UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549

QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE
SECURITIES EXCHANGE ACT OF 1934

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding twelve (12) months (or for such shorter period that the Registrant was required to file such reports) and (2) has been subject to such filing requirements for the past ninety (90) days.

Indicate by check mark whether the registrant has submitted electronically and posted on its corporate web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T during the preceding twelve (12) months (or for such shorter period that the registrant was required to submit and post such files).

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer or a smaller reporting company. See definitions of large accelerated filer, accelerated filer and smaller reporting company in Rule 12b-2 of the Exchange Act.

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).

Number of shares outstanding as of May 3, 2013 of the registrant's common stock, par value $0.01 per share: 137,498,591 shares

THE MACERICH COMPANY

CONSOLIDATED BALANCE SHEETS

(Dollars in thousands, except share data)

(Unaudited)

	March 31, 2013			December 31, 2012

ASSETS:
Property, net	$	7,932,563		$	7,479,546
Cash and cash equivalents		68,814			65,793
Restricted cash		78,128			78,658
Marketable securities		23,612			23,667
Tenant and other receivables, net		99,767			103,744
Deferred charges and other assets, net		579,302			565,130
Loans to unconsolidated joint ventures		3,366			3,345
Due from affiliates		31,197			17,068
Investments in unconsolidated joint ventures		945,935			974,258

Total assets	$	9,762,684		$	9,311,209

LIABILITIES AND EQUITY:
Mortgage notes payable:
Related parties	$	273,328		$	274,609
Others		4,637,327			4,162,734

Total		4,910,655			4,437,343
Bank and other notes payable		797,138			824,027
Accounts payable and accrued expenses		89,237			70,251
Other accrued liabilities		326,095			318,174
Distributions in excess of investments in unconsolidated joint ventures		193,608			152,948
Co-venture obligation		89,360			92,215

Total liabilities		6,406,093			5,894,958

Commitments and contingencies
Equity:
Stockholders' equity:
Common stock, $0.01 par value, 250,000,000 shares authorized, 137,628,403 and 137,507,010 shares issued and outstanding at March 31, 2013 and December 31, 2012, respectively		1,376			1,375
Additional paid-in capital		3,717,091			3,715,895
Accumulated deficit		(701,447	)		(639,741	)

Total stockholders' equity		3,017,020			3,077,529
Noncontrolling interests		339,571			338,722

Total equity		3,356,591			3,416,251

Total liabilities and equity	$	9,762,684		$	9,311,209

The accompanying notes are an integral part of these consolidated financial statements.

THE MACERICH COMPANY

CONSOLIDATED STATEMENTS OF OPERATIONS

(Dollars in thousands, except per share amounts)

(Unaudited)

	For the Three Months Ended March 31,

	2013			2012
Revenues:
Minimum rents	$	149,157		$	119,528
Percentage rents		4,377			3,753
Tenant recoveries		85,324			64,695
Management Companies		10,148			11,215
Other		13,776			10,752

Total revenues		262,782			209,943

Expenses:
Shopping center and operating expenses		85,372			65,498
Management Companies' operating expenses		23,149			22,527
REIT general and administrative expenses		6,024			4,518
Depreciation and amortization		93,160			73,841

		207,705			166,384

Interest expense:
Related parties		3,780			3,940
Other		49,916			38,583

		53,696			42,523

Total expenses		261,401			208,907
Equity in income of unconsolidated joint ventures		18,115			30,618
Co-venture expense		(2,041	)		(1,092	)
Income tax benefit (provision)		243			(1,850	)
Gain on remeasurement, sale or write down of assets, net		4,828			19,497

Income from continuing operations		22,526			48,209

Discontinued operations:
Gain (loss) on the disposition of assets, net		6			(55,568	)
Loss from discontinued operations		(2	)		(4,364	)

Income (loss) from discontinued operations		4			(59,932	)

Net income (loss)		22,530			(11,723	)
Less net income attributable to noncontrolling interests		4,438			2,345

Net income (loss) attributable to the Company	$	18,092		$	(14,068	)

Earnings per common share attributable to Company—basic:
Income from continuing operations	$	0.13		$	0.31
Discontinued operations		—			(0.42	)

Net income (loss) attributable to common stockholders	$	0.13		$	(0.11	)

Earnings per common share attributable to Company—diluted:
Income from continuing operations	$	0.13		$	0.31
Discontinued operations		—			(0.42	)

Net income (loss) attributable to common stockholders	$	0.13		$	(0.11	)

Weighted average number of common shares outstanding:
Basic		137,538,000			132,273,000

Diluted		137,616,000			132,273,000

The accompanying notes are an integral part of these consolidated financial statements.

THE MACERICH COMPANY

CONSOLIDATED STATEMENT OF EQUITY

(Dollars in thousands, except per share data)

(Unaudited)

	Stockholders' Equity

	Common Stock
	Shares		Par Value		Additional Paid-in Capital			Accumulated Deficit			Total Stockholders' Equity			Noncontrolling Interests			Total Equity
Balance at January 1, 2013		137,507,010	$	1,375	$	3,715,895		$	(639,741	)	$	3,077,529		$	338,722		$	3,416,251
Net income		—		—		—			18,092			18,092			4,438			22,530
Share and unit-based compensation plans		60,020		—		5,137			—			5,137			—			5,137
Distributions paid ($0.58) per share		—		—		—			(79,798	)		(79,798	)		—			(79,798	)
Distributions to noncontrolling interests		—		—		—			—			—			(6,409	)		(6,409	)
Other		—		—		(98	)		—			(98	)		—			(98	)
Conversion of noncontrolling interests to common shares		61,373		1		973			—			974			(974	)		—
Redemption of noncontrolling interests		—		—		(703	)		—			(703	)		(319	)		(1,022	)
Adjustment of noncontrolling interest in Operating Partnership		—		—		(4,113	)		—			(4,113	)		4,113			—

Balance at March 31, 2013		137,628,403	$	1,376	$	3,717,091		$	(701,447	)	$	3,017,020		$	339,571		$	3,356,591

The accompanying notes are an integral part of these consolidated financial statements.

THE MACERICH COMPANY

CONSOLIDATED STATEMENTS OF CASH FLOWS

(Dollars in thousands)

(Unaudited)

	For the Three Months Ended March 31,

	2013			2012
Cash flows from operating activities:
Net income (loss)	$	22,530		$	(11,723	)
Adjustments to reconcile net income (loss) to net cash provided by operating activities:
Gain on remeasurement, sale or write down of assets, net		(4,828	)		(19,497	)
(Gain) loss on the disposition of assets, net from discontinued operations		(6	)		55,568
Depreciation and amortization		95,465			81,002
Amortization of net (premium) discount on mortgages, bank and other notes payable		(2,441	)		1,422
Amortization of share and unit-based plans		3,700			2,798
Provision for doubtful accounts		756			821
Income tax (benefit) provision		(243	)		1,850
Equity in income of unconsolidated joint ventures		(18,115	)		(30,618	)
Distributions of income from unconsolidated joint ventures		8,538			4,444
Co-venture expense		2,041			1,092
Changes in assets and liabilities, net of acquisitions and dispositions:
Tenant and other receivables		3,221			17,905
Other assets		13,422			(1,940	)
Due from affiliates		(799	)		(1,604	)
Accounts payable and accrued expenses		15,073			1,849
Other accrued liabilities		(30,771	)		(17,148	)

Net cash provided by operating activities		107,543			86,221

Cash flows from investing activities:
Acquisitions of property		(470,000	)		(70,925	)
Development, redevelopment, expansion and renovation of properties		(36,741	)		(15,105	)
Property improvements		(10,901	)		(1,187	)
Issuance of notes receivable		(13,330	)		(12,500	)
Proceeds from maturities of marketable securities		99			99
Deferred leasing costs		(10,885	)		(8,723	)
Distributions from unconsolidated joint ventures		104,708			24,697
Contributions to unconsolidated joint ventures		(26,134	)		(8,008	)
Collection of/loans to unconsolidated joint ventures, net		(21	)		695
Proceeds from sale of assets		6,059			23,180
Restricted cash		530			(3,710	)

Net cash used in investing activities		(456,616	)		(71,487	)

THE MACERICH COMPANY

CONSOLIDATED STATEMENTS OF CASH FLOWS (Continued)

(Dollars in thousands)

(Unaudited)

	For the Three Months Ended March 31,

	2013			2012
Cash flows from financing activities:
Proceeds from mortgages, bank and other notes payable		1,735,123			755,885
Payments on mortgages, bank and other notes payable		(1,286,303	)		(521,054	)
Deferred financing costs		(4,601	)		(1,883	)
Redemption of noncontrolling interests		(1,022	)		(10	)
Contribution from noncontrolling interests		—			266
Dividends and distributions		(86,207	)		(81,644	)
Distributions to co-venture partner		(4,896	)		(4,282	)

Net cash provided by financing activities		352,094			147,278

Net increase in cash and cash equivalents		3,021			162,012
Cash and cash equivalents, beginning of period		65,793			67,248

Cash and cash equivalents, end of period	$	68,814		$	229,260

Supplemental cash flow information:
Cash payments for interest, net of amounts capitalized	$	53,933		$	40,431

Non-cash transactions:
Accrued development costs included in accounts payable and accrued expenses and other accrued liabilities	$	25,761		$	4,228

Conversion of noncontrolling interests to common shares	$	974		$	774

Application of deposit to acquire property	$	30,000		$	—

The accompanying notes are an integral part of these consolidated financial statements.

THE MACERICH COMPANY

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

(Dollars in thousands, except per share amounts)

(Unaudited)

The Macerich Company (the "Company") is involved in the acquisition, ownership, development, redevelopment, management and leasing of regional and community shopping centers (the "Centers") located throughout the United States.

The Company commenced operations effective with the completion of its initial public offering on March 16, 1994. As of March 31, 2013, the Company was the sole general partner of, and held a 93% ownership interest in, The Macerich Partnership, L.P. (the "Operating Partnership"). The Company was organized to qualify as a real estate investment trust ("REIT") under the Internal Revenue Code of 1986, as amended (the "Code").

The property management, leasing and redevelopment of the Company's portfolio is provided by the Company's management companies, Macerich Property Management Company, LLC, a single member Delaware limited liability company, Macerich Management Company, a California corporation, Macerich Arizona Partners LLC, a single member Arizona limited liability company, Macerich Arizona Management LLC, a single member Delaware limited liability company, Macerich Partners of Colorado, LLC, a Colorado limited liability company, MACW Mall Management, Inc., a New York corporation, and MACW Property Management, LLC, a single member New York limited liability company. All seven of the management companies are collectively referred to herein as the "Management Companies."

All references to the Company in this Quarterly Report on Form 10-Q include the Company, those entities owned or controlled by the Company and predecessors of the Company, unless the context indicates otherwise.

The accompanying consolidated financial statements of the Company have been prepared in accordance with generally accepted accounting principles ("GAAP") for interim financial information and with the instructions to Form 10-Q and Article 10 of Regulation S-X. They do not include all of the information and footnotes required by GAAP for complete financial statements and have not been audited by independent public accountants.

The accompanying consolidated financial statements include the accounts of the Company and the Operating Partnership. Investments in entities in which the Company has a controlling financial interest or entities that meet the definition of a variable interest entity in which the Company has, as a result of ownership, contractual or other financial interests, both the power to direct activities that most significantly impact the economic performance of the variable interest entity and the obligation to absorb losses or the right to receive benefits that could potentially be significant to the variable interest entity are consolidated; otherwise they are accounted for under the equity method of accounting and are reflected as investments in unconsolidated joint ventures.

All intercompany accounts and transactions have been eliminated in the consolidated financial statements.

The unaudited interim consolidated financial statements should be read in conjunction with the Company's audited consolidated financial statements and notes thereto included in the Company's Annual Report on Form 10-K for the year ended December 31, 2012. In the opinion of management, all adjustments (consisting of normal recurring adjustments) necessary for a fair presentation of the consolidated financial statements for the interim periods have been made. The preparation of consolidated financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the consolidated financial statements and the reported amounts of revenues and expenses during the reporting period. Actual results could differ from those estimates. The accompanying consolidated balance sheet as of December 31, 2012 has been derived from the audited financial statements, but does not include all disclosures required by GAAP.

The following table reconciles the numerator and denominator used in the computation of earnings per share for the three months ended March 31, 2013 and 2012 (shares in thousands):

	For the Three Months Ended March 31,

	2013			2012
Numerator
Income from continuing operations	$	22,526		$	48,209
Income (loss) from discontinued operations		4			(59,932	)
Net income attributable to noncontrolling interests		(4,438	)		(2,345	)

Net income (loss) attributable to the Company		18,092			(14,068	)
Allocation of earnings to participating securities		(66	)		(317	)

Numerator for basic and diluted earnings per share—net income (loss) attributable to common stockholders	$	18,026		$	(14,385	)

Denominator
Denominator for basic earnings per share—weighted average number of common shares outstanding		137,538			132,273
Effect of dilutive securities:(1)
Share and unit-based compensation plans		78			—

Denominator for diluted earnings per share—weighted average number of common shares outstanding		137,616			132,273

Earnings per common share—basic:
Income from continuing operations	$	0.13		$	0.31
Discontinued operations		—			(0.42	)

Net income (loss) attributable to common stockholders	$	0.13		$	(0.11	)

Earnings per common share—diluted:
Income from continuing operations	$	0.13		$	0.31
Discontinued operations		—			(0.42	)

Net income (loss) attributable to common stockholders	$	0.13		$	(0.11	)

During 2012, the Company made the following investments and dispositions relating to its unconsolidated joint ventures:

On March 30, 2012, the Company sold its 50% ownership interest in Chandler Village Center, a 273,000 square foot community center in Chandler, Arizona, for a total sales price of $14,795, resulting in a gain on sale of assets of $8,184 that was included in gain on remeasurement, sale or write down of assets, net during the three months ended March 31, 2012. The sales price was funded by a cash payment of $6,045 and the assumption of the Company's share of the mortgage note payable on the property of $8,750. The Company used the cash proceeds from the sale to pay down its line of credit and for general corporate purposes.

On March 30, 2012, the Company sold its 50% ownership interest in Chandler Festival, a 500,000 square foot community center in Chandler, Arizona, for a total sales price of $30,975, resulting in a gain on sale of assets of $12,347 that was included in gain on remeasurement, sale or write down of assets, net during the three months ended March 31, 2012. The sales price was funded by a cash payment of $16,183 and the assumption of the Company's share of the mortgage note payable on the property of $14,792. The Company used the cash proceeds from the sale to pay down its line of credit and for general corporate purposes.

On March 30, 2012, the Company's joint venture in SanTan Village Power Center, a 491,000 square foot community center in Gilbert, Arizona, sold the property for $54,780, resulting in a gain on sale of assets to the joint venture of $23,294. The cash proceeds from the sale were used to pay off the $45,000 mortgage loan on the property and the remaining $9,780 was distributed to the partners. The Company's share of the gain recognized was $11,502, which was included in equity in income of unconsolidated joint ventures, offset in part by $3,565 that was included in net income attributable to noncontrolling interests. The Company used its share of the proceeds to pay down its line of credit and for general corporate purposes.

On May 31, 2012, the Company sold its 50% ownership interest in Chandler Gateway, a 260,000 square foot community center in Chandler, Arizona, for a total sales price of $14,315, resulting in a gain on sale of assets of $3,363. The sales price was funded by a cash payment of $4,921 and the assumption of the Company's share of the mortgage note payable on the property of $9,394. The Company used the cash proceeds from the sale to pay down its line of credit and for general corporate purposes.

On August 10, 2012, the Company was bought out of its ownership interest in NorthPark Center, a 1,946,000 square foot regional shopping center in Dallas, Texas, for $118,810, resulting in a gain of $24,590. The Company used the cash proceeds to pay down its line of credit.

On October 3, 2012, the Company acquired the 75% ownership interest in FlatIron Crossing, a 1,439,000 square foot regional shopping center in Broomfield, Colorado, that it did not own for $310,397. The purchase price was funded by a cash payment of $195,900 and the assumption of the third party's share of the mortgage note payable on the property of $114,497. Prior to the acquisition, the Company had accounted for its investment in FlatIron Crossing under the equity method. Since the date of acquisition, the Company has included FlatIron Crossing in its consolidated financial statements (See Note 14—Acquisitions).

On October 26, 2012, the Company acquired the remaining 33.3% ownership interest in Arrowhead Towne Center, a 1,196,000 square foot regional shopping center in Glendale, Arizona, that it did not own for $144,400. The purchase price was funded by a cash payment of $69,025 and the assumption of the third party's pro rata share of the mortgage note payable on the property of $75,375. Prior to the acquisition, the Company had accounted for its investment in Arrowhead Towne Center under the equity method. Since the date of acquisition, the Company has included Arrowhead Towne Center in its consolidated financial statements (See Note 14—Acquisitions).

Combined condensed balance sheets and statements of operations are presented below for all unconsolidated joint ventures.

	March 31, 2013			December 31, 2012

Assets(1):
Properties, net	$	3,664,484		$	3,653,631
Other assets		324,402			411,862

Total assets	$	3,988,886		$	4,065,493

Liabilities and partners' capital(1):
Mortgage notes payable(2)	$	3,274,872		$	3,240,723
Other liabilities		171,073			148,711
Company's capital		237,806			304,477
Outside partners' capital		305,135			371,582

Total liabilities and partners' capital	$	3,988,886		$	4,065,493

Investments in unconsolidated joint ventures:
Company's capital	$	237,806		$	304,477
Basis adjustment(3)		514,521			516,833

	$	752,327		$	821,310

Assets—Investments in unconsolidated joint ventures	$	945,935		$	974,258
Liabilities—Distributions in excess of investments in unconsolidated joint ventures		(193,608	)		(152,948	)

	$	752,327		$	821,310

the Company. As of March 31, 2013 and December 31, 2012, the Company has indemnity agreements from joint venture partners for $21,270 of the guaranteed amount.

Included in mortgage notes payable are amounts due to affiliates of Northwestern Mutual Life ("NML") of $435,262 and $436,857 as of March 31, 2013 and December 31, 2012, respectively. NML is considered a related party because it is a joint venture partner with the Company in Macerich Northwestern Associates—Broadway Plaza. Interest expense incurred on these borrowings amounted to $6,943 and $11,055 for the three months ended March 31, 2013 and 2012, respectively.

(3): The Company amortizes the difference between the cost of its investments in unconsolidated joint ventures and the book value of the underlying equity into income on a straight-line basis consistent with the lives of the underlying assets. The amortization of this difference was $2,562 and $(57) for the three months ended March 31, 2013 and 2012, respectively.

Combined Condensed Statements of Operations of Unconsolidated Joint Ventures:

	Pacific Premier Retail LP		Tysons Corner LLC		Other Joint Ventures			Total

Three Months Ended March 31, 2013
Revenues:
Minimum rents	$	33,132	$	15,497	$	60,961		$	109,590
Percentage rents		989		566		1,302			2,857
Tenant recoveries		13,954		11,024		27,212			52,190
Other		1,251		918		7,413			9,582

Total revenues		49,326		28,005		96,888			174,219

Expenses:
Shopping center and operating expenses		14,448		8,482		36,171			59,101
Interest expense		11,574		2,240		24,117			37,931
Depreciation and amortization		10,910		4,430		21,821			37,161

Total operating expenses		36,932		15,152		82,109			134,193

Loss on sale or distribution of assets		—		—		(190	)		(190	)

Net income	$	12,394	$	12,853	$	14,589		$	39,836

Company's equity in net income	$	5,691	$	4,877	$	7,547		$	18,115

Three Months Ended March 31, 2012
Revenues:
Minimum rents	$	33,635	$	15,340	$	90,105		$	139,080
Percentage rents		963		400		3,290			4,653
Tenant recoveries		13,474		10,815		42,412			66,701
Other		1,266		677		8,580			10,523

Total revenues		49,338		27,232		144,387			220,957

Expenses:
Shopping center and operating expenses		14,162		8,514		55,923			78,599
Interest expense		13,288		3,021		39,123			55,432
Depreciation and amortization		10,462		5,076		31,053			46,591

Total operating expenses		37,912		16,611		126,099			180,622

Gain on sale or distribution of assets		—		—		22,990			22,990

Net income	$	11,426	$	10,621	$	41,278		$	63,325

Company's equity in net income	$	5,810	$	4,047	$	20,761		$	30,618

Significant accounting policies used by the unconsolidated joint ventures are similar to those used by the Company.

Depreciation expense was $71,098 and $57,322 for the three months ended March 31, 2013 and 2012, respectively.

The gain on remeasurement, sale or write down of assets, net includes the write off of development costs of $591 and $1,034 during the three months ended March 31, 2013 and 2012, respectively. In addition, the gain on remeasurement, sale or write down of assets, net includes the gain of $5,419 on the sale of assets during the three months ended March 31, 2013.

The future contractual maturities of marketable securities are less than one year. The proceeds from maturities and interest receipts from the marketable securities are restricted to the service of the Greeley Note (See Note 10—Bank and Other Notes Payable).

Included in tenant and other receivables, net, is an allowance for doubtful accounts of $1,771 and $2,374 at March 31, 2013 and December 31, 2012, respectively. Also included in tenant and other receivables, net, are accrued percentage rents of $2,584 and $9,168 at March 31, 2013 and

December 31, 2012, respectively, and deferred rent receivable due to straight-line rent adjustments of $50,685 and $49,129 at March 31, 2013 and December 31, 2012, respectively.

Included in tenant and other receivables, net, are the following notes receivable:

On March 31, 2006, the Company received a note receivable that is secured by a deed of trust, bears interest at 5.5% and matures on March 31, 2031. At March 31, 2013 and December 31, 2012, the note had a balance of $8,433 and $8,502, respectively.

On August 18, 2009, the Company received a note receivable from J&R Holdings XV, LLC ("Pederson") that bears interest at 11.6% and matures on December 31, 2013. Pederson is considered a related party because it has an ownership interest in Promenade at Casa Grande. The note is secured by Pederson's interest in Promenade at Casa Grande. Interest income on the note was $153 and $104 for the three months ended March 31, 2013 and 2012, respectively. The balance on the note at March 31, 2013 and December 31, 2012 was $3,445.

	March 31, 2013			December 31, 2012

Leasing	$	232,555		$	234,498
Financing		47,444			42,868
Intangible assets:
In-place lease values		204,046			175,735
Leasing commissions and legal costs		50,499			46,419
Above-market leases		129,256			118,033
Deferred tax assets		33,843			33,414
Deferred compensation plan assets		25,526			24,670
Acquisition deposit		—			30,000
Other assets		61,935			72,811

		785,104			778,448
Less accumulated amortization(1)		(205,802	)		(213,318	)

	$	579,302		$	565,130

The allocated values of above-market leases and below-market leases consist of the following:

Mortgage notes payable at March 31, 2013 and December 31, 2012 consist of the following:

	Carrying Amount of Mortgage Notes(1)

	March 31, 2013				December 31, 2012
Property Pledged as Collateral	Related Party		Other		Related Party		Other		Effective Interest Rate(2)			Monthly Debt Service(3)		Maturity Date(4)
Arrowhead Towne Center	$	—	$	241,406	$	—	$	243,176		2.76	%	$	1,131		2018
Chandler Fashion Center(5)		—		200,000		—		200,000		3.77	%		625		2019
Chesterfield Towne Center		—		110,000		—		110,000		4.80	%		573		2022
Danbury Fair Mall		119,161		119,161		119,823		119,823		5.53	%		1,538		2020
Deptford Mall		—		204,358		—		205,000		3.76	%		947		2023
Deptford Mall		—		14,736		—		14,800		6.46	%		101		2016
Eastland Mall		—		168,000		—		168,000		5.79	%		811		2016
Fashion Outlets of Chicago(6)		—		34,959		—		9,165		3.00	%		79		2017
Fashion Outlets of Niagara Falls USA		—		125,930		—		126,584		4.89	%		727		2020
Fiesta Mall(7)		—		84,000		—		84,000		4.98	%		341		2015
Flagstaff Mall		—		37,000		—		37,000		5.03	%		151		2015
FlatIron Crossing		—		171,024		—		173,561		1.96	%		1,102		2013
Freehold Raceway Mall(5)		—		232,900		—		232,900		4.20	%		805		2018
Fresno Fashion Fair		80,306		80,306		80,601		80,602		6.76	%		1,104		2015
Great Northern Mall		—		36,166		—		36,395		5.19	%		234		2013
Green Acres Mall(8)		—		324,420		—		—		3.61	%		1,447		2021
Kings Plaza Shopping Center(9)		—		497,609		—		354,000		3.67	%		2,229		2019
Northgate Mall(10)		—		64,000		—		64,000		3.08	%		131		2017
Oaks, The		—		217,164		—		218,119		4.14	%		1,064		2022
Pacific View		—		137,744		—		138,367		4.08	%		668		2022
Paradise Valley Mall(11)		—		80,250		—		81,000		6.30	%		618		2014
Promenade at Casa Grande(12)		—		66,134		—		73,700		5.21	%		248		2013
Salisbury, Centre at		—		115,000		—		115,000		5.83	%		555		2016
Santa Monica Place		—		239,147		—		240,000		2.99	%		1,004		2018
SanTan Village Regional Center(13)		—		138,087		—		138,087		2.61	%		265		2013
South Plains Mall		—		100,949		—		101,340		6.57	%		648		2015
South Towne Center(14)		—		84,915		—		85,247		6.39	%		555		2015
Towne Mall		—		23,273		—		23,369		4.48	%		117		2022
Tucson La Encantada		73,861		—		74,185		—		4.23	%		368		2022
Twenty Ninth Street(15)		—		107,000		—		107,000		3.04	%		252		2016
Valley Mall		—		42,703		—		42,891		5.85	%		280		2016
Valley River Center		—		120,000		—		120,000		5.59	%		558		2016
Victor Valley, Mall of(16)		—		90,000		—		90,000		2.11	%		135		2014
Vintage Faire Mall(14)(17)		—		135,000		—		135,000		3.49	%		480		2015
Westside Pavilion		—		153,986		—		154,608		4.49	%		783		2022
Wilton Mall(18)		—		40,000		—		40,000		1.21	%		29		2013

	$	273,328	$	4,637,327	$	274,609	$	4,162,734

(2): The interest rate disclosed represents the effective interest rate, including the debt premiums (discounts) and deferred finance costs.
(3): The monthly debt service represents the payment of principal and interest.
(4): The maturity date assumes that all extension options are fully exercised and that the Company does not opt to refinance the debt prior to these dates. These extension options are at the Company's discretion, subject to certain conditions, which the Company believes will be met.
(5): A 49.9% interest in the loan has been assumed by a third party in connection with a co-venture arrangement (See Note 11—Co-Venture Arrangement).
(6): The construction loan on the property allows for borrowings up to $140,000, bears interest at LIBOR plus 2.50% and matures on March 5, 2017, including extension options. At March 31, 2013 and December 31, 2012, the total interest rate was 3.00%.
(7): The Company is in negotiations with the loan servicer, which will likely result in a transition of the property to the loan servicer or receiver.
(8): On January 24, 2013, in connection with the Company's acquisition of Green Acres Mall (See Note 14—Acquisitions), the Company placed a new loan on the property that allowed for borrowings up to $325,000, bears interest at an effective interest rate of 3.61% and matures on February 3, 2021. Concurrent with the acquisition, the Company borrowed $100,000 on the loan. On January 31, 2013, the Company exercised its option to borrow an additional $225,000 on the loan.
(9): On January 3, 2013, the Company exercised its option to borrow an additional $146,000 on the loan.
(10): The loan bears interest at LIBOR plus 2.25% and matures on March 1, 2017. At March 31, 2013 and December 31, 2012, the total interest rate was 3.08% and 3.09%, respectively.
(11): The loan bears interest at LIBOR plus 4.0% with a total interest rate floor of 5.50% and matures on August 31, 2014. At March 31, 2013 and December 31, 2012, the total interest rate was 6.30%.
(12): The loan bears interest at LIBOR plus 4.0% with a LIBOR rate floor of 0.50% and matures on December 30, 2013. At March 31, 2013 and December 31, 2012, the total interest rate was 5.21%.
(13): The loan bears interest at LIBOR plus 2.10% and matures on June 13, 2013. At March 31, 2013 and December 31, 2012, the total interest rate was 2.61%. On April 29, 2013, the Company obtained a loan commitment to replace the existing loan with a new six-year $138,000 loan that will bear interest at a fixed rate of 3.09%.
(14): On April 30, 2013, the existing loan on Vintage Faire Mall was paid off in full and the loan on South Towne Center was assumed by Vintage Faire Mall. An additional $15,200 loan was added to the Vintage Faire loan that bears interest at 2.50% and matures on November 5, 2015.

Most of the mortgage loan agreements contain a prepayment penalty provision for the early extinguishment of the debt.

Most of the Company's mortgage notes payable are secured by the properties on which they are placed and are non-recourse to the Company. As of March 31, 2013 and December 31, 2012, a total of $282,830 and $213,466, respectively, of the mortgage notes payable could become recourse to the Company. The Company has indemnity agreements from consolidated joint venture partners for $21,270 and $28,208 of the guaranteed amounts at March 31, 2013 and December 31, 2012, respectively.

The Company expects that all loan maturities during the next twelve months will be refinanced, restructured, extended and/or paid-off from the Company's line of credit or with cash on hand.

Total interest expense capitalized was $3,507 and $2,353 during the three months ended March 31, 2013 and 2012, respectively.

Related party mortgage notes payable are amounts due to affiliates of NML. See Note 17—Related Party Transactions for interest expense associated with loans from NML.

The fair value of mortgage notes payable at March 31, 2013 and December 31, 2012 was $5,038,759 and $4,567,658, respectively, based on current interest rates for comparable loans. The method for computing fair value (Level 2 measurement) was determined using a present value model and an interest rate that included a credit value adjustment based on the estimated value of the property that serves as collateral for the underlying debt.

On March 16, 2007, the Company issued $950,000 in Senior Notes that matured on March 15, 2012. The Senior Notes bore interest at 3.25%, payable semiannually, were senior to unsecured debt of the Company and were guaranteed by the Operating Partnership. On or after December 15, 2011, the Senior Notes were convertible at any time prior to March 13, 2012. The conversion right was not

exercised prior to the maturity date of the Senior Notes. On March 15, 2012, the Company paid-off in full the $439,318 of Senior Notes then outstanding.

On May 2, 2011, the Company obtained a $1,500,000 revolving line of credit that bears interest at LIBOR plus a spread of 1.75% to 3.0% depending on the Company's overall leverage and matures on May 2, 2015 with a one-year extension option. This extension option is at the Company's discretion, subject to certain conditions, which the Company believes will be met. Based on the Company's current leverage levels, the borrowing rate on the facility is LIBOR plus 2.25%. The line of credit can be expanded, depending on certain conditions, up to a total facility of $2,000,000 less the outstanding balance of the $125,000 unsecured term loan as described below. As of March 31, 2013 and December 31, 2012, borrowings under the line of credit were $635,000 and $675,000, respectively, at an average interest rate of 2.74% and 2.76%, respectively. The fair value (Level 2 measurement) of the line of credit at March 31, 2013 and December 31, 2012 was $636,502 and $675,107, respectively, based on a present value model using a credit interest rate spread offered to the Company for comparable debt.

On December 8, 2011, the Company obtained a $125,000 unsecured term loan under the line of credit that bears interest at LIBOR plus a spread of 1.95% to 3.20% depending on the Company's overall leverage and matures on December 8, 2018. Based on the Company's current leverage levels, the borrowing rate is LIBOR plus 2.20%. As of March 31, 2013 and December 31, 2012, the total interest rate was 2.56% and 2.57%, respectively. The fair value (Level 2 measurement) of the term loan at March 31, 2013 and December 31, 2012 was $122,847 and $121,821, respectively, based on a present value model using a credit interest rate spread offered to the Company for comparable debt.

On July 27, 2006, concurrent with the sale of Greeley Mall, the Company provided marketable securities to replace Greeley Mall as collateral for the mortgage note payable on the property (See Note 6—Marketable Securities). As a result of this transaction, the mortgage note payable was reclassified to bank and other notes payable. This note bears interest at an effective rate of 6.34% and matures in September 2013. At March 31, 2013 and December 31, 2012, the Greeley Note had a balance outstanding of $23,808 and $24,027, respectively. The fair value (Level 2 measurement) of the note at March 31, 2013 and December 31, 2012 was $24,222 and $24,685, respectively, based on current interest rates for comparable notes. The method for computing fair value was determined using a present value model and an interest rate that included a credit value adjustment based on the estimated value of the collateral for the underlying debt.

On March 29, 2013, the Company issued a $13,330 note payable that bears interest at 5.25% and matures on March 29, 2016. The note payable is collateralized by a development reimbursement agreement with the City of Surprise, Arizona. The fair value (Level 2 measurement) of the note at March 31, 2013 was $13,330 based on current interest rates for comparable notes. The method for computing fair value was determined using a present value model and an interest rate that included a credit value adjustment based on the estimated value of the collateral for the underlying debt.

As of March 31, 2013 and December 31, 2012, the Company was in compliance with all applicable financial loan covenants.

On September 30, 2009, the Company formed a joint venture, whereby a third party acquired a 49.9% interest in Freehold Raceway Mall and Chandler Fashion Center. As part of this transaction, the Company issued a warrant in favor of the third party to purchase 935,358 shares of common stock of the Company at an exercise price of $46.68 per share. See Note 13—Stockholders' Equity. The Company received approximately $174,650 in cash proceeds for the overall transaction, of which $6,496 was attributed to the warrant.

As a result of the Company having certain rights under the agreement to repurchase the assets after the seventh year of the venture formation, the transaction did not qualify for sale treatment. The Company, however, is not obligated to repurchase the assets. The transaction has been accounted for as a profit-sharing arrangement, and accordingly the assets, liabilities and operations of the properties remain on the books of the Company and a co-venture obligation was established for the amount of $168,154, representing the net cash proceeds received from the third party less costs allocated to the warrant. The co-venture obligation is increased for the allocation of income to the co-venture partner and decreased for distributions to the co-venture partner. The co-venture obligation was $89,360 and $92,215 at March 31, 2013 and December 31, 2012, respectively.

The Company allocates net income of the Operating Partnership based on the weighted average ownership interest during the period. The net income of the Operating Partnership that is not attributable to the Company is reflected in the consolidated statements of operations as noncontrolling interests. The Company adjusts the noncontrolling interests in the Operating Partnership at the end of each period to reflect its ownership interest in the Company. The Company had a 93% ownership interest in the Operating Partnership as of March 31, 2013 and December 31, 2012. The remaining 7% limited partnership interest as of March 31, 2013 and December 31, 2012 was owned by certain of the Company's executive officers and directors, certain of their affiliates, and other third party investors in the form of OP Units. The OP Units may be redeemed for shares of stock or cash, at the Company's option. The redemption value for each OP Unit as of any balance sheet date is the amount equal to the average of the closing price per share of the Company's common stock, par value $0.01 per share, as reported on the New York Stock Exchange for the 10 trading days ending on the respective balance

sheet date. Accordingly, as of March 31, 2013 and December 31, 2012, the aggregate redemption value of the then-outstanding OP Units not owned by the Company was $643,659 and $586,409, respectively.

The Company issued common and preferred units of MACWH, LP in April 2005 in connection with the acquisition of the Wilmorite portfolio. The common and preferred units of MACWH, LP are redeemable at the election of the holder, the Company may redeem them for cash or shares of the Company's stock at the Company's option and they are classified as permanent equity.

Included in permanent equity are outside ownership interests in various consolidated joint ventures. The joint ventures do not have rights that require the Company to redeem the ownership interests in either cash or stock.

On September 30, 2009, the Company issued a warrant in connection with its formation of a co-venture to own and operate Freehold Raceway Mall and Chandler Fashion Center (See Note 11—Co-Venture Arrangement). The warrant provided for the purchase of 935,358 shares of the Company's common stock. The warrant was valued at $6,496 and recorded as a credit to additional paid-in capital. The warrant was immediately exercisable upon its issuance and was scheduled to expire on December 1, 2012. The warrant had an exercise price of $46.68 per share, with such price subject to anti-dilutive adjustments. The warrant allowed for either gross or net issue settlement at the option of the warrant holder. In the event that the warrant holder elected a net issue settlement, the Company could have elected to settle the warrant in cash or shares; provided, however, that in the event the Company elected to deliver cash, the holder could have elected to instead have the exercise of the warrant satisfied in shares. In addition, the Company had entered into a registration rights agreement with the warrant holders requiring the Company to provide certain registration rights regarding the resale of shares of common stock underlying the warrant. On December 30, 2011, the holders requested a net issue exercise of 311,786 shares of the warrant and the Company elected to deliver a cash payment of $1,278 in exchange for the portion of the warrant exercised. On April 10, 2012, the holders requested a net issue exercise of an additional 311,786 shares of the warrant and the Company elected to deliver a cash payment of $3,448 in exchange for the portion of the warrant exercised. On October 24, 2012, the holders requested a net issue exercise of the remaining 311,786 shares of the warrant and the Company elected to deliver a cash payment of $3,922 in exchange for the portion of the warrant exercised.

On August 17, 2012, the Company entered into an equity distribution agreement ("Distribution Agreement") with a number of sales agents to issue and sell, from time to time, shares of common stock, par value $0.01 per share, having an aggregate offering price of up to $500,000 (the "Shares"). Sales of the Shares, if any, may be made in privately negotiated transactions and/or any other method permitted by law, including sales deemed to be an "at the market" offering, which includes sales made directly on the New York Stock Exchange or sales made to or through a market maker other than on

an exchange. The Company will pay each sales agent a commission that will not exceed, but may be lower than, 2% of the gross proceeds of the Shares sold through such sales agent under the Distribution Agreement.

During the three months ended September 30, 2012, the Company sold 2,961,903 shares of common stock under the ATM Program in exchange for aggregate gross proceeds of $177,896 and net proceeds of $175,649 after commissions and other transaction costs. The proceeds from the sales were used to pay down the Company's line of credit. As of March 31, 2013, $322,104 remained available to be sold under the ATM Program. Actual future sales will depend upon a variety of factors including but not limited to market conditions, the trading price of the Company's common stock and the Company's capital needs. The Company has no obligation to sell the remaining shares available for sale under the ATM Program.

On November 28, 2012, the Company issued 535,265 restricted shares of common stock in connection with the acquisition of Kings Plaza Shopping Center (See Note 14—Acquisitions) for a value of $30,000, based on the average closing price of the Company's common stock for ten preceding trading days.

On February 29, 2012, the Company acquired a 327,000 square foot mixed-use retail/office building in Chicago, Illinois ("500 North Michigan Avenue") for $70,925. The purchase price was funded from borrowings under the Company's line of credit. The acquisition was completed in order to gain control over the property adjacent to The Shops at North Bridge.

The following is a summary of the allocation of the fair value of 500 North Michigan Avenue:

The Company determined that the purchase price represented the fair value of the assets acquired and liabilities assumed.

Since the date of acquisition, the Company has included 500 North Michigan Avenue in its consolidated financial statements.

On October 3, 2012, the Company acquired the 75% ownership interest in FlatIron Crossing, a 1,439,000 square foot regional shopping center in Broomfield, Colorado, that it did not own for $310,397. The acquisition was completed in order to gain 100% ownership and control over this asset. The purchase price was funded by a cash payment of $195,900 and the assumption of the third party's share of the mortgage note payable on the property of $114,497. Prior to the acquisition, the Company had accounted for its investment in FlatIron Crossing under the equity method (See Note 4—Investments in Unconsolidated Joint Ventures). As a result of this transaction, the Company obtained 100% ownership of FlatIron Crossing.

The following is a summary of the allocation of the fair value of FlatIron Crossing:

The Company determined that the purchase price represented the fair value of the additional ownership interest in FlatIron Crossing that was acquired.

The following is the reconciliation of the purchase price to the fair value of the acquired net assets:

The prior gain deferral relates to the prior sale of the 75% ownership interest in FlatIron Crossing. Due to certain contractual rights that were afforded to the buyer of the interest, a portion of that gain was deferred.

Since the date of acquisition, the Company has included FlatIron Crossing in its consolidated financial statements.

On October 26, 2012, the Company acquired the remaining 33.3% ownership interest in Arrowhead Towne Center, a 1,196,000 square foot regional shopping center in Glendale, Arizona, that it did not own for $144,400. The acquisition was completed in order to gain 100% ownership and control over this asset. The purchase price was funded by a cash payment of $69,025 and the assumption of the third party's pro rata share of the mortgage note payable on the property of $75,375. Prior to the acquisition, the Company had accounted for its investment in Arrowhead Towne Center under the equity method (See Note 4—Investments in Unconsolidated Joint Ventures). As a result of this transaction, the Company obtained 100% ownership of Arrowhead Towne Center.

The following is a summary of the allocation of the fair value of Arrowhead Towne Center:


Property	$	423,349
Deferred charges		31,500
Restricted cash		4,009
Tenant receivables		926
Other assets		4,234

Total assets acquired		464,018

Mortgage note payable		244,403
Accounts payable		815
Other accrued liabilities		10,449

Total liabilities assumed		255,667

Fair value of acquired net assets (at 100% ownership)	$	208,351

The Company determined that the purchase price represented the fair value of the additional ownership interest in Arrowhead Towne Center that was acquired.

The following is the reconciliation of the purchase price to the fair value of the acquired net assets:

Since the date of acquisition, the Company has included Arrowhead Towne Center in its consolidated financial statements.

On November 28, 2012, the Company acquired Kings Plaza Shopping Center, a 1,199,000 square foot regional shopping center in Brooklyn, New York, for a purchase price of $756,000. The purchase price was funded from a cash payment of $726,000 and the issuance of $30,000 in restricted common stock of the Company. The cash payment was provided by the placement of a mortgage note payable on the property that allowed for borrowings of up to $500,000 and from borrowings under the Company's line of credit. Concurrent with the acquisition, the Company borrowed $354,000 on the loan. On January 3, 2013, the Company exercised its option to borrow the remaining $146,000 on the loan. The acquisition was completed to acquire a prominent center in Brooklyn, New York.

The following is a summary of the allocation of the fair value of Kings Plaza Shopping Center:

The Company determined that the purchase price represented the fair value of the assets acquired and liabilities assumed.

Since the date of acquisition, the Company has included Kings Plaza Shopping Center in its consolidated financial statements.

On January 24, 2013, the Company acquired Green Acres Mall, a 1,800,000 square foot regional shopping center in Valley Stream, New York, for a purchase price of $500,000. A purchase deposit of $30,000 was funded during the year ended December 31, 2012, and the remaining balance of $470,000 was funded upon closing of the acquisition. The cash payment made at the time of closing was

provided by the placement of a mortgage note payable on the property that allowed for borrowings of up to $325,000. Concurrent with the acquisition, the Company borrowed $100,000 on the loan. On January 31, 2013, the Company exercised its option to borrow an additional $225,000 on the loan. The acquisition was completed to acquire another prominent center in the New York metropolitan area.

The Company is in the process of completing its purchase price allocation for the acquisition of Green Acres Mall, which it expects to complete in 2013. The following is a summary of the allocation of the purchase price of Green Acres Mall, which represents the Company's best estimate of acquisition date fair values of the assets acquired and liabilities assumed.

The Company determined that the purchase price represented the fair value of the assets acquired and liabilities assumed.

Since the date of acquisition, the Company has included Green Acres Mall in its consolidated financial statements. The property has generated incremental revenue of $12,596 and incremental income of $894.

The following unaudited pro forma total revenue and income from continuing operations for the three months ended March 31, 2013 and 2012 assumes the above property acquisitions took place on January 1, 2012:

During the three months ended March 31, 2012, the Company recorded an impairment charge of $54,306 related to Valley View Center. As a result of the sale of the property on April 23, 2012, the Company wrote down the carrying value of the long-lived assets to their estimated fair value of $33,450 (Level 1 measurement), which was equal to the sales price of the property. On April 23, 2012, the property was sold by a court appointed receiver, which resulted in a gain on the extinguishment of debt of $104,023.

On April 30, 2012, the Company sold The Borgata, a 94,000 square foot community center in Scottsdale, Arizona, for $9,150, resulting in a loss on the sale of assets of $1,275. The Company used the proceeds from the sale to pay down its line of credit and for general corporate purposes.

On May 11, 2012, the Company sold a former Mervyn's store in Montebello, California for $20,750, resulting in a loss on the sale of assets of $407. The Company used the proceeds from the sale for general corporate purposes.

On May 17, 2012, the Company sold Hilton Village, a 80,000 square foot community center in Scottsdale, Arizona, for $24,820, resulting in a gain on the sale of assets of $3,127. The Company used the proceeds from the sale to pay down its line of credit and for general corporate purposes.

On May 31, 2012, the Company conveyed Prescott Gateway, a 584,000 square foot regional shopping center in Prescott, Arizona, to the mortgage note lender by a deed-in-lieu of foreclosure. As a result of the conveyance, the Company recognized a gain on the extinguishment of debt of $16,296.

On June 28, 2012, the Company sold Carmel Plaza, a 112,000 square foot community center in Carmel, California, for $52,000, resulting in a gain on the sale of assets of $7,844. The Company used the proceeds from the sale to pay down its line of credit.

The Company has classified the results of operations and gain or loss on sale for all of the above dispositions as discontinued operations for the three months ended March 31, 2013 and 2012.

Revenues from discontinued operations consisted of $0 and $6,678 for the three months ended March 31, 2013 and 2012, respectively. Income (loss) from discontinued operations was $4 and $(59,932) for the three months ended March 31, 2013 and 2012, respectively.

The Company has certain properties that are subject to non-cancelable operating ground leases. The leases expire at various times through 2098, subject in some cases to options to extend the terms of the leases. Certain leases provide for contingent rent payments based on a percentage of base rental income, as defined in the lease. Ground rent expense was $2,635 and $2,093 for the three months ended March 31, 2013 and 2012, respectively. No contingent rent was incurred during the three months ended March 31, 2013 or 2012.

As of March 31, 2013 and December 31, 2012, the Company was contingently liable for $3,757 in letters of credit guaranteeing performance by the Company of certain obligations relating to the Centers. The Company does not believe that these letters of credit will result in a liability to the Company.

The Company has entered into a number of construction agreements related to its redevelopment and development activities. Obligations under these agreements are contingent upon the completion of the services within the guidelines specified in the agreements. At March 31, 2013, the Company had $28,042 in outstanding obligations which it believes will be settled in the next twelve months.

Certain unconsolidated joint ventures and third-parties have engaged the Management Companies to manage the operations of the Centers. Under these arrangements, the Management Companies are reimbursed for compensation paid to on-site employees, leasing agents and project managers at the Centers, as well as insurance costs and other administrative expenses. The following are fees charged to unconsolidated joint ventures:

Certain mortgage notes on the properties are held by NML (See Note 9—Mortgage Notes Payable). Interest expense in connection with these notes was $3,780 and $3,940 for the three months ended March 31, 2013 and 2012, respectively. Included in accounts payable and accrued expenses is interest payable on these notes of $1,258 and $1,264 at March 31, 2013 and December 31, 2012, respectively.

As of March 31, 2013 and December 31, 2012, the Company had loans to unconsolidated joint ventures of $3,366 and $3,345, respectively. Interest income associated with these notes was $61 and $65 for the three months ended March 31, 2013 and 2012, respectively. These loans represent initial funds advanced to development stage projects prior to construction loan funding. Accordingly, loan payables in the same amount have been accrued as an obligation by the various joint ventures.

Due from affiliates includes $4,734 and $4,568 of unreimbursed costs and fees due from unconsolidated joint ventures under management agreements at March 31, 2013 and December 31, 2012, respectively. Due from affiliates at March 31, 2013 and December 31, 2012, also includes two notes receivable from principals of AWE Talisman for a total of $12,500 that bear interest at 5.0% and mature based on the completion, refinancing or sale of Fashion Outlets of Chicago. The notes are collateralized by the principals' interests in Fashion Outlets of Chicago. AWE Talisman is considered a related party because it has an ownership interest in Fashion Outlets of Chicago. Interest income earned on these notes was $154 and $8 for the three months ended March 31, 2013 and 2012, respectively. Due from affiliates at March 31, 2013 also includes a note receivable of $13,330 from RED/303 LLC ("RED") that bears interest at 5.25% and matures on March 29, 2016. RED is

considered a related party because it is a partner in a joint venture development project. The note is collateralized by RED's membership interest in a development agreement.

On February 15, 2013, the Company granted 332,189 limited partnership units of the Operating Partnership ("LTIP Units") under the Long-Term Incentive Plan to seven executive officers at a weighted average grant date fair value of $49.67 per LTIP Unit. The new grants vest over a service period ending December 31, 2013 based on the percentile ranking of the Company in terms of total return to stockholders (the "Total Return") per share of common stock relative to the Total Return of a group of peer REITs, as measured at the end of the measurement period. Upon the occurrence of specified events and subject to the satisfaction of applicable vesting conditions, LTIP Units (after conversion into OP Units) are ultimately redeemable for common stock of the Company on a one-unit for one-share basis.

The fair value of the Company's LTIP Units granted in 2013 was estimated on the date of grant using a Monte Carlo Simulation model. The stock price of the Company, along with the stock prices of the group of peer REITs, was assumed to follow the Multivariate Geometric Brownian Motion Process. Multivariate Geometric Brownian Motion Process modeling is commonly used in financial markets, as it allows the modeled quantity (in this case, the stock price) to vary randomly from its current value based on the stock price's expected volatility and current market interest rates. The volatilities of the returns on the stock price of the Company and the peer group REITs were estimated based on a one-year look-back period. The expected growth rate of the stock prices over the derived service period was determined with consideration of the risk free rate as of the grant date.

The following summarizes the compensation cost under the share and unit-based plans:

The Company capitalized share and unit-based compensation costs of $1,437 and $1,319 for the three months ended March 31, 2013 and 2012, respectively. Unrecognized compensation costs of share and unit-based plans at March 31, 2013 consisted of $14,180 from LTIP Units, $957 from stock awards, $4,990 from stock units, $74 from stock options and $1,246 from phantom stock units.

The following table summarizes the activity of the non-vested LTIP Units, stock awards, phantom stock units and stock units:

The following table summarizes the activity of the SARs and stock options outstanding:

The Company has made taxable REIT subsidiary elections for all of its corporate subsidiaries other than its qualified REIT subsidiaries. The elections, effective for the year beginning January 1, 2001 and future years, were made pursuant to Section 856(l) of the Code. The Company's Taxable REIT Subsidiaries ("TRSs") are subject to corporate level income taxes which are provided for in the Company's consolidated financial statements. The Company's primary TRSs include Macerich Management Company and Macerich Arizona Partners LLC.

The net operating loss carryforwards are currently scheduled to expire through 2032, beginning in 2021. Net deferred tax assets of $33,843 and $33,414 were included in deferred charges and other assets, net at March 31, 2013 and December 31, 2012, respectively.

The tax returns for the years 2009-2011 remain open to examination by the taxing jurisdictions to which the Company is subject. The Company does not expect that the total amount of unrecognized tax benefits will materially change within the next twelve months.

On April 26, 2013, the Company announced a dividend/distribution of $0.58 per share for common stockholders and OP Unit holders of record on May 10, 2013. All dividends/distributions will be paid 100% in cash on June 7, 2013.

Item 2. Management's Discussion and Analysis of Financial Condition and Results of Operations

This Quarterly Report on Form 10-Q of The Macerich Company (the "Company") contains or incorporates statements that constitute forward-looking statements within the meaning of the federal securities laws. Any statements that do not relate to historical or current facts or matters are forward-looking statements. You can identify some of the forward-looking statements by the use of forward-looking words, such as "may," "will," "could," "should," "expects," "anticipates," "intends," "projects," "predicts," "plans," "believes," "seeks," "estimates," "scheduled" and variations of these words and similar expressions. Statements concerning current conditions may also be forward-looking if they imply a continuation of current conditions. Forward-looking statements appear in a number of places in this Form 10-Q and include statements regarding, among other matters:

Stockholders are cautioned that any such forward-looking statements are not guarantees of future performance and involve risks, uncertainties and other factors that may cause actual results, performance or achievements of the Company or the industry to differ materially from the Company's future results, performance or achievements, or those of the industry, expressed or implied in such forward-looking statements. You are urged to carefully review the disclosures we make concerning risks and other factors that may affect our business and operating results, including those made in "Item 1A. Risk Factors" in our Annual Report on Form 10-K for the year ended December 31, 2012, as well as our other reports filed with the Securities and Exchange Commission (the "SEC"), which disclosures are incorporated herein by reference. You are cautioned not to place undue reliance on these forward-looking statements, which speak only as of the date of this document. The Company does not intend, and undertakes no obligation, to update any forward-looking information to reflect events or circumstances after the date of this document or to reflect the occurrence of unanticipated events, unless required by law to do so.

The Company is involved in the acquisition, ownership, development, redevelopment, management and leasing of regional and community shopping centers located throughout the United States. The Company is the sole general partner of, and owns a majority of the ownership interests in, the Operating Partnership. As of March 31, 2013, the Operating Partnership owned or had an ownership interest in 61 regional shopping centers and nine community shopping centers totaling approximately 64 million square feet of gross leasable area. These 70 regional and community shopping centers are referred to hereinafter as the "Centers," unless the context otherwise requires. The Company is a self-administered and self-managed REIT and conducts all of its operations through the Operating Partnership and the Management Companies.

The following discussion is based primarily on the consolidated financial statements of the Company for the three months ended March 31, 2013 and 2012. It compares the results of operations and cash flows for the three months ended March 31, 2013 to the results of operations and cash flows for the three months ended March 31, 2012. This information should be read in conjunction with the accompanying consolidated financial statements and notes thereto.

On February 29, 2012, the Company acquired a 327,000 square foot mixed-use retail/office building ("500 North Michigan Avenue") in Chicago, Illinois for $70.9 million. The building is adjacent to The Shops at North Bridge. The purchase price was paid from borrowings under the Company's line of credit.

On March 30, 2012, the Company sold its 50% ownership interest in Chandler Village Center, a 273,000 square foot community center in Chandler, Arizona, for a total sales price of $14.8 million, resulting in a gain on the sale of assets of $8.2 million. The sales price was funded by a cash payment of $6.0 million and the assumption of the Company's share of the mortgage note payable on the property of $8.8 million. The Company used the cash proceeds from the sale to pay down its line of credit and for general corporate purposes.

On March 30, 2012, the Company sold its 50% ownership interest in Chandler Festival, a 500,000 square foot community center in Chandler, Arizona, for a total sales price of $31.0 million, resulting in a gain on the sale of assets of $12.3 million. The sales price was funded by a cash payment of $16.2 million and the assumption of the Company's share of the mortgage note payable on the property of $14.8 million. The Company used the cash proceeds from the sale to pay down its line of credit and for general corporate purposes.

On March 30, 2012, the Company's joint venture in SanTan Village Power Center, a 491,000 square foot community center in Gilbert, Arizona, sold the property for $54.8 million, resulting in a gain on the sale of assets of $23.3 million for the joint venture. The Company's pro rata share of the gain recognized was $7.9 million. The Company used its share of the proceeds to pay down its line of credit and for general corporate purposes.

On April 30, 2012, the Company sold The Borgata, a 94,000 square foot community center in Scottsdale, Arizona, for $9.2 million, resulting in a loss on the sale of $1.3 million. The Company used the proceeds from the sale to pay down its line of credit and for general corporate purposes.

On May 11, 2012, the Company sold a former Mervyn's store in Montebello, California for $20.8 million, resulting in a loss on the sale of $0.4 million. The proceeds from the sale were used for general corporate purposes. Currently, three former Mervyn's stores in the Company's portfolio remain vacant. The Company is actively seeking replacement tenants for these spaces.

On May 17, 2012, the Company sold Hilton Village, a 80,000 square foot community center in Scottsdale, Arizona, for $24.8 million, resulting in a gain on the sale of assets of $3.1 million. The Company used the proceeds from the sale to pay down its line of credit and for general corporate purposes.

On May 31, 2012, the Company sold its 50% ownership interest in Chandler Gateway, a 260,000 square foot community center in Chandler, Arizona, for a total sales price of $14.3 million, resulting in a gain on the sale of assets of $3.4 million. The sales price was funded by a cash payment of $4.9 million and the assumption of the Company's share of the mortgage note payable on the property of $9.4 million. The Company used the cash proceeds from the sale to pay down its line of credit and for general corporate purposes.

On June 28, 2012, the Company sold Carmel Plaza, a 112,000 square foot community center in Carmel, California, for $52.0 million, resulting in a gain on the sale of assets of $7.8 million. The Company used the proceeds from the sale to pay down its line of credit.

On August 10, 2012, the Company was bought out of its ownership interest in NorthPark Center, a 1,946,000 square foot regional shopping center in Dallas, Texas, for $118.8 million, resulting in a gain of $24.6 million. The Company used the cash proceeds to pay down its line of credit.

On October 3, 2012, the Company acquired the 75% ownership interest in FlatIron Crossing, a 1,439,000 square foot regional shopping center in Broomfield, Colorado, that it did not own for a cash payment of $195.9 million and the assumption of the third party's share of the mortgage note payable on the property of $114.5 million.

On October 26, 2012, the Company acquired the 33.3% ownership interest in Arrowhead Towne Center, a 1,196,000 square foot regional shopping center in Glendale, Arizona, that it did not own for $144.4 million. The Company funded the purchase price by a cash payment of $69.0 million and the assumption of the third party's pro rata share of the mortgage note payable on the property of $75.4 million.

On November 28, 2012, the Company acquired Kings Plaza Shopping Center, a 1,199,000 square foot regional shopping center in Brooklyn, New York, for a purchase price of $756.0 million. The purchase price was funded from a cash payment of $726.0 million and the issuance of $30.0 million in restricted common stock of the Company. The cash payment was provided by the placement of a mortgage note payable on the property that allowed for borrowings up to $500.0 million and from borrowings under the Company's line of credit. Concurrent with the acquisition, the Company borrowed $354.0 million on the loan. On January 3, 2013, the Company exercised its option to borrow the remaining $146.0 million of the loan.

On January 24, 2013, the Company acquired Green Acres Mall, a 1,800,000 square foot regional shopping center in Valley Stream, New York, for a purchase price of $500.0 million. The purchase price was funded from the placement of a $325.0 million mortgage note on the property and $175.0 million from borrowings under the Company's line of credit. Concurrent with the acquisition, the Company borrowed $100.0 million on the loan. On January 31, 2013, the Company exercised its option to borrow the remaining $225.0 million of the loan.

In March 2012, the Company recorded an impairment charge of $54.3 million to write down the carrying value of the long-lived assets of Valley View Center to their estimated fair value. On April 23, 2012, the property was sold by a court appointed receiver for $33.5 million, which resulted in a gain on the extinguishment of debt of $104.0 million.

On May 31, 2012, the Company conveyed Prescott Gateway, a 584,000 square foot regional shopping center in Prescott, Arizona, to the mortgage note lender by a deed-in-lieu of foreclosure. The mortgage loan was non-recourse. As a result of the conveyance, the Company recognized a gain on extinguishment of debt of $16.3 million.

In August 2011, the Company entered into a joint venture agreement with a subsidiary of AWE/Talisman for the development of Fashion Outlets of Chicago in the Village of Rosemont, Illinois. The Company will own 60% of the joint venture and AWE/Talisman will own 40%. The Company has accounted for Fashion Outlets of Chicago as a consolidated joint venture. The Center will be a fully enclosed two level, 526,000 square foot outlet center. The site is located within a mile of O'Hare International Airport. The project broke ground in November 2011 and is scheduled to open on

August 1, 2013. The total estimated project cost is approximately $211.0 million. As of March 31, 2013, the joint venture has incurred $111.8 million of development costs. On March 2, 2012, the joint venture obtained a construction loan on the property that allows for borrowings of up to $140.0 million, bears interest at LIBOR plus 2.50% and matures March 2, 2017. As of March 31, 2013, the joint venture has borrowed $35.0 million under the loan.

The Company's joint venture in Tysons Corner, a 2,154,000 square foot regional shopping center in McLean, Virginia, is currently expanding the property to include a 19-story office tower; a 500,000 square foot, 30-story, 430 unit residential tower; and a 17-story, 300 room Hyatt Regency hotel. The joint venture started the expansion project in October 2011 and expects it to be completed in 2014. The total cost of the project is estimated at $513.1 million, of which $256.6 million is estimated to be the Company's pro rata share. The Company has funded $66.6 million of the total of $133.3 million incurred by the joint venture as of March 31, 2013.

In the last three years, inflation has not had a significant impact on the Company because of a relatively low inflation rate. Most of the leases at the Centers have rent adjustments periodically throughout the lease term. These rent increases are either in fixed increments or based on an annual multiple of increases in the Consumer Price Index ("CPI"). In addition, about 5% to 13% of the leases expire each year, which enables the Company to replace existing leases with new leases at higher base rents if the rents of the existing leases are below the then existing market rate. The Company has generally entered into leases that require tenants to pay a stated amount for operating expenses, generally excluding property taxes, regardless of the expenses actually incurred at any Center, which places the burden of cost control on the Company. Additionally, certain leases require the tenants to pay their pro rata share of operating expenses.

The shopping center industry is seasonal in nature, particularly in the fourth quarter during the holiday season when retailer occupancy and retail sales are typically at their highest levels. In addition, shopping malls achieve a substantial portion of their specialty (temporary retailer) rents during the holiday season and the majority of percentage rent is recognized in the fourth quarter. As a result of the above, earnings are generally higher in the fourth quarter.

The preparation of financial statements in conformity with generally accepted accounting principles ("GAAP") in the United States of America requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting period. Actual results could differ from those estimates.

Some of these estimates and assumptions include judgments on revenue recognition, estimates for common area maintenance and real estate tax accruals, provisions for uncollectible accounts, impairment of long-lived assets, the allocation of purchase price between tangible and intangible assets, and estimates for environmental matters. The Company's significant accounting policies are described in more detail in Note 2—Summary of Significant Accounting Policies in the Company's Notes to the Consolidated Financial Statements in the Company's Annual Report on Form 10-K. However, the following policies are deemed to be critical.

Minimum rental revenues are recognized on a straight-line basis over the term of the related lease. The difference between the amount of rent due in a year and the amount recorded as rental income is referred to as the "straight line rent adjustment." Currently, 63% of the Mall Store and Freestanding Store leases contain provisions for CPI rent increases periodically throughout the term of the lease. The Company believes that using an annual multiple of CPI increases, rather than fixed contractual rent increases, results in revenue recognition that more closely matches the cash revenue from each lease and will provide more consistent rent growth throughout the term of the leases. Percentage rents are recognized when the tenants' specified sales targets have been met. Estimated recoveries from certain tenants for their pro rata share of real estate taxes, insurance and other shopping center operating expenses are recognized as revenues in the period the applicable expenses are incurred. Other tenants pay a fixed rate and these tenant recoveries' revenues are recognized on a straight-line basis over the term of the related leases.

Maintenance and repair expenses are charged to operations as incurred. Costs for major replacements and betterments, which includes HVAC equipment, roofs, parking lots, etc., are capitalized and depreciated over their estimated useful lives. Gains and losses are recognized upon disposal or retirement of the related assets and are reflected in earnings.

Property is recorded at cost and is depreciated using a straight-line method over the estimated useful lives of the assets as follows:

The Company capitalizes costs incurred in redevelopment, development, renovation and improvement of properties. The capitalized costs include pre-construction costs essential to the development of the property, development costs, construction costs, interest costs, real estate taxes, salaries and related costs and other costs incurred during the period of development. These capitalized costs include direct and certain indirect costs clearly associated with the project. Indirect costs include real estate taxes, insurance and certain shared administrative costs. In assessing the amounts of direct and indirect costs to be capitalized, allocations are made to projects based on estimates of the actual amount of time spent on each activity. Indirect costs not clearly associated with specific projects are expensed as period costs. Capitalized indirect costs are allocated to development and redevelopment activities based on the square footage of the portion of the building not held available for immediate occupancy. If costs and activities incurred to ready the vacant space cease, then cost capitalization is also discontinued until such activities are resumed. Once work has been completed on a vacant space, project costs are no longer capitalized. For projects with extended lease-up periods, the Company ends the capitalization when significant activities have ceased, which does not exceed the shorter of a one-year period after the completion of the building shell or when the construction is substantially complete.

The Company allocates the estimated fair values of acquisitions to land, building, tenant improvements and identified intangible assets and liabilities, based on their estimated fair values. In addition, any assumed mortgage notes payable are recorded at their estimated fair values. The

estimated fair value of the land and buildings is determined utilizing an "as if vacant" methodology. Tenant improvements represent the tangible assets associated with the existing leases valued on a fair value basis at the acquisition date prorated over the remaining lease terms. The tenant improvements are classified as an asset under property and are depreciated over the remaining lease terms. Identifiable intangible assets and liabilities relate to the value of in-place operating leases which come in three forms: (i) leasing commissions and legal costs, which represent the value associated with "cost avoidance" of acquiring in-place leases, such as lease commissions paid under terms generally experienced in the Company's markets; (ii) value of in-place leases, which represents the estimated loss of revenue and of costs incurred for the period required to lease the "assumed vacant" property to the occupancy level when purchased; and (iii) above or below market value of in-place leases, which represents the difference between the contractual rents and market rents at the time of the acquisition, discounted for tenant credit risks. Leasing commissions and legal costs are recorded in deferred charges and other assets and are amortized over the remaining lease terms. The value of in-place leases are recorded in deferred charges and other assets and amortized over the remaining lease terms plus an estimate of renewal of the acquired leases. Above or below market leases are classified in deferred charges and other assets or in other accrued liabilities, depending on whether the contractual terms are above or below market, and the asset or liability is amortized to minimum rents over the remaining terms of the leases. The remaining lease terms of below-market leases may include certain below-market fixed-rate renewal periods. In considering whether or not a lessee will execute a below-market fixed-rate lease renewal option, the Company evaluates economic factors and certain qualitative factors at the time of acquisition such as tenant mix in the center, the Company's relationship with the tenant and the availability of competing tenant space.

The Company immediately expenses costs associated with business combinations as period costs.

The Company assesses whether an indicator of impairment in the value of its properties exists by considering expected future operating income, trends and prospects, as well as the effects of demand, competition and other economic factors. Such factors include projected rental revenue, operating costs and capital expenditures as well as estimated holding periods and capitalization rates. If an impairment indicator exists, the determination of recoverability is made based upon the estimated undiscounted future net cash flows, excluding interest expense. The amount of impairment loss, if any, is determined by comparing the fair value, as determined by a discounted cash flows analysis, with the carrying value of the related assets. The Company generally holds and operates its properties long-term, which decreases the likelihood of their carrying values not being recoverable. Properties classified as held for sale are measured at the lower of the carrying amount or fair value less cost to sell.

The Company reviews its investments in unconsolidated joint ventures for a series of operating losses and other factors that may indicate that a decrease in the value of its investments has occurred which is other-than-temporary. The investment in each unconsolidated joint venture is evaluated periodically, and as deemed necessary, for recoverability and valuation declines that are other than temporary.

The fair value hierarchy distinguishes between market participant assumptions based on market data obtained from sources independent of the reporting entity and the reporting entity's own assumptions about market participant assumptions.

Level 1 inputs utilize quoted prices in active markets for identical assets or liabilities that the Company has the ability to access. Level 2 inputs are inputs other than quoted prices included in Level 1 that are observable for the asset or liability, either directly or indirectly. Level 2 inputs may

include quoted prices for similar assets and liabilities in active markets, as well as inputs that are observable for the asset or liability (other than quoted prices), such as interest rates, foreign exchange rates, and yield curves that are observable at commonly quoted intervals. Level 3 inputs are unobservable inputs for the asset or liability, which are typically based on an entity's own assumptions, as there is little, if any, related market activity. In instances where the determination of the fair value measurement is based on inputs from different levels of the fair value hierarchy, the level in the fair value hierarchy within which the entire fair value measurement falls is based on the lowest level input that is significant to the fair value measurement in its entirety. The Company's assessment of the significance of a particular input to the fair value measurement in its entirety requires judgment, and considers factors specific to the asset or liability.

The Company calculates the fair value of financial instruments and includes this additional information in the notes to consolidated financial statements when the fair value is different than the carrying value of those financial instruments. When the fair value reasonably approximates the carrying value, no additional disclosure is made.

Costs relating to obtaining tenant leases are deferred and amortized over the initial term of the agreement using the straight-line method. As these deferred leasing costs represent productive assets incurred in connection with the Company's provision of leasing arrangements at the Centers, the related cash flows are classified as investing activities within the Company's consolidated statements of cash flows. Costs relating to financing of shopping center properties are deferred and amortized over the term of the related loan using the straight-line method, which approximates the effective interest method. The ranges of the terms of the agreements are as follows:

Many of the variations in the results of operations, discussed below, occurred because of the transactions affecting the Company's properties described above, including the Acquisition Properties and the Redevelopment Properties (as defined below).

For purposes of the discussion below, the Company defines "Same Centers" as those Centers that are substantially complete and in operation for the entirety of both periods of the comparison. Non-Same Centers for comparison purposes include recently acquired properties ("Acquisition Properties") and those Centers or properties that are going through a substantial development or redevelopment often resulting in the closing of a portion of the Center ("Redevelopment Properties"). The Company moves a Center in and out of Same Centers based on whether the Center is substantially complete and in operation for the entirety of both periods of the comparison. Accordingly, the Same Centers consists of all consolidated centers, excluding the Acquisition Properties and the Redevelopment Properties for the periods of comparison.

For comparison of the three months ended March 31, 2013 to the three months ended March 31, 2012, the Acquisition Properties include 500 North Michigan Avenue, FlatIron Crossing, Arrowhead Towne Center, Kings Plaza Shopping Center and Green Acres Mall. For comparison of the three months ended March 31, 2013 to the three months ended March 31, 2012, the Redevelopment Properties include Fashion Outlets of Chicago, Paradise Valley Mall and Southridge Mall.

Unconsolidated joint ventures are reflected using the equity method of accounting. The Company's pro rata share of the results from these Centers is reflected in the Consolidated Statements of Operations as equity in income of unconsolidated joint ventures.

The Company considers tenant annual sales per square foot (for tenants in place for a minimum of 12 months or longer and 10,000 square feet and under) for regional shopping centers, occupancy rates (excluding large retail stores or "Anchors") for the Centers and releasing spreads (i.e. a comparison of average base rent per square foot on leases executed during the trailing twelve months to average base rent per square foot on leases expiring during the year based on spaces 10,000 square feet and under) to be key performance indicators of the Company's internal growth.

Tenant sales per square foot increased from $504 for the twelve months ended March 31, 2012 to $535 for the twelve months ended March 31, 2013. Occupancy rate increased from 92.1% at March 31, 2012 to 93.4% at March 31, 2013. Releasing spreads increased 14.9% for the twelve months ended March 31, 2013. These calculations exclude the Redevelopment Properties.

The Company's recent trend of retail sales growth continued during the twelve months ended March 31, 2013 with tenant sales per square foot and releasing spreads increasing compared to the twelve months ended March 31, 2012. The Company expects that releasing spreads will continue to be positive during the remainder of 2013 as it renews or relets leases that are scheduled to expire during the year. The Company's occupancy rate as of March 31, 2013 also increased compared to March 31, 2012. Although certain aspects of the U.S. economy, the retail industry as well as the Company's operating results have continued to improve, economic and political uncertainty remains in various parts of the world and certain areas of the U.S. economy are still experiencing weakness. Any further continuation or worsening of these adverse conditions, or a decline in the current rate of economic growth, could harm the Company's business, results of operations and financial condition.

Minimum and percentage rents (collectively referred to as "rental revenue") increased by $30.3 million, or 24.5%, from 2012 to 2013. The increase in rental revenue is attributed to an increase of $29.7 million from the Acquisition Properties and $0.6 million from the Same Centers. Rental revenue includes the amortization of above and below market leases, the amortization of straight-line rents and lease termination income. The amortization of above and below-market leases decreased from $2.6 million in 2012 to $1.6 million in 2013. The amortization of straight-line rents increased from $1.1 million in 2012 to $1.6 million in 2013. Lease termination income decreased from $1.5 million in 2012 to $0.8 million in 2013.

Tenant recoveries increased $20.6 million, or 31.9%, from 2012 to 2013. This increase in tenant recoveries is attributed to an increase of $19.2 million from the Acquisition Properties and $1.4 million from the Same Centers.

Management Companies revenue decreased from $11.2 million in 2012 to $10.1 million in 2013 due primarily to the conversion of Arrowhead Towne Center and FlatIron Crossing from joint ventures to consolidated properties in 2012 (See "Acquisitions and Dispositions" in Management's Overview and Summary).

Shopping center and operating expenses increased $19.9 million, or 30.3%, from 2012 to 2013. The increase in shopping center and operating expenses is attributed to an increase of $19.4 million from the Acquisition Properties and $0.5 million from the Same Centers.

Management Companies' operating expenses increased $0.6 million from 2012 to 2013.

REIT general and administrative expenses increased by $1.5 million from 2012 to 2013.

Depreciation and amortization increased $19.3 million from 2012 to 2013. The increase in depreciation and amortization is primarily attributed to an increase of $22.5 million from the Acquisition Properties offset in part by a decrease of $2.0 million from the Same Centers and $1.2 million from the Redevelopment Properties.

Interest expense increased $11.2 million from 2012 to 2013. The increase in interest expense was primarily attributed to increases of $8.9 million from the Acquisition Properties, $3.8 million from the borrowings under the Company's line of credit and $3.8 million from the Same Centers offset in part by decreases of $4.7 million from the Senior Notes, which were paid off in full in March 2012 (See Liquidity and Capital Resources), and $0.6 million from the Redevelopment Properties.

The above interest expense items are net of capitalized interest, which increased from $2.4 million in 2012 to $3.5 million in 2013, primarily due to an increase in development activity.

Equity in income of unconsolidated joint ventures decreased $12.5 million from 2012 to 2013. The decrease is primarily attributed to the Company's share of the gain recognized on the sale of SanTan Village Power Center in 2012 of $11.5 million (See "Acquisitions and Dispositions" in Management's Overview and Summary).

Gain on remeasurement, sale or write down of assets decreased $14.7 million from 2012 to 2013. The decrease is primarily attributed to the sales of the Company's ownership interests in Chandler Festival and Chandler Village Center in 2012 (See "Acquisitions and Dispositions" in Management's Overview and Summary).

Income from discontinued operations increased $59.9 million from 2012 to 2013. The increase in income from discontinued operations is primarily due to the impairment charge of $54.3 million relating to the write down of the long-lived assets of Valley View Center to their estimated fair value in 2012 (See "Other Transactions and Events" in Management's Overview and Summary).

Net income increased $34.3 million from 2012 to 2013. The increase is primarily attributed to the change in income from discontinued operations of $59.9 million offset in part by the decrease in the gain on remeasurement, sale or write down of assets of $14.7 million as discussed above.

Primarily as a result of the factors mentioned above, FFO—diluted increased 19.6% from $106.2 million in 2012 to $127.0 million in 2013. For a reconciliation of FFO and FFO—diluted to net income (loss) attributable to the Company, the most directly comparable GAAP financial measure, see "Funds From Operations ("FFO") and Adjusted Funds From Operations ("AFFO")" below.

Cash provided by operating activities increased from $86.2 million in 2012 to $107.5 million in 2013. The increase was primarily due to changes in assets and liabilities and the results at the Acquisition Properties as discussed above.

Cash used in investing activities increased from $71.5 million in 2012 to $456.6 million in 2013. The increase in cash used in investing activities was primarily due to the acquisition of Green Acres Mall for $500.0 million in 2013 (See "Acquisitions and Dispositions" in Management's Overview and Summary).

Cash provided by financing activities increased from $147.3 million in 2012 to $352.1 million in 2013. The increase in cash provided by financing activities was primarily due to an increase in proceeds from mortgages, bank and other notes payable of $979.2 million offset in part by an increase in payments on mortgages, bank and other notes payable of $765.2 million.

The Company anticipates meeting its liquidity needs for its operating expenses, debt service and dividend requirements for the next twelve months through cash generated from operations, working capital reserves and/or borrowings under its unsecured line of credit.

	For the Three Months Ended March 31,

(Dollars in thousands)	2013		2012
*Consolidated Centers:*
Acquisitions of property and equipment	$	504,657	$	72,641
Development, redevelopment, expansion and renovation of Centers		40,940		15,105
Tenant allowances		3,461		3,920
Deferred leasing charges		8,908		8,503

	$	557,966	$	100,169

*Joint Venture Centers (at Company's pro rata share):*
Acquisitions of property and equipment	$	1,443	$	223
Development, redevelopment, expansion and renovation of Centers		16,755		11,492
Tenant allowances		1,779		751
Deferred leasing charges		922		1,441

	$	20,899	$	13,907

The Company expects amounts to be incurred during the next twelve months for tenant allowances and deferred leasing charges to be comparable or less than 2012 and that capital for those expenditures will be available from working capital, cash flow from operations, borrowings on property specific debt or unsecured corporate borrowings. The Company expects to incur between $200 million and $300 million during the next twelve months for development, redevelopment, expansion and renovations. Capital for these major expenditures, developments and/or redevelopments has been, and is expected to continue to be obtained from a combination of debt or equity financings, which are

expected to include borrowings under the Company's line of credit and construction loans. The Company has also generated liquidity in the past through equity offerings, property refinancings, joint venture transactions and the sale of non-core assets. The Company has announced plans to sell certain non-core assets in 2013 depending upon market conditions which will generate additional liquidity. Furthermore, the Company has filed a shelf registration statement which registered an unspecified amount of common stock, preferred stock, depositary shares, debt securities, warrants, rights and units.

The capital and credit markets can fluctuate, and at times, limit access to debt and equity financing for companies. As demonstrated by the Company's recent activity, including its $500 million ATM Program as discussed below and its $1.5 billion line of credit, the Company has recently been able to access capital; however, there is no assurance the Company will be able to do so in future periods or on similar terms and conditions. Many factors impact the Company's ability to access capital, such as its overall debt level, interest rates, interest coverage ratios and prevailing market conditions. In the event that the Company has significant tenant defaults as a result of the overall economy and general market conditions, the Company could have a decrease in cash flow from operations, which could result in increased borrowings under its line of credit. These events could result in an increase in the Company's proportion of floating rate debt, which would cause it to be subject to interest rate fluctuations in the future.

The Company has an equity distribution agreement ("Distribution Agreement") with a number of sales agents to issue and sell, from time to time, shares of common stock, having an aggregate offering price of up to $500 million (the "Shares"). Sales of the Shares, if any, may be made in privately negotiated transactions and/or any other method permitted by law, including sales deemed to be an "at the market" offering, which includes sales made directly on the New York Stock Exchange or sales made to or through a market maker other than on an exchange. This offering is referred to herein as the "ATM Program". During the three months ended March 31, 2013, the Company did not sell any shares of common stock under the ATM Program. As of March 31, 2013, $322.1 million remained available to be sold under the ATM Program. Actual future sales will depend upon a variety of factors including but not limited to market conditions, the trading price of the Company's common stock and our capital needs. The Company has no obligation to sell the remaining shares available for sale under the ATM Program.

The Company's total outstanding loan indebtedness at March 31, 2013 was $7.4 billion (including $760.0 million of unsecured debt and $1.7 billion of its pro rata share of joint venture debt). The majority of the Company's debt consists of fixed-rate conventional mortgage notes collateralized by individual properties. The Company expects that all of the maturities during the next twelve months will be refinanced, restructured, extended and/or paid off from the Company's line of credit or cash on hand.

The Company has a $1.5 billion revolving line of credit that bears interest at LIBOR plus a spread of 1.75% to 3.0% depending on the Company's overall leverage and matures on May 2, 2015 with a one-year extension option. Based on the Company's current leverage levels, the borrowing rate on the new facility is LIBOR plus 2.25%. The line of credit can be expanded, depending on certain conditions, up to a total facility of $2.0 billion less the outstanding balance of the $125.0 million unsecured term loan, as discussed below. All obligations under the line of credit are unconditionally guaranteed by the Company and certain of its direct and indirect subsidiaries and are secured, subject to certain exceptions, by pledges of direct and indirect ownership interests in certain of the subsidiary guarantors. At March 31, 2013, total borrowings under the line of credit were $635.0 million with an average effective interest rate of 2.74%.

The Company has a $125.0 million unsecured term loan under the Company's line of credit that bears interest at LIBOR plus a spread of 1.95% to 3.20% depending on the Company's overall leverage

and matures on December 8, 2018. Based on the Company's current leverage levels, the borrowing rate is LIBOR plus 2.20%. As of March 31, 2013, the total interest rate was 2.56%.

At March 31, 2013, the Company was in compliance with all applicable loan covenants under its agreements.

The Company accounts for its investments in joint ventures that it does not have a controlling interest in or is not the primary beneficiary of, using the equity method of accounting and those investments are reflected on the Consolidated Balance Sheets of the Company as "Investments in unconsolidated joint ventures" and "Distributions in excess of investments in unconsolidated joint ventures".

In addition, certain joint ventures also have secured debt that could become recourse debt to the Company or its subsidiaries, in excess of the Company's pro rata share, should the joint ventures be unable to discharge the obligations of the related debt. At March 31, 2013, the balance of the debt that could be recourse to the Company was $51.2 million offset in part by indemnity agreements from joint venture partners for $21.3 million. The maturities of the recourse debt, net of indemnification, are $4.1 million in 2013, $16.8 million in 2015 and $9.0 million in 2016.

Additionally, as of March 31, 2013, the Company is contingently liable for $3.8 million in letters of credit guaranteeing performance by the Company of certain obligations relating to the Centers. The Company does not believe that these letters of credit will result in a liability to the Company.

The following is a schedule of long-term contractual obligations as of March 31, 2013 for the consolidated Centers over the periods in which they are expected to be paid (in thousands):

The Company uses FFO in addition to net income to report its operating and financial results and considers FFO and FFO—diluted as supplemental measures for the real estate industry and a supplement to Generally Accepted Accounting Principles ("GAAP") measures. The National Association of Real Estate Investment Trusts ("NAREIT") defines FFO as net income (loss) (computed in accordance with GAAP), excluding gains (or losses) from extraordinary items and sales of depreciated operating properties, plus real estate related depreciation and amortization, impairment write-downs of real estate and write-downs of investments in an affiliate where the write-downs have

been driven by a decrease in the value of real estate held by the affiliate and after adjustments for unconsolidated joint ventures. Adjustments for unconsolidated joint ventures are calculated to reflect FFO on the same basis.

Adjusted FFO ("AFFO") excludes the FFO impact of Shoppingtown Mall and Valley View Center for the three months ended March 31, 2012. In December 2011, the Company conveyed Shoppingtown Mall to the lender by a deed-in-lieu of foreclosure. In July 2010, a court-appointed receiver assumed operational control of Valley View Center and responsibility for managing all aspects of the property. Valley View Center was sold by the receiver on April 23, 2012, and the related non-recourse mortgage loan obligation was fully extinguished on that date.

FFO and FFO on a diluted basis are useful to investors in comparing operating and financial results between periods. This is especially true since FFO excludes real estate depreciation and amortization, as the Company believes real estate values fluctuate based on market conditions rather than depreciating in value ratably on a straight-line basis over time. The Company believes that AFFO and AFFO on a diluted basis provide useful supplemental information regarding the Company's performance as they show a more meaningful and consistent comparison of the Company's operating performance and allow investors to more easily compare the Company's results without taking into account non-cash credits and charges on properties controlled by either a receiver or loan servicer. FFO and AFFO on a diluted basis are measures investors find most useful in measuring the dilutive impact of outstanding convertible securities.

FFO and AFFO do not represent cash flow from operations as defined by GAAP, should not be considered as an alternative to net income (loss) as defined by GAAP, and are not indicative of cash available to fund all cash flow needs. The Company also cautions that FFO and AFFO, as presented, may not be comparable to similarly titled measures reported by other real estate investment trusts.

Management compensates for the limitations of FFO and AFFO by providing investors with financial statements prepared according to GAAP, along with this detailed discussion of FFO and AFFO and a reconciliation of FFO and AFFO and FFO and AFFO-diluted to net income available to common stockholders. Management believes that to further understand the Company's performance, FFO and AFFO should be compared with the Company's reported net income and considered in addition to cash flows in accordance with GAAP, as presented in the Company's Consolidated Financial Statements.

The following reconciles net income (loss) attributable to the Company to FFO and FFO-diluted for the three months ended March 31, 2013 and 2012 and FFO and FFO—diluted to AFFO and AFFO—diluted for the same periods (dollars and shares in thousands):

	For the Three Months Ended March 31,

	2013			2012
Net income (loss) attributable to the Company	$	18,092		$	(14,068	)
Adjustments to reconcile net income (loss) attributable to the Company to FFO—basic:
Noncontrolling interests in the Operating Partnership		1,343			(1,188	)
(Gain) loss on remeasurement, sale or write down of consolidated assets, net		(4,834	)		35,727
Add: gain on sale of undepreciated consolidated assets		2,248			—
Add: noncontrolling interests share of gain on remeasurement, sale or write down of consolidated joint ventures		3,172			3,555
Loss (gain) on remeasurement, sale or write down of assets from unconsolidated joint ventures, net(1)		19			(11,511	)
Add: loss on sale of undepreciated assets from unconsolidated joint ventures(1)		(2	)		—
Depreciation and amortization on consolidated assets		93,160			76,964
Less: depreciation and amortization attributable to noncontrolling interests on consolidated joint ventures		(4,534	)		(4,850	)
Depreciation and amortization on unconsolidated joint ventures(1)		21,331			24,757
Less: depreciation on personal property		(3,020	)		(3,213	)

FFO—basic and diluted		126,975			106,173
Shoppingtown Mall		—			360
Valley View Center		—			2,629

AFFO and AFFO—diluted	$	126,975		$	109,162

Weighted average number of FFO shares outstanding for:
FFO—basic(2)		147,745			143,452
Adjustments for impact of dilutive securities in computing FFO-diluted:
Share and unit based compensation plans		78			—

FFO—diluted(3)		147,823			143,452

The Company's primary market risk exposure is interest rate risk. The Company has managed and will continue to manage interest rate risk by (1) maintaining a ratio of fixed rate, long-term debt to total debt such that floating rate exposure is kept at an acceptable level, (2) reducing interest rate exposure on certain long-term floating rate debt through the use of interest rate caps and/or swaps with appropriately matching maturities, (3) using treasury rate locks where appropriate to fix rates on

anticipated debt transactions, and (4) taking advantage of favorable market conditions for long-term debt and/or equity.

The following table sets forth information as of March 31, 2013 concerning the Company's long-term debt obligations, including principal cash flows by scheduled maturity, weighted average interest rates and estimated fair value ("FV") (dollars in thousands):

	For the years ended March 31,

	2014			2015			2016			2017			2018			Thereafter			Total			FV
CONSOLIDATED CENTERS:
Long-term debt:
Fixed rate	$	290,620		$	150,357		$	563,583		$	399,669		$	492,626		$	2,295,508		$	4,192,363		$	4,305,760
Average interest rate		3.11	%		4.56	%		5.96	%		5.51	%		3.62	%		4.00	%		4.32	%
Floating rate		249,637			171,839			234,995			733,959			—			125,000			1,515,430			1,529,900
Average interest rate		3.12	%		4.03	%		3.29	%		2.79	%		—	%		2.56	%		3.04	%

Total debt—Consolidated Centers	$	540,257		$	322,196		$	798,578		$	1,133,628		$	492,626		$	2,420,508		$	5,707,793		$	5,835,660

UNCONSOLIDATED JOINT VENTURE CENTERS:
Long-term debt (at Company's pro rata share):
Fixed rate	$	163,910		$	43,471		$	357,590		$	151,644		$	124,888		$	632,070		$	1,473,573		$	1,511,292
Average interest rate		4.79	%		7.08	%		5.67	%		7.14	%		3.79	%		3.54	%		4.69	%
Floating rate		69,221			294			13,609			70,294			24,824			—			178,242			179,988
Average interest rate		4.71	%		3.06	%		3.16	%		3.04	%		2.96	%		—	%		3.68	%

Total debt—Unconsolidated Joint Venture Centers	$	233,131		$	43,765		$	371,199		$	221,938		$	149,712		$	632,070		$	1,651,815		$	1,691,280

The consolidated Centers' total fixed rate debt at March 31, 2013 and December 31, 2012 was $4.2 billion and $3.7 billion, respectively. The average interest rate on fixed rate debt at March 31, 2013 and December 31, 2012 was 4.32% and 4.40%, respectively. The consolidated Centers' total floating rate debt at March 31, 2013 and December 31, 2012 was $1.5 billion. The average interest rate on floating rate debt at March 31, 2013 and December 31, 2012 was 3.04% and 3.05%, respectively.

The Company's pro rata share of the Unconsolidated Joint Venture Centers' fixed rate debt at March 31, 2013 and December 31, 2012 was $1.5 billion. The average interest rate on fixed rate debt at March 31, 2013 and December 31, 2012 was 4.69% and 5.27%, respectively. The Company's pro rata share of the Unconsolidated Joint Venture Centers' floating rate debt at March 31, 2013 and December 31, 2012 was $178.2 million and $178.3 million, respectively. The average interest rate on the floating rate debt at March 31, 2013 and December 31, 2012 was 3.68% and 3.69%, respectively.

In addition, the Company has assessed the market risk for its floating rate debt and believes that a 1% increase in interest rates would decrease future earnings and cash flows by approximately $16.9 million per year based on $1.7 billion of floating rate debt outstanding at March 31, 2013.

The fair value of the Company's long-term debt is estimated based on a present value model utilizing interest rates that reflect the risks associated with long-term debt of similar risk and duration. In addition, the method of computing fair value for mortgage notes payable included a credit value adjustment based on the estimated value of the property that serves as collateral for the underlying debt (See Note 9—Mortgage Notes Payable and Note 10—Bank and Other Notes Payable in the Company's Notes to the Consolidated Financial Statements).

As required by Rule 13a-15(b) under the Securities Exchange Act of 1934, management carried out an evaluation, under the supervision and with the participation of the Company's Chief Executive Officer and Chief Financial Officer, of the effectiveness of the Company's disclosure controls and procedures as of the end of the period covered by this Quarterly Report on Form 10-Q. Based on their evaluation as of March 31, 2013, the Company's Chief Executive Officer and Chief Financial Officer have concluded that the Company's disclosure controls and procedures (as defined in Rule 13a-15(e) and 15d-15(e) under the Securities Exchange Act of 1934, as amended) were effective to ensure that the information required to be disclosed by the Company in the reports that it files or submits under the Securities Exchange Act of 1934 is (a) recorded, processed, summarized, and reported within the time periods specified in the SEC's rules and forms and (b) accumulated and communicated to the Company's management, including its Chief Executive Officer and Chief Financial Officer, or persons performing similar functions, as appropriate to allow timely decisions regarding required disclosure.

In addition, there has been no change in the Company's internal control over financial reporting (as such term is defined in Rules 13a-15(f) and 15(d)-15(f) under the Securities Exchange Act of 1934) that occurred during the Company's most recent fiscal quarter that has materially affected, or is reasonably likely to materially affect, the Company's internal control over financial reporting.

None of the Company, the Operating Partnership, the Management Companies or their respective affiliates are currently involved in any material legal proceedings.

There have been no material changes to the risk factors relating to the Company set forth under the caption "Item 1A. Risk Factors" in the Company's Annual Report on Form 10-K for the year ended December 31, 2012.

On February 27, 2013 and March 15, 2013, the Company, as general partner of the Operating Partnership, issued 500 and 15,000 shares of common stock of the Company, respectively, upon the redemption of 500 and 15,000 common partnership units of the Operating Partnership, respectively. These shares of common stock were issued in a private placement to two limited partners of the Operating Partnership, each an accredited investor, pursuant to Section 4(2) of the Securities Act of 1933, as amended.

		Description

2.1		Contribution Agreement and Joint Escrow Instructions, dated October 21, 2012, by and among Alexander's Kings Plaza, LLC, Alexander's of Kings, LLC, Kings Parking, LLC and Brooklyn Kings Plaza LLC (incorporated by reference as an exhibit to the Company's Current Report on Form 8-K, event date November 28, 2012).
2.2		Agreement of Sale and Purchase, dated October 21, 2012, by and among Green Acres Mall, L.L.C. and Valley Stream Green Acres LLC (incorporated by reference as an exhibit to the Company's Current Report on Form 8-K, event date January 24, 2013).
3.1		Articles of Amendment and Restatement of the Company (incorporated by reference as an exhibit to the Company's Registration Statement on Form S-11, as amended (No. 33-68964)).
3.1.1		Articles Supplementary of the Company (incorporated by reference as an exhibit to the Company's Current Report on Form 8-K, event date May 30, 1995).
3.1.2		Articles Supplementary of the Company (with respect to the first paragraph) (incorporated by reference as an exhibit to the Company's 1998 Form 10-K).
3.1.3		Articles Supplementary of the Company (Series D Preferred Stock) (incorporated by reference as an exhibit to the Company's Current Report on Form 8-K, event date July 26, 2002).
3.1.4		Articles Supplementary of the Company (incorporated by reference as an exhibit to the Company's Registration Statement on Form S-3, as amended (No. 333-88718)).
3.1.5		Articles of Amendment (declassification of Board) (incorporated by reference as an exhibit to the Company's 2008 Form 10-K).
3.1.6		Articles Supplementary (incorporated by reference as an exhibit to the Company's Current Report on Form 8-K, event date February 5, 2009).
3.1.7		Articles of Amendment (increased authorized shares) (incorporated by reference as an exhibit to the Company's Quarterly Report on Form 10-Q for the quarter ended June 30, 2009).
3.2		Amended and Restated Bylaws of the Company (incorporated by reference as an exhibit to the Company's Current Report on Form 8-K, event date January 26, 2012).

10.1	*	Amendment No. 1 to 2013 Deferred Compensation Plan for Executives (March 29, 2013).

10.2	*	Termination of Management Continuity Agreement between the Company and Arthur M. Coppola, effective as of March 15, 2013.

10.3	*	Form of LTIP Unit Award Agreement under 2003 Equity Incentive Plan (Performance-based).
31.1		Section 302 Certification of Arthur Coppola, Chief Executive Officer
31.2		Section 302 Certification of Thomas O'Hern, Chief Financial Officer
32.1		Section 906 Certifications of Arthur Coppola and Thomas O'Hern
101.INS		XBRL Instance Document
101.SCH		XBRL Taxonomy Extension Schema Document
101.CAL		XBRL Taxonomy Extension Calculation Linkbase Document
101.LAB		XBRL Taxonomy Extension Label Linkbase Document
101.PRE		XBRL Taxonomy Extension Presentation Linkbase Document

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.


MARYLAND		95-4448705
(State or other jurisdiction of incorporation or organization)		(I.R.S. Employer Identification Number)
401 Wilshire Boulevard, Suite 700, Santa Monica, California 90401 (Address of principal executive office, including zip code)
(310) 394-6000 (Registrant's telephone number, including area code)
N/A (Former name, former address and former fiscal year, if changed since last report)


Large accelerated filer ý		Accelerated filer o		Non-accelerated filer o (Do not check if a smaller reporting company)		Smaller reporting company o


Part I	Financial Information
Item 1.	Financial Statements (Unaudited)	3
	Consolidated Balance Sheets as of March 31, 2013 and December 31, 2012	3
	Consolidated Statements of Operations for the three months ended March 31, 2013 and 2012	4
	Consolidated Statement of Equity for the three months ended March 31, 2013	5
	Consolidated Statements of Cash Flows for the three months ended March 31, 2013 and 2012	6
	Notes to Consolidated Financial Statements	8
Item 2.	Management's Discussion and Analysis of Financial Condition and Results of Operations	35
Item 3.	Quantitative and Qualitative Disclosures About Market Risk	48
Item 4.	Controls and Procedures	50
Part II	Other Information
Item 1.	Legal Proceedings	51
Item 1A.	Risk Factors	51
Item 2.	Unregistered Sales of Equity Securities and Use of Proceeds	51
Item 3.	Defaults Upon Senior Securities	51
Item 4.	Mine Safety Disclosures	51
Item 5.	Other Information	51
Item 6.	Exhibits	52
Signature		54

	Pacific Premier Retail LP		Tysons Corner LLC

As of March 31, 2013:
Total Assets	$	1,035,401	$	431,221
Total Liabilities	$	939,057	$	330,230
As of December 31, 2012:
Total Assets	$	1,039,742	$	409,622
Total Liabilities	$	942,370	$	329,145

	March 31, 2013			December 31, 2012

Land	$	1,723,388		$	1,572,621
Buildings and improvements		6,715,582			6,417,674
Tenant improvements		534,354			496,203
Equipment and furnishings		150,559			149,959
Construction in progress		408,860			376,249

		9,532,743			9,012,706
Less accumulated depreciation		(1,600,180	)		(1,533,160	)

	$	7,932,563		$	7,479,546

	March 31, 2013			December 31, 2012

Government debt securities, at par value	$	23,670		$	23,769
Less discount		(58	)		(102	)

		23,612			23,667
Unrealized gain		416			685

Fair value (Level 1 measurement)	$	24,028		$	24,352

	March 31, 2013			December 31, 2012

Above-Market Leases
Original allocated value	$	129,256		$	118,033
Less accumulated amortization		(41,930	)		(46,361	)

	$	87,326		$	71,672

Below-Market Leases(1)
Original allocated value	$	195,814		$	164,489
Less accumulated amortization		(74,083	)		(77,131	)

	$	121,731		$	87,358

Property Pledged as Collateral	March 31, 2013			December 31, 2012

Arrowhead Towne Center	$	16,948		$	17,716
Deptford Mall		(18	)		(19	)
Fashion Outlets of Niagara Falls USA		7,038			7,270
FlatIron Crossing		3,806			5,232
Great Northern Mall		(21	)		(28	)
Valley Mall		(285	)		(307	)

	$	27,468		$	29,864


Property	$	66,033
Deferred charges		7,450
Other assets		2,143

Total assets acquired		75,626

Other accrued liabilities		4,701

Total liabilities assumed		4,701

Fair value of acquired net assets	$	70,925


Property	$	443,391
Deferred charges		25,251
Cash and cash equivalents		3,856
Other assets		2,101

Total assets acquired		474,599

Mortgage note payable		175,720
Accounts payable		366
Other accrued liabilities		11,071

Total liabilities assumed		187,157

Fair value of acquired net assets (at 100% ownership)	$	287,442


Fair value of existing ownership interest (at 25% ownership)	$	91,542
Carrying value of investment		(33,382	)
Prior gain deferral recognized		26,067

Gain on remeasurement	$	84,227


Purchase price	$	310,397
Less debt assumed		(114,497	)
Carrying value of investment		33,382
Remeasurement gain		84,227
Less prior gain deferral		(26,067	)

Fair value of acquired net assets (at 100% ownership)	$	287,442


Fair value of existing ownership interest (at 66.7% ownership)	$	139,326
Carrying value of investment		(23,597	)

Gain on remeasurement	$	115,729


Purchase price	$	144,400
Less debt assumed		(75,375	)
Carrying value of investment		23,597
Remeasurement gain		115,729

Fair value of acquired net assets (at 100% ownership)	$	208,351


Property	$	714,589
Deferred charges		37,371
Other assets		29,282

Total assets acquired		781,242

Other accrued liabilities		25,242

Total liabilities assumed		25,242

Fair value of acquired net assets	$	756,000

	LTIP Units					Stock Awards					Phantom Stock					Stock Units

	Units			Value(1)		Shares			Value(1)		Units			Value(1)		Units			Value(1)
Balance at January 1, 2013		200,000		$	38.63		20,924		$	49.36		—		$	—		114,677		$	52.19
Granted		332,189			49.67		8,963			61.84		25,441			58.47		67,920			62.01
Vested		(200,000	)		38.63		(10,720	)		46.63		(4,021	)		60.15		(45,279	)		51.29
Forfeited		—			—		—			—		—			—		—			—

Balance at March 31, 2013		332,189		$	49.67		19,167		$	56.72		21,420		$	58.16		137,318		$	57.24

	Payment Due by Period

Contractual Obligations	Total		Less than 1 year		1 - 3 years		3 - 5 years		More than five years
Long-term debt obligations (includes expected interest payments)	$	5,935,090	$	557,092	$	1,175,852	$	1,686,537	$	2,515,609
Operating lease obligations(1)		370,152		15,471		27,419		25,578		301,684
Purchase obligations(1)		28,042		28,042		—		—		—
Other long-term liabilities		293,601		251,761		2,982		3,299		35,559

	$	6,626,885	$	852,366	$	1,206,253	$	1,715,414	$	2,852,852


Property	$	477,673
Deferred charges		45,130
Other assets		19,125

Total assets acquired		541,928

Other accrued liabilities		41,928

Total liabilities assumed		41,928

Fair value of acquired net assets	$	500,000

	Total revenue		Income from continuing operations

Supplemental pro forma information for the period ended March 31, 2013(1)	$	267,106	$	22,787
Supplemental pro forma information for the period ended March 31, 2012(1)	$	263,038	$	47,174

	For the Three Months Ended March 31,

	2013		2012
Management Fees	$	5,493	$	6,082
Development and Leasing Fees		1,695		3,224

	$	7,188	$	9,306

	For the Three Months Ended March 31,

	2013		2012
LTIP Units	$	2,957	$	1,547
Stock awards		110		96
Stock units		1,824		2,220
Stock options		4		—
Phantom stock units		242		254

	$	5,137	$	4,117

	For the Three Months Ended March 31,

	2013			2012
Current	$	(281	)	$	—
Deferred		524			(1,850	)

Income tax benefit (provision)	$	243		$	(1,850	)


Buildings and improvements		5 - 40 years
Tenant improvements		5 - 7 years
Equipment and furnishings		5 - 7 years


Deferred lease costs		1 - 15 years
Deferred financing costs		1 - 15 years


		THE MACERICH COMPANY
		By:		/s/ THOMAS E. O'HERN Thomas E. O'Hern Senior Executive Vice President and Chief Financial Officer (Principal Financial Officer)