLIN CRAFTS(2015)
643	RICHMOND, VA(COMMONWEALTH)	COMMONWEALTH CENTER II (TIAA) 4600-5000 COMMONWEALTH CENTER PARKWAY	Richmond		2002		2007			15.00	%		165,413		165,413		2,191,072	STEIN MART(2011), MICHAEL’S(2011), BARNES & NOBLE(2012)
644	RICHMOND, VA(DOWNTOWN)	DOWNTOWN SHORT PUMP 11500-900 WEST BROAD STREET	Richmond		2000		2007			100.00	%		126,055		239,873		2,556,571	BARNES & NOBLE(2011), REGAL CINEMAS(2021)
645	SPRINGFIELD, VA(LOISDALE)	LOISDALE CENTER 6646 LOISDALE ROAD	Washington		1999		2007			100.00	%		120,742		120,742		2,469,392	BARNES & NOBLE(2015), DSW SHOE WAREHOUSE(2010), BED BATH & BEYOND(2015), CIRCUIT CITY(2020)
646	SPRINGFIELD, VA(SPRING MALL)	SPRING MALL CENTER 6717 SPRING MALL RD	Washington		1995/2001		2007			100.00	%		56,511		56,511		516,291	MICHAEL’S(2010)
647	STERLING, VA	CASCADES MARKETPLACE NEC OF CASCADES PKWY & ROUTE 7	Washington		1998		2007			100.00	%		101,606		101,606		1,487,776	STAPLES(2008), SPORTS AUTHORITY(2016)
648	VIRGINIA BEACH, VA	KROGER PLAZA 1800 REPUBLIC DRIVE	Norfolk		1997		2007			20.00	%		63,324		63,324		232,168	KROGER(2020)

Property List 1.0
Page 33 of 35

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the Six Months ended June 30, 2007

2Q07 Property List


				Year				DDR					Owned &
				Developed/		Year		Ownership					Unowned		Total
Location		Center/Property	MSA	Redeveloped		Acquired		Interest			Owned GLA		GLA		Annualized Rent		Anchor Tenants (Lease Expiration)
649	WAYNESBORO, VA	WAYNESBORO COMMONS 109 LEE DEWITT BLVD	Lynchburg		1993		2007		20.00	%		52,415		52,415		429,724	KROGER(2018)
650	WINCHESTER, VA	APPLE BLOSSOM CORNERS 2190 S. PLEASANT VALLEY	Winchester		1990/1997		2 *		20.00	%		240,560		240,560		2,402,723	MARTIN’S FOOD STORE(2040), KOHL’S(2018), OFFICE MAX(2012), BOOKS-A-MILLION(2013)
651	WYTHEVILLE, VA	WYTHEVILLE COMMONS (TIAA) 215-295 COMMONWEALTH DRIVE	Wytheville		2004		2007		15.00	%		90,239		90,239		1,034,073	GOODY’S(2016)

Washington
652	KIRKLAND, WA (TOTEM LKS UPPER)	TOTEM LAKES UPPER TOTEM LAKES BOULEVARD	Seattle		1999/2004		2004		20.00	%		233,242		279,221		2,357,092	GUITAR CENTER(2008), ROSS DRESS FOR LESS(2010)
653	OLYMPIA, WA	CIRCUIT CITY — OLYMPIA 2815 CAPITAL MALL DR SW	Olympia		1998		2007		100.00	%		35,776		35,776		443,929	CIRCUIT CITY(2018)

West Virginia
654	BARBOURSVILLE, WV	BARBOURSVILLE CENTER 5-13 MALL ROAD	Huntington		1985		1998		100.00	%		70,900		133,396		389,425	DISCOUNT EMPORIUM(2006), GOODY’S(2014), VALUE CITY(NOT OWNED)
655	MORGANTOWN, WV	GLENMARK CENTRE INTERSTATE 68 AND PIERPONT ROAD	Morgantown		1999/2000		2007		100.00	%		111,278		383,725		1,210,433	SHOP ‘N SAVE(2009), MICHAEL’S(2011)
656	WEIRTON, WV	ECKERD DRUG STORE #6089 1360 COVE ROAD	Pittsburgh		2000		2007		100.00	%		10,908		10,908		221,870

Wisconsin
657	BROOKFIELD, WI (SW)	SHOPPERS WORLD OF BROOKFIELD NORTH 124TH STREET AND WEST CA	Milwaukee		1967		2003		14.50	%		182,722		190,142		1,432,655	T.J. MAXX(2010), MARSHALLS MEGA STORE(2009), OFFICE MAX(2010), BURLINGTON COAT FACTORY(2012)
658	BROWN DEER, WI (CENTER)	BROWN DEER CENTER NORTH GREEN BAY ROAD	Milwaukee		1967		2003		14.50	%		266,716		266,716		2,008,393	KOHL’S(2023), MICHAEL’S(2012), OFFICE MAX(2010), T.J. MAXX(2012), OLD NAVY(2012)
659	BROWN DEER, WI (MARKET)	MARKET PLACE OF BROWN DEER NORTH GREEN BAY ROAD	Milwaukee		1989		2003		14.50	%		143,372		143,372		1,134,101	MARSHALLS MEGA STORE(2009), PICK ‘N SAVE(2010)
660	MILWAUKEE, WI	POINT LOOMIS SOUTH 27TH STREET	Milwaukee		1962		2003		100.00	%		160,533		160,533		707,571	KOHL’S(2012), PICK ‘N SAVE(2012)
661	OSHKOSH, WI	WALGREENS — OSHKOSH 950 S. KOEHLER ST	Appleton		2005		2007		100.00	%		13,905		13,905		305,910
662	RACINE, WI	MOUNT PLEASANT OUTLOT WASHINGTON AVE. VILLAGE CENTER DR.	Racine		2003		2007		20.00	%		10,784		10,784		348,740
663	RACINE, WI (VILLAGE)	VILLAGE CENTER 5500-5740 WASHINGTON AVENUE	Racine		2003		2007		20.00	%		217,103		217,103		2,053,365	JEWEL(2022), KOHL’S(2023)
664	WEST ALLIS, WI(WEST)	WEST ALLIS CENTER WEST CLEVELAND AVE. AND S. 108	Milwaukee		1968		2003		100.00	%		246,081		259,981		1,421,496	KOHL’S(2008), MARSHALLS MEGA STORE(2009), PICK ‘N SAVE(2008)

Brazil
28	BRASILIA, BR	PATIO BRASIL SHOPPING SCS QUADRA 07 BL A	Brasilia		1997/2001		2006		4.85	%		333,929		366,113		10,870,316	LOJAS AMERICANAS(2999), OTOCH(2007), RIACHUELO(2007), C&A(NOT OWNED), RENNER(2011), CENTAURO(2007)

Property List 1.0
Page 34 of 35

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the Six Months ended June 30, 2007

2Q07 Property List


				Year				DDR					Owned &
				Developed/		Year		Ownership					Unowned		Total
Location		Center/Property	MSA	Redeveloped		Acquired		Interest			Owned GLA		GLA		Annualized Rent		Anchor Tenants (Lease Expiration)
29	SAO PAULO, BR	PARQUE DOM PEDRO AV. GUILHERME CAMPOS, 500	Campinas		2001		2006		48.27	%		1,397,214		1,397,214		23,278,497	LOJAS AMERICANA(2014), CASAS BAHA(2011), CENTAURO(2012), MARISA(2016), BIG(2021), ETNA(2015), PERNAMBUCANA(2012), RIACHUELO(2012), C&A(NOT OWNED), ZARA(2014), RENER(2014), FNAC(2012), LUSTRES YAMAMURA(2011), CENTER LIDER(2009)
30	SAO PAULO, BR	CAMPO LIMPO SHOPPING ESTRADA DO CAMPO LIMPO 459	Sao Paulo		2005		2006		9.32	%		216,859		216,859		2,472,525	C&A(2016), MARISA(2016), COMPRE BEM(2012), CASAS BAHA(2011)
31	FRANCA, BR	FRANCA SHOPPING AV. RIO NEGRO, 1100	Franca		1993		2006		30.06	%		194,454		194,454		1,554,472	C&A(2016), CASAS BAHA(2009), MAGAZINE LUIZA(2010), LOJAS AMERICANA(2014), C&C (2011)
32	SAO PAULO, BR	SHOPPING METROPOLE PRACA SAMUEL SABATINE, 200	Sao Paulo		1980/1995/1997		2006		41.15	%		273,638		273,638		8,070,528	LOJAS AMERCANAS(2007), RENNER(2007)
33	SAO PAULO, BR	BOAVISTA SHOPPING RUA BORBA GATO, 59	Sao Paulo		2004		2006		46.61	%		278,899		278,899		3,271,343	C&A(2014), MARISA&FAMILIA(2014), SONDA(2999)
34	SAO PAULO, BR	SHOPPING PENHA RUA DR JOAO RIBEIRO, 304	Sao Paulo		1992/2004		2006		34.10	%		321,177		321,177		5,461,574	MARISA & FAMILIA(2014), SONDA(2014), LOJAS AMERICANAS(2013), KALUNGA(2010), C&A(2014
35	SAO PAULO, BR	PLAZA SUL PRACA LEONOR KAUPA	Sao Paulo		1994		2006		9.32	%		251,159		293,597		7,657,486	LOJAS AMERICANAS(2011), C&A(NOT OWNED), LUIGI BERTOLLI(2007), CAMICADO(2010), MONDAY ACADEMIA(2009), RENNER(2010), DEPAMERICANAS(2011), DEPOSITO(2007), DEP SHOEBIZ(2007)
36	SAO PAULO, BR	TIVOLI SHOPPING AV. SANTA BARBARA, 777	Sao Paulo		1993/2006		2006		11.65	%		222,062		237,654		2,738,549	LOJAS AMERICANAS(2014), UNIMED(2010), MAGAZINE LUIZA(2008), C&A(NOT OWNED), C&C(2011), PAULISTAO(2016)
							Grand Total:					107,288,354		138,746,622		1,275,267,160


*		1. Property Developed by the Company

*		2. Original IPO Property

		Does Not Include Service Merchandise Interests

Property List 1.0
Page 35 of 35

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the six-months ended June 30, 2007

Joint Venture Investment Summary


Joint Venture Name:	Retail Value Investment Program LP IIIB
Date Formed:	September 2000
Property Name/Location:	Deer Park, IL

Major Tenants:	Cinemark	Pottery Barn
	Talbots	Coldwater Creek
	Restoration Hardware	J. Crew
	Victoria’s Secret	Pier 1 Imports
	GAP	Banana Republic
	Barnes & Noble	Ann Taylor

Partnership Structure

Equity Contribution:	1% — Coventry Real Estate Partners*
	24.75% — DDR
	74.25% — Prudential Real Estate Investors (PREI)

Cash Flow Distribution:	1% — Coventry Real Estate Partners*
	24.75% — DDR
	74.25% — Prudential Real Estate Investors
	Up to a leveraged 10% preferred return on equity

Promote (current):	33% Coventry Real Estate Partners*
	once limited partners have received a 10% preferred return and return of equity

Fees to DDR

Management Fee:	3.5% of gross rents
Development Fee:	1% of hard costs for all improvements
Asset Management Fee:	.5% of gross asset cost
Leasing Fees:	N/A

Capital Structure (in millions)


DDR	$	2.1
Prudential		5.8
Coventry		3.2

Total Capital	$	11.1


Debt	$	60.0


Total Debt & Equity	$	71.1


*		100% owned by DDR

Joint Venture Partnership Summaries 2.0

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the six-months ended June 30, 2007

Joint Venture Investment Summary


Joint Venture Name:	Retail Value Investment Program VII LLC
Date Formed:	November 2000
Property Name/Location:	The joint venture consists of the following 2 properties:

	Downtown Pleasant Hill — Pleasant Hill, CA
	Valley Central Shopping Center — Lancaster, CA

Major Tenants:	Cinemark	Michael’s
	Ross Stores	Staples
	Wal-Mart	Bed, Bath & Beyond
		Albertson’s
		Marshalls

Partnership Structure

Equity Contribution:	1% — Coventry Real Estate Partners *
	20% — DDR
	79% — Prudential Real Estate Investors (PREI)

Cash Flow Distribution:	1% — Coventry Real Estate Partners *
	20% — DDR
	79% — Prudential Real Estate Investors
	Up to a leveraged 11% return on equity (10% year one, 10.5% year two, 11% thereafter)

Promote (current):	(i) Pro rata in proportion to the member’s invested capital until the members have received, on a cumulative basis, an amount equal to the preferred return, (ii) 75% to all members in proportion to their invested capital and 25% to Coventry Real Estate Partners* until DDR and PREI have been allocated, on a cumulative basis, an amount equal to a 15% return, (iii) 70% to all members in proportion to their invested capital and 30% to Coventry until DDR and PREI have been allocated, on a cumulative basis, an amount equal to a 20% return, and (iv) 65% to all members pro rata in proportion to their ownership percentages and 35% to Coventry.

Fees to DDR

Management Fee:	3.2% of gross rents
Construction Management Fee:	5% of hard and soft costs
Asset Management Fee:	.8% of gross rents
Leasing Fees (without co-broker):	5% on new leases on years 1-5; 2.5% on years 6-10 (spaces < 15,000 square feet)
	4% on new leases on years 1-5; 2% on years 6-10 (spaces > 15,000 square feet)
	3% on new leases on years 1-5; 1.5% on years 6-10 (ground leases)
	Renewals earn 50% of fees on new leases

Capital Structure (in millions)


DDR	$	3.8
PREI		14.8
Coventry		7.4

Total Capital	$	26.0


Debt	$	72.1


Total Debt & Equity	$	98.1


*		100% owned by DDR

Joint Venture Partnership Summaries 2.0

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the six-months ended June 30, 2007

Joint Venture Investment Summary


Joint Venture Name:	Retail Value Investment Program LP VIII
Date Formed:	September 2003
Property Name/Location:	Shops@Tech.Ridge — Austin, TX

Major Tenants:	Target	Linen’s ‘N Things
	Pier One	Toys ‘R Us
	Dress Barn	Hobby Lobby
	Rack Room Shoes	Office Depot
	PetsMart	Best Buy
	Ross Dress for Less

Partnership Structure

Equity Contribution:	1% — Coventry Real Estate Partners *
	24.75% — DDR
	74.25% — Prudential Real Estate Investors (PREI)

Cash Flow Distribution:	1% — Coventry Real Estate Partners *
	24.75% — DDR
	74.25% — Prudential Real Estate Investors
	Up to a leveraged 10% preferred return on equity

Promote (current):	33% Coventry Real Estate Partners*
	once limited partners have received a 10% preferred return and return of equity

Fees to DDR

Management Fee:	3.5% of gross rents
Development Fee:	1% of hard costs for all improvements
Asset Management Fee:	N/A
Leasing Fees: **	6% on new leases on years 1-5; 3% on remainder of term (spaces < 5,000 square feet)
	5% on new leases on years 1-5; 2.5% on remainder of term (spaces 5,000 - 9,999 square feet)
	4% on new leases on years 1-5; 2% on remainder of term (spaces 10,000 - 19,999 square feet)
	$2 per square foot (spaces 20,000 square feet and greater)
	3% on renewals on years 1-5; 1.5% on remainder of term (spaces < 5,000 square feet)
	2.5% on renewals on years 1-5; 1.25% on remainder of term (spaces 5,000 - 9,999 square feet)
	2% on renewals on years 1-5; 1% on remainder of term (spaces 10,000 - 19,999 square feet)
	$2 per square foot on renewals (spaces 20,000 square feet and greater)
	4% on new leases years 1-5; 2% years 6-10; (outparcels/ground leases)
	2% on renewals on years 1-5; 1% years 6-10 (outparcels/ground leases)
	6% on Gross Sales Price up to $500,000 (outparcels)
	5% of Gross Sales Price over $500,000 but less than $1,000,000 (Outparcel Sales)
	4% of Gross Sales Price $1,000,000 or over (Outparcel Sales)
Development Fee: **	5% of all development and tenant improvement work performed
Tenant Coordination Fee: **	$5,000 for each in-line space less than 10,000 square feet

Capital Structure (in millions)


DDRC	$	2.3
Prudential		7.1
Coventry		(0.8	)

Total Capital	$	8.6


Debt	$	23.4


Total Debt & Equity	$	32.0


*		100% owned by DDR

**		Fees shall not be paid with respect to the initial leasing or development.

Joint Venture Partnership Summaries 2.0

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the six-months ended June 30, 2007

Joint Venture Investment Summary


Joint Venture Name:	DPG Realty Holdings LLC
Date Formed:	October 2004
Property Name/Location:	The joint venture consists of the following twelve properties:

	Tops Plaza — Elmira, NY	Tops-Gander Mnt. Plaza — Tonawanda, NY
	Tops Plaza — Hamburg, NY	Tops Plaza — Hamlin, NY
	Tops Plaza — Norwich, NY	Farragut Pointe — Farragut, TN
	Tops Plaza — Avon, NY	Columbia Square — Columbia, TN
	Tops Plaza — Arcade, NY	Five Forks Crossing — Lilburn, GA
	Tops Plaza — Tonawanda, NY	Five Forks Village — Lawrenceville, GA

Major Tenants:	Bi-Lo
	BJ’s Wholesale Club
	Gander Mountain Company
	Kroger
	Tops

Partnership Structure

Equity Contribution:	10.0% — JDN QRS, Inc.
	90.0% — Prudential Insurance Company of America (PICA)

Cash Flow Distribution:	10.0% — JDN QRS, Inc.
	90.0% — Prudential Insurance Company of America (PICA)

Fees to DDR

Management Fee:	4% of gross income
Construction Supervision Fee:	5% of gross cost of all development and tenant improvement work (including hard and soft costs)
Leasing Fees:	6% on new leases on years 1-5; 3% on remainder of term, max 10 yrs. (spaces < 5,000 square feet)
	5% on new leases on years 1-5; 2.5% on remainder of term, max 10 yrs. (spaces 5,000 - 10,000 square feet)
	4% on new leases on years 1-5; 2% on remainder of term, max 10 yrs. (spaces 10,000 - 20,000 square feet)
	$2 per square foot (spaces > 20,000 square feet)
	3% for renewals on years 1-5; 1.5% on remainder of term, max 10 yrs. (spaces < 5,000 square feet)
	2.5% for renewals on years 1-5; 1.25% on remainder of term, max 10 yrs. (spaces 5,000 - 10,000 square feet)
	2% for renewals on years 1-5; 1% on remainder of term, max 10 yrs. (spaces 10,000 - 20,000 square feet)
	$2 per square foot for renewals with a material amendment to the lease; 1$ if renewed without a material amendment (spaces > 20,000 square feet)
	4% on new outparcels/ground leases on years 1-5; 2% on remainder of term, max 10 years
	2% on renewal outparcels/ground leases on years 1-5; 1% on remainder of term, max 10 years
	6% of gross sales price < $500,000 (outparcel sales)
	5% of gross sales price $500,000 - $1,000,000 (outparcel sales)
	4% of gross sales prices > $1,000,000 (outparcel sales)

Capital Structure (in millions)


JDN	$	11.3
PICA		102.0

Total Capital	$	113.3


Debt	$	10.5


Total Debt & Equity	$	123.8

Joint Venture Partnership Summaries 2.0

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the six-months ended June 30, 2007

Joint Venture Investment Summary


Joint Venture Name:	DDRA Community Centers Five, L.P.
Date Formed:	September, 1998; DDRA CC Seven, L.P. merged July, 2005
Property Name/Location:	The joint venture consists of the following five properties:

	Foothills Towne Center — Ahwatukee, AZ		Maple Grove Crossing — Maple Grove, MN
	Arrowhead Crossing — Phoenix, AZ		Tanasbourne Town Center — Portland, OR
	Eagan Promenade — Eagan, MN

Major Tenants:	AMC Theatre	DSW Shoe Warehouse	Nordstrom Rack (not owned)
	Ashley’s Furniture	Ethan Allen (not owned)	Office Depot
	Babies ‘R Us	Famous Footwear	OfficeMax
	Barnes & Noble	Gander Mountain	Old Navy
	Bassett Furniture	Haggan’s	Petco
	Bed Bath & Beyond	JoAnn, Etc.	Petsmart
	Best Buy	Kohl’s Department	Pier 1 Imports
	Byerly’s	Linens ‘N Things	Ross Dress for Less
	Circuit City	Mac Frugal’s	Staples
	Comp USA	Mervyns (not owned)	Stein Mart
	Cub Foods (not owned)	Michael’s	TJ Maxx

Partnership Structure

Equity Contribution:	50% — DDR
	50% — DRA Advisors

Cash Flow Distribution:	50% — DDR
	50% — DRA Advisors

Fees to DDR

Management Fee:	3.5% of gross retail income
Development Fee:	5.0% of total costs for all improvements
Leasing Fees (without co- broker):	6.0% on new leases on years 1-5; 3.0% on remainder of term (spaces < 5,000 square feet)
	5.0% on new leases on years 1-5; 2.5% on remainder of term (spaces 5,000 - 10,000 square feet)
	4.0% on new leases on years 1-5; 2.0% on remainder of term (spaces 10,000 - 20,000 square feet)
	$2.00 per square foot (spaces > 20,000 square feet)
	4.0% on new leases on years 1-5; 2.0% on years 6-10 (ground leases)
	Renewals earn 50% of fees on new leases
Commission on Outparcel Sales:	6.0% of gross sales price up to $500,000
	5.0% of gross sales price $500,000 - $1,000,000
	4.0% of gross sales price over $1,000,000

Capital Structure (in millions)


DDR	$	(37.4	)
DRA Advisors		(37.4	)

Total Capital (1)	$	(74.8	)


Payable to DDR	$	0.1


Debt	$	280.0


Total Debt & Equity	$	205.3


(1)		Equity position is attributable to the Company refinancing mortgage debt at the fair market value of the assets, which is different than the historical net assets of the joint venture.

Joint Venture Partnership Summaries 2.0

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the six-months ended June 30, 2007

Joint Venture Investment Summary


Joint Venture Name:		Lennox Town Center Limited
Date Formed:		February, 1998
Property Name/Location:		Lennox Town Center Shopping Center — Columbus, OH

Major Tenants:		AMC Theatres Lennox 24
		Barnes & Noble
		Staples
		Target

Partnership Structure

Equity Contribution:		50% — DDR
		50% — Casto Properties

Cash Flow Distribution:		50% — DDR
		50% — Casto Properties

Fees to DDR

Management Fee:		1.312% of all rent
Development Fee:		N/A
Leasing Fees:		N/A
Commission on Outparcel Sales:		N/A

Capital Structure (in millions)


DDR	$	(4.5	)
Casto Properties		(4.5	)

Total Capital (1)	$	(9.0	)


Debt	$	27.0


Total Debt & Equity	$	18.0


(1)		Equity position is attributable to the Company refinancing mortgage debt at the fair market value of the assets, which is different than the historical net assets of the joint venture.

Joint Venture Partnership Summaries 2.0

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the six-months ended June 30, 2007

Joint Venture Investment Summary


Joint Venture Name:		Sun Center Limited
Date Formed:		February, 1998
Property Name/Location:		Sun Center — Columbus, OH

Major Tenants:		Ashley Furniture Homestore
		Babies ‘R Us
		Michael’s
		Staples
		Stein Mart
		Whole Food Markets

Partnership Structure

Equity Contribution:		79.45% — DDR
		20.55% — Casto Properties

Cash Flow Distribution:		79.45% — DDR
		20.55% — Casto Properties

Fees to DDR

Management Fee:		1.312% of all rent
Development Fee:		N/A
Leasing Fees:		N/A
Commission on Outparcel Sales:		N/A

Capital Structure (in millions)


DDR	$	—
Casto Properties		—

Total Capital (1)	$	—


Debt	$	19.8


Total Debt & Equity	$	19.8


(1)		Basis differentials occur primarily when the Company has purchased an interest in existing joint ventures at fair market values which differ from their proportionate share of the historical net assets of the joint ventures.

Joint Venture Partnership Summaries 2.0

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the six-months ended June 30, 2007

Joint Venture Investment Summary


Joint Venture Name:		DOTRS LLC
Date Formed:		September, 1996
Property Name/Location:		Macedonia Commons — Macedonia, Ohio

Major Tenants:		Kohl’s Department Store
		Tops Markets
		Wal-Mart (not owned)

Partnership Structure

Equity Contribution:		50% — DDR
		50% — The State Teachers Retirement Board of Ohio

Cash Flow Distribution:		50% — DDR
		50% — The State Teachers Retirement Board of Ohio

Fees to DDR

Management Fee:		5% of gross retail income
Development Fee:		5% of hard costs for all improvements
Leasing Fees:		5% on new leases, 3.5% on renewals
Commission on Outparcel Sales:		N/A

Capital Structure (in millions)


DDR	$	0.35
The State Teachers Retirement Board		0.35

Total Capital	$	0.7


Debt	$	21.0


Total Debt & Equity	$	21.7

Joint Venture Partnership Summaries 2.0

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the six-months ended June 30, 2007

Joint Venture Investment Summary


Joint Venture Name:		Jefferson County Plaza LLC
Date Formed:		July 1999
Property Name/Location:		Arnold, MO

Major Tenants:		Deal$
		Home Depot (not owned)
		Sally Beauty Supply
		Shoe Carnival
		Target (not owned)

Partnership Structure

Equity Contribution:		50% — DDR
		50% — The Sansone Group (50% owned by DDR)

Cash Flow Distribution:		50% — DDR
		50% — The Sansone Group

Fees to DDR

Management Fee:		1.5% of gross rental income
Development Fee:		NA
Leasing Fees:		2.5% of gross base rent plus reimbursables on new leases; 1.75% on renewals

Capital Structure (in millions)


DDR	$	(0.47	)
The Sansone Group		(0.47	)

Total Capital	$	(0.9	)


Payable to DDR	$	3.1


Debt	$	3.7


Total Debt & Equity	$	5.9

Joint Venture Partnership Summaries 2.0

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the six-months ended June 30, 2007

Joint Venture Investment Summary


Joint Venture Name:	DDR Markaz II LLC (Kuwaiti Financial Centre II)
Date Formed:	November 2004
Property Name/Location:	The joint venture consists of the following thirteen properties:

	Culver Ridge Plaza — Irondequoit, NY	Oxford Place — Oxford, MS
	Tops Plaza — LeRoy, NY	Midway Plaza — Loganville, GA
	Tops Plaza — Jamestown, NY	Chillicothe Place — Chillicothe, OH * excluding Lowe’s
	Tops Plaza — Ontario, NY	Northcreek Commons — Goodlettsville, TN
	Tops Plaza Union — Cheektowaga, NY	Panorama Plaza — Rochester, NY
	Tops Plaza — Warsaw, NY	Crossroads Centre — Orchard Park, NY
	Tops Plaza Robinson — Amherst, NY

Major Tenants:	AJ Wright	Lowe’s (not owned)
	Blockbuster Video	Office Max
	Dollar Tree	Regal Cinemas
	Factory Card Outlet	Stein Mart
	Kroger	Tops Markets
	Linens ‘N Things

Partnership Structure

Equity Contribution:	80% — Kuwait Financial Centre S.A.K., Bank of Bahrain and Kuwait B.S.C. (dba as “Markaz”)
	20% — DDR

Cash Flow Distribution:	80% — Markaz
	20% — DDR

Promote (current):	(i) Pro rata in proportion to DDR and Markaz equity interest until both members have been allocated an amount equal to a 11.5% annual internal rate of return, and (ii) 50% to DDR and 50% to DDR and Markaz in proportion to their equity interest.

Fees to DDR

Property Management Fee:	4.0% of revenues
Development Fee:	5.0% of total costs for all improvements
Asset Management Fee:	6.25% of net operating income
Leasing Fees (without co-broker):	6.0% on new leases on years 1-5; 3.0% on remainder of term (spaces < 5,000 square feet)
	5.0% on new leases on years 1-5; 2.5% on remainder of term (spaces 5,000 - 10,000 square feet)
	4.0% on new leases on years 1-5; 2.0% on remainder of term (spaces 10,000 - 20,000 square feet)
	$2.00 per square foot (spaces > 20,000 square feet)
	4.0% on new leases on years 1-5; 2.0% on years 6-10 (ground leases)
	Renewals earn 50% of fees on new leases
Commission on Outparcel Sales:	6.0% of gross sales price up to $500,000
	5.0% of gross sales price $500,000 - $1,000,000
	4.0% of gross sales price over $1,000,000

Capital Structure (in millions)


DDR	$	9.2
Markaz		36.7

Total Capital	$	45.9


Receivable from DDR	$	(0.2	)


Payable to DDR	$	0.2


Debt	$	150.5


Total Debt & Equity	$	196.4

Joint Venture Partnership Summaries 2.0

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the six-months ended June 30, 2007

Joint Venture Investment Summary


Joint Venture Name:	Coventry II DDR Bloomfield LLC
Date Formed:	August 2006
Property Name/Location:	Bloomfield Park — Bloomfield Hills, MI

Major Tenants:	Blue Point Ocean Grill	Pac Sun
	Bar Louie	Faro Design
	BCBG	BCBG Girls
	Hyde Park Steakhouse	Orvis
	Other retail tenants and restaurants to be announced.

Partnership Structure

Coventry II DDR Harbor Bloomfield Phase I LLC

Equity Contribution:	50% — BP 1, LLC
	50% — Coventry II DDR Bloomfield LLC

Cash Flow Distribution:	50% — BP 1, LLC
	50% — Coventry II DDR Bloomfield LLC (a)

Coventry II DDR Harbor Bloomfield Phase II LLC

Equity Contribution:	70% — BP 2, LLC
	30% — Coventry II DDR Bloomfield LLC

Cash Flow Distribution:	70% — BP 2, LLC
	30% — Coventry II DDR Bloomfield LLC (b)

Coventry II DDR Bloomfield LLC

Equity Contribution:	80% — Coventry II Fund
	20% — DDR

Cash Flow Distribution:	80% — Coventry II Fund *
	20% — DDR

Fees to DDR

Management Fee:	4% of gross income
Development Fee:	4% of all hard and soft costs
Leasing Fees:	$3 per square foot (for initial leasing during development)
	6% on new leases on years 1-5; 3% on remainder of term (spaces < 5,000 square feet)
	4.5% on new leases on years 1-5; 2.25% on remainder of term (spaces 5,000 - 10,000 square feet)
	3.5% on new leases on years 1-5; 1.75% on remainder of term (spaces 10,000 - 20,000 square feet)
	$2 per square foot (spaces > 20,000 square feet)
	4% on new leases on years 1-10 (ground lease)
	3% for renewals on years 1-5; 1.5% on remainder of term (spaces < 5,000 square feet)
	2.25% for renewals on years 1-5; 1.125% on remainder of term (spaces 5,000 - 10,000 square feet)
	1.75% for renewals on years 1-5; 1% on remainder of term (spaces 10,000 - 20,000 square feet)
	$1 per square foot for renewals (spaces > 20,000 square feet)
	2% on renewals on years 1-10 (ground lease)
	6% of gross sales price < $500,000 (outparcel sales)
	5% of gross sales price $500,001 - $1,000,000 (outparcel sales)
	4% of gross sales prices > $1,000,000 (outparcel sales)
Construction Management Fee: **	5% of all development and tenant improvement work performed
Tenant Coordination Fee: **	5% of all hard and soft costs

Capital Structure (in millions)


Coventry II Fund	$	23.9
DDR		6.0

Total Capital	$	29.9


Debt	$	48.0


Total Debt & Equity	$	77.9


*		Coventry II Fund:

		DDR is entitled to a promote as a special member of the Coventry II Fund equal to 10% of all cash flow distributions after the distribution to all members of the Coventry II Fund of (i) a 10% preferred return on all contributed capital in all Coventry II Fund investments and (ii) 100% of the unreturned contributed capital in all Coventry II Fund investments.

**		Fee shall not be paid with respect to the initial leasing or development.

(a)		Cash flow is distributed in the following order: 18% preferred return to Coventry II DDR Bloomfield LLC (Coventry/DDR), return of Coventry/DDR contributed capital, payment of BPI, LLC’s Deferred Sales Price, as defined in the Partnership Agreement, the remainder in accordance with the membership interests.

(b)		Cash flow is distributed in the following order: 18% preferred return to Coventry II DDR Bloomfield LLC (Coventry/DDR), return of Coventry/DDR contributed capital, the remainder in accordance with the membership interests.

Joint Venture Partnership Summaries 2.0

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the six-months ended June 30, 2007

Joint Venture Investment Summary


Joint Venture Name:	Coventry II DDR Buena Park LLC
Date Formed:	November 2004
Property Name/Location:	Buena Park Mall — Buena Park, CA

Major Tenants:	Ross Dress For Less	Circuit City
	PetsMart	Office Depot
	Kohl’s	Walmart
	Bed Bath & Beyond	Sears
	Michael’s	Steve & Barry’s University
	DSW Shoe Warehouse	Krikorian Premier Theater
	24 Hour Fitness

Partnership Structure

Equity Contribution:	80% — Coventry II Fund
	20% — DDR

Cash Flow Distribution:	80% — Coventry II Fund *
	20% — DDR

Fees to DDR

Management Fee:	4% of gross income
Leasing Fees:	6% on new leases on years 1-5; 3% on remainder of term (spaces < 5,000 square feet)
	4.5% on new leases on years 1-5; 2.25% on remainder of term (spaces 5,000 - 10,000 square feet)
	3.5% on new leases on years 1-5; 1.75% on remainder of term (spaces 10,000 - 20,000 square feet)
	$2 per square foot (spaces > 20,000 square feet)
	4% on new leases on years 1-10 (ground lease)
	3% for renewals on years 1-5; 1.5% on remainder of term (spaces < 5,000 square feet)
	2.25% for renewals on years 1-5; 1.125% on remainder of term (spaces 5,000 - 10,000 square feet)
	1.75% for renewals on years 1-5; 1% on remainder of term (spaces 10,000 - 20,000 square feet)
	$1 per square foot for renewals (spaces > 20,000 square feet)
	2% on renewals on years 1-10 (ground lease)
	6% of gross sales price < $500,000 (outparcel sales)
	5% of gross sales price $500,001 - $1,000,000 (outparcel sales)
	4% of gross sales prices > $1,000,000 (outparcel sales)
Construction Management Fee:	5% of all development and tenant improvement work performed
Tenant Coordination Fee:	5% of all hard and soft costs

Capital Structure (in millions)


Coventry II Fund	$	26.9
DDR		6.7

Total Capital	$	33.6


Debt	$	61.0


Total Debt & Equity	$	94.6


*		Coventry II Fund:

		DDR is entitled to a promote as a special member of the Coventry II Fund equal to 10% of all cash flow distributions after the distribution to all members of the Coventry II Fund of (i) a 10% preferred return on all contributed capital in all Coventry II Fund investments and (ii) 100% of the unreturned contributed capital in all Coventry II Fund investments.

Joint Venture Partnership Summaries 2.0

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the six-months ended June 30, 2007

Joint Venture Investment Summary


Joint Venture Name:	Coventry II DDR Fairplain LLC
Date Formed:	May 2006
Property Name/Location:	Fairplain Plaza — Benton Harbor, MI

Major Tenants:	Target (not owned)	Pier 1 Imports
	TJ Maxx	Dunham’s Sporting Goods
	Office Depot	Old Navy
	Dollar Tree	Rite Aid
		Kohl’s (not owned)

Partnership Structure

Equity Contribution:	80% — Coventry II Fund
	20% — DDR

Cash Flow Distribution:	80% — Coventry II Fund *
	20% — DDR

Fees to DDR

Management Fee:	4% of gross income
Development Fee:	5% of all hard and soft costs
Leasing Fees:	6% on new leases on years 1-5; 3% on remainder of term (spaces < 5,000 square feet)
	4.5% on new leases on years 1-5; 2.25% on remainder of term (spaces 5,000 - 10,000 square feet)
	3.5% on new leases on years 1-5; 1.75% on remainder of term (spaces 10,000 - 20,000 square feet)
	$2 per square foot (spaces > 20,000 square feet)
	4% on new leases on years 1-10 (ground lease)
	3% for renewals on years 1-5; 1.5% on remainder of term (spaces < 5,000 square feet)
	2.25% for renewals on years 1-5; 1.125% on remainder of term (spaces 5,000 - 10,000 square feet)
	1.75% for renewals on years 1-5; 1% on remainder of term (spaces 10,000 - 20,000 square feet)
	$1 per square foot for renewals (spaces > 20,000 square feet)
	2% on renewals on years 1-10 (ground lease)
	6% of gross sales price < $500,000 (outparcel sales)
	5% of gross sales price $500,001 - $1,000,000 (outparcel sales)
	4% of gross sales prices > $1,000,000 (outparcel sales)
Construction Management Fee:	5% of all development and tenant improvement work performed
Tenant Coordination Fee:	5% of all hard and soft costs

Capital Structure (in millions)


Coventry II Fund	$	8.8
DDR		2.2

Total Capital	$	11.0


Debt	$	16.0


Total Debt & Equity	$	27.0


*		Coventry II Fund:

		DDR is entitled to a promote as a special member of the Coventry II Fund equal to 10% of all cash flow distributions after the distribution to all members of the Coventry II Fund of (i) a 10% preferred return on all contributed capital in all Coventry II Fund investments and (ii) 100% of the unreturned contributed capital in all Coventry II Fund investments.

Joint Venture Partnership Summaries 2.0

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the six-months ended June 30, 2007

Joint Venture Investment Summary


Joint Venture Name:		Coventry II DDR Marley Creek LLC
Date Formed:		November 2006
Property Name/Location:		Marley Creek Square — Orland, IL

Major Tenants:		Washington Mutual
		Barraco’s
		Starbucks
		Remax Team 2000

Partnership Structure

Coventry II DDR/Tucker Marley Creek Square LLC

Ownership Percentage:		50% — Coventry II DDR Marley Creek LLC
		50% — TDC Marley Creek, LLC

Cash Flow Distribution:		50% — Coventry II DDR Marley Creek LLC
		50% — TDC Marley Creek, LLC
		(After Coventry II DDR Marley Creek LLC receives an 18% preferred return on it’s equity contribution)

Coventry II DDR Marley Creek LLC

Equity Contribution:		80% — Coventry II Fund
		20% — DDR

Cash Flow Distribution:		80% — Coventry II Fund*
		20% — DDR

Fees to DDR

Management Fee:		4% of gross income

Capital Structure (in millions)


Coventry II Fund	$	2.0
DDR		0.5

Total Capital	$	2.5


Debt	$	10.2


Total Debt & Equity	$	12.7


*		Coventry II Fund:

		DDR is entitled to a promote as a special member of the Coventry II Fund equal to 10% of all cash flow distributions after the distribution to all members of the Coventry II Fund of (i) a 10% preferred return on all contributed capital in all Coventry II Fund investments and (ii) 100% of the unreturned contributed capital in all Coventry II Fund investments.

Joint Venture Partnership Summaries 2.0

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the six-months ended June 30, 2007

Joint Venture Investment Summary


Joint Venture Name:		Coventry II DDR Merriam Village LLC
Date Formed:		March 2005
Property Name/Location:		Merriam Village - Merriam, Kansas

Major Tenants:		To be announced

Partnership Structure

Equity Contribution:		80% — Coventry II Fund
		20% — DDR

Cash Flow Distribution:		80% — Coventry II Fund *
		20% — DDR

Fees to DDR

Management Fee:		4% of gross income
Development Fee:		5% of all hard and soft costs
Leasing Fees:		6% on new leases on years 1-5; 3% on remainder of term (spaces < 5,000 square feet)
		4.5% on new leases on years 1-5; 2.25% on remainder of term (spaces 5,000 — 10,000 square feet)
		3.5% on new leases on years 1-5; 1.75% on remainder of term (spaces 10,000 — 20,000 square feet)
		$2 per square foot (spaces > 20,000 square feet)
		4% on new leases on years 1-10 (ground lease)
		3% for renewals on years 1-5; 1.5% on remainder of term (spaces < 5,000 square feet)
		2.25% for renewals on years 1-5; 1.125% on remainder of term (spaces 5,000 — 10,000 square feet)
		1.75% for renewals on years 1-5; 1% on remainder of term (spaces 10,000 — 20,000 square feet)
		$1 per square foot for renewals (spaces > 20,000 square feet)
		2% on renewals on years 1-10 (ground lease)
		6% of gross sales price < $500,000 (outparcel sales)
		5% of gross sales price $500,001 — $1,000,000 (outparcel sales)
		4% of gross sales prices > $1,000,000 (outparcel sales)
Construction Management Fee: **		5% of all development and tenant improvement work performed
Tenant Coordination Fee: **		5% of all hard and soft costs

Capital Structure (in millions)


Coventry II Fund	$	7.2
DDR		1.8

Total Capital	$	9.0


Debt	$	18.5


Total Debt & Equity	$	27.5


*		Coventry II Fund:

		DDR is entitled to a promote as a special member of the Coventry II Fund equal to 10% of all cash flow distributions after the distribution to all members of the Coventry II Fund of (i) a 10% preferred return on all contributed capital in all Coventry II Fund investments and (ii) 100% of the unreturned contributed capital in all Coventry II Fund investments.
**		Fee shall not be paid with respect to the initial leasing or development.

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the six-months ended June 30, 2007

Joint Venture Investment Summary


Joint Venture Name:	Coventry II DDR Montgomery Farm LLC
Date Formed:	May, 2006
Property Name/Location:	Montgomery Farm — Allen, TX

Major Tenants:	Market Street United	Fransesca’s Collection
	P.F. Changs,	Origins
	Eddie Bauer	Ann Taylor Loft
	Other retail tenants and restaurants to be announced.

Partnership Structure

Coventry II DDR/Trademark Montgomery Farm L.P.

Equity Contribution:	50% — Trademark Montgomery Farm L.P
	50% — Coventry II DDR Montgomery Farm LLC

Cash Flow Distribution:	50% — Trademark Montgomery Farm L.P
	50% — Coventry II DDR Montgomery Farm LLC
	(After Coventry II DDR Montgomery Farm, LLC receives a 15% preferred return on its equity contribution.)

Coventry II DDR Montgomery Farm LLC

Equity Contribution:	80% — Coventry II Fund
	20% — DDR

Cash Flow Distribution:	80% — Coventry II Fund *
	20% — DDR

Fees to DDR

Management Fee:	2% of gross income
Development Fee:	1% of all hard and soft costs
Lease Review Fee:	$1 per square foot

Capital Structure (in millions)


Coventry II Fund	$	32.7
DDR		8.2

Total Capital	$	40.9


Debt	$	—


Total Debt & Equity	$	40.9


*		Coventry II Fund:

		DDR is entitled to a promote as a special member of the Coventry II Fund equal to 10% of all cash flow distributions after the distribution to all members of the Coventry II Fund of (i) a 10% preferred return on all contributed capital in all Coventry II Fund investments and (ii) 100% of the unreturned contributed capital in all Coventry II Fund investments.

Joint Venture Partnership Summaries 2.0

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the six-months ended June 30, 2007

Joint Venture Investment Summary


Joint Venture Name:	Coventry II DDR Phoenix Spectrum LLC
Date Formed:	March 2004
Property Name/Location:	Spectrum Mall — Phoenix, AZ

Major Tenants:	Wal-Mart	Walgreens
	Costco Wholesale	Harkins Theater
	Ross Dress For Less	Famous Footwear
	PetsMart	Big 5 Sporting Goods
	BBB Fashion Mart

Partnership Structure

Equity Contribution:	80% — Coventry II Fund
	20% — DDR

Cash Flow Distribution:	80% — Coventry II Fund *
	20% — DDR

Fees to DDR

Management Fee:	4% of gross income
Development Fee:	5% of all hard and soft costs
Leasing Fees:	6% on new leases on years 1-5; 3% on remainder of term (spaces < 5,000 square feet)
	4.5% on new leases on years 1-5; 2.25% on remainder of term (spaces 5,000 - 10,000 square feet)
	3.5% on new leases on years 1-5; 1.75% on remainder of term (spaces 10,000 - 20,000 square feet)
	$2 per square foot (spaces > 20,000 square feet)
	4% on new leases on years 1-10 (ground lease)
	3% for renewals on years 1-5; 1.5% on remainder of term (spaces < 5,000 square feet)
	2.25% for renewals on years 1-5; 1.125% on remainder of term (spaces 5,000 - 10,000 square feet)
	1.75% for renewals on years 1-5; 1% on remainder of term (spaces 10,000 - 20,000 square feet)
	$1 per square foot for renewals (spaces > 20,000 square feet)
	2% on renewals on years 1-10 (ground lease)
	6% of gross sales price < $500,000 (outparcel sales)
	5% of gross sales price $500,001 - $1,000,000 (outparcel sales)
	4% of gross sales prices > $1,000,000 (outparcel sales)
Construction Management Fee:	5% of all development and tenant improvement work performed
Tenant Coordination Fee:	5% of all hard and soft costs

Capital Structure (in millions)


Coventry II Fund	$	23.5
DDR		5.1

Total Capital	$	28.6


Debt	$	46.0


Total Debt & Equity	$	74.6


*		Coventry II Fund:

		DDR is entitled to a promote as a special member of the Coventry II Fund equal to 10% of all cash flow distributions after the distribution to all members of the Coventry II Fund of (i) a 10% preferred return on all contributed capital in all Coventry II Fund investments and (ii) 100% of the unreturned contributed capital in all Coventry II Fund investments.

Joint Venture Partnership Summaries 2.0

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the six-months ended June 30, 2007

Joint Venture Investment Summary


Joint Venture Name:		Service Holdings LLC
Date Formed:		September 2006
Property Name/Location:		The Joint Venture consists of 46 fee simple, leasehold and groundlease interests previously owned by the Service Merchandise Company, Inc. In total, these properties are located in 23 states across the United States.

Partnership Structure

Equity Contribution:		80.00% — Coventry II Fund
		20.00% — DDR

Cash Flow Distribution:		80.00% — Coventry II Fund *
		20.00% — DDR

Fees to DDR

Management Fee:		4.0% of gross income
Development Fee:		5.0% of all hard costs
Leasing Fees:		6.0% on new leases on years 1-5; 3.0% on remainder of term (spaces < 5,000 square feet)
		4.5% on new leases on years 1-5; 2.25% on remainder of term (spaces 5,000 — 10,000 square feet)
		3.5% on new leases on years 1-5; 1.75% on remainder of term (spaces 10,000 — 20,000 square feet)
		$2.00 per square foot (spaces > 20,000 square feet)
		4.0% on new leases on years 1-10 (ground leases)
		3% for renewals on years 1-5; 1.5% on remainder of term (spaces < 5,000 square feet)
		2.25% for renewals on years 1-5; 1.125% on remainder of term (spaces 5,000 — 10,000 square feet)
		1.75% for renewals on years 1-5; 1% on remainder of term (spaces 10,000 — 20,000 square feet)
		$1 per square foot for renewals (spaces > 20,000 square feet)
		2% on renewals on years 1-10 (ground lease)
Commission on Outparcel Sales:		6% of gross sales price < $500,000 (outparcel sales)
		5% of gross sales price $500,001 — $1,000,000 (outparcel sales)
		4% of gross sales prices > $1,000,000 (outparcel sales)
Construction Management Fee:		5% of all development and tenant improvement work performed
Tenant Coordination Fee:		5% of all hard and soft costs

Capital Structure (in millions)


Coventry II Fund	$	37.8
DDR		9.4

Total Capital	$	47.2


Debt	$	119.7


Total Debt & Equity	$	166.9


*		Coventry II Fund:

		DDR is entitled to a promote as a special member of the Coventry II Fund equal to 10% of all cash flow distributions after the distribution to all members of the Coventry II Fund of (i) a 10% preferred return on all contributed capital in all Coventry II Fund investments and (ii) 100% of the unreturned contributed capital in all Coventry II Fund investments.

Joint Venture Partnership Summaries 2.0

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the six-months ended June 30, 2007

Joint Venture Investment Summary


Joint Venture Name:	Coventry II DDR Totem Lakes LLC
Date Formed:	January 2004
Property Name/Location:	Totem Lakes Mall — Kirkland, WA

Major Tenants:	Guitar Center	Denny’s Pet World
	Trader Joe’s	CompUSA
	Big 5 Sporting Goods	Famous Footwear
	Totem Lake Theater	Ross Dress For Less

Partnership Structure

Equity Contribution:	80% — Coventry II Fund
	20% — DDR

Cash Flow Distribution:	80% — Coventry II Fund *
	20% — DDR

Fees to DDR

Management Fee:	4% of gross income
Development Fee:	5% of all hard and soft costs
Leasing Fees:	6% on new leases on years 1-5; 3% on remainder of term (spaces < 5,000 square feet)
	4.5% on new leases on years 1-5; 2.25% on remainder of term (spaces 5,000 - 10,000 square feet)
	3.5% on new leases on years 1-5; 1.75% on remainder of term (spaces 10,000 - 20,000 square feet)
	$2 per square foot (spaces > 20,000 square feet)
	4% on new leases on years 1-10 (ground lease)
	3% for renewals on years 1-5; 1.5% on remainder of term (spaces < 5,000 square feet)
	2.25% for renewals on years 1-5; 1.125% on remainder of term (spaces 5,000 - 10,000 square feet)
	1.75% for renewals on years 1-5; 1% on remainder of term (spaces 10,000 - 20,000 square feet)
	$1 per square foot for renewals (spaces > 20,000 square feet)
	2% on renewals on years 1-10 (ground lease)
	6% of gross sales price £ $500,000 (outparcel sales)
	5% of gross sales price $500,001 - $1,000,000 (outparcel sales)
	4% of gross sales prices > $1,000,000 (outparcel sales)
Construction Management Fee:	5% of all development and tenant improvement work performed
Tenant Coordination Fee:	5% of all hard and soft costs

Capital Structure (in millions)


Coventry II Fund	$	14.3
DDR		3.6


Total Capital	$	17.9


Debt	$	21.0


Total Debt & Equity	$	38.9


*		Coventry II Fund:

		DDR is entitled to a promote as a special member of the Coventry II Fund equal to 10% of all cash flow distributions after the distribution to all members of the Coventry II Fund of (i) a 10% preferred return on all contributed capital in all Coventry II Fund investments and (ii) 100% of the unreturned contributed capital in all Coventry II Fund investments.

Joint Venture Partnership Summaries 2.0

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the six-months ended June 30, 2007

Joint Venture Investment Summary


Joint Venture Name:	Coventry II DDR Tri County LLC
Date Formed:	May 2006
Property Name/Location:	Tri County Mall — Cincinnati, OH

Major Tenants:	Dillard’s	Macy’s (Not Owned)
	Abercrombie & Fitch	Sears
	Limited	New York & Co.
	Victoria’s Secret	Ann Taylor Loft

Partnership Structure

Thor Gallery at Tri County, LLC

Ownership Percentage:	.5% — Thor MM Gallery at Tri County, LLC
	9.5% — Thor Gallery at Tri County Mezz, LLC
	90.0% — Coventry II DDR Tri County LLC

Equity Contribution:	.5% — Thor MM Gallery at Tri County, LLC
	9.5% — Thor Gallery at Tri County Mezz, LLC
	90.0% — Coventry II DDR Tri County LLC

Coventry II DDR Tri County LLC

Equity Contribution:	80% — Coventry II Fund
	20% — DDR

Cash Flow Distribution:	80% — Coventry II Fund *
	20% — DDR

Fees to DDR

Management Fee:	The Greater of $650,000 or 2.5% of Gross Income
Development/Leasing Fee:	$500,000

Capital Structure (in millions)


Coventry II Fund	$	28.3
DDR		7.0

Total Capital	$	35.3


Debt	$	169.3


Total Debt & Equity	$	204.6


*		Coventry II Fund:

		DDR is entitled to a promote as a special member of the Coventry II Fund equal to 10% of all cash flow distributions after the distribution to all members of the Coventry II Fund of (i) a 10% preferred return on all contributed capital in all Coventry II Fund investments and (ii) 100% of the unreturned contributed capital in all Coventry II Fund investments.

Joint Venture Partnership Summaries 2.0

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the six-months ended June 30, 2007

Joint Venture Investment Summary


Joint Venture Name:	Coventry II DDR Ward Parkway LLC
Date Formed:	June 2003
Property Name/Location:	Ward Parkway — Kansas City, MO

Major Tenants:	Target (not owned)	Old Navy
	Dillards	Off Broadway Shoes
	Pier One Imports	24 Hour Fitness
	TJ Maxx	Dick’s Sporting Goods
	AMC Theatre	Petsmart
	Steve & Barry’s University

Partnership Structure

Equity Contribution:	80% — Coventry II Fund
	20% — DDR

Cash Flow Distribution:	80% — Coventry II Fund *
	20% — DDR

Fees to DDR

Management Fee:	4% of gross income
Development Fee:	5% of all hard and soft costs
Leasing Fees:	6% on new leases on years 1-5; 3% on remainder of term (spaces < 5,000 square feet)
	4.5% on new leases on years 1-5; 2.25% on remainder of term (spaces 5,000 - 10,000 square feet)
	3.5% on new leases on years 1-5; 1.75% on remainder of term (spaces 10,000 - 20,000 square feet)
	$2 per square foot (spaces > 20,000 square feet)
	4% on new leases on years 1-10 (ground lease)
	3% for renewals on years 1-5; 1.5% on remainder of term (spaces < 5,000 square feet)
	2.25% for renewals on years 1-5; 1.125% on remainder of term (spaces 5,000 - 10,000 square feet)
	1.75% for renewals on years 1-5; 1% on remainder of term (spaces 10,000 - 20,000 square feet)
	$1 per square foot for renewals (spaces > 20,000 square feet)
	2% on renewals on years 1-10 (ground lease)
	6% of gross sales price £ $500,000 (outparcel sales)
	5% of gross sales price $500,001 - $1,000,000 (outparcel sales)
	4% of gross sales prices > $1,000,000 (outparcel sales)
Construction Management Fee:	5% of all development and tenant improvement work performed
Tenant Coordination Fee:	5% of all hard and soft costs

Capital Structure (in millions)


Coventry II Fund	$	19.0
DDR		4.7


Total Capital	$	23.7


Debt	$	36.0


Total Debt & Equity	$	59.7


*		Coventry II Fund:

		DDR is entitled to a promote as a special member of the Coventry II Fund equal to 10% of all cash flow distributions after the distribution to all members of the Coventry II Fund of (i) a 10% preferred return on all contributed capital in all Coventry II Fund investments and (ii) 100% of the unreturned contributed capital in all Coventry II Fund investments.

Joint Venture Partnership Summaries 2.0

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the six-months ended June 30, 2007

Joint Venture Investment Summary


Joint Venture Name:		Coventry II DDR Westover LLC/DDR DB 151 Ventures LP
Date Formed:		June 2004
Property Name/Location:		Westover Marketplace — San Antonio, TX

Major Tenants:		Target (not owned)
		Lowe’s (not owned)
		Ross
		Petsmart
		Sportsman’s Warehouse
		Office Depot

Partnership Structure

DDR DB 151 Ventures LP

Ownership Percentage:		50% — Coventry II DDR Westover LLC
		50% — ERA 151 Partners, Ltd. (Development Partner)
		(No equity contributions at the partnership level)

Cash Flow Distribution:		50% — Coventry II DDR Westover LLC
		50% — ERA 151 Partners, Ltd. (Development Partner)
		(After repayment of 10.5% interest on the Coventry II DDR Westover loan and repayment of the loan)

Coventry II DDR Westover LLC

Equity Contribution:		80% — Coventry II Fund*
		20% — DDR
Cash Flow Distribution:		80% — Coventry II Fund*
		20% — DDR

Fees to DDR

Management Fee:		4% of gross income
Development Fee:		1% of all project costs less land
Leasing Fees: **		6% on new leases on years 1-5; 3% on remainder of term (spaces < 5,000 square feet)
		4.5% on new leases on years 1-5; 2.25% on remainder of term (spaces 5,000 — 10,000 square feet)
		3.5% on new leases on years 1-5; 1.75% on remainder of term (spaces 10,000 — 20,000 square feet)
		$2 per square foot (spaces > 20,000 square feet)
		4% on new leases on years 1-10 (ground lease)
		3% for renewals on years 1-5; 1.5% on remainder of term (spaces < 5,000 square feet)
		2.25% for renewals on years 1-5; 1.125% on remainder of term (spaces 5,000 — 10,000 square feet)
		1.75% for renewals on years 1-5; 1% on remainder of term (spaces 10,000 — 20,000 square feet)
		$1 per square foot for renewals (spaces > 20,000 square feet)
		2% on renewals on years 1-10 (ground lease)
		6% of Gross Sales Price up to $500,000 (Outparcel Sales)
		5% of Gross Sales Price over $500,000 but less than $1,000,000 (Outparcel Sales)
		4% of Gross Sales Price $1,000,000 or over (Outparcel Sales)
Construction Management Fee: **		5% of all development and tenant improvement work performed
Tenant Coordination Fee: **		5% of all hard and soft costs

Capital Structure (in millions)


Coventry II Fund	$	5.0
DDR		1.3


Total Capital	$	6.3


Debt	$	19.0


Total Debt & Equity	$	25.3


*		Coventry II Fund:

		DDR is entitled to a promote as a special member of the Coventry II Fund equal to 10% of all cash flow distributions after the distribution to all members of the Coventry II Fund of (i) a 10% preferred return on all contributed capital in all Coventry II Fund investments and (ii) 100% of the unreturned contributed capital in all Coventry II Fund investments.

**		Fee shall not be paid with respect to the initial leasing or development.

Joint Venture Partnership Summaries 2.0

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the six-months ended June 30, 2007

Joint Venture Investment Summary


Joint Venture Name:	Sonae Sierra Brazil BV Sarl
Date Formed:	October 2006
Property Name/Location:	The joint venture consists of the following 9 properties:

	Parque Dom Pedro — Campinas, Brazil	Franca Shopping — Franca, Brazil
	Shopping Penha — Sao Paulo, Brazil	Tivoli — Sao Paulo, Brazil
	Boavista Shopping — Sao Paulo, Brazil	Shopping Metropole — Sao Bernardo de Campo, Brazil
	Plaza Sul — Sao Paulo, Brazil	Campo Limpo Shopping — Estrada do Campo Limpo, Brazil
	Patio Brasil Shopping — Brasilia, Brazil

Major Tenants:	Sonda
	Lojas Americanas
	Center Lider
	Renner

Management and Leasing Company:	DDR owns a 50% interest in the management and leasing company.

Partnership Structure

Sonae Sierra Brasil Limitada

Ownership Percentage:	94.48% — Sonae Sierra Brazil BV Sarl
	5.52% — Enplanta Engenharia

Cash Flow Distribution:	94.48% — Sonae Sierra Brazil BV Sarl
	5.52% — Enplanta Engenharia

Sonae Sierra Brazil BV Sarl

Equity Contribution:	50% — DDR
	50% — Sonae Sierra SGPS S.A.

Cash Flow Distribution:	50% — DDR
	50% — Sonae Sierra SGPS S.A.

Fees to DDR

None.


Capital Structure (in millions)

DDR	$	128.3	*
Sonae Sierra SGPS S.A.		128.3

Total Capital	$	256.6


Debt	$	—


Total Debt & Equity	$	256.6


*		The capital structure above reflects the historical basis of the assets assumed from the previous joint venture partner adjusted for subsequent changes in capital activity. DDR’s aggregate investment in the partnership reflects the fair value of the purchase price. DDR acquired a 50% interest in this investment in October 2006 for approximately $148 million. With respect to the initial capital structure, approximately $8.4 million related to the value of the working capital.

During the first quarter of 2007, the joint venture acquired an additional 73% interest in Shopping Metropole of which DDR’s investment was approximately $23.9 million. During the second quarter of 2007, the joint venture acquired land for development and an additional 10% interest in Plaza Sul of which DDR’s investment was approximately $5.1 million.

Joint Venture Partnership Summaries 2.0

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the six-months ended June 30, 2007

Joint Venture Investment Summary


Joint Venture Name:	DDRTC Core Retail Fund, LLC
Date Formed:	February 2007
Property Name/Location:	The joint venture consists of the following 66 properties:

	Cox Creek Shopping Center — Florence, AL		Goody’s Shopping Center — Augusta, GA
	Westside Centre — Huntsville, AL		Village Crossing — Skokie, IL
	River Ridge — Birmingham, AL		Costco Plaza — White Marsh, MD
	McFarland Plaza — Tuscaloosa, AL		Chatham Crossing — Siler City, NC
	Naugatuck Valley — Waterbury, CT		Oak Summit — Winston-Salem, NC
	Universal Plaza — Lauderhill, FL		Winslow Bay Commons — Mooresville, NC
	Walks at Highwood Preserve — Tampa, FL		Sycamore Commons — Matthews, NC
	Cypress Trace — Ft. Meyers, FL		Bi-Lo Southern Pines — Southern Pines, NC
	Market Place — Ft. Meyers, FL		Gateway Plaza — Jacksonville, NC
	Circuit City Plaza — Orlando, FL		Alexander Place — Raleigh, NC
	Sand Lake Corners — Orlando, FL		Capital Plaza — Wake Forest, NC
	Boynton Commons — Boynton Beach, FL		Willoughby Hills Shopping Center — Willoughby Hills, OH
	Gateway Market Center — St. Petersburg, FL		Carlisle Commons — Carlisle, PA
	Sarasota Pavilion — Sarasota, FL		Overlook at King of Prussia — King of Prussia, PA
	Shoppes at Lake Mary — Lake Mary, FL		Warwick Center — Warwick, RI
	Bartow Marketplace — Cartersville, GA		Aiken Exchange — Aiken, SC
	David’s Bridal Center — Macon, GA		Anderson Central — Anderson, SC
	Eisenhower Crossing — Macon, GA		North Hill Commons — Anderson, SC
	Woodstock Square — Woodstock, GA		Columbiana Station — Columbia, SC
	Southlake Pavilion — Morrow, GA		Target Center — Columbia, SC
	Barrett Pavilion — Kennesaw, GA		Bellevue Place Shopping Center — Nashville, TN
	Heritage Pavilion — Smyrna, GA		Town & Country — Knoxville, TN
	Newnan Pavilion — Newnan, GA		Turkey Creek — Knoxville, TN
	Stonecrest Marketplace — Lithonia, GA		Chesterfield Crossing — Richmond, VA
	Douglas Pavilion — Douglasville, GA		Commonwealth Center — Richmond, VA
	Fayette Pavilion — Fayetteville, GA		Creeks at Virginia Center — Glen Allen, VA
	Stonebridge Square — Roswell, GA		Wards Crossing — Lynchburg, VA
	Marketplace at Millcreek — Buford, GA		Jefferson Plaza — Newport News, VA
	Venture Pointe — Duluth, GA		Wytheville Commons — Wytheville, VA
	Pleasant Hill — Duluth, GA		Hillsboro Square — Deerfield Beach, FL
	Suwanee Crossroads — Suwanee, GA		Paradise Place — West Palm Beach, FL
	City Crossing — Warner Robins, GA		Birkdale Village — Huntersville, NC
	Hiram Pavilion — Hiram, GA		Waterfront Marketplace/Towne Center — Homestead, PA

Major Tenants:	Best Buy	Stop & Shop	Kohl’s	Hobby Lobby
	Dick’s Sporting Goods	Wal-Mart	HH Gregg	JCPenney
	Linen’s & Things	Beall’s	AMC Theatre	Crown Theatre
	Target	Staples	Jo-Ann Fabrics	Costco
	Baby Superstore	Petsmart	Homegoods	Giant Eagle
	Bed Bath & Beyond	Sports Authority	Home Depot	Sam’s Club
	Comp USA	Office Depot	Babies R Us	Cinemark USA
	Goody’s	Publix Supermarkets	Best Buy	United Artists Theatre
	Marshall’s	TJ Maxx	Sports Authority	Food City
	Ross Dress for Less	Old Navy	Tinseltown USA	Carmlike Cinemas
	Stein Mart	Lowe’s	Belk	Staples
	Circuit City	Kroger	DSW Shoe Warehouse	Filene’s Basement
	Toys R Us	Ross Dress for Less	Ashley’s Furniture	Lowe’s Theatre

Partnership Structure

Equity Contribution:	85% — TREA Retail Property Portfolio 2006, LLC (“TIAA”)
	15% — DDR

Cash Flow Distribution:	85% — TIAA
	15% — DDR

Promote (current):	(i) Pro rata in proportion to DDR and TIAA equity interest until both members have been allocated an amount equal to a 10% annual internal rate of return, and (ii) 20% to DDR and 80% to DDR and TIAA in proportion to their equity interest.

Joint Venture Partnership Summaries 2.0


Fees to DDR

Property Management Fee:		4.0% of revenues
Construction Management Fee:		5.0% of total costs for all improvements in excess of $25,000
Asset Management Fee:		.25% of the aggregate capital contributions and member loans
Acquisition Fee:		.25% of the gross purchase price of the properties
Ancillary Income Fee:		25% of all funds generated from ancillary income sources
Leasing Fees (without co-broker):		6.0% on new leases on years 1-5; 3.0% on years 6-10; nothing thereafter
		3.0% on renewals on years 1-5; 3.0% on years 6-10; nothing therafter
		$2.00 per square foot (spaces > 20,000 square feet)
		6.0% on new outparcel ground leases on years 1-5; 3.0% on years 6-10; nothing thereafter
		2.0% on renewals outparcel ground leases on years 1-5; 1.0% on years 6-10; nothing thereafter
Commission on Outparcel Sales:		6.0% of gross sales price up to $1,000,000
		5.0% of gross sales price $1,000,000 - $1,500,000
		4.0% of gross sales price over $1,500,000


Capital Structure (in millions)

DDR	$	183.2
TIAA		1,037.8

Total Capital	$	1,221.0


Payable to DDR, net	$	2.3


Debt	$	1,801.6


Total Debt & Equity	$	3,024.9

Joint Venture Partnership Summaries 2.0

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the six-months ended June 30, 2007

Joint Venture Investment Summary


Joint Venture Name:	Inland-SAU Retail Fund, L.L.C.
Date Formed:	Initially formed May 2005- DDR acquired its interest in February 2007.
Property Name/Location:	The joint venture consists of the following 28 properties:

	Blockbuster — Marietta, GA	Broadmoor Plaza — South Bend, IN
	South Square — Durham, NC	Milan Plaza — Milan, MI
	Wendover II — Greensboro, NC	Alexander Pointe — Salisbury, NC
	North Hampton — Taylors, SC	Harper Hill Commons — Winston-Salem, NC
	Crossroads Square — Morristown, TN	The Point — Greenville, SC
	Brookhaven — Atlanta, GA	Plaza at Carolina Forest — Myrtle Beach, SC
	Cascade Corners — Atlanta, GA	West Towne Commons — Jackson, TN
	Cascade Crossing — Atlanta, GA	American Way — Memphis, TN
	Hickory Flat Village — Canton, GA	Willowbrook Commons — Nashville, TN
	Flat Shoals Crossing — Decatur, GA	Oakland Market Place — Oakland, TN
	Deshon Plaza — Stone Mountain, GA	Kroger Junction — Pasadena, TX
	The Shops at Johns Creek — Suwanee, GA	Kroger Plaza — Virginia Beach, VA
	Hilander Village — Roscoe, IL	Waynesboro Commons — Waynesboro, VA
	Glenlake Plaza — Indianapolis, IN	Patterson Place — Durham, NC

Major Tenants:	Office Depot	Publix Supermarkets
	Ross Dress for Less	Harris Teeter
	Circuit City	Whole Foods
	Petco	Bed Bath & Beyond
	Hobby Lobby	DSW Shoe Warehouse
	Petsmart	Kroger
	TJ Maxx

Partnership Structure

Equity Contribution:	80% — Special Account-U, L.P. (SAU)
	20% — DDR

Ordinary Cash Flow Distribution:	80% — SAU
	20% — DDR

Major Capital Cash Flow Distribution:	(i) Pro-rata amount equal to the unreturned capital of SAU and DDR (ii) internal rate of return (IRR) less than 11%, distribute according to percentage interests (iii) IRR between 11-13%, a 5% incentive distribution to DDR, remaining distribution according to percentage interests (iv) IRR greater than 13%, a 25% incentive distribution to DDR, remaining distribution according to percentage interests.


Fees to DDR

Property Management and Leasing Fee:	4.5% of revenues
Construction Management Fee:	5% total construction cost $25,000-$150,000	3% incremental total construction cost $300,001-$450,000
	4% incremental total construction cost $150,001-$300,000	2% incremental total construction cost $450,001 and more
Asset Management Fee:	.15% of the gross asset value for each property
Acquisition Fee:	.50% of the gross purchase price of the properties (excluding commissions and transaction costs)


Capital Structure (in millions)

DDR	$	21.4
SAU		85.6

Total Capital	$	107.0	*


Payable to DDR	$	0.2


Debt	$	213.7


Total Debt & Equity	$	320.9	*


*		The capital structure above reflects the historical basis of the assets assumed from IRRETI adjusted for subsequent changes in capital activity. DDR’s aggregate investment in the LLC reflects the fair value of the purchase price.

Joint Venture Partnership Summaries 2.0

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the six-months ended June 30, 2007

Joint Venture Investment Summary


Joint Venture Name:	DDR Domestic Retail Fund I
Date Formed:	June 2007
Property Name/Location:	The joint venture consists of the following 63 properties:

	Hilltop Plaza — San Francisco, CA		Lakewood Ranch — Tampa, FL
	Apple Blossom Corners — Washington, DC		Shoppes at New Tampa — Tampa, FL
	Harundale Plaza — Washington, DC		Publix Brooker Creek — Tampa FL
	Largo Town Center — Washington, DC		Creekwood Crossing — Tampa FL
	Citrus Hills — Hernando, FL		Shoppes of Golden Acres — Tampa FL
	Crystal Springs Shopping Center — Crystal River, FL		Shoppes on the Ridge — Tampa, FL
	Shoppes at Paradise Pointe — Destin, FL		Shoppes of Lithia — Tampa, FL
	Watercolor Crossing — Destin, FL		Cofer Crossing — Atlanta, GA
	Melbourne Shopping Center — Melbourne, FL		Riverstone Plaza — Atlanta, GA
	Meadows Square — Miami, FL		Southampton Village — Atlanta, GA
	Plaza Del Paraiso — Miami, FL		Sharon Greens — Atlanta, GA
	Flamingo Falls — Miami, FL		Hairston Crossing — Atlanta, GA
	Paraiso Plaza — Miami, FL		Shoppes of Ellenwood — Atlanta, GA
	Sheridan Square — Miami, FL		Clearwater Crossing — Atlanta, GA
	Midway Plaza — Miami, FL		Shoppes at Lake Dow — Atlanta, GA
	River Run — Miami, FL		Market Square — Atlanta, GA
	Aberdeen Square — Miami, FL		Highland Grove — Chicago, IL
	Village Square at Golf — Miami, FL		Riverdale Shops — Springfield, MA
	Northlake Commons — Miami, FL		Rosedale Shopping Center — Charlotte, NC
	Paradise Promenade — Miami, FL		Meadowmont Village Center — Durham, NC
	Countryside — Naples, FL		Fayetteville Pavilion — Fayetteville, NC
	Heather Island Plaza — Ocala, FL		Sexton Commons — Raleigh, NC
	Oviedo Park Crossing — Orlando, FL		Clayton Corners — Raleigh, NC
	Casselberry Commons — Orlando, FL		Shops at Oliver’s Crossing — Winston-Salem, NC
	Chickasaw Trails Shopping Center — Orlando, FL		West Falls Plaza — New York, NY
	Conway Plaza — Orlando, FL		Derby Square — Columbus, OH
	Skyview Plaza — Orlando, FL		Hilliard Rome — Columbus, OH
	West Oaks Towne Center — Orlando, FL		Springfield Commons — Toledo, OH
	Killearn Shopping Center — Tallahassee, FL		Crossroads Plaza — Philadelphia, PA
	Southwood Plantation — Tallahassee, FL		Center Pointe Plaza I&II — Greenville, SC
	North Pointe Plaza — Tampa, FL		Village Center — Milwaukee, WI
	Bardmoor Shopping Center — Tampa, FL

Major Tenants:	A&P	Computer City	Kroger	Sentry Foods
	Aaron’s Rental	Curves	Lane Bryant	Shoppers Food Warehouse
	Advance Auto	CVS	Linens ‘N Things	Southtrust
	AJ Wright	Dollar Tree	Lowe’s Food	Starbucks
	American Dental Center	Eckerd’s	LTM Party Store	State Farm
	Amscot Financial	Fedex Kinko’s	Mailboxes, Etc.	Stein Mart
	Atlanta Bread	Food Lion	Marshall’s	Stop & Shop
	Babies ‘R Us	Fresh Market	Martin’s Foods	Subway
	Barnes & Noble	Gander Mountain	Michael’s	Super Cuts
	Beall’s	Giant Eagle	Noodle & Co.	Super Fresh
	Beall’s Outlet	Giant Food	Office Depot	Sweet Bay
	Bed Bath & Beyond	GNC	OfficeMax	T Mobile
	Belk Department Store	Goody’s	Old Navy	T.J. Maxx
	Best Buy	Great Clips	Pak Mail	Target
	Big Lots	H&R Block	Perkasie Bank	Tuesday Morning
	Blockbuster	Hair Cuttery	Petco	UPS Store
	Books A Million	Hallmark	PetSmart	Value City
	Borders	Harris Teeter	Publix Supermarket	Wachovia Bank
	Cato	Hollywood Video	Quiznos	Walgreens
	Century Theatres	Home Depot	Radio Shack	Wal-Mart
	Cingular	Kmart	Ross Dress	Washington Mutual
	Circuit City	Kohl’s

Joint Venture Partnership Summaries 2.0


Partnership Structure

Equity Contribution:		20% — Developers Diversified Realty Corp. (“DDR”)
		35.6% — STRS Ohio Core Fund Real Estate Investments, LLC (“Ohio STRS”)
		17.8% — Stichting Pensioenfonds Voor De Gezondheid, Geestelijke En Maatschappelijke Belangen (“PGGM”)
		10.7% — Bedrijfstakpensioenfonds voor de Bouwnijverheid (“BPF”)
		8.9% — Real Estate Alternatives Portfolio 4 Mr, LLC (“Aegon”)
		4.4% — Stichting Bewaarder Achmea Realty — North America, Re Achmea Realty Fund — North America (“Achmea 1”)
		2.6% — Achmea Pensioen — En Levensverzekeringen N.V. (“Achmea 2”)

Cash Flow Distribution:		20% — DDR
		35.6% — Ohio STRS
		17.8% — PGGM
		10.7% — BPF
		8.9% — Aegon
		4.4% — Achmea 1
		2.6% — Achmea 2

Fees to DDR

Property Management Fee:		4.0% of revenues
Construction Management Fee:		5.0% of total costs for all improvements
Asset Management Fee:		.75% of the aggregate capital contributions
Ancillary Income Fee:		25% of all funds generated from ancillary income sources
Leasing Fees (without co-broker):		6.0% on new leases on years 1-10; 3.0% years thereafter
		3.0% on renewals on years 1-10; 3.0% on years thereafter
		$3.00 per square foot (spaces > 20,000 square feet) on new leases
		$3.00 per square foot (spaces > 20,000 square feet) on renewals involving an amendment to a material term of lease; $2.00 per square (spaces > 20,000 square feet) on renewals without an amendment to a material term of lease
		4.0% on new outparcel ground leases on years 1-10; 2.0% on years 11-20; nothing thereafter
		2.0% on renewals outparcel ground leases on years 1-10; 1.0% on years 11-20; nothing thereafter
Commission on Outparcel Sales:		6.0% of gross sales price up to $1,000,000
		5.0% of gross sales price $1,000,000 — $1,500,000
		4.0% of gross sales price over $1,500,000


Capital Structure (in millions)
DDR	$	107.9
Ohio STRS		191.9
PGGM		96.0
BPF		57.6
Aegon		48.0
Achmea 1		24.1
Achmea 2		14.2

Total Capital	$	539.7


Payable to DDR	$	0.1


Debt	$	968.8


Total Debt & Equity	$	1,508.6

Joint Venture Partnership Summaries 2.0

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the six-months ended June 30, 2007

Joint Venture Investment Summary


Joint Venture Name:	TRT DDR Venture I General Partnership
Date Formed:	May 2007
Property Name/Location:	The joint venture consists of the following three properties:

	Centerton Square — Mt. Laurel, NJ
	Beaver Creek Commons — Apex, NC
	Mt. Nebo Point — Mt. Nebo, PA

Major Tenants:	Bed Bath & Beyond	PetSmart
	Borders	Sam’s Club (not owned)
	Circuit City	Sports Authority
	Consolidated Theatres	Sportsman’s Warehouse
	Costco (not owned)	T.J. Maxx
	Dick’s Sporting Goods	Target (not owned)
	DSW Shoe Warehouse	Wegmans (not owned)
	Jo-Ann Stores
Partnership Structure

Equity Contribution:	10% — Developers Diversified Realty Corp. (“DDR”)
	90% — TRT-DDR Joint Venture I Owner LLC (“TRT”)

Cash Flow Distribution:	(i) Pro rata in proportion to DDR and TRT equity interest until TRT has been allocated an amount equal to a 9.5% annual internal rate of return; (ii) 15% to DDR and 85% to TRT in proportion to DDR and TRT equity interest until TRT has been allocated an amount equal to a 10% annual internal rate of return; (iii) 20% to DDR and 80% to TRT in proportion to DDR and TRT equity interest until TRT has been allocated an amount equal to a 11% annual internal rate of return; and (iv) 25% to DDR and 75% to TRT in proportion to their equity interest.

Promote (current):	See Cash Flow Distribution above.

Fees to DDR

Property Management Fee:	4.0% of revenues
Construction Management Fee:	5.0% of total costs for all improvements
Asset Management Fee:	.25% of the gross investment of the properties
Ancillary Income Fee:	25% of all funds generated from ancillary income sources
Leasing Fees (without co-broker):	6.0% on new leases on years 1-10; 3.0% years thereafter
	3.0% on renewals on years 1-10; 3.0% on years thereafter
	$3.00 per square foot (spaces > 20,000 square feet) on new leases
	$3.00 per square foot (spaces > 20,000 square feet) on renewals involving an amendment to a material term of lease; $2.00 per square (spaces > 20,000 square feet) on renewals without an amendment to a material term of lease
	4.0% on new outparcel ground leases on years 1-10; 2.0% on years 11-20; nothing thereafter
	2.0% on renewals outparcel ground leases on years 1-10; 1.0% on years 11-20; nothing thereafter
Commission on Outparcel Sales:	6.0% of gross sales price up to $1,000,000
	5.0% of gross sales price $1,000,000 - $1,500,000
	4.0% of gross sales price over $1,500,000


Capital Structure (in millions)

DDR	$	5.4
TRT		48.1

Total Capital	$	53.5


Debt	$	110.0


Total Debt & Equity	$	163.5

Joint Venture Partnership Summaries 2.0

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the six- months ended June 30, 2007

Joint Venture Investment Summary


Joint Venture Name:	DDR Macquarie LLC (Fund LLC, Management LLC, and U.S. Trust Inc.)
Date Formed:	November 2003
Property Name/Location:	The joint venture consists of the following 48 properties:

	Union Consumer Square — Cheektowaga, NY	The Plazas at Great Northern — North Olmsted, OH
	Walden Consumer Square — Cheektowaga, NY	Riverdale Village — Coon Rapids, MN
	Dick’s Plaza — Cheektowaga, NY	Midway Marketplace — St. Paul, MN
	Walden Place — Cheektowaga, NY	River Hills Shopping Center — Asheville, NC
	Borders Books — Cheektowaga, NY	Township Marketplace — Monaca, PA
	Eastgate Plaza — Clarence, NY	The Marketplace — Nashville, TN
	Premier Place — Clarence, NY	BJ’s Batavia — Batavia, NY
	Regal Cinemas — Clarence, NY	Tops Plaza — Batavia, NY
	Jo-Ann Plaza — Clarence, NY	Batavia Commons — Batavia, NY
	Barnes & Noble — Clarence, NY	Towne Center — Murfreesboro, TN
	New Hartford Consumer Square — Utica, NY	Perimeter Pointe — Atlanta, GA
	Merriam Town Center — Merriam, KS	Woodfield Village Green — Schaumburg, IL
	Spring Creek Center — Fayetteville, AR	Fairfax Towne Center — Fairfax, VA
	Steele Crossing — Fayetteville, AR	Belden Park Crossings — Canton, OH
	Carillon Place — Naples, FL	Independence Commons — Independence, MO
	Towne Center Prado — Marietta, GA	Erie Marketplace — Erie, PA
	Shoppers World — Framingham, MA	Riverchase Promenade — Birmingham, AL
	Harbison Court — Columbia, SC	Lakepointe Crossing — Lewisville, TX
	Connecticut Commons — Plainville, CT	Lake Brandon Village — Brandon, FL
	Pioneer Hills — Aurora, CO	Lake Brandon Plaza — Brandon, FL
	Cool Springs Pointe — Brentwood, TN	MacArthur Marketplace — Irving, TX
	Brown Deer Center — Brown Deer, WI	Shoppers World of Brookfield — Brookfield, WI
	Brown Deer Market — Brown Deer, WI	Parker Pavilions — Parker, CO
	McDonough Marketplace — McDonough, GA	Grandville Marketplace — Grandville, MI


Major Tenants:	A.C. Moore	Dollar Tree	Pier 1 Imports
	AMC Theatres/General Cinema	Famous Footwear	Publix Supermarkets
	Barnes & Noble Superstores	Hallmark	Regal Cinemas
	Bed Bath & Beyond	Home Depot	Retail Ventures, Inc.
	Best Buy	Jo-Ann Stores	Ross Dress for Less
	BJ’s Wholesale Club	Kohl’s	Safeway
	Bobs	Linens ‘N Things	Sports Authority
	Borders Books	Lowe’s	Stein Mart
	Catherine’s/Fashion Bug/Lane Bryant	Michael’s	Supervalue, Inc.
	Cinemark Theatres	Office Depot	TJX Companies
	Circuit City	OfficeMax	Toys “R” Us/Babies “R” Us
	Comp USA	Old Navy (Gap, Inc.)	United Artists Theatre
	Cost Plus World Market	Party City	Wal-Mart/Sam’s Club
	Dick’s Sporting Goods	PetSmart


Partnership Structure
Equity:		14.74% — DDR
		0.61% — Macquarie Bank Limited (“MBL”)
		84.65% — Macquarie DDR Trust (“MDT”)

Cash Flow Distribution:		Variable^*

Promote:		Quarterly Base Fee allocation to DDR and MBL. If certain criteria are met, there is a special income allocation to DDR and MBL for a Performance Fee.

Joint Venture Partnership Summaries 2.0

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the six- months ended June 30, 2007


Fees to DDR
Property Management Fee:		4.0% of gross revenues
Development Fee:		5.0% of total costs for all improvements
Leasing Fees (without co-broker):		6.0% on new leases on years 1-5; 3.0% on remainder of term (spaces < 5,000 square feet)
		5.0% on new leases on years 1-5; 2.5% on remainder of term (spaces 5,000 — 10,000 square feet)
		4.0% on new leases on years 1-5; 2.0% on remainder of term (spaces 10,000 — 20,000 square feet)
		$2.00 per square foot (spaces > 20,000 square feet)
		4.0% on new leases on years 1-5; 2.0% on years 6-10 (outparcels and ground leases)
		Renewals earn 50% of fees on new leases for spaces less than 20,000 square feet. For spaces of
		20,000 square feet or more, renewals earn $2.00 per square foot for an amendment to a material term
		of a lease or $1.00 per square foot where there is no amendment to a material term of the lease.
Commission on Outparcel Sales:		6.0% of gross sales price up to $500,000
		5.0% of gross sales price $500,000 — $1,000,000
		4.0% of gross sales price $1,000,000 or over
Sponsor’s Fee:		DDR received $2.9 million which was paid upon completion of the Australian initial public offering.
Acquisition Fees:		Up to 1.0% of the purchase price for third party assets
Disposition Fee:		Market rate not to exceed 1% of the sale price of the property to a third party
Debt Placement Fee:		50bp of the borrowings raised
Due Diligence Fee:		12.5bp of MDT’s interest in the purchase price of the acquisition
Construction Management Fee:		5.0% of the cost of capital improvements
Maintenance Service Fee:		Based on time spent at the properties by DDR personnel


Capital Structure (in millions)

DDR	$	96.0
MBL		4.0
MDT		551.3

Total Capital	$	651.3


Payable to DDR, net	$	0.5


Debt	$	1,050.4


Total Debt & Equity	$	1,702.2

^*DDR and MBL receive a Base Fee as part of their distributions. The Base Fee is a percentage of the fair market value of the properties held by DDR Macquarie Fund LLC plus the book value of certain other assets held by DDR Macquarie Fund LLC. The prorata share of distributions made to MDT is reduced by the Base Fee. As such, the distribution percentages as well as the dollar amount of the distribution vary depending on the amount of the Base Fee.

Joint Venture Partnership Summaries 2.0

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the six-months ended June 30, 2007

Joint Venture Investment Summary


Joint Venture Name:	DDR MDT PS LLC
Date Formed:	June 2006
Property Name/Location:	The joint venture consists of the following 6 properties:

	The Shops at Turner Hill — Lithonia, GA		McKinney, TX — McKinney, TX
	Flatacres Marketcenter — Parker, CO		The Marketplace at Towne Center — Mesquite, TX
	Frisco Marketplace — Frisco, TX		Overland Pointe Marketplace — Overland Park, KS

Major Tenants:	Babies R Us	Linens ’N Things
	Bed Bath & Beyond	Michael’s
	Best Buy	Ross Dress for Less
	Gart Sports	Toys R Us
	Kohl’s

Partnership Structure

Equity Contribution:	Peferred:
	100% — MDT (entitled to a 9% return)

	Common:
	Senior 85.5% — MDT (entitled to a 10% return)
	Subordinate 14.5% — DDR (entitled to a 10% return)

Cash Flow Distribution:	Variable
	(i) DDR and MBL receive a Base Fee as part of their distributions. The Base Fee is a percentage (0.45%) of the fair market value of the properties held by DDR MDT PS LLC plus the book value of certain other assets held by DDR MDT PS LLC. The prorata share of distributions made to MDT is reduced by the Base Fee. As such, the distribution percentages as well as the dollar amount of the distribution vary depending on the amount of the Base Fee. After distribution of Base Fee (ii) to MDT in an amount equal to their 9% preferred return on $12.2 million, (iii) to MDT in an amount equal to their 10% senior return on $20.8 million, (iv) to DDR in an amount equal to their 10% subordinate return on $3.5 million (v) 20% of remaining funds to DDR with 14.5% to DDR and 85.5% to MDT of remaining 80%.

Promote:	DDR is entitled to a 20% promote and 14.5% of the remaining 80% that is allocated to all members in proportion to their ownership interests once all cash flow distributions discussed above are achieved.

Fees to DDR

Property Management Fee:	4.0% of gross revenues
Development Fee:	5.0% of total costs for all improvements
Leasing Fees (without co-broker):	6.0% on new leases on years 1-5; 3.0% on remainder of term (spaces < 5,000 square feet) 5.0% on new leases on years 1-5; 2.5% on remainder of term (spaces 5,000 - 10,000 square feet)
	4.0% on new leases on years 1-5; 2.0% on remainder of term (spaces 10,000 - 20,000 square feet)
	$2.00 per square foot (spaces > 20,000 square feet)
	4.0% on new leases on years 1-5; 2.0% on years 6-10 (outparcels and ground leases)
	Renewals earn 50% of fees on new leases for spaces less than 20,000 square feet. For spaces of
	20,000 square feet or more, renewals earn $2.00 per square foot for an amendment to a material term
	of a lease or $1.00 per square foot where there is no amendment to a material term of the lease.
Commission on Outparcel Sales:	6.0% of gross sales price up to $500,000
	5.0% of gross sales price $500,000 - $1,000,000
	4.0% of gross sales price $1,000,000 or over
Acquisition Fees:	Up to 1.0% of the purchase price for third party assets
Disposition Fee:	Market rate not to exceed 1% of the sale price of the property to a third party
Debt Placement Fee:	12.5bps of the borrowings raised
Structuring & Advising Fee:	25bps of purchase price
Due Diligence Fee:	25bps of MDT’s interest in the purchase price of the acquisition
Construction Management Fee:	5.0% of the cost of capital improvements
Maintenance Service Fee:	Based on time spent at the properties by DDR personnel

Capital Structure (in millions)


DDR	$	(0.2)	*
MDT — preferred		12.9
MDT — senior		22.2

Total Capital	$	34.9


Receivable from DDR, net	$	(1.8	)	(primarily master lease receivable)


Debt	$	86.0


Total Debt & Equity	$	119.1


^*		Due to subordination of returns, investment balance on DDR accounts is at $0.

Joint Venture Partnership Summaries 2.0

Developers Diversified Realty
Quarterly Financial Supplement
For the six months ended June 30, 2007

Consolidated Joint Ventures

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the six-months ended June 30, 2007

Joint Venture Investment Summary


Joint Venture Name:		DDR MDT MV LLC *
Date Formed:		September 2005
Property Name/Location:		The joint venture consists of 37 fee simple, leasehold and groundlease interests.
		The properties are located in California, Arizona, Nevada and Texas.

Partnership Structure

Equity Contribution:		50.0225% — DDR
		49.9775% — Macquarie DDR Trust (“MDT”)
		Cash Flow Distribution: Variable **

Promote:		Quarterly Base Fee allocation to DDR and MBL. If certain criteria are met, there is a special income allocation to DDR and MBL for a Performance Fee.

Fees to DDR

Property Management Fee:		4.0% of gross revenues
Development Fee:		5.0% of total costs for all improvements
Leasing Fees (without co-broker):		6.0% on new leases on years 1-5; 3.0% on remainder of term (spaces < 5,000 square feet)
		5.0% on new leases on years 1-5; 2.5% on remainder of term (spaces 5,000 — 10,000 square feet)
		4.0% on new leases on years 1-5; 2.0% on remainder of term (spaces 10,000 — 20,000 square feet)
		$2.00 per square foot (spaces > 20,000 square feet)
		4.0% on new leases on years 1-5; 2.0% on years 6-10 (outparcels and ground leases)
		Renewals earn 50% of fees on new leases for spaces less than 20,000 square feet. For spaces of
		20,000 square feet or more, renewals earn $2.00 per square foot for an amendment to a material term of a lease or $1.00 per square foot where there is no amendment to a material term of the lease.
Commission on Outparcel Sales:		6.0% of gross sales price up to $500,000
		5.0% of gross sales price $500,000 — $1,000,000
		4.0% of gross sales price $1,000,000 or over
Acquistion Fee		Up to 1.0% of the purchase price for third party assets
Debt Placement Fee		12.5bp of the borrowings raised
Structuring & Advisory Fee		25bp of Purchase Price
Disposition Fee:		Market rate not to exceed 1% of the sale price of the property to a third party
Due Diligence Fee:		12.5bp of MDT’s interest in the purchase price of the acquisition
Construction Management Fee:		5.0% of the cost of capital improvements


Capital Structure (in millions)

DDR	$	77.9
MDT		77.9
MBL		—

Total Capital	$	155.8


Payable to DDR	$	0.1


Debt	$	258.5


Total Debt & Equity	$	414.4


*		The joint venture is consolidated by DDR in accordance with FIN 46.

^**		DDR and MBL receive a Base Fee as part of their distributions. The Base Fee is a percentage of the fair market value of the properties held by DDR MDT MV LLC plus the book value of certain other assets held by DDR MDT MV LLC. The prorata share of distributions made to MDT is reduced by the Base Fee. As such, the distribution percentages as well as the dollar amount of the distribution vary depending on the amount of the Base Fee.

Joint Venture Partnership Summaries 2.0

Developers Diversified Realty
Appendix to Quarterly Financial Supplement
For the six months ended June 30, 2007

Joint Venture Investment Summary


Joint Venture Name:		Shea and Tatum Associates Limited Partnership*
Date Formed:		January 1, 1995 (acquired January 2, 2003)
Property Name/Location:		Paradise Village Gateway — Phoenix, AZ

Major Tenants:		Albertson’s
		Bed Bath & Beyond
		Petsmart
		Ross
		Staples

Partnership Structure

Equity Contribution:		67% — DDR
		33% — Churchill Family Trust

Cash Flow Distribution:		67% — DDR
		33% — Churchill Family Trust

Fees to DDR

Management Fee:		5% of gross income
Development Fee:		5% of total costs for all improvements (excluding land)
Leasing Fees (without co-broker):		$3.50 per square foot for spaces < 5,000 square feet
		$3.00 per square foot for spaces 5,000 — 10,000 square feet
		$2.50 per square foot for spaces 10,000 — 25,000 square feet
		$2.00 per square foot for spaces 25,000 — 50,000 square feet
		$1.50 per square foot for spaces over 50,000 square feet
		Renewals earn 50% of fees on new leases
		5.0% on new ground leases on years 1-5
Commission on Outparcel Sales:		5% of gross sales price


Capital Structure (in millions)

DDR	$	(4.8	)
Churchill Family Trust		(2.3	)

Total Capital	$	(7.1	)


Debt	$	30.0


Total Debt & Equity	$	22.9


*		The joint venture is consolidated by DDR in accordance with EITF 04-05.

Joint Venture Partnership Summaries 2.0

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