Post Properties Announces Third Quarter 2009 Earnings

http://www.businesswire.com/news/home/20091102006529/en

Investor/Analyst Conference Call Scheduled for November 3, 2009 at 10:00 a.m. ET
ATLANTA--(Business Wire)--
Post Properties, Inc. (NYSE: PPS) announced today net income available to common
shareholders of $50.2 million for the third quarter of 2009, compared to net
income available to common shareholders of $25.2 million for the third quarter
of 2008. On a diluted per share basis, net income available to common
shareholders was $1.13 for the third quarter of 2009, compared to $0.57 for the
third quarter of 2008.

The Company reported a net loss attributable to common shareholders of $0.1
million for the nine months ended September 30, 2009, compared to a net loss
attributable to common shareholders of $1.0 million for the nine months ended
September 30, 2008. On a diluted per share basis, the net loss attributable to
common shareholders was less than $0.01 for the nine months ended September 30,
2009, compared to $0.02 for the nine months ended September 30, 2008.

The Company`s net income available to common shareholders for the three months
ended September 30, 2009 included net gains of approximately $54.6 million on
the sales of two apartment communities in July 2009, offset by severance charges
of approximately $0.4 million relating to headcount reductions that were
initiated during the third quarter. The Company`s net income available to common
shareholders for the three months ended September 30, 2008 included a net gain
of approximately $23.5 million on the sale of one apartment community, offset by
hurricane casualty losses of approximately $2.8 million and severance charges
totaling approximately $2.2 million.

The Company`s net loss attributable to common shareholders for the nine months
ended September 30, 2009 included net gains of approximately $79.4 million on
the sales of three apartment communities and gains of approximately $2.3 million
relating to the early extinguishment of indebtedness, the mark-to-market of an
interest rate swap, and changes in previous hurricane loss estimates. These
gains were offset by non-cash impairment charges of approximately $76.3 million
relating to the Company`s investment in a condominium project and adjacent land
and the severance charges discussed above totaling approximately $0.4 million.
The Company`s net loss attributable to common shareholders for the nine months
ended September 30, 2008 included net gains of approximately $25.8 million on
the sale of two apartment communities, offset by non-cash impairment charges of
approximately $28.9 million, hurricane casualty losses of approximately $2.8
million, severance charges of approximately $2.6 million and approximately $8.2
million in costs related to the Company`s formal process to pursue a business
combination or other sale transaction.

The Company uses the National Association of Real Estate Investment Trusts
("NAREIT") definition of Funds from Operations ("FFO") as an operating measure
of the Company`s financial performance. A reconciliation of FFO to GAAP net
income is included in the financial data (Table 1) accompanying this press
release.

FFO for the third quarter of 2009 was $13.9 million, or $0.31 per diluted share,
compared to $16.1 million, or $0.36 per diluted share, for the third quarter of
2008. The Company`s reported FFO for the third quarter of 2009 included the
severance charges discussed above totaling approximately $0.4 million, or $0.01
per diluted share, and for the third quarter of 2008 included the severance
charges and hurricane casualty losses discussed above totaling approximately
$5.0 million, or $0.11 per diluted share.

FFO for the nine months ended September 30, 2009 was a deficit of $28.2 million,
or $0.63 per diluted share, compared to FFO of $17.4 million, or $0.39 per
diluted share, for the nine months ended September 30, 2008. The Company`s
reported FFO for the nine months ended September 30, 2009 included the
impairment and severance charges discussed above totaling approximately $76.7
million, offset by the income items discussed above totaling approximately $2.3
million, resulting in total net charges of approximately $74.4 million, or $1.67
per diluted share. The Company`s reported FFO for the nine months ended
September 30, 2008 included the charges discussed above in the aggregate of
approximately $42.5 million, or $0.95 per diluted share.

Mature (Same Store) Community Data

Average economic occupancy at the Company`s 41 mature (same store) communities,
containing 14,921 apartment units, was 94.5% and 95.2% for the third quarters of
2009 and 2008, respectively.

Total revenues for the mature communities decreased 6.0% and total operating
expenses decreased 0.1% during the third quarter of 2009, compared to the third
quarter of 2008, resulting in a 10.0% decrease in same store net operating
income ("NOI"). The average monthly rental rate per unit decreased 5.5% during
the third quarter of 2009, compared to the third quarter of 2008.

On a sequential basis, total revenues for the mature communities decreased 1.6%
and total operating expenses increased 6.1%, producing a 6.7% decrease in same
store NOI for the third quarter of 2009, compared to the second quarter of 2009.
On a sequential basis, the average monthly rental rate per unit decreased 2.6%.
For the third quarter of 2009, average economic occupancy at the mature
communities was 94.5%, compared to 93.4% for the second quarter of 2009.

For the nine months ended September 30, 2009, average economic occupancy at the
Company`s mature communities was 93.9%, compared to 94.3% for the nine months
ended September 30, 2008.

Total revenues for the mature communities decreased 3.7% and total operating
expenses decreased 4.2% for the nine months ended September 30, 2009, compared
to the nine months ended September 30, 2008, resulting in a 3.3% decrease in
same store NOI. The average monthly rental rate per unit decreased 3.2% for the
nine months ended September 30, 2009, compared to the nine months ended
September 30, 2008.

Same store NOI is a supplemental non-GAAP financial measure. A reconciliation of
same store NOI to the comparable GAAP financial measure is included in the
financial data (Table 2) accompanying this press release. Same store NOI and
average rental rate per unit by geographic market is also included in the
financial data (Table 3) accompanying this press release.

Financing Activity

Common Stock Offering and Debt Prepayment

Late in the third quarter, the Company completed a public offering of 4,025,000
shares of its common stock at a price of $17.75 per share. The offering
generated proceeds of approximately $68.0 million after deducting the
underwriting discount and estimated offering expenses payable by the Company. In
October 2009, the Company used a portion of the net proceeds from the offering
to repay approximately $39.2 million of existing mortgage indebtedness secured
by the Company`s Post Fallsgrove property that was scheduled to mature in
November 2011, and to pay an approximately $4.0 million prepayment penalty in
connection the early extinguishment of that debt. The interest rate on the
mortgage indebtedness was 6.1%. The remaining net proceeds from the offering
will be used for general corporate purposes, which may include funding the
Company`s development pipeline or the repurchase of its outstanding preferred
stock or senior unsecured notes. In October 2009, the Company repurchased
approximately $6.1 million of its 6.3% senior unsecured notes due 2013 through
open-market repurchases.

Other Financing Activity

Total debt and preferred equity as a percentage of undepreciated real estate
assets (adjusted for joint venture partners` share of debt) was 44.8% at
September 30, 2009, and variable rate debt as a percentage of total debt was
0.8% as of that same date.

As of October 30, 2009, the Company had outstanding borrowings and letters of
credit totaling approximately $3.6 million under its combined $630 million
unsecured lines of credit and held available cash and cash equivalents of
approximately $54 million.

Computations of debt ratios and reconciliations of the ratios to the appropriate
GAAP measures in the Company`s financial statements are included in the
financial data (Table 4) accompanying this press release.

Disposition, Development and Other Investment Activity

Disposition Activity

In July 2009, the Company closed the sale of its Post Forest apartment community
located in the greater Washington, D.C. area for a gross sales price of
approximately $57.5 million. Post Forest is a 364-unit garden-style apartment
community located in Fairfax County, VA and was completed in 1990. The Company
recognized a gain on the sale of approximately $37.3 million in the third
quarter of 2009.

The Company also closed in July 2009 the sale of its Post Ridge apartment
community, located in Atlanta, Georgia, for a gross sales price of approximately
$44.8 million. Post Ridge is a 434-unit garden-style apartment community located
in the northwest area of Atlanta and was completed in 1998. The Company
recognized a gain on the sale of approximately $17.3 million in the third
quarter of 2009.

The Company currently has no other apartment communities being marketed for
sale.

Development Activity

As of September 30, 2009, the Company`s aggregate pipeline of development
projects under construction and/or in lease-up (before the impact of impairment
charges recorded in the second quarter) totaled approximately $487 million. As
of that same date, approximately $100 million of estimated construction costs
remained to be funded by the Company, including retainage and construction
payables. The Company expects to fund future estimated construction expenditures
primarily by utilizing available cash and cash equivalents and borrowing
capacity under its unsecured revolving lines of credit and under a construction
loan.

Apartment Community Renovation and Remediation Activity

As previously announced, the Company continues its initiative to remediate
communities with stucco exteriors or exterior insulation finishing systems. The
Company currently estimates that the aggregate cost of this initiative will be
approximately $45 million. Through September 30, 2009, the Company had incurred
approximately $23.9 million of capital expenditures relating to these
remediation projects. The Company expects to fund future estimated remediation
expenditures primarily by utilizing available cash and cash equivalents and
borrowing capacity under its revolving lines of credit.

Condominium Activity

The Company recognized incremental gains in FFO of approximately $0.4 million,
net of income tax expense, from condominium sales activities during the third
quarter of 2009 compared to incremental losses in FFO of approximately $0.2
million during the third quarter of 2008. During the third quarter of 2009, the
Company sold 27 condominium units for aggregate gross sales revenues of
approximately $6.6 million, compared to 30 condominium units sold in the third
quarter of 2008 for aggregate gross sales revenues of approximately $8.6
million. In October 2009, the Company completed the sell out of the remaining
units at its Mercer Square condominium development in a bulk sale transaction
totaling 15 units for a gross sales price of approximately $2.2 million.

Legal Matters

On September 28, 2009, the United States District Court for the District of
Columbia dismissed in its entirety the lawsuit filed against the Company by the
Equal Rights Center alleging various violations of the Fair Housing Act and the
Americans with Disabilities Act. In granting the Company`s request to dismiss
the suit, the Court held that the plaintiff lacked standing to bring the claims.
Subsequent to the dismissal, the Company asked the Court to require ERC`s
attorneys to reimburse the Company`s costs, expenses and attorney`s fees
incurred in defending the action. ERC has filed a notice of appeal of the
Court`s decision to dismiss the action to the United States Court of Appeals for
the District of Columbia Circuit. The Company`s motion and the appeal are both
pending.

2009 Revised Outlook

The estimates and assumptions presented below are forward-looking and are based
on the Company`s current and expected future view of the apartment and
condominium markets and general economic conditions, as well as other risks
outlined below under the caption "Forward Looking Statements." There can be no
assurance that the Company`s actual results will not differ materially from the
estimates set forth below. The Company assumes no obligation to update this
guidance in the future.

Based on its current outlook, the Company expects that FFO for the full year
2009 will be a deficit in the range of $0.40 to $0.45 per diluted share,
including net charges totaling $1.72 per diluted share relating to non-cash
impairment charges, severance charges and losses relating to the early
extinguishment of indebtedness, offset by income relating to the mark-to-market
of an interest rate swap and changes in previous hurricane loss estimates, all
as discussed previously in this earnings release. Excluding the above-mentioned
items totaling $1.72 per diluted share, the revised estimates of $1.27 to $1.32
per diluted share of FFO are within the Company`s previously reported guidance.

The revised estimates include approximately $0.4 million of severance charges
recorded in the third quarter and an approximately $4.0 million loss on the
early extinguishment of indebtedness expected to be reported in the fourth
quarter that were not included in the Company`s previously reported guidance.

The revised estimates also reflect the impact on weighted average shares
outstanding of the Company`s recent common stock offering. As previously
announced, the Company may use a portion of the proceeds from its common stock
offering to repurchase its preferred stock or senior unsecured notes. If the
Company does so, it could incur additional charges in the fourth quarter of 2009
in connection with any repurchases completed in 2009, which charges are not
included in its 2009 guidance described above. Additionally, while the Company`s
2009 guidance includes a $76.3 million loss relating to non-cash impairment
charges, it does not assume any additional impairment charges for 2009. The
Company continually evaluates the recoverability of the carrying value of its
real estate assets and there can be no assurance that the Company will not take
additional impairment charges in the future.

The revised estimates also assume that the Company`s same store net operating
income for its fiscal year ending December 31, 2009 will be within the range of
its previously reported guidance, as follows:

* same store revenues are expected to decline by 4.1% to 4.3% for the full year
2009, compared to 2008,
* same store operating expenses are expected to decline by 1.9% to 2.5% for the
full year 2009, compared to 2008, and
* same store net operating income is expected to decline by 5.2% to 5.9% for the
full year 2009, compared to 2008.

Supplemental Financial Data

The Company also produces Supplemental Financial Data that includes detailed
information regarding the Company`s operating results, investment activity,
financing activity and balance sheet. This Supplemental Financial Data is
considered an integral part of this earnings release and is available on the
Company`s website. The Company`s Earnings Release and the Supplemental Financial
Data are available through the For Investors/Financial Reports/Quarterly and
Other Reports section of the Company`s website at www.postproperties.com.

The ability to access the attachments on the Company`s website requires the
Adobe Acrobat Reader, which may be downloaded at http://get.adobe.com/reader/.

Non-GAAP Financial Measures and Other Defined Terms

The Company uses certain non-GAAP financial measures and other defined terms in
this press release and in its Supplemental Financial Data available on the
Company`s website. The non-GAAP financial measures include FFO, Adjusted Funds
from Operations ("AFFO"), net operating income, same store capital expenditures,
and certain debt statistics and ratios. The definitions of these non-GAAP
financial measures are summarized below and on page 21 of the Supplemental
Financial Data. The Company believes that these measures are helpful to
investors in measuring financial performance and/or liquidity and comparing such
performance and/or liquidity to other REITs.

Funds from Operations - The Company uses FFO as an operating measure. The
Company uses the NAREIT definition of FFO. FFO is defined by NAREIT to mean net
income (loss) available to common shareholders determined in accordance with
GAAP, excluding gains (or losses) from extraordinary items and sales of
depreciable operating property, plus depreciation and amortization of real
estate assets, and after adjustment for unconsolidated partnerships and joint
ventures all determined on a consistent basis in accordance with GAAP. FFO
presented in the Company`s press release and Supplemental Financial Data is not
necessarily comparable to FFO presented by other real estate companies because
not all real estate companies use the same definition. The Company`s FFO is
comparable to the FFO of real estate companies that use the current NAREIT
definition.

Accounting for real estate assets using historical cost accounting under GAAP
assumes that the value of real estate assets diminishes predictably over time.
NAREIT stated in its April 2002 White Paper on Funds from Operations that "since
real estate asset values have historically risen or fallen with market
conditions, many industry investors have considered presentations of operating
results for real estate companies that use historical cost accounting to be
insufficient by themselves." As a result, the concept of FFO was created by
NAREIT for the REIT industry to provide an alternate measure. Since the Company
agrees with the concept of FFO and appreciates the reasons surrounding its
creation, the Company believes that FFO is an important supplemental measure of
operating performance. In addition, since most equity REITs provide FFO
information to the investment community, the Company believes that FFO is a
useful supplemental measure for comparing the Company`s results to those of
other equity REITs. The Company believes that the line on its consolidated
statement of operations entitled "net income available to common shareholders"
is the most directly comparable GAAP measure to FFO.

Adjusted Funds From Operations - The Company also uses adjusted funds from
operations ("AFFO") as an operating measure. AFFO is defined as FFO less
operating capital expenditures and after adjusting for the impact of non-cash
straight-line, long-term ground lease expense, non-cash impairment charges,
non-cash income (loss) related to mark-to-market of interest rate swap
agreements, non-cash debt extinguishment costs and strategic review costs. The
Company believes that AFFO is an important supplemental measure of operating
performance for an equity REIT because it provides investors with an indication
of the REIT`s ability to fund its operating capital expenditures through
earnings. In addition, since most equity REITs provide AFFO information to the
investment community, the Company believes that AFFO is a useful supplemental
measure for comparing the Company to other equity REITs. The Company believes
that the line on its consolidated statement of operations entitled "net income
available to common shareholders" is the most directly comparable GAAP measure
to AFFO.

Property Net Operating Income ("NOI") - The Company uses property NOI, including
same store NOI and same store NOI by market, as an operating measure. NOI is
defined as rental and other revenues from real estate operations less total
property and maintenance expenses from real estate operations (exclusive of
depreciation and amortization). The Company believes that NOI is an important
supplemental measure of operating performance for a REIT`s operating real estate
because it provides a measure of the core operations, rather than factoring in
depreciation and amortization, financing costs and general and administrative
expenses generally incurred at the corporate level. This measure is particularly
useful, in the opinion of the Company, in evaluating the performance of
geographic operations, same store groupings and individual properties.
Additionally, the Company believes that NOI, as defined, is a widely accepted
measure of comparative operating performance in the real estate investment
community. The Company believes that the line on its consolidated statement of
operations entitled "net income" is the most directly comparable GAAP measure to
NOI.

Same Store Capital Expenditures - The Company uses same store annually recurring
and periodically recurring capital expenditures as cash flow measures. Same
store annually recurring and periodically recurring capital expenditures are
supplemental non-GAAP financial measures. The Company believes that same store
annually recurring and periodically recurring capital expenditures are important
indicators of the costs incurred by the Company in maintaining its same store
communities on an ongoing basis. The corresponding GAAP measures include
information with respect to the Company`s other operating segments consisting of
communities stabilized in the prior year, lease-up communities, rehabilitation
properties, sold properties and commercial properties in addition to same store
information. Therefore, the Company believes that the Company`s presentation of
same store annually recurring and periodically recurring capital expenditures is
necessary to demonstrate same store replacement costs over time. The Company
believes that the most directly comparable GAAP measure to same store annually
recurring and periodically recurring capital expenditures are the lines on the
Company`s consolidated statements of cash flows entitled "annually recurring
capital expenditures" and "periodically recurring capital expenditures."

Debt Statistics and Debt Ratios - The Company uses a number of debt statistics
and ratios as supplemental measures of liquidity. The numerator and/or the
denominator of certain of these statistics and/or ratios include non-GAAP
financial measures that have been reconciled to the most directly comparable
GAAP financial measure. These debt statistics and ratios include: (1) an
interest coverage ratio; (2) a fixed charge coverage ratio; (3) total debt as a
percentage of undepreciated real estate assets (adjusted for joint venture
partner`s share of debt); (4) total debt plus preferred equity as a percentage
of undepreciated real estate assets (adjusted for joint venture partner`s share
of debt); (5) a ratio of consolidated debt to total assets; (6) a ratio of
secured debt to total assets; (7) a ratio of total unencumbered assets to
unsecured debt; and (8) a ratio of consolidated income available to debt service
to annual debt service charge. A number of these debt statistics and ratios are
derived from covenants found in the Company`s debt agreements, including, among
others, the Company`s senior unsecured notes. In addition, the Company presents
these measures because the degree of leverage could affect the Company`s ability
to obtain additional financing for working capital, capital expenditures,
acquisitions, development or other general corporate purposes. The Company uses
these measures internally as an indicator of liquidity and the Company believes
that these measures are also utilized by the investment and analyst communities
to better understand the Company`s liquidity.

Average Economic Occupancy - The Company uses average economic occupancy as a
statistical measure of operating performance. The Company defines average
economic occupancy as gross potential rent less vacancy losses, model expenses
and bad debt expenses divided by gross potential rent for the period, expressed
as a percentage.

Conference Call Information

The Company will hold its quarterly conference call on Tuesday, November 3, at
10:00 a.m. ET. The telephone numbers are 888-686-9703 for US and Canada callers
and 913-981-5532 for international callers. The access code is 2149705. The
conference call will be open to the public and can be listened to live on Post`s
website at www.postproperties.com under For Investors/Event Calendar. The replay
will begin at 1:00 p.m. ET on Tuesday, November 3, and will be available until
Monday, November 9, at 11:59 p.m. ET. The telephone numbers for the replay are
888-203-1112 for US and Canada callers and 719-457-0820 for international
callers. The access code for the replay is 2149705. A replay of the call also
will be archived on Post`s website under For Investors/Audio Archive. The
financial and statistical information that will be discussed on the call is
contained in this press release and the Supplemental Financial Data. Both
documents will be available through the For Investors/Financial
Reports/Quarterly & Other Reports section of the Company`s website at
www.postproperties.com.

About Post

Post Properties, founded more than 38 years ago, is one of the largest
developers and operators of upscale multifamily communities in the United
States. The Company`s mission is delivering superior satisfaction and value to
its residents, associates, and investors, with a vision of being the first
choice in quality multifamily living. Operating as a real estate investment
trust ("REIT"), the Company focuses on developing and managing Post® branded
resort-style garden and high density urban apartments. In addition, the Company
has also developed high-quality condominiums and converted existing apartments
to for-sale multifamily communities. Post Properties is headquartered in
Atlanta, Georgia, and has operations in nine markets across the country.

Post Properties owns 19,864 apartment units in 55 communities, including 1,747
apartment units in five communities held in unconsolidated entities and 1,429
apartment units in four communities currently under construction and/or in
lease-up. The Company is also developing and selling 277 luxury for-sale
condominium homes in two communities (including 129 units in one community held
in an unconsolidated entity) and is completing the sell out of units in two
other condominium conversion communities through a taxable REIT subsidiary.

Forward Looking Statements

Certain statements made in this press release and other written or oral
statements made by or on behalf of the Company, may constitute "forward-looking
statements" within the meaning of the federal securities laws. Statements
regarding future events and developments and the Company`s future performance,
as well as management`s expectations, beliefs, plans, estimates or projections
relating to the future, are forward-looking statements within the meaning of
these laws. Examples of such statements in this press release include
expectations with respect to the Company`s anticipated funds from operations and
net operating income for the year ending December 31, 2009, expected use of
proceeds from the Company`s common stock offering, anticipated losses on early
extinguishment of indebtedness and the Company`s anticipated development,
renovation and remediation activities (including the projected costs, timing and
anticipated potential sources of financing of projected future development,
renovation and remediation activities). All forward-looking statements are
subject to certain risks and uncertainties that could cause actual events to
differ materially from those projected. Management believes that these
forward-looking statements are reasonable; however, you should not place undue
reliance on such statements. These statements are based on current expectations
and speak only as of the date of such statements. The Company undertakes no
obligation to publicly update or revise any forward-looking statement, whether
as a result of future events, new information or otherwise.

The following are some of the factors that could cause the Company`s actual
results and its expectations to differ materially from those described in the
Company`s forward-looking statements: the success of the Company`s business
strategies discussed in its Annual Report on Form 10-K dated December 31, 2008
and in subsequent filings with the SEC; future conditions in the global capital
markets, including changes in the availability of credit and liquidity; future
local and national economic conditions, including changes in levels of
employment, interest rates, the availability of mortgage and other financing and
related factors; a downgrade in the credit rating of the Company`s securities;
demand for apartments in the Company`s markets and the effect on occupancy and
rental rates; the impact of competition on the Company`s business, including
competition for tenants and development locations for its apartment communities
and competing for-sale housing in the markets where the Company is completing
condominium conversions or developing new condominiums; the uncertainties
associated with the Company`s current and planned future real estate
development, including actual costs exceeding the Company`s budgets or
development periods exceeding expectations; uncertainties associated with the
timing and amount of asset sales, the market for asset sales and the resulting
gains/losses associated with such asset sales; the Company's ability to enter
into new joint ventures and the availability of equity financing from
traditional real estate investors to fund development activities; the Company's
ability to obtain construction loan financing to fund development activities;
uncertainties associated with the Company`s condominium conversion and for-sale
housing business, including the lack of demand for for-sale housing and the
Company`s inability to sell for-sale products at attractive pricing levels;
uncertainties associated with loss of personnel in connection with the Company`s
reduction of corporate and property development and management overhead;
conditions affecting ownership of residential real estate and general conditions
in the multifamily residential real estate market; uncertainties associated with
environmental and other regulatory matters; the impact of ongoing litigation
with the Equal Rights Center regarding compliance with the Americans with
Disabilities Act and the Fair Housing Act (including any award of compensatory
or punitive damages or injunctive relief requiring the Company to retrofit
apartments or public use areas or prohibiting the sale of apartment communities
or condominium units) as well as the impact of other litigation; the effects of
changes in accounting policies and other regulatory matters detailed in the
Company`s filings with the Securities and Exchange Commission; the costs of
remediating damage to the Company`s communities that have stucco or exterior
insulation finishing systems for potential water penetration and other related
issues; and the Company`s ability to continue to qualify as a real estate
investment trust under the Internal Revenue Code. Other important risk factors
regarding the Company are included under the caption "Risk Factors" in the
Company`s Annual Report on Form 10-K dated December 31, 2008 and may be
discussed in subsequent filings with the SEC. The risk factors discussed in Form
10-K under the caption "Risk Factors" are specifically incorporated by reference
into this press release.

Financial Highlights
(Unaudited; in thousands, except per share and unit amounts)

Three months ended Nine months ended
September 30, September 30,
2009 2008 2009 2008
OPERATING DATA
Revenues from continuing operations $ 69,388 $ 71,910 $ 207,684 $ 212,173
Net income (loss) attributable to common shareholders $ 50,226 $ 25,167 $ (66 ) $ (1,029 )
Funds (deficit) from operations available to common shareholders and unitholders (Table 1) $ 13,857 $ 16,136 $ (28,191 ) $ 17,405

Weighted average shares outstanding - diluted 44,220 44,047 44,151 43,976
Weighted average shares and units outstanding - diluted 44,419 44,340 44,363 44,306

PER COMMON SHARE DATA - DILUTED
Net income (loss) attributable to common shareholders $ 1.13 $ 0.57 $ - $ (0.02 )

Funds (deficit) from operations available to common shareholders and unitholders (Table 1) (1) $ 0.31 $ 0.36 $ (0.63 ) $ 0.39

Dividends declared $ 0.20 $ 0.45 $ 0.60 $ 1.35

(1) Funds (deficit) from operations per share were computed using weighted average shares and units outstanding, including the impact of dilutive securities totaling 39 and 110 for the three months ended and 0 and 242 for the nine months ended September 30, 2009 and 2008, respectively. These dilutive securities were antidilutive to the computation of income (loss) per share, as the Company reported a loss from continuing operations for these periods under generally accepted accounting principles.
Additionally, diluted weighted average shares and units included the impact of non-vested shares and units totaling 226 and 80 for the three months ended and 215 and 92 for the nine months ended September 30, 2009 and 2008, respectively, for the computation of funds (deficit) from operations per share. Such non-vested shares and units are considered in the income (loss) per share computations under generally accepted accounting principles using the "two-class method."

Table 1
Reconciliation of Net Income Available to Common Shareholders to
Funds From Operations Available to Common Shareholders and Unitholders
(Unaudited; in thousands, except per share amounts)

Three months ended Nine months ended
September 30, September 30,
2009 2008 2009 2008
Net income (loss) available to common shareholders $ 50,226 $ 25,167 $ (66 ) $ (1,029 )
Noncontrolling interests - Operating Partnership 248 198 - (8 )
Depreciation on consolidated real estate assets, net 18,284 14,569 52,862 45,851
Depreciation on real estate assets held in unconsolidated entities 352 347 1,052 1,042
Gains on sales of apartment communities (54,624 ) (23,520 ) (79,366 ) (25,831 )
Gains on sales of condominiums (1,069 ) (476 ) (1,041 ) (2,227 )
Incremental gains on condominium sales (1) 440 (149 ) (1,632 ) (393 )
Funds (deficit) from operations available to common shareholders and unitholders $ 13,857 $ 16,136 $ (28,191 ) $ 17,405

Funds (deficit) from operations - per share and unit - diluted (2) $ 0.31 $ 0.36 $ (0.63 ) $ 0.39
Weighted average shares and units outstanding - diluted (2) 44,684 44,530 44,578 44,640

(1) For condominium conversion projects, the Company recognizes incremental gains on condominium sales in FFO, net of provision for income taxes, to the extent that net sales proceeds, less costs of sales and expenses, from the sale of condominium units exceeds the greater of their fair value or net book value as of the date the property is acquired by the Company`s taxable REIT subsidiary. For condominium development projects, gains on condominium sales in FFO are equivalent to gains reported under GAAP.
See the table entitled "Summary of Condominium Projects" on page 15 of the Supplemental Financial Data for further detail.

(2) Diluted weighted average shares and units include the impact of dilutive securities totaling 39 and 110 for the three months ended and 0 and 242 for the nine months ended September 30, 2009 and 2008, respectively. These dilutive securities were antidilutive to the computation of income (loss) per share, as the Company reported a loss from continuing operations for this period under generally accepted accounting principles. Additionally, diluted weighted average shares and units included the impact of
non-vested shares and units totaling 226 and 80 for the three months ended and 215 and 92 for the nine months ended September 30, 2009 and 2008, respectively, for the computation of funds (deficit) from operations per share. Such non-vested shares and units are considered in the income (loss) per share computations under generally accepted accounting principles using the "two-class method."

Table 2
Reconciliation of Same Store Net Operating Income (NOI) to GAAP Net Income
(Unaudited; In thousands)

Three months ended Nine months ended
September 30, September 30, June 30, September 30, September 30,
2009 2008 2009 2009 2008
Total same store NOI $ 32,277 $ 35,845 $ 34,590 $ 101,491 $ 104,984
Property NOI from other operating segments 2,905 1,668 1,593 6,128 2,727
Consolidated property NOI 35,182 37,513 36,183 107,619 107,711
Add (subtract):
Interest income 49 96 23 187 367
Other revenues 298 261 277 801 735
Depreciation (18,787 ) (14,980 ) (18,009 ) (54,388 ) (45,290 )
Interest expense (12,978 ) (12,340 ) (12,241 ) (39,397 ) (34,375 )
Amortization of deferred financing costs (726 ) (869 ) (682 ) (2,342 ) (2,579 )
General and administrative (3,892 ) (3,859 ) (3,964 ) (12,265 ) (13,344 )
Investment and development (1,096 ) (1,509 ) (793 ) (2,886 ) (4,173 )
Other investment costs (697 ) (463 ) (646 ) (1,996 ) (962 )
Strategic review costs - - - - (8,161 )
Impairment, severance and other charges (391 ) (5,002 ) (9,658 ) (10,049 ) (34,302 )
Gains (losses) on sales of real estate assets, net 1,069 476 232 1,041 2,227
Equity in income (loss) of unconsolidated real estate entities (31 ) 260 (74,656 ) (74,577 ) 1,081
Other income (expense), net (472 ) 535 50 637 427
Net gain (loss) on early extinguishment of indebtedness - - (79 ) 819 -

Income (loss) from continuing operations (2,472 ) 119 (83,963 ) (86,796 ) (30,638 )
Income from discontinued operations 54,861 27,344 26,768 84,238 35,691

Net income (loss) $ 52,389 $ 27,463 $ (57,195 ) $ (2,558 ) $ 5,053

Table 3
Same Store Net Operating Income (NOI) and Average Rental Rate per Unit by Market
(In thousands)

Three months ended Q3 '09 Q3 '09 Q3 '09
September 30, September 30, June 30, vs. Q3 '08 vs. Q2 '09 % Same
2009 2008 2009 % Change % Change Store NOI
Rental and other revenues
Atlanta $ 14,040 $ 15,075 $ 14,422 (6.9 )% (2.6 )%
Dallas 10,766 11,784 10,982 (8.6 )% (2.0 )%
Washington, D.C. 10,192 10,400 10,215 (2.0 )% (0.2 )%
Tampa 6,908 7,141 6,966 (3.3 )% (0.8 )%
Charlotte 4,371 4,937 4,443 (11.5 )% (1.6 )%
New York 3,467 3,809 3,634 (9.0 )% (4.6 )%
Houston 3,074 3,134 3,072 (1.9 )% 0.1 %
Austin 1,206 1,299 1,196 (7.2 )% 0.8 %
Orlando 2,337 2,379 2,362 (1.8 )% (1.1 )%
Total rental and other revenues 56,361 59,958 57,292 (6.0 )% (1.6 )%

Property operating and maintenance expenses (exclusive of depreciation and amortization)
Atlanta 6,720 6,461 5,958 4.0 % 12.8 %
Dallas 5,147 5,143 4,650 0.1 % 10.7 %
Washington, D.C. 3,647 3,746 3,524 (2.6 )% 3.5 %
Tampa 2,614 2,930 2,866 (10.8 )% (8.8 )%
Charlotte 1,696 1,633 1,588 3.9 % 6.8 %
New York 1,436 1,119 1,206 28.3 % 19.1 %
Houston 1,290 1,464 1,259 (11.9 )% 2.5 %
Austin 573 589 541 (2.7 )% 5.9 %
Orlando 961 1,028 1,110 (6.5 )% (13.4 )%
Total 24,084 24,113 22,702 (0.1 )% 6.1 %

Net operating income
Atlanta 7,320 8,614 8,464 (15.0 )% (13.5 )% 22.7 %
Dallas 5,619 6,641 6,332 (15.4 )% (11.3 )% 17.4 %
Washington, D.C. 6,545 6,654 6,691 (1.6 )% (2.2 )% 20.3 %
Tampa 4,294 4,211 4,100 2.0 % 4.7 % 13.3 %
Charlotte 2,675 3,304 2,855 (19.0 )% (6.3 )% 8.3 %
New York 2,031 2,690 2,428 (24.5 )% (16.4 )% 6.3 %
Houston 1,784 1,670 1,813 6.8 % (1.6 )% 5.5 %
Austin 633 710 655 (10.8 )% (3.4 )% 2.0 %
Orlando 1,376 1,351 1,252 1.9 % 9.9 % 4.2 %
Total same store NOI $ 32,277 $ 35,845 $ 34,590 (10.0 )% (6.7 )% 100.0 %

Average rental rate per unit
Atlanta $ 1,073 $ 1,152 $ 1,114 (6.9 )% (3.6 )%
Dallas 1,047 1,108 1,078 (5.5 )% (2.9 )%
Washington, D.C. 1,780 1,819 1,787 (2.1 )% (0.4 )%
Tampa 1,180 1,250 1,214 (5.6 )% (2.8 )%
Charlotte 1,055 1,188 1,108 (11.2 )% (4.8 )%
New York 3,730 3,911 3,843 (4.6 )% (2.9 )%
Houston 1,247 1,266 1,263 (1.5 )% (1.2 )%
Austin 1,296 1,351 1,325 (4.1 )% (2.2 )%
Orlando 1,307 1,417 1,339 (7.8 )% (2.4 )%
Total average rental rate per unit 1,253 1,326 1,287 (5.5 )% (2.6 )%

Table 3 (con`t)
Same Store Net Operating Income (NOI) and Average Rental Rate per Unit by Market
(In thousands)

Nine months ended
September 30, September 30,
2009 2008 % Change
Rental and other revenues
Atlanta $ 42,981 $ 44,831 (4.1 )%
Dallas 32,937 34,677 (5.0 )%
Washington, D.C. 30,529 30,930 (1.3 )%
Tampa 20,904 21,424 (2.4 )%
Charlotte 13,391 14,633 (8.5 )%
New York 10,775 11,302 (4.7 )%
Houston 9,208 9,235 (0.3 )%
Austin 3,616 3,770 (4.1 )%
Orlando 7,005 7,062 (0.8 )%
Total rental and other revenues 171,346 177,864 (3.7 )%

Property operating and maintenance expenses (exclusive of depreciation and amortization)
Atlanta 18,743 18,661 0.4 %
Dallas 14,351 15,846 (9.4 )%
Washington, D.C. 10,756 11,003 (2.2 )%
Tampa 8,311 9,223 (9.9 )%
Charlotte 4,859 5,112 (4.9 )%
New York 4,062 3,710 9.5 %
Houston 4,005 4,377 (8.5 )%
Austin 1,675 1,772 (5.5 )%
Orlando 3,093 3,176 (2.6 )%
Total 69,855 72,880 (4.2 )%

Net operating income
Atlanta 24,238 26,170 (7.4 )%
Dallas 18,586 18,831 (1.3 )%
Washington, D.C. 19,773 19,927 (0.8 )%
Tampa 12,593 12,201 3.2 %
Charlotte 8,532 9,521 (10.4 )%
New York 6,713 7,592 (11.6 )%
Houston 5,203 4,858 7.1 %
Austin 1,941 1,998 (2.9 )%
Orlando 3,912 3,886 0.7 %
Total same store NOI $ 101,491 $ 104,984 (3.3 )%

Average rental rate per unit
Atlanta $ 1,107 $ 1,149 (3.7 )%
Dallas 1,073 1,102 (2.6 )%
Washington, D.C. 1,789 1,813 (1.3 )%
Tampa 1,208 1,277 (5.4 )%
Charlotte 1,105 1,187 (6.9 )%
New York 3,837 3,894 (1.5 )%
Houston 1,259 1,248 0.9 %
Austin 1,322 1,334 (0.9 )%
Orlando 1,340 1,443 (7.1 )%
Total average rental rate per unit 1,283 1,326 (3.2 )%

Table 4
Computation of Debt Ratios
(In thousands)

As of September 30,
2009 2008
Total real estate assets per balance sheet $ 2,099,926 $ 2,123,061
Plus:
Company share of real estate assets held in unconsolidated entities 92,185 113,210
Company share of accumulated depreciation - assets held in unconsolidated entities 8,324 6,499
Accumulated depreciation per balance sheet 605,694 514,029
Accumulated depreciation on assets held for sale - 86,383
Total undepreciated real estate assets (A) $ 2,806,129 $ 2,843,182

Total debt per balance sheet $ 1,056,499 $ 1,043,418
Plus:
Company share of third party debt held in unconsolidated entities 106,969 74,928
Total debt (adjusted for joint venture partners' share of debt) (B) $ 1,163,468 $ 1,118,346

Total debt as a % of undepreciated real estate assets (adjusted for joint venture partners' share of debt (B÷A) 41.5 % 39.3 %

Total debt per balance sheet $ 1,056,499 $ 1,043,418
Plus:
Company share of third party debt held in unconsolidated entities 106,969 74,928
Preferred shares at liquidation value 95,000 95,000
Total debt and preferred equity (adjusted for joint venture partners' share of debt) (C) $ 1,258,468 $ 1,213,346

Total debt and preferred equity as a % of undepreciated real estate assets (adjusted for joint venture partners' share of debt) (C÷A) 44.8 % 42.7 %

Post Properties, Inc.
Chris Papa, 404-846-5028

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