Business Wire | Aug 10, 2020 05:00PM EDT

Taubman Centers, Inc. Issues Second Quarter Results

Aug. 10, 2020

BLOOMFIELD HILLS, Mich.--(BUSINESS WIRE)--Aug. 10, 2020--Taubman Centers, Inc. (NYSE: TCO) today reported financial results for the second quarter of 2020.

June 30, June 30, June 30, June 30, 2020 2019 2020 2019 Three Three Six Months Six Months Months Months Ended Ended Ended Ended

Net income (loss) attributable ($34,069)^ ($14,197)^to common shareowners, diluted (1) $6,266 (1) $21,384(in thousands)

Net income (loss) attributable ($0.23)^to common shareowners (EPS) per ($0.55)^(1) $0.10 (1) $0.35diluted common share

Funds from Operations (FFO) per $0.29 $0.78 $1.08 $1.71diluted common share

Growth rate (62.8)% (36.8)%

Adjusted FFO (AFFO) per diluted $0.41^(2) $0.94^(3) $1.29^(2) $1.88^(3)common share

Growth rate (56.4)% (31.4)%

(1) Net income (loss) and EPS for the three and six-month periods ended June30, 2020 were lower primarily due to disruption associated with the COVID-19pandemic, including significant uncollectible tenant revenues. In addition,depreciation expense was higher due to the accelerated amortization of anallowance in connection with the upcoming closing of an anchor store. EPS forthe six-month period ended June 30, 2020 included gains totaling approximately$0.28 per diluted common share related to the sale of 50 percent of ourinterest in CityOn.Xi'an.

(2) AFFO for the three and six-month periods ended June 30, 2020 excludescosts related to the Simon Property Group, Inc. transaction and thefluctuation in the fair value of equity securities. AFFO for the six-monthperiod ended June 30, 2020 also excludes restructuring charges, deferredincome tax expense incurred related to the sale of CityOn.Xi'an, an adjustmentof the promote fee (net of tax) related to Starfield Hanam recorded last yearand costs associated with the Taubman Asia President transition.

(3) AFFO for the three and six-month periods ended June 30, 2019 excludesrestructuring charges, costs incurred related to the Blackstone transactionsand costs associated with shareholder activism. AFFO for the six-month periodended June 30, 2019 also excludes the fluctuation in the fair value of equitysecurities.

For the quarter ended June 30, 2020, AFFO per diluted share was $0.41. Disruption related to the COVID-19 pandemic, including widespread center closures for most of the quarter, significantly impacted results.

The company recognized uncollectible tenant revenues of $32.6 million at our beneficial interest, or $0.37 per diluted share of AFFO, in the second quarter, primarily due to elevated tenant bankruptcies and nonpayments during the center closures. These closures negatively impacted sales-based rent and lease cancellation income and resulted in the write-off of straight-line receivables. Together these items reduced AFFO by an additional $0.13 per diluted share. The company's second quarter 2019 AFFO also included $0.05 per diluted share of insurance proceeds related to the business interruption claim at The Mall of San Juan (San Juan, Puerto Rico).

In aggregate, the above items account for a $0.55 year-over-year variance in second quarter AFFO.

"As we've reopened centers, rent collections have steadily improved. We're optimistic this trend will continue as tenants focus their operations on the best retail assets in each market," said Robert S. Taubman, chairman, president and chief executive officer of Taubman Centers.

Operating Statistics

Comparable center NOI (comp center NOI) at our beneficial interest, excluding lease cancellation income, was down 25.3 percent in the quarter and down 13.3 percent year-to-date, using constant currency exchange rates. Higher year-over-year uncollectible rental revenues impacted comp center NOI by about 20 percent in the quarter and about 10 percent for the year.

In light of the U.S. center closures, mall tenant sales per square foot, normally a key metric, is not meaningful in the quarter. Trailing 12-month U.S. sales per square foot were $866. In Asia, sales per square foot were up 4.3 percent in the second quarter and were flat year-to-date.

Average rent per square foot for the quarter in U.S. comparable centers was $60.35, down 5.9 percent. Year-to-date average rent per square foot in U.S. comparable centers was $61.14, down 4 percent. Lower sales-based rent, a result of center closures and the overall effects of the pandemic, as well as lower year-over-year rents from Forever 21, collectively impacted average rent per square foot by 4.7 percent in the second quarter and 3.8 percent year-to-date.

Ending occupancy in U.S. comparable centers was 91.5 percent on June 30, 2020, down 0.3 percent compared from June 30, 2019.

Leased space in U.S. comparable centers was 93.8 percent on June 30, 2020, down 1.1 percent from June 30, 2019.

Financing Activity

In late March, the company borrowed $350 million on its $1.1 billion primary revolving line of credit, as a precautionary measure to increase liquidity and financial flexibility due to the uncertainty caused by the COVID-19 pandemic. In late June, the company repaid $100 million, which reduced the outstanding balance on the line of credit to $870 million as of June 30, 2020.

As of June 30, 2020, the company had a consolidated cash balance of $241 million and $119 million available on its lines of credit.

In early August, the company amended its primary $1.1 billion revolving line of credit and unsecured term loan agreements. To ensure appropriate financial flexibility through the pandemic, the amended loan agreement waives compliance with quarterly financial covenants beginning in the third quarter of 2020 through the second quarter of 2021 and replaces them with a minimum liquidity requirement. The company was in full compliance with respect to all covenants as of the second quarter.

Other key features of the amended agreements during the waiver period include:

* Flexibility to complete planned capital spending, including tenant allowances; * Continued ability to distribute taxable income in accordance with our partnership agreement and REIT qualification requirements; * Ability to continue dividend payments on Series J Cumulative Preferred Shares (NYSE: TCO PR J) and Series K Cumulative Preferred Shares (NYSE: TCO PR K);

"We're pleased to have completed this amendment, which provides financial flexibility while our portfolio continues to rebound from the pandemic," said Simon J. Leopold, executive vice president and chief financial officer. "We greatly appreciate the strong support we have received from our banking partners over the years and particularly during this unprecedented time."

In August, the company extended the maturity date on the $150 million loan for The Mall at Green Hills (Nashville, Tenn.) for one year to December 1, 2021. On December 1, 2020, the loan will bear interest at a variable rate equal to the greater of LIBOR plus 2.75% or 3.25%.

The construction facilities at Starfield Hanam (Hanam, South Korea) mature in November 2020. The company expects to complete the refinancing at a lower interest rate in the third quarter of 2020. This financing is expected to provide excess proceeds of approximately $35 million at our beneficial interest and combined with the release of additional reserves will allow us to repatriate $58 million at our beneficial interest in the third quarter.

These activities address all the company's debt maturities occurring in 2020.

Starfield Anseong

On September 25th, Starfield Anseong (Gyeonggi Province, South Korea) will celebrate its grand opening, marking Taubman Asia's fourth investment and second joint venture with Shinsegae Group. This new one million square foot shopping mall will be the first modern shopping, dining and entertainment destination to serve Anseong, a high-growth city in Greater Seoul.

Starfield Anseong will feature about 280 tenants, including prominent international brands like Zara, Nike, Uniqlo, H&M, Vans, COS, Guess, Adidas, BMW and many others. The center will be anchored by E-Mart Traders, ElectroMart, Toy Kingdom and Hanssem, as well as several successful entertainment concepts, including Aquafield, Sports Monster and Megabox, an upscale cinema.

The center is opening ahead of schedule and in advance of Chuseok, an important shopping period in South Korea. We expect to be over 90 percent occupied and nearly 100 percent leased at opening.

"In our second partnership with Shinsegae we have successfully created an impressive, modern retail and entertainment experience that will serve Anseong's rapidly growing population," said Paul Wright, president, Taubman Asia. "We're delighted with the collection of brands we've assembled and the very high-quality nature of the project we're delivering to this community. It will be a unique experience for our customers to enjoy."

COVID-19 Update

Most of Taubman's U.S. operating properties closed on March 19th, in response to the COVID-19 pandemic, and have reopened gradually using enhanced safety protocols designed to ensure the health and safety of both our tenants and the communities we serve. Traffic, tenant sales and rent collections have improved each month as mandates were eased or lifted and in-store shopping has resumed. All centers are fully operating, with the exception of Beverly Center (Los Angeles, Calif.) and Sunvalley Shopping Center (Concord, Calif.), where retail offerings are limited to "curbside pickup" and tenants with exterior access. After an initial reopening, both centers were mandated to close. Excluding those two centers, 90 percent of our U.S. stores have reopened.

The company's three Asia shopping centers - CityOn.Xi'an (Xi'an, China), CityOn.Zhengzhou (Zhengzhou, Henan, China) and Starfield Hanam (Hanam, South Korea) - have rebounded quickly after experiencing varying levels of disruption. CityOn.Xi'an was closed for about a month and reopened on February 29. CityOn.Zhengzhou was closed for 10 days and reopened on February 27. Starfield Hanam never closed. About 90 percent of tenants had reopened by the end of April. Today nearly all tenants are open following approval for cinemas to reopen in China on July 20th. Total mall tenant sales for the portfolio have recovered, as May and June sales volumes were near 2019 levels.

The company has taken several actions to enhance liquidity due to the disruption caused by the COVID-19 pandemic. U.S. planned capital expenditures for the year have been lowered by $100 million to $110 million, at our beneficial interest, which represents an approximately 50 percent reduction from the original budgeted amount. In Asia, the only material capital spending is related to the completion of Starfield Anseong, which is being funded by a construction loan.

Operating expenses for the year are expected to be reduced by about $10 million, at our beneficial interest. In addition, the company did not declare a second quarter dividend on its common stock, preserving approximately $60 million of additional cash.

These cash preservation initiatives, together with the cash on hand, borrowing capacity under our lines of credit, and proceeds from the Starfield Hanam refinancing are expected to provide sufficient liquidity for the company's near-term operations.

Investor Conference Call

Due to the pending transaction with Simon Property Group, which is currently the subject of litigation, the company will not host a conference call to review the second quarter 2020 financial results.

About Taubman

Taubman Centers is an S&P MidCap 400 Real Estate Investment Trust engaged in the ownership, management and/or leasing of 26 regional, super-regional and outlet shopping centers in the U.S. and Asia. Taubman's U.S.-owned properties are the most productive in the publicly held U.S. regional mall industry. Founded in 1950, Taubman is headquartered in Bloomfield Hills, Mich. Taubman Asia, founded in 2005, is headquartered in Hong Kong. www.taubman.com.

For ease of use, references in this press release to "Taubman Centers,", "we", "us", "our", "company," "Taubman" or an operating platform mean Taubman Centers, Inc. and/or one or more of a number of separate, affiliated entities. Business is actually conducted by an affiliated entity rather than Taubman Centers, Inc. itself or the named operating platform.

This press release contains certain "forward-looking" statements as that term is defined by Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. Statements that are predictive in nature, that depend on or relate to future events or conditions, or that include words such as "believes", "anticipates", "expects", "may", "will", "would," "should", "estimates", "could", "intends", "plans" or other similar expressions are forward-looking statements.

Forward-looking statements involve significant known and unknown risks and uncertainties that may cause actual results in future periods to differ materially from those projected or contemplated in the forward-looking statements as a result of, but not limited to, the following factors: the COVID-19 pandemic and related challenges, risks and uncertainties which have had, and may continue to have, direct and indirect adverse impacts on the general economy, retail environment, tenants, customers, and employees, as well as center and tenant operations (including the ability to remain open) and operating procedures, occupancy, anchor and mall tenant sales, sales-based rent, rent collection, leasing and negotiated rents, center development and redevelopment activities and the fair value of assets (increasing the likelihood of future impairment charges); future economic performance, including stabilization and recovery from the impact of the COVID-19 pandemic; savings due to cost-cutting measures; payments of dividends and the sufficiency of cash to meet operational needs; changes in market rental rates; unscheduled closings or bankruptcies of tenants; relationships with anchor tenants; trends in the retail industry; challenges with department stores; changes in consumer shopping behavior, including accelerated trends resulting from the COVID-19 pandemic; the liquidity of real estate investments; Taubman's ability to comply with debt covenants; the availability and terms of financings; changes in market rates of interest and foreign exchange rates for foreign currencies; changes in value of investments in foreign entities; the ability to hedge interest rate and currency risk; risks related to acquiring, developing, expanding, leasing and managing properties; competitors gaining economies of scale through M&A and consolidation activity; changes in value of investments in foreign entities; risks related to joint venture properties; insurance costs and coverage; security breaches that could impact Taubman's information technology, infrastructure or personal data; costs associated with response to technology breaches; the loss of key management personnel; shareholder activism costs and related diversion of management time; terrorist activities; maintaining Taubman's status as a real estate investment trust; changes in the laws of states, localities, and foreign jurisdictions that may increase taxes on the company's operations; changes in global, national, regional and/or local economic and geopolitical climates; the outcome of any litigation between Taubman and Simon Property Group, Inc. ("Simon") related to the proposed transactions between Taubman and Simon, including the litigation in the State of Michigan Circuit Court for the Sixth Judicial Circuit (Oakland County); the outcome of any shareholder litigation related to the proposed transactions, and insurance coverage for liabilities of Taubman or its directors, if any, thereunder; the inability to complete the proposed transactions due to the failure to satisfy any conditions to completion of the proposed transactions? the risk that a condition to closing of the transaction may not be satisfied; Simon's and Taubman's ability to consummate the transaction; the possibility that the anticipated benefits from the transaction will not be fully realized; the ability of Taubman to retain key personnel and maintain relationships with business partners pending the consummation of the transaction; and the impact of legislative, regulatory and competitive changes and other risk factors relating to the industry in which Taubman operates, as detailed from time to time in Taubman's reports filed with the SEC. There can be no assurance that the transaction will in fact be consummated.

Additional information about these factors and about the material factors or assumptions underlying such forward-looking statements may be found under Item 1.A in Taubman's Annual Report on Form 10-K for the fiscal year ended December 31, 2019, as amended, and subsequent reports filed with the Securities and Exchange Commission. Taubman cautions that the foregoing list of important factors that may affect future results is not exhaustive. When relying on forward-looking statements to make decisions with respect to the proposed transaction, shareholders and others should carefully consider the foregoing factors and other uncertainties and potential events. All subsequent written and oral forward-looking statements concerning the proposed transaction or other matters attributable to Taubman or any other person acting on their behalf are expressly qualified in their entirety by the cautionary statements referenced above. The forward-looking statements contained herein speak only as of the date of this communication or the date otherwise specified herein. Taubman does not undertake any obligation to update or revise any forward-looking statements for any reason, even if new information becomes available or other events occur in the future, except as may be required by law.

TAUBMAN CENTERS, INC.Table 1 - Summary of Results

For the PeriodsEnded June 30, 2020 and 2019

(in thousands ofdollars, except as Three Months Ended Year to Dateindicated)

2020 2019 2020 2019

Net income (loss) (41,795 ) 16,877 (5,311 ) 46,615

Noncontrolling shareof income of (300 ) (832 ) (1,323 ) (2,261 )consolidated jointventures

Noncontrolling shareof (income) loss of 13,811 (3,408 ) 4,601 (10,209 )TRG

Distributions toparticipating (593 ) (595 ) (1,220 )securities of TRG

Preferred stock (5,785 ) (5,785 ) (11,569 ) (11,569 )dividends

Net income (loss)attributable toTaubman Centers, (34,069 ) 6,259 (14,197 ) 21,356 Inc. commonshareowners

Net income (loss)per common share - (0.55 ) 0.10 (0.23 ) 0.35 basic

Net income (loss)per common share - (0.55 ) 0.10 (0.23 ) 0.35 diluted

Funds fromOperationsattributable topartnership 25,963 68,790 95,921 150,083 unitholders andparticipatingsecurities of TRG(1)

Funds fromOperationsattributable to 18,213 48,018 67,090 105,797 TCO's commonshareowners (1)

Funds fromOperations per 0.30 0.78 1.09 1.73 common share - basic(1)

Funds fromOperations per 0.29 0.78 1.08 1.71 common share -diluted (1)

Adjusted Funds fromOperationsattributable topartnership 36,558 82,940 114,902 165,512 unitholders andparticipatingsecurities of TRG(1)

Adjusted Funds fromOperationsattributable to 25,653 57,896 80,389 116,584 TCO's commonshareowners (1)

Adjusted Funds fromOperations per 0.42 0.95 1.31 1.91 common share - basic(1)

Adjusted Funds fromOperations per 0.41 0.94 1.29 1.88 common share -diluted (1)

Weighted averagenumber of common 61,590,226 61,171,614 61,419,931 61,147,947 shares outstanding -basic

Weighted averagenumber of common 61,590,226 61,339,925 61,419,931 61,354,428 shares outstanding -diluted

Common sharesoutstanding at end 61,615,362 61,208,580 of period

Weighted averageunits - Operating 87,707,362 87,633,194 87,687,555 86,820,900 Partnership - basic

Weighted averageunits - Operating 88,783,724 88,672,767 88,773,594 87,898,643 Partnership -diluted

Units outstanding atend of period - 87,712,025 87,639,296 OperatingPartnership

Ownership percentageof the Operating 70.2 % 69.8 % 70.0 % 70.4 %Partnership at endof period

Number of ownedshopping centers at 24 24 end of period

Operating Statistics:

NOI at 100% - ) ) )comparable centers - (24.0 % 2.4 % (13.2 % (0.7 %growth % (1)(2)

NOI at 100% -comparable centersincluding lease ) )cancellation income (23.4 % (12.6 % at constantcurrency - growth %(1)

NOI at 100% -comparable centers ) )excluding lease (24.7 % 0.3 % (13.8 % 1.3 %cancellation income- growth % (1)(2)

NOI at 100% -comparable centersexcluding lease ) )cancellation income (24.1 % 1.4 % (13.2 % 2.2 %at constantcurrency - growth %(1)(2)

Beneficial interestin NOI - comparablecenters including (24.8 ) (12.7 ) lease cancellation % %income - growth %(1)

Beneficial interestin NOI - comparablecenters including ) )lease cancellation (24.6 % (12.5 % incomeat constant currency- growth % (1)

Beneficial interestin NOI - comparablecenters excluding (25.5 ) (13.4 ) lease cancellation % %income - growth %(1)

Beneficial interestin NOI - comparablecenters excluding ) )lease cancellation (25.3 % (13.3 % incomeat constant currency- growth % (1)

Beneficial interestin NOI - totalportfolio excluding (30.8 ) 4.6 % (17.2 ) 5.1 %lease cancellation % %income - growth %(1)(2)

Average rent persquare foot - U.S. 69.77 71.75 70.03 71.31 ConsolidatedBusinesses (3)

Average rent persquare foot - U.S. 50.75 56.41 52.08 55.97 UJVs (3)

Average rent persquare foot - 60.35 64.13 61.14 63.67 Combined U.S.centers (3)

Average rent persquare foot growth % (5.9 ) (4.0 ) - U.S. comparable % %centers (3)

Ending occupancy - 89.8 % 91.0 % all U.S. centers

Ending occupancy -U.S. comparable 91.5 % 91.8 % centers (3)

Leased space - all 91.9 % 94.0 % U.S. centers

Leased space - U.S.comparable centers 93.8 % 94.9 % (3)

Mall tenant sales - 415,944 1,574,512 1,751,227 3,205,891 all U.S. centers (4)

Mall tenant sales -U.S. comparable 357,246 1,374,140 1,530,574 2,887,608 centers (3)(4)

12-Months Trailing

Operating 2020 2019Statistics:

Mall tenant sales - 5,460,510 6,519,819 all U.S. centers (4)

Mall tenant sales -U.S. comparable 4,773,841 5,914,845 centers (3)(4)

Sales per squarefoot - U.S. 866 956 comparable centers(3)(4)

All U.S. centers (4):

Mall tenantoccupancy costs as apercentage of tenant 17.2 % 13.5 %sales - U.S.ConsolidatedBusinesses

Mall tenantoccupancy costs as a 14.0 % 11.9 %percentage of tenantsales - U.S. UJVs

Mall tenantoccupancy costs as apercentage of tenant 15.7 % 12.7 %sales - CombinedU.S. centers

U.S. comparable centers (3)(4):

Mall tenantoccupancy costs as apercentage of tenant 16.7 % 13.1 %sales - U.S.ConsolidatedBusinesses

Mall tenantoccupancy costs as a 13.9 % 11.8 %percentage of tenantsales - U.S. UJVs

Mall tenantoccupancy costs as apercentage of tenant 15.4 % 12.5 %sales - CombinedU.S. centers

(1) See 'Use of Non-GAAP Financial Measures' for the definition and use of EBITDA, NOI, and FFO.

Statistics exclude non-comparable centers as defined in the respective(2) periods and have not been subsequently restated for changes in the pools of comparable centers.

Statistics exclude non-comparable centers for all periods presented. The(3) June 30, 2019 statistics have been restated to include comparable centers to 2020.

(4) Based on reports of sales furnished by mall tenants. Sales per square foot exclude spaces greater than or equal to 10,000 square feet.

TAUBMAN CENTERS, INC.Table 2 -Income Statement

For the ThreeMonths Ended June 30, 2020and 2019

(in thousands of dollars)

2020 2019

CONSOLIDATED UNCONSOLIDATED CONSOLIDATED UNCONSOLIDATED

BUSINESSES JOINT VENTURES BUSINESSES JOINT VENTURES (1) (1)

REVENUES:

Rental revenues 112,218 110,596 147,006 142,097

Overage rents 749 3,120 1,713 5,164

Management,leasing, and 824 892 developmentservices

Other 4,744 6,234 11,993 6,660

Total revenues 118,535 119,950 161,604 153,921



EXPENSES:

Maintenance,taxes, 34,511 44,133 39,182 46,179 utilities, andpromotion

Other operating 12,792 5,800 21,232 6,853

Management,leasing, and 659 491 developmentservices

General and 7,523 8,554 administrative

Restructuring 84 charges

Simon PropertyGroup, Inc. 9,060 transactioncosts

Costsassociated with 12,000 shareholderactivism

Interest 33,353 34,517 38,010 35,685 expense

Depreciationand 61,838 33,601 44,259 35,622 amortization

Total expenses 159,736 118,051 163,812 124,339



Nonoperatingincome (910 ) 487 6,627 923 (expense)

(42,111 ) 2,386 4,419 30,505

Income taxbenefit 248 (1,289 ) (2,364 ) (2,461 )(expense)

Equity inincome (loss) (712 ) 14,822 of UJVs

Gains onpartialdispositions ofownership 363 interests inUJVs, net oftax

Gains onremeasurementsof ownership 417 interests inUJVs



Net income (41,795 ) 1,097 16,877 28,044 (loss)

Net income/lossattributable to noncontrollinginterests:

Noncontrollingshare of income (300 ) (832 ) of consolidatedjoint ventures

Noncontrollingshare of 13,811 (3,408 ) (income) lossof TRG

Distributionstoparticipating (593 ) securities ofTRG

Preferred stock (5,785 ) (5,785 ) dividends

Net income(loss)attributable toTaubman (34,069 ) 6,259 Centers, Inc.commonshareholders



SUPPLEMENTAL INFORMATION:

EBITDA - 100% 53,860 70,504 86,688 101,812

EBITDA -outside (4,931 ) (39,531 ) (6,113 ) (49,119 )partners' share

Beneficialinterest in 48,929 30,973 80,575 52,693 EBITDA

Gain oninsurancerecoveries - (1,418 ) The Mall of SanJuan

Gains onpartialdispositions of (363 ) ownershipinterests inUJVs

Gains onremeasurementsof ownership (417 ) interests inUJVs

Beneficialinterest (30,605 ) (15,945 ) (34,981 ) (18,005 )expense

Beneficialincome taxbenefit 248 (104 ) (2,225 ) (912 )(expense) - TRGand TCO

Beneficialincome tax 19 expense - TCO

Non-real estate (987 ) (1,152 ) depreciation

Preferreddividends and (5,785 ) (5,785 ) distributions

Funds fromOperationsattributable topartnership 11,039 14,924 35,014 33,776 unitholders andparticipatingsecurities ofTRG



STRAIGHTLINE ANDPURCHASE ACCOUNTINGADJUSTMENTS:

Netstraight-lineadjustments torental (3,668 ) (441 ) 917 437 revenues,recoveries, andground rentexpense at TRG%

Country ClubPlaza purchaseaccounting 32 84 adjustments -rental revenuesat TRG%

The Mall atGreen Hillspurchase 8 13 accountingadjustments -rental revenues

The GardensMall purchaseaccounting (355 ) (177 )adjustments -rental revenuesat TRG%

The GardensMall purchaseaccounting (528 ) (528 )adjustments -interestexpense at TRG%

With the exception of the Supplemental Information, amounts include 100%(1) of the UJVs. Amounts are net of intercompany transactions. The UJVs are presented at 100% in order to allow for measurement of their performance as a whole, without regard to our ownership interest.

TAUBMAN CENTERS, INC.Table 3 -Income Statement

For the SixMonths Ended June 30, 2020and 2019

(in thousands of dollars)

2020 2019

CONSOLIDATED UNCONSOLIDATED CONSOLIDATED UNCONSOLIDATED

BUSINESSES JOINT VENTURES BUSINESSES JOINT VENTURES (1) (1)

REVENUES:

Rental revenues 254,876 245,538 291,295 271,653

Overage rents 4,966 8,746 4,854 11,543

Management,leasing, and 1,390 2,108 developmentservices

Other 16,762 13,363 23,555 13,366

Total revenues 277,994 267,647 321,812 296,562



EXPENSES:

Maintenance,taxes, 73,262 88,966 77,720 87,139 utilities, andpromotion

Other operating 30,934 13,301 40,457 12,374

Management,leasing, and 1,152 1,022 developmentservices

General and 15,539 17,130 administrative

Restructuring 362 709 charges

Simon PropertyGroup, Inc. 15,445 transactioncosts

Costsassociated with 16,000 shareholderactivism

Interest 68,202 69,174 74,895 68,183 expense

Depreciationand 113,534 67,863 89,215 69,312 amortization

Total expenses 318,430 239,304 317,148 237,008



Nonoperatingincome (362 ) 824 15,360 1,324 (expense)

(40,798 ) 29,167 20,024 60,878

Income tax (508 ) (3,228 ) (2,903 ) (4,369 )expense

Equity in 10,572 29,494 income of UJVs

Gains onpartialdispositions ofownership 11,277 interests inUJVs, net oftax

Gains onremeasurementsof ownership 14,146 interests inUJVs



Net income (5,311 ) 25,939 46,615 56,509 (loss)

Net income/lossattributable to noncontrollinginterests:

Noncontrollingshare of income (1,323 ) (2,261 ) of consolidatedjoint ventures

Noncontrollingshare of 4,601 (10,209 ) (income) lossof TRG

Distributionstoparticipating (595 ) (1,220 ) securities ofTRG

Preferred stock (11,569 ) (11,569 ) dividends

Net income(loss)attributable toTaubman (14,197 ) 21,356 Centers, Inc.commonshareholders



SUPPLEMENTAL INFORMATION:

EBITDA - 100% 167,843 166,204 184,134 198,373

EBITDA -outside (10,722 ) (90,810 ) (12,852 ) (96,263 )partners' share

Beneficialinterest in 157,121 75,394 171,282 102,110 EBITDA

Gain oninsurancerecoveries - (1,418 ) The Mall of SanJuan

Gains onpartialdispositions of (12,759 ) ownershipinterests inUJVs

Gains onremeasurementsof ownership (14,146 ) interests inUJVs

Beneficialinterest (62,658 ) (32,360 ) (68,841 ) (34,781 )expense

Beneficialincome tax (508 ) (429 ) (2,714 ) (1,689 )expense - TRGand TCO

Beneficialincome tax 19 expense - TCO

Non-real estate (2,184 ) (2,297 ) depreciation

Preferreddividends and (11,569 ) (11,569 ) distributions

Funds fromOperationsattributable topartnership 53,316 42,605 84,443 65,640 unitholders andparticipatingsecurities ofTRG



STRAIGHTLINE ANDPURCHASE ACCOUNTINGADJUSTMENTS:

Netstraight-lineadjustments torental (2,928 ) (554 ) 2,715 603 revenues,recoveries, andground rentexpense at TRG%

Country ClubPlaza purchaseaccounting 111 196 adjustments -rental revenuesat TRG%

The Mall atGreen Hillspurchase 19 48 accountingadjustments -rental revenues

The GardensMall purchaseaccounting (641 ) (177 )adjustments -rental revenuesat TRG%

The GardensMall purchaseaccounting (1,056 ) (528 )adjustments -interestexpense at TRG%

With the exception of the Supplemental Information, amounts include 100%(1) of the UJVs. Amounts are net of intercompany transactions. The UJVs are presented at 100% in order to allow for measurement of their performance as a whole, without regard to our ownership interest.

TAUBMAN CENTERS, INC.Use of Non-GAAP Financial Measures

In this press release, the terms "we", "us", and "our" refer to Taubman Centers, Inc. (TCO), The Taubman Realty Group Limited Partnership (TRG), and/or TRG's subsidiaries as the context may require.

We use certain non-GAAP operating measures, including EBITDA, beneficial interest in EBITDA, Net Operating Income (NOI), beneficial interest in NOI, and Funds from Operations (FFO). These measures are reconciled to the most comparable GAAP measures. Additional information as to the use of these measures are as follows.

EBITDA represents earnings (loss) before interest, income taxes, and depreciation and amortization of our consolidated and unconsolidated businesses. Beneficial interest in EBITDA represents our share of the earnings (loss) before interest, income taxes, and depreciation and amortization of our consolidated and unconsolidated businesses. We believe EBITDA and beneficial interest in EBITDA provide useful indicators of operating performance, as it is customary in the real estate and shopping center business to evaluate the performance of properties on a basis unaffected by capital structure.

We use NOI as an alternative measure to evaluate the operating performance of centers, both on individual and stabilized portfolio bases, and in formulating corporate goals and compensation. We define NOI as property-level operating revenues (includes rental income excluding straight-line adjustments of minimum rent) less maintenance, property taxes, utilities, promotion, ground rent (including straight-line adjustments), and other property operating expenses. Beneficial interest in NOI represents our share of NOI (as previously defined) of our consolidated and unconsolidated businesses. Since NOI excludes general and administrative expenses, pre-development charges, interest income and expense, depreciation and amortization, impairment charges, restructuring charges, and gains from peripheral land and property dispositions, it provides a performance measure that, when compared period over period, reflects the revenues and expenses most directly associated with owning and operating rental properties, as well as the impact on their operations from trends in tenant sales, occupancy and rental rates, and operating costs. We also use NOI excluding lease cancellation income as an alternative measure because this income may vary significantly from period to period, which can affect comparability and trend analysis. We generally provide separate projections for expected comparable center NOI growth and lease cancellation income. Comparable centers are generally defined as centers that were owned and open for the entire current and preceding period presented, excluding centers impacted by significant redevelopment activity. In addition, The Mall of San Juan has been excluded from comparable center statistics as a result of Hurricane Maria given that the center's performance has been and is expected to continue to be materially impacted for the foreseeable future. Stamford Town Center has also been excluded from comparable center statistics as the center is currently being marketed for sale. We also use NOI excluding lease cancellation income using constant currency exchange rates as an alternative measure because exchange rates may vary significantly from period to period, which can affect comparability and trend analysis.

The National Association of Real Estate Investment Trusts (NAREIT) defines FFO as net income (loss) (calculated in accordance with Generally Accepted Accounting Principles (GAAP)), excluding depreciation and amortization related to real estate, gains and losses from the sale of certain real estate assets, gains and losses from change in control, and impairment write-downs of certain real estate assets and investments in entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity. We believe that FFO is a useful supplemental measure of operating performance for REITs. Historical cost accounting for real estate assets implicitly assumes that the value of real estate assets diminishes predictably over time. Since real estate values instead have historically risen or fallen with market conditions, we and most industry investors and analysts have considered presentations of operating results that exclude historical cost depreciation to be useful in evaluating the operating performance of REITs. We primarily use FFO in measuring performance and in formulating corporate goals and compensation.

We may also present adjusted versions of NOI, beneficial interest in EBITDA, and FFO when used by management to evaluate operating performance when certain significant items have impacted results that affect comparability with prior or future periods due to the nature or amounts of these items. We believe the disclosure of the adjusted items is similarly useful to investors and others to understand management's view on comparability of such measures between periods. The following table summarizes adjustments to FFO and EBITDA for the three and six months ended June 30, 2020 and 2019:

FFO EBITDA

Three Year to Three Year to Months Date Months Date Ended Ended

2020 2019 2020 2019 2020 2019 2020 2019

Simon Property Group, ? ? ? ? Inc. transaction costs

Costs associated with ? ? ? ?shareholder activism

Restructuring charges ? ? ? ? ? ?

Costs related to ? ? ? ? ?Blackstone transactions

Taubman Asia President ? ? transition costs

Promote fee adjustment - ? ? Starfield Hanam

Fluctuation in fairvalue of equity ? ? ? ? ? ?securities

Gains on partialdispositions of ? ? ownership interests inUJVs

Gains on remeasurementsof ownership interests ? ? in UJVs

Gain on insurancerecoveries - The Mall of ? ?San Juan

These non-GAAP measures as presented by us are not necessarily comparable to similarly titled measures used by other REITs due to the fact that not all REITs use the same definitions. These measures should not be considered alternatives to net income (loss) or as an indicator of our operating performance. Additionally, these measures do not represent cash flows from operating, investing, or financing activities as defined by GAAP.

We also provide our beneficial interest in certain financial information of our UJVs. This beneficial information is derived as our ownership interest in the investee multiplied by the specific financial statement item being presented. Investors are cautioned that deriving our beneficial interest in this manner may not accurately depict the legal and economic implications of holding a noncontrolling interest in the investee.

TAUBMAN CENTERS, INC.

Table 4 - Reconciliation of Net Income (Loss) Attributable to Taubman Centers,Inc. Common Shareholders to Funds From Operations and Adjusted Funds FromOperations

For the ThreeMonths Ended June 30, 2020and 2019

(in thousandsof dollarsexcept asnoted; may not add orrecalculatedue torounding)

2020 2019

Shares Per Shares Per Share Share

Dollars /Units /Unit Dollars /Units /Unit

Net income(loss)attributable (34,069 ) 61,590,226 (0.55 ) 6,259 61,171,614 0.10 to TCO commonshareholders -basic

Add impact ofshare-based 7 168,311 compensation

Net income(loss)attributable (34,069 ) 61,590,226 (0.55 ) 6,266 61,339,925 0.10 to TCO commonshareholders -diluted

Add TCO'sadditional 19 - income taxexpense

Adddepreciationof TCO's 1,481 0.02 1,617 0.03 additionalbasis

Net income(loss)attributableto TCO commonshareholders,excluding (32,569 ) 61,590,226 (0.53 ) 7,883 61,339,925 0.13 step-updepreciationand additionalincome taxexpense

Addnoncontrollingshare of (13,811 ) 26,322,236 3,408 26,461,580 income (loss)of TRG

Adddistributionsto 871,262 593 871,262 participatingsecurities ofTRG

Net income(loss)attributableto partnershipunitholders (46,380 ) 88,783,724 (0.52 ) 11,884 88,672,767 0.13 andparticipatingsecurities ofTRG

Add (less)depreciation andamortization:

Consolidatedbusinesses at 61,838 0.70 44,259 0.50 100%

Depreciationof TCO's (1,481 ) (0.02 ) (1,617 ) (0.02 )additionalbasis

Noncontrollingpartners in (1,883 ) (0.02 ) (2,113 ) (0.02 )consolidatedjoint ventures

Share of UJVs 15,636 0.18 18,954 0.21

Non-realestate (987 ) (0.01 ) (1,152 ) (0.01 )depreciation

Less gain oninsurancerecoveries - (1,418 ) (0.02 )The Mall ofSan Juan

Less gains onpartialdispositions (363 ) - of ownershipinterests inUJVs

Less gains onremeasurementsof ownership (417 ) - interests inUJVs

Less impact ofshare-based (7 ) - compensation

Funds fromOperationsattributableto partnershipunitholders 25,963 88,783,724 0.29 68,790 88,672,767 0.78 andparticipatingsecurities ofTRG

TCO's averageownershippercentage of 70.2 % 69.8 % TRG - basic^(1)

Funds fromOperationsattributableto TCO'scommon 18,232 0.29 48,018 0.78 shareholders,excludingadditionalincome taxexpense

Less TCO'sadditional (19 ) - income taxexpense

Funds fromOperationsattributableto TCO's 18,213 0.29 48,018 0.78 commonshareholders ^(1)



Funds fromOperationsattributableto partnershipunitholders 25,963 88,783,724 0.29 68,790 88,672,767 0.78 andparticipatingsecurities ofTRG

Simon PropertyGroup, Inc. 9,060 0.10 transactioncosts

Costsassociatedwith 12,000 0.14 shareholderactivism

Restructuring 84 - charges

Costs relatedto Blackstone 2,066 0.02 transactions ^(2)

Fluctuation infair value of 1,535 0.02 equitysecurities

Adjusted FundsfromOperationsattributableto partnership 36,558 88,783,724 0.41 82,940 88,672,767 0.94 unitholdersandparticipatingsecurities ofTRG

TCO's averageownershippercentage of 70.2 % 69.8 % TRG - basic ^(3)

Adjusted FundsfromOperationsattributableto TCO'scommon 25,672 0.41 57,896 0.94 shareowners,excludingadditionalincome taxexpense

Less TCO'sadditional (19 ) - income taxexpense

Adjusted FundsfromOperationsattributable 25,653 0.41 57,896 0.94 to TCO'scommonshareowners ^(3)

For the three months ended June 30, 2020, Funds from Operations attributable to TCO's common shareholders was $17,992 using TCO's diluted(1) average ownership percentage of TRG of 69.4%. For the three months ended June 30, 2019, Funds from Operations attributable to TCO's common shareholders was $47,455 using TCO's diluted average ownership percentage of TRG of 69.0%.

For the three months ended June 30, 2019, includes $0.5 million of(2) disposition costs and $1.6 million of deferred income tax expense related to the Blackstone transactions, which have been recorded within Nonoperating Income (Expense) and Income Tax Benefit (Expense), respectively, in our Statement of Operations and Comprehensive Income (Loss).

For the three months ended June 30, 2020, Adjusted Funds from Operations(3) attributable to TCO's common shareholders was $25,342 using TCO's diluted average ownership percentage of TRG of 69.4%. For the three months ended June 30, 2019, Adjusted Funds from Operations attributable to TCO's common shareholders was $57,217 using TCO's diluted average ownership percentage of TRG of 69.0%.

TAUBMAN CENTERS, INC.

Table 5 - Reconciliation of Net Income (Loss) Attributable to Taubman Centers,Inc. Common Shareowners to Funds from Operations and Adjusted Funds fromOperations

For the SixMonths Ended June 30, 2020and 2019

(in thousandsof dollarsexcept asnoted; may not add orrecalculatedue torounding)

2020 2019

Shares Per Shares Per Share Share

Dollars /Units /Unit Dollars /Units /Unit

Net income(loss)attributable (14,197 ) 61,419,931 (0.23 ) 21,356 61,147,947 0.35 to TCO commonshareholders -basic

Add impact ofshare-based 28 206,481 compensation

Net income(loss)attributable (14,197 ) 61,419,931 (0.23 ) 21,384 61,354,428 0.35 to TCO commonshareholders -diluted

Add TCO'sadditional 19 - income taxexpense

Adddepreciationof TCO's 2,962 0.05 3,234 0.05 additionalbasis

Net income(loss)attributableto TCO commonshareholders,excluding (11,216 ) 61,419,931 (0.18 ) 24,618 61,354,428 0.40 step-updepreciationand additionalincome taxexpense

Addnoncontrollingshare of (4,601 ) 26,482,401 10,209 25,672,953 income (loss)of TRG

Adddistributionsto 595 871,262 1,220 871,262 participatingsecurities ofTRG

Net income(loss)attributableto partnershipunitholders (15,222 ) 88,773,594 (0.17 ) 36,047 87,898,643 0.41 andparticipatingsecurities ofTRG

Add (less)depreciation andamortization:

Consolidatedbusinesses at 113,534 1.28 89,215 1.01 100%

Depreciationof TCO's (2,962 ) (0.03 ) (3,234 ) (0.04 )additionalbasis

Noncontrollingpartners in (3,855 ) (0.04 ) (4,348 ) (0.05 )consolidatedjoint ventures

Share of UJVs 32,033 0.36 36,146 0.41

Non-realestate (2,184 ) (0.01 ) (2,297 ) (0.03 )depreciation

Less gain oninsurancerecoveries - (1,418 ) (0.02 )The Mall ofSan Juan

Less gains onpartialdispositionsof ownership (11,277 ) (0.13 ) interests inUJVs, net oftax

Less gains onremeasurementsof ownership (14,146 ) (0.16 ) interests inUJVs

Less impact ofshare-based (28 ) - compensation

Funds fromOperationsattributableto partnershipunitholders 95,921 88,773,594 1.08 150,083 87,898,643 1.71 andparticipatingsecurities ofTRG

TCO's averageownershippercentage of 70.0 % 70.4 % TRG - basic ^(1)

Funds fromOperationsattributableto TCO'scommon 67,109 1.08 105,797 1.71 shareholders,excludingadditionalincome taxexpense

Less TCO'sadditional (19 ) - income taxexpense

Funds fromOperationsattributableto TCO's 67,090 1.08 105,797 1.71 commonshareholders ^(1)



Funds fromOperationsattributableto partnershipunitholders 95,921 88,773,594 1.08 150,083 87,898,643 1.71 andparticipatingsecurities ofTRG

Simon PropertyGroup, Inc. 15,445 0.17 transactioncosts

Costsassociatedwith 16,000 0.18 shareholderactivism

Restructuring 362 - 709 0.01 charges

Costs relatedto Blackstone 1,113 0.01 2,066 0.02 transactions ^(2)

Taubman AsiaPresident 244 - transitioncosts

Promote feeadjustment,net of tax - 282 - StarfieldHanam ^(3)

Fluctuation infair value of 1,535 0.02 (3,346 ) (0.04 )equitysecurities

Adjusted FundsfromOperationsattributableto partnership 114,902 88,773,594 1.29 165,512 87,898,643 1.88 unitholdersandparticipatingsecurities ofTRG

TCO's averageownershippercentage of 70.0 % 70.4 % TRG - basic ^(4)

Funds fromOperationsattributableto TCO'scommon 80,408 1.29 116,584 1.88 shareholders,excludingadditionalincome taxexpense

Less TCO'sadditional (19 ) - income taxexpense

Funds fromOperationsattributableto TCO's 80,389 1.29 116,584 1.88 commonshareholders ^(1)

For the six months ended June 30, 2020, Funds from Operations(1) attributable to TCO's common shareholders was $66,265 using TCO's diluted average ownership percentage of TRG of 69.2%. For the six months ended June 30, 2019, Funds from Operations attributable to TCO's common shareholders was $104,474 using TCO's diluted average ownership percentage of TRG of 69.6%.

For the six months ended June 30, 2020, includes $1.1 million of deferred income tax expense related to the Blackstone transactions, which has been recorded within Income Tax Benefit (Expense) in our Statement of(2) Operations and Comprehensive Income (Loss). For the six months ended June 30, 2019, includes $0.5 million of disposition costs and $1.6 million of deferred income tax expense related to the Blackstone transactions, which have been recorded within Nonoperating Income (Expense) and Income Tax Benefit (Expense), respectively, in our Statement of Operations and Comprehensive Income (Loss).

(3) Includes a reduction of $0.3 million of promote fee income related to the previously recognized promote fee, net of tax, for Starfield Hanam, which have been recorded within Equity in Income of UJVs in our Statement of Operations and Comprehensive Income (Loss).

For the six months ended June 30, 2020, Adjusted Funds from Operations(4) attributable to TCO's common shareholders was $79,402 using TCO's diluted average ownership percentage of TRG of 69.2%. For the six months ended June 30, 2019, Adjusted Funds from Operations attributable to TCO's common shareholders was $115,133 using TCO's diluted average ownership percentage of TRG of 69.6%.

TAUBMAN CENTERS, INC.

Table 6 - Reconciliation of Net Income to BeneficialInterest in EBITDA and Adjusted Beneficial Interest in EBITDA

For the Periods Ended June 30, 2020 and 2019

(in thousands of dollars; amountsattributable to TCO may not recalculate due to rounding)

Three Months Ended Year to Date

2020 2019 2020 2019

Net income (loss) (41,795 ) 16,877 (5,311 ) 46,615



Add (less) depreciation and amortization:

Consolidated businesses at 100% 61,838 44,259 113,534 89,215

Noncontrolling partners in (1,883 ) (2,113 ) (3,855 ) (4,348 )consolidated joint ventures

Share of UJVs 15,636 18,954 32,033 36,146



Add (less) interest expense and income tax expense (benefit):

Interest expense:

Consolidated businesses at 100% 33,353 38,010 68,202 74,895

Noncontrolling partners in (2,748 ) (3,029 ) (5,544 ) (6,054 )consolidated joint ventures

Share of UJVs 15,945 18,005 32,360 34,781

Income tax expense (benefit):

Consolidated businesses at 100% (248 ) 2,364 508 2,903

Noncontrolling partners in (139 ) (189 )consolidated joint ventures

Share of UJVs 104 912 429 1,689

Share of income tax expense ondispositions of ownership 1,482 interests



Less noncontrolling share ofincome of consolidated joint (300 ) (832 ) (1,323 ) (2,261 )ventures



Beneficial interest in EBITDA 79,902 133,268 232,515 273,392



TCO's average ownership 70.2 % 69.8 % 70.0 % 70.4 %percentage of TRG - basic



Beneficial interest in EBITDA 56,109 93,027 162,785 192,620 attributable to TCO



Beneficial interest in EBITDA 79,902 133,268 232,515 273,392



Add (less):

Simon Property Group, Inc. 9,060 15,445 transaction costs

Costs associated with shareowner 12,000 16,000 activism

Restructuring charges 84 362 709

Disposition costs related to 487 487 Blackstone transactions

Taubman Asia President 244 transition costs

Promote fee adjustment - 309 Starfield Hanam

Fluctuation in fair value of 1,535 1,535 (3,346 )equity securities

Gains on partial dispositions of (363 ) (12,759 ) ownership interests in UJVs

Gains on remeasurments of (417 ) (14,146 ) ownership interests in UJVs

Gain on insurance recoveries - (1,418 ) (1,418 )The Mall of San Juan



Adjusted Beneficial interest in 89,717 144,421 223,505 285,824 EBITDA



TCO's average ownership 70.2 % 69.8 % 70.0 % 70.4 %percentage of TRG - basic



Adjusted Beneficial interest in 63,001 100,812 156,519 201,314 EBITDA attributable to TCO

TAUBMAN CENTERS, INC.

Table 7 -Reconciliationof Net Income (Loss) to NetOperatingIncome (NOI)

For the ThreeMonths Ended June 30, 2020,2019, and 2018

(in thousands Three Months Ended Three Months Endedof dollars)

2020 2019 Growth 2019 2018 Growth % %

Net income (41,795 ) 16,877 16,877 30,093 (loss)

Add (less)depreciation andamortization:

Consolidatedbusinesses at 61,838 44,259 44,259 42,996 100%

Noncontrollingpartners in (1,883 ) (2,113 ) (2,113 ) (1,717 ) consolidatedjoint ventures

Share of UJVs 15,636 18,954 18,954 17,325

Add (less)interestexpense and income taxexpense(benefit):

Interest expense:

Consolidatedbusinesses at 33,353 38,010 38,010 33,023 100%

Noncontrollingpartners in (2,748 ) (3,029 ) (3,029 ) (3,028 ) consolidatedjoint ventures

Share of UJVs 15,945 18,005 18,005 17,263

Income taxexpense (benefit):

Consolidatedbusinesses at (248 ) 2,364 2,364 28 100%

Noncontrollingpartners in (139 ) (139 ) (33 ) consolidatedjoint ventures

Share of UJVs 104 912 912 654

Lessnoncontrollingshare of (300 ) (832 ) (832 ) (1,480 ) income ofconsolidatedjoint ventures

Add EBITDAattributable to outsidepartners:

EBITDAattributabletononcontrolling 4,931 6,113 6,113 6,258 partners inconsolidatedjoint ventures

EBITDAattributableto outside 39,531 49,119 49,119 46,206 partners inUJVs

EBITDA at 100% 124,364 188,500 188,500 187,588

Add (less)items excluded from shoppingcenter NOI:

General andadministrative 7,523 8,554 8,554 8,522 expenses

Management,leasing, and (165 ) (401 ) (401 ) (418 ) developmentservices, net

Simon PropertyGroup, Inc. 9,060 transactioncosts

Restructuring 84 84 (77 ) charges

Costsassociatedwith 12,000 12,000 5,000 shareholderactivism

Straight-line 4,097 (2,277 ) (2,277 ) (1,927 ) of rents

Nonoperating(income) 423 (7,550 ) (7,550 ) (12,882 ) expense

Gain onpartialdisposition of (363 ) ownershipinterest inUJV

Gain onremeasurementof ownership (417 ) interest inUJV

Unallocatedoperating 4,969 8,382 8,382 8,402 expenses andother

NOI at 100% -total 149,491 207,292 207,292 194,208 portfolio

Less - NOI of ^ ^ ^ ^non-comparable (8,655 ) (1) (22,075 ) (1) (18,193 ) (2) (9,567 ) (2) centers

NOI at 100% - (24.0)comparable 140,836 185,217 % 189,099 184,641 2.4%centers

Foreigncurrencyexchange rate 1,023 fluctuationadjustment

NOI at 100% -comparablecentersincluding (23.4)lease 141,859 185,217 % cancellationincome atconstantcurrency



NOI at 100% -comparable 140,836 185,217 189,099 184,641 centers

Less leasecancellationincome - (5,041 ) (4,954 ) (5,946 ) (2,060 ) comparablecenters

NOI at 100% -comparablecenters (24.7)excluding 135,795 180,263 % 183,153 182,581 0.3%leasecancellationincome

Foreigncurrencyexchange rate 1,023 2,017 fluctuationadjustment

NOI at 100% -comparablecentersexcluding (24.1)lease 136,818 180,263 % 185,170 182,581 1.4%cancellationincome atconstantcurrency



NOI at 100% -comparable 140,836 185,217 centers

Less NOI ofcomparablecentersattributabletononcontrolling (42,659 ) (54,713 ) partners inconsolidatedjoint venturesand outsidepartners inUJVs

Beneficialinterest inNOI -comparable (24.8)centers 98,177 130,504 % includingleasecancellationincome

Beneficialinterest inforeigncurrency 219 exchange ratefluctuationadjustment

Beneficialinterest inNOI -comparablecenters (24.6)including 98,396 130,504 % leasecancellationincome atconstantcurrency



NOI at 100% -comparablecentersexcluding 135,795 180,263 leasecancellationincome

Less NOI ofcomparablecentersexcludingleasecancellationincomeattributable (41,511 ) (53,693 ) tononcontrollingpartners inconsolidatedjoint venturesand outsidepartners inUJVs

Beneficialinterest inNOI -comparable (25.5)centers 94,284 126,570 % excludingleasecancellationincome

Beneficialinterest inforeigncurrency 219 exchange ratefluctuationadjustment

Beneficialinterest inNOI -comparablecenters (25.3)excluding 94,503 126,570 % leasecancellationincome atconstantcurrency



NOI at 100% -total 149,491 207,292 207,292 194,208 portfolio

Less leasecancellation (5,290 ) (7,431 ) (7,431 ) (2,060 ) income - totalportfolio

Less NOIattributabletononcontrollingpartners inconsolidatedjoint ventures (43,441 ) (54,341 ) (54,341 ) (52,962 ) and outsidepartners inUJVs excludingleasecancellationincome - totalportfolio

Beneficialinterest inNOI - totalportfolio 100,760 145,520 (30.8) 145,520 139,186 4.6%excluding %leasecancellationincome

(1) Includes Beverly Center, The Gardens Mall, The Mall of San Juan, Stamford Town Center, and Taubman Prestige Outlets Chesterfield.

(2) Includes Beverly Center, The Gardens Mall, The Mall of San Juan, and Taubman Prestige Outlets Chesterfield.

TAUBMAN CENTERS, INC.

Table 8 -Reconciliationof Net Income (Loss) to NetOperatingIncome (NOI)

For the SixMonths Ended June 30, 2020,2019, and 2018

(in thousands Year to Date Year to Dateof dollars)

2020 2019 Growth 2019 2018 Growth % %

Net income (5,311 ) 46,615 46,615 64,689 (loss)

Add (less)depreciation andamortization:

Consolidatedbusinesses at 113,534 89,215 89,215 78,018 100%

Noncontrollingpartners in (3,855 ) (4,348 ) (4,348 ) (3,569 ) consolidatedjoint ventures

Share of UJVs 32,033 36,146 36,146 34,380

Add (less)interestexpense and income taxexpense:

Interest expense:

Consolidatedbusinesses at 68,202 74,895 74,895 63,846 100%

Noncontrollingpartners in (5,544 ) (6,054 ) (6,054 ) (6,039 ) consolidatedjoint ventures

Share of UJVs 32,360 34,781 34,781 34,014

Income tax expense:

Consolidatedbusinesses at 508 2,903 2,903 212 100%

Noncontrollingpartners in (189 ) (189 ) (83 ) consolidatedjoint ventures

Share of UJVs 429 1,689 1,689 1,364

Share ofincome taxexpense on 1,482 disposition ofownershipinterests

Lessnoncontrollingshare of (1,323 ) (2,261 ) (2,261 ) (2,824 ) income ofconsolidatedjoint ventures

Add EBITDAattributable to outsidepartners:

EBITDAattributabletononcontrolling 10,722 12,852 12,852 12,515 partners inconsolidatedjoint ventures

EBITDAattributableto outside 90,810 96,263 96,263 97,233 partners inUJVs

EBITDA at 100% 334,047 382,507 382,507 373,756

Add (less)items excluded from shoppingcenter NOI:

General andadministrative 15,539 17,130 17,130 17,015 expenses

Management,leasing, and (238 ) (1,086 ) (1,086 ) (910 ) developmentservices, net

Simon PropertyGroup, Inc. 15,445 transactioncosts

Restructuring 362 709 709 (423 ) charges

Costsassociatedwith 16,000 16,000 8,500 shareholderactivism

Straight-line 3,068 (5,184 ) (5,184 ) (7,414 ) of rents

Nonoperating (462 ) (16,684 ) (16,684 ) (6,086 ) income, net

Gains onpartialdispositions (12,759 ) of ownershipinterests inUJVs

Gains onremeasurementsof ownership (14,146 ) interests inUJVs

Unallocatedoperating 9,976 16,122 16,122 16,523 expenses andother

NOI at 100% -total 350,832 409,514 409,514 400,961 portfolio

Less - NOI of ^ ^ ^ ^non-comparable (26,757 ) (1) (36,341 ) (1) (29,931 ) (2) (18,828 ) (2) centers

NOI at 100% - (13.2)comparable 324,075 373,173 % 379,583 382,133 (0.7)%centers

Foreigncurrencyexchange rate 2,152 fluctuationadjustment

NOI at 100% -comparablecentersincluding (12.6)lease 326,227 373,173 % cancellationincome atconstantcurrency



NOI at 100% -comparable 324,075 373,173 379,583 382,133 centers

Less leasecancellationincome - (7,095 ) (5,443 ) (6,435 ) (13,744 ) comparablecenters

NOI at 100% -comparablecenters (13.8)excluding 316,980 367,730 % 373,148 368,389 1.3%leasecancellationincome

Foreigncurrencyexchange rate 2,152 3,370 fluctuationadjustment

NOI at 100% -comparablecentersexcluding (13.2)lease 319,132 367,730 % 376,518 368,389 2.2%cancellationincome atconstantcurrency



NOI at 100% -comparable 324,075 373,173 centers

Less NOI ofcomparablecentersattributabletononcontrolling (96,525 ) (112,604 ) partners inconsolidatedjoint venturesand outsidepartners inUJVs

Beneficialinterest inNOI -comparable (12.7)centers 227,550 260,569 % includingleasecancellationincome

Beneficialinterest inforeigncurrency 451 exchange ratefluctuationadjustment

Beneficialinterest inNOI -comparablecenters (12.5)including 228,001 260,569 % leasecancellationincome atconstantcurrency



NOI at 100% -comparablecenters ^ ^excluding 316,980 (1) 367,730 (1) leasecancellationincome

Less NOI ofcomparablecentersexcludingleasecancellationincomeattributable (95,179 ) (111,499 ) tononcontrollingpartners inconsolidatedjoint venturesand outsidepartners inUJVs

Beneficialinterest inNOI -comparable (13.4)centers 221,801 256,231 % excludingleasecancellationincome

Beneficialinterest inforeigncurrency 451 exchange ratefluctuationadjustment

Beneficialinterest inNOI -comparablecenters (13.3)excluding 222,252 256,231 % leasecancellationincome atconstantcurrency



NOI at 100% -total 350,832 409,514 409,514 400,961 portfolio

Less leasecancellation (7,742 ) (8,000 ) (8,000 ) (15,845 ) income - totalportfolio

Less NOIattributabletononcontrollingpartners inconsolidatedjoint ventures (100,771 ) (108,914 ) (108,914 ) (106,839 ) and outsidepartners inUJVs excludingleasecancellationincome - totalportfolio

Beneficialinterest inNOI - totalportfolio 242,319 292,600 (17.2) 292,600 278,277 5.1%excluding %leasecancellationincome

(1) Includes Beverly Center, The Gardens Mall, The Mall of San Juan, Stamford Town Center, and Taubman Prestige Outlets Chesterfield.

(2) Includes Beverly Center, The Gardens Mall, The Mall of San Juan, and Taubman Prestige Outlets Chesterfield.

TAUBMAN CENTERS, INC.

Table 9 - Debt Summary

As of June 30, 2020

(in millions ofdollars, amounts may not add dueto rounding)

Ownership Amortizing Maturity 100% Beneficial Effective LIBOR % (A)/ Interest Rate Rate

Consolidated (if not Interest Date 6/30/2020 6/30/2020 (a) 6/30/2020 (b) Spread Fixed Rate Debt: 100%) Only (I)

Cherry Creek 50.00 % I 6/1/2028 550.0 275.0 3.85 % Shopping Center

City Creek A 8/1/2023 74.5 74.5 4.37 % Center

Great Lakes A 1/6/2023 190.9 190.9 3.60 % Crossing Outlets

The Mall at I 10/1/ 1,000.0 1,000.0 3.48 % Short Hills 2027

Twelve Oaks Mall A 3/6/2028 290.0 290.0 4.85 %

2,105.4 1,830.4

3.81 % 3.80 %

ConsolidatedFloating Rate Debt:

The Mall at I 12/1/ (c) 150.0 150.0 1.62 % (c) 1.45% (c)Green Hills 2020

International 93.50 % I 8/9/2021 (d) 250.0 233.8 2.32 % 2.15% (d)Market Place

TRG $65M 4/24/Revolving Credit I 2021 0.0 (e) 0.0 1.56 % (e) 1.40% Facility

TRG $1.1BRevolving Credit I 2/1/2024 (f) 845.0 845.0 1.55 % (f) 1.38% (f)Facility

1,245.0 1,228.8

1.71 % 1.70 %

ConsolidatedFloating Rate Debt Swapped toFixed:

TRG $275M Term I 2/1/2025 275.0 275.0 3.69 % (g) 1.55% (g)Loan

TRG $250M Term I 3/31/ 250.0 250.0 4.62 % (h) 1.60% (h)Loan 2023

TRG $1.1BRevolving CreditFacility I 2/1/2024 (f) 25.0 25.0 3.51 % (f) 1.38% (f)(portionswapped)

U.S. I 3/1/2024 12.0 12.0 3.49 % (i) Headquarters

562.0 562.0

4.09 % 4.09 %



TotalConsolidatedDeferred (11.4 ) (10.9 ) Financing Costs,Net



Total 3,900.9 3,610.2 Consolidated

Weighted Rate(excluding 3.18 % 3.13 % deferredfinancing costs)



Joint Ventures Fixed Rate Debt:

CityOn.Xi'an 25.00 % A 3/14/ 152.0 (j) 38.0 6.00 % 2029

CityOn.Zhengzhou 24.50 % A 3/22/ 73.5 (k) 18.0 5.60 % (k) 2032

Country Club 50.00 % A (l) 4/1/2026 313.7 156.9 3.85 % Plaza

Fair Oaks Mall 50.00 % A 5/10/ 252.7 126.4 5.32 % 2023

The Gardens Mall 48.50 % I - until (m) 7/15/ (m) 195.0 105.3 (m) 4.09 % (m) 8/15/2021 2025

International 50.10 % A 12/1/ 294.7 147.6 4.85 % Plaza 2021

The Mall at 50.00 % I 10/15/ 350.0 175.0 4.00 % Millenia 2024

The Mall at 50.00 % I 10/15/ 100.0 50.0 3.75 % Millenia 2024

Starfield 49.00 % I 2/28/ 129.9 (n) 63.7 2.22 % (n) Anseong 2025

Starfield Hanam 17.15 % I 11/25/ 257.4 (o) 44.1 2.58 % (o) 2020

Sunvalley 50.00 % A 9/1/2022 163.0 81.5 4.44 %

Taubman Land 50.00 % A 11/1/ 20.4 10.2 3.84 % Associates 2022

The Mall at I - until 11/1/University Town 50.00 % 12/1/2022 2026 280.0 140.0 3.40 % Center

Waterside Shops 50.00 % I (p) 4/15/ 165.0 82.5 3.86 % 2026

Westfarms 78.94 % A 7/1/2022 272.0 214.7 4.50 %

3,019.4 1,453.9

4.12 % 4.17 %

Joint VentureFloating Rate Debt Swapped toFixed:

International 50.10 % A 12/1/ 156.7 78.5 3.58 % (q) Plaza 2021

Starfield Hanam 17.15 % I 11/8/ 52.1 (r) 8.9 3.12 % (r) 2020

208.8 87.5

3.46 % 3.53 %



Total JointVenture Deferred (7.7 ) (3.7 ) Financing Costs,Net



Total Joint 3,220.5 1,537.7 Venture

Weighted Rate(excluding 4.08 % 4.13 % deferredfinancing costs)



TRG Beneficial Interest Totals:

Fixed Rate Debt 5,124.8 3,284.3

3.99 % 3.96 %

Floating Rate 1,245.0 1,228.8 Debt

1.71 % 1.70 %

Floating RateDebt Swapped to 770.8 649.5 Fixed

3.92 % 4.01 %



Total DeferredFinancing Costs, (19.1 ) (14.6 ) Net



Total 7,121.5 5,147.9

Weighted Rate(excluding 3.59 % 3.43 % deferredfinancing costs)



Weighted AverageMaturity Fixed 5.8 Debt

Weighted AverageMaturity Total 5.0 Debt

TAUBMAN CENTERS, INC.

Table 9 - Debt Summary (continued)

As of June 30, 2020

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

Beneficial Share of Principal Amortization and Debt Maturities

Floating Total Fixed Weighted Floating Weighted Swapped Weighted Deferred Total WeightedYear Rate Debt Rate Debt to Fixed Rate (t) Financing Debt (s) Rate Rate (t) Costs, Rate Net

2020 60.4 3.09 % 150.0 1.62 % 9.9 3.16 % (1.9 ) 218.4 2.09 %

2021 176.5 4.78 % 233.8 2.32 % 77.6 3.58 % (3.1 ) 484.7 3.41 %

2022 318.1 4.46 % (2.6 ) 315.5 4.46 %

2023 386.5 4.32 % 250.0 4.62 % (2.1 ) 634.4 4.44 %

2024 245.5 4.00 % 845.0 1.55 % 37.0 3.50 % (1.9 ) 1,125.6 2.15 %

2025 174.9 3.49 % 275.0 3.69 % (1.2 ) 448.7 3.61 %

2026 366.1 3.75 % (1.0 ) 365.1 3.75 %

2027 1,014.9 3.51 % (0.7 ) 1,014.2 3.51 %

2028 530.6 4.35 % 530.6 4.35 %

2029 5.2 5.84 % 5.2 5.84 %

2030 2.2 5.60 % 2.2 5.60 %

2031 2.3 5.60 % 2.3 5.60 %

2032 1.1 5.60 % 1.1 5.60 %

3,284.3 3.96 % 1,228.8 1.70 % 649.5 4.01 % (14.6 ) 5,147.9 3.43 %





Unencumbered Assets

Center Location Ownership %

Consolidated Businesses:

Beverly Center Los Angeles, CA 100%

Dolphin Mall Miami, FL 100%

The Gardens on El Paseo Palm Desert, CA 100%

The Mall of San San Juan, PR 95% Juan

Unconsolidated Joint Ventures:

Stamford Town Stamford, CT 50% Center

(a) All debt is secured and non-recourse to TRG unless otherwise indicated.

Includes the impact of interest rate swaps that qualify for hedge accounting, if any, but does not include effect of amortization of debt(b) issuance costs, losses on settlement of derivatives used to hedge the refinancing of certain fixed rate debt or interest rate cap premiums, if any.

Through December 2020, the LIBOR rate is capped at 3.00%, resulting in a(c) maximum interest rate of 4.45%. In August 2020, we extended the loan to December 2021 and commencing in December 2020, the interest rate will be a variable rate equal to the greater of LIBOR + 2.75% or 3.25%.

The $250 million loan bears interest at LIBOR + 2.15% and decreases to LIBOR + 1.85% upon achieving certain performance measures. Two, one-year(d) extension options are available. TRG has provided an unconditional guarantee of 100% of the principal balance and all accrued but unpaid interest during the term of the loan.

Rate floats daily at LIBOR plus spread. Letters of credit totaling $9.8(e) million are also outstanding on facility. The facility is recourse to TRG and secured by an indirect interest in 40% of The Mall at Short Hills.

The unsecured facility bears interest at a range of LIBOR + 1.05% to 1.60% with a facility fee ranging from 0.20% to 0.25% based on our total leverage ratio. Two, six-month extension options are available. The LIBOR rate is swapped to a fixed rate of 2.14% until February 2022 on $25 million of the $1.1 billion TRG revolving credit facility. This results in an effective interest rate in the range of 3.19% to 3.74% until February 2022 on $25 million of the credit facility balance. In August(f) 2020, we entered into amendments to waive all of our existing financial covenants related to our primary unsecured revolving line of credit, $275 million unsecured term loan, and $250 million unsecured term loan for the quarter ending September 30, 2020 through and including the quarter ending June 30, 2021. Through the covenant compliance date, our primary unsecured revolving line of credit will bear interest at the maximum total leverage ratio level of LIBOR, subject to a 0.5% floor on the unhedged balance, plus 1.60% with a 0.25% facility fee.

The $275 million unsecured term loan bears interest at a range of LIBOR + 1.15% to 1.80% based on our total leverage ratio. The LIBOR rate is swapped to a fixed rate of 2.14% until February 2022, which results in an effective interest rate in the range of 3.29% to 3.94% until February 2022. In August 2020, we entered into amendments to waive all of our(g) existing financial covenants related to our primary unsecured revolving line of credit, $275 million unsecured term loan, and $250 million unsecured term loan for the quarter ending September 30, 2020 through and including the quarter ending June 30, 2021. Through the covenant compliance date, our $275 million unsecured term loan will bear interest at the maximum total leverage ratio level of LIBOR plus 1.80%.

The $250 million unsecured term loan bears interest at a range of LIBOR + 1.25% to 1.90% based on our total leverage ratio. Through the term of the loan, the LIBOR rate is swapped to a fixed rate of 3.02% which results in an effective interest rate in the range of 4.27% to 4.92%. In August 2020, we entered into amendments to waive all of our existing financial(h) covenants related to our primary unsecured revolving line of credit, $275 million unsecured term loan, and $250 million unsecured term loan for the quarter ending September 30, 2020 through and including the quarter ending June 30, 2021. Through the covenant compliance date, our $250 million unsecured term loan will bear interest at the maximum total leverage ratio level of LIBOR plus 1.90%.

(i) Debt is swapped to an effective rate of 3.49% until maturity.

(j) 1.2 billion Renminbi (RMB) ($169.8 million USD equivalent at June 30, 2020) non-recourse facility.

1.2 billion RMB ($169.8 million USD equivalent at June 30, 2020)(k) non-recourse facility. The loan bears interest at the 5 year China RMB Loan Prime Rate plus 0.85% and is fixed upon each draw. No draws are allowed after October 16, 2020.

In May 2020, Country Club Plaza entered into a forbearance agreement(l) which deferred principal amortization for the period June through August 2020. This deferred amortization will be repaid September through December 2020.

Beneficial interest in debt includes $10.7 million of purchase accounting premium from acquisition of The Gardens Mall which reduces the stated rate on the debt of 6.8% to an average effective rate of 4.2% on total beneficial interest in debt over the remaining term of the loan. The effective rate for the current quarter differs from the average over the remaining term of the loan due to differences in amortization methods.(m) The lender has the option to declare the loan due and payable if the net income available for debt service as defined in the loan agreement is less than a certain amount for calendar years 2020 through 2022. In June 2020, The Gardens Mall entered into a loan modification agreement which deferred interest payments for the period June through September 2020. This deferred interest will be repaid October 2020 through May 2021. In addition, the principal amortization that was originally scheduled to begin in August 2020 has been deferred to August 2021.

300 billion Korean Won (KRW) ($250.1 million USD equivalent at June 30, 2020) non-recourse construction facility which bears interest at the(n) Korea Financial Investment Association (KOFIA) Five Year AAA Financial (Bank) Yield plus 0.76% and is fixed upon each draw. No draws are allowed after February 26, 2021.

520 billion KRW ($433.5 million USD equivalent at June 30, 2020) non-recourse construction facility which bears interest at the KOFIA Five(o) Year Industrial Financial Debentures Yield plus 1.06% and was fixed upon each draw. A letter of credit totaling $53.2 million USD is outstanding on this facility as security for the Starfield Hanam USD loan. No draws were allowed after December 31, 2016.

The Waterside Shops loan is interest-only for the term of the loan. However, if net operating income available for debt service as defined in the loan agreement is less than a certain amount for calendar year 2020,(p) the lender may require the loan to amortize based on a 30-year amortization period beginning May 2021. In May 2020, Waterside Shops entered into a loan modification agreement which deferred interest payments for the period May through September 2020. This deferred interest will be repaid October 2020 through May 2021.

(q) Debt is swapped to an effective rate of 3.58% until maturity. TRG has provided a several guarantee of 50.1% of the swap obligations.

$52.1 million USD construction loan which bears interest at three-month LIBOR + 1.60%. The joint venture has entered into a cross-currency interest rate swap to hedge the foreign exchange and interest rate risk associated with this debt since the entity's functional currency is KRW(r) and the loan is in USD. The LIBOR rate plus spread have been swapped until September 2020 to a fixed rate of 3.12%. The foreign exchange rate for the initial exchange, periodic interest payments and final exchange of proceeds has been fixed at 1162 USD-KRW. The loan is secured by a $53.2 million standby letter of credit drawn off the Starfield Hanam KRW construction facility. See footnote (o) above.

(s) Principal amortization includes amortization of purchase accounting adjustments.

Represents principal amortization of floating rate debt swapped to fixed(t) rate debt as of June 30, 2020. Note that not all of this debt may be swapped at these rates through maturity. See footnote (f), (g) and (h) above.

TAUBMAN CENTERS, INC.

Table 10 - Owned Centers

As of June 30, 2020

Sq. Ft. of Year Year Ownership GLA/ Opened/

Center Anchors Mall GLA Expanded Acquired %

Consolidated Businesses:

Beverly Center Bloomingdale's, 846,000 1982 100% Macy's

Los Angeles, CA 522,000

Cherry Creek Macy's, Neiman 1990/Shopping Center Marcus, 1,037,000 1998/ 50% Nordstrom

Denver, CO 634,000 2015

City Creek Macy's, 623,000 2012 100%Center Nordstrom

Salt Lake City, 342,000 UT

Bass Pro Shops Outdoor World, 2001/Dolphin Mall Bloomingdale's 1,434,000 2007/ 100% Outlet, Burlington

Coat Factory, Cobb Theatres,Miami, FL Dave & 707,000 2015 Buster's, Marshalls, Neiman

Marcus-Last Call, Polo Ralph Lauren Factory Store. Saks Off 5th

The Gardens on Saks Fifth 238,000 1998/ 2011 100%El Paseo Avenue 2010

Palm Desert, CA 187,000

AMC Theatres,Great Lakes Bass Pro ShopsCrossing Outlets Outdoor World, 1,355,000 1998 100% Burlington Coat Factory,

Legoland,Auburn Hills, MI Planet Fitness, 533,000 Round 1 Bowling and Amusement,

(Detroit Sea Life,Metropolitan Nordstrom Rack Area)

The Mall at Dillard's, 1955/Green Hills Macy's, 984,000 (1) 2011/ 2011 100% Nordstrom

Nashville, TN 483,000 2019

International Saks Fifth 340,000 2016 93.5%Market Place Avenue

Waikiki, 261,000 Honolulu, HI

The Mall of San Nordstrom (2) 627,000 (3) 2015 95%Juan

San Juan, PR 389,000

The Mall at Bloomingdale's, 1,344,000 1980/ 100%Short Hills Macy's, 1994/

Short Hills, NJ Neiman Marcus, 605,000 1995 / Nordstrom 2011

JCPenney, Lord 1977/Twelve Oaks Mall & Taylor (4), 1,520,000 (5) 1978/ 100% Macy's,

Novi, MI(Detroit Nordstrom 550,000 2007/ Metropolitan 2008Area)

Total GLA 10,348,000

Total Mall GLA 5,213,000

TRG % of Total 9,776,000 GLA

TRG % of Total 4,860,000 Mall GLA

Unconsolidated Joint Ventures:

CityOn.Xi'an Wangfujing 995,000 2016 25%

Xi'an, China 693,000

CityOn.Zhengzhou G-Super, 919,000 2017 24.5% Wangfujing

Zhengzhou, China 621,000

Country Club (6) 947,000 (7) 1922/ 2016 50%Plaza 1977/

Kansas City, MO 729,000 2000/ 2015

JCPenney, LordFair Oaks Mall & Taylor (4), 1,558,000 (8) 1980/ 50% Macy's (two 1987/ locations)

Fairfax, VA(Washington, DC 562,000 1988/ Metropolitan 2000Area)

Bloomingdale's, 1988 /The Gardens Mall Macy's, 1,385,000 2005 2019 48.5% Nordstrom,

Palm Beach Saks Fifth 450,000 Gardens, FL Avenue, Sears

Dillard's, LifeInternational Time Athletic, 1,252,000 2001/ 50.1%Plaza Neiman Marcus, 2015 Nordstrom

Tampa, FL 615,000

The Mall at Bloomingdale's,Millenia Macy's, Neiman 1,114,000 2002 50% Marcus

Orlando, FL 514,000

Stamford Town Macy's, Saks 761,000 1982/ 50%Center Off 5th 2007

Stamford, CT 438,000

PK Market,Starfield Hanam Shinsegae, 1,709,000 2016 17.15% Traders

Hanam, South 978,000 Korea

JCPenney,Sunvalley Macy's (two 1,324,000 1967/ 2002 50% locations), 1981 Sears

Concord, CA (SanFrancisco 485,000 MetropolitanArea)

The Mall at Dillard's,University Town Macy's, Saks 863,000 2014 50%Center Fifth Avenue

Sarasota, FL 441,000

Nordstrom (2), 1992/Waterside Shops Saks Fifth 342,000 2006/ 2003 50% Avenue

Naples, FL 202,000 2008

JCPenney, Lord & Taylor (4), 1974/Westfarms Macy's (two 1,266,000 1983/ 79% locations), Nordstrom

West Hartford, 497,000 1997 CT

Total GLA 14,435,000

Total Mall GLA 7,225,000

TRG % of Total 6,521,000 GLA

TRG % of Total 3,098,000 Mall GLA

Grand Total GLA 24,783,000

Grand Total Mall 12,438,000 GLA

TRG % of Total 16,297,000 GLA

TRG % of Total 7,958,000 Mall GLA

(1) GLA does not reflect the full total incremental GLA to be added in connection with the redevelopment project at the center.

In March 2020, Nordstrom closed as a result of the COVID-19 pandemic.(2) Subsequently, Nordstrom reached an agreement to terminate its lease in September 2020.

GLA includes approximately 100,000 square feet of GLA related to the(3) former Saks Fifth Avenue space, which closed in September 2017 and terminated its lease in August 2019.

In August 2020, Lord & Taylor filed for bankruptcy and announced plans to(4) close stores at Twelve Oaks Mall, Fair Oaks Mall, and Westfarms following liquidation sales.

(5) GLA includes approximately 228,000 square feet of GLA related to the former Sears space, which closed in March 2019.

(6) In 2018, Nordstrom announced plans to relocate to a 116,000-square-foot store at the center opening in 2021.

(7) GLA includes 218,000 square feet of office property.

GLA includes approximately 210,000 square feet of GLA related to the(8) former Sears space, which closed in November 2018 and is now partially occupied.

TAUBMAN CENTERS, INC.

Table 11 - Anchors in Owned Portfolio

As of June 30, 2020

Number

Name of Stores GLA % of GLA

Macy's

Bloomingdale's (1) 4 850

Macy's 13 2,803

Macy's Men's Store/Furniture Gallery 3 489

20 4,142 18.8 %

Nordstrom (2) 10 1,446 6.6 %

Hudson's Bay Company

Lord & Taylor (3) 3 392

Saks Fifth Avenue 5 381

Saks Off 5th (4) 1 78

9 851 3.9 %

JCPenney 4 745 3.4 %

Dillard's 3 596 2.7 %

Wangfujing 2 565 2.6 %

Shinsegae

PK Market 1 63

Shinsegae 1 484

2 547 2.5 %

Neiman Marcus (5) 4 402 1.8 %

Sears 2 390 1.8 %

Traders 1 183 0.8 %

Life Time Athletic 1 56 0.3 %

G-Super 1 36 0.2 %

Total 59 9,959 45.3 % (6)

(1) Excludes one Bloomingdale's Outlet store at a value center.

In March 2020, Nordstrom closed their stores at The Mall of San Juan and(2) Waterside Shops as a result of the COVID-19 pandemic. Subsequently, Nordstrom reached an agreement to terminate its leases at these two centers in September 2020.

In August 2020, Lord & Taylor filed for bankruptcy and announced plans to(3) close its three stores in our portfolio at Twelve Oaks Mall, Fair Oaks Mall, and Westfarms following liquidation sales.

(4) Excludes one Saks Off 5th store at a value center.

(5) Excludes one Neiman Marcus-Last Call store at a value center.

(6) Percentages may not add due to rounding.

TAUBMAN CENTERS, INC.

Table 12 - Major Tenants in Owned Portfolio

As of June 30, 2020

Number Square %Tenant of Footage Mall Stores GLA

Forever 21 (Forever 21, XXI Forever) 16 448,690 3.6 %

H&M 20 422,991 3.4 %

The Gap (Gap, Gap Kids, Baby Gap, Banana Republic, 56 413,155 3.3 %Janie and Jack, Old Navy, Athleta, and others)

Limited Brands (Bath & Body Works/White Barn 40 286,865 2.3 %Candle, Pink, Victoria's Secret, and others)

Inditex (Zara, Zara Home, Massimo Dutti, Bershka, 20 235,063 1.9 %and others)

Urban Outfitters (Anthropologie, Free People, 29 230,486 1.9 %Urban Outfitters)

Williams-Sonoma (Williams-Sonoma, Pottery Barn, 27 222,918 1.8 %Pottery Barn Kids, and others)

Abercrombie & Fitch (Abercrombie & Fitch, 30 199,372 1.6 %Hollister, and others)

Ascena Retail Group (Ann Taylor, Ann Taylor Loft, 39 193,240 1.6 %Justice, and others)

Restoration Hardware 5 179,954 1.4 %

View source version on businesswire.com: https://www.businesswire.com/news/home/20200810005774/en/

CONTACT: Erik Wright, Taubman, Manager, Investor Relations, 248-258-7390 ewright@taubman.com

CONTACT: Maria Mainville, Taubman, Director, Strategic Communications, 248-258-7469 mmainville@taubman.com