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 AND EXCHANGE ACT OF 1934

         Date of report (Date of earliest event reported): February 8, 2006


                        CBL & ASSOCIATES PROPERTIES, INC.

             (Exact Name of Registrant as Specified in its Charter)

            Delaware                   1-12494                 62-154718
         (State or Other           (Commission File         (I.R.S. Employer
 Jurisdiction of Incorporation)        Number)            Identification No.)

           Suite 500, 2030 Hamilton Place Blvd, Chattanooga, TN 37421
           (Address of principal executive office, including zip code)

                                 (423) 855-0001
              (Registrant's telephone number, including area code)

                                       N/A
              (Former name, former address and former fiscal year,
                         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):

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

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

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

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


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ITEM 2.02 Results of Operations and Financial Condition

     On February 8, 2006,  CBL & Associates  Properties,  Inc.  (the  "Company")
reported its results for the three months and year ended  December 31, 2005. The
Company's earnings release for the three months and year ended December 31, 2005
is attached as Exhibit 99.1. On February 9, 2006,  the Company held a conference
call to discuss  the results for the three  months and year ended  December  31,
2005.  The  transcript of the  conference  call is attached as Exhibit 99.2. The
Company has posted to its website certain  supplemental  financial and operating
information  for the three months and year ended  December  31,  2005,  which is
attached as Exhibit 99.3.

     The information in this Form 8-K and the Exhibits attached hereto shall not
be deemed "filed" for purposes of Section 18 of the  Securities  Exchange Act of
1934, nor shall it be deemed  incorporated  by reference in any filing under the
Securities  Act  1933,  except  as  shall be  expressly  set  forth by  specific
reference in such filing.

Item 9.01   Financial Statements and Exhibits

(a)  Financial Statements of Businesses Acquired

     Not applicable

(b)  Pro Forma Financial Information

     Not applicable

(c)  Exhibits

Exhibit
Number                          Description

99.1     Earnings Release - CBL & Associates  Properties  Reports Fourth
         Quarter And Annual 2005 Results

99.2     Investor  Conference Call Script - Three Months And Year Ended
         December 31, 2005

99.3     Supplemental Financial and Operating Information - For the Three
         Months and Year Ended December 31, 2005




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                                    SIGNATURE



     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 thereunto duly authorized.



                                          CBL & ASSOCIATES PROPERTIES, INC.


                                                  /s/ John N. Foy
                                         --------------------------------------
                                                      John N. Foy
                                                     Vice Chairman,
                                              Chief Financial Officer and
                                                       Treasurer



Date: February 9, 2006