FORM 10-Q
Table of Contents

 
 
UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549
FORM 10-Q
     
þ   QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
For the quarterly period ended June 30, 2009
OR
     
o   TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
For the transition period from _________ to _________
Commission file number: 001-11312
COUSINS PROPERTIES INCORPORATED
(Exact name of registrant as specified in its charter)
     
GEORGIA
(State or other jurisdiction of
incorporation or organization)
  58-0869052
(I.R.S. Employer
Identification No.)
     
191 Peachtree Street, Suite 3600, Atlanta, Georgia
(Address of principal executive offices)
  30303-1740
(Zip Code)
(404) 407-1000
(Registrant’s telephone number, including area code)
     Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.
Yes þ               No o
     Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files). Yes o               No o
     Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company. See definition of “accelerated filer,” “large accelerated filer” and “smaller reporting company” in Rule 12b-2 of the Exchange Act.
Large accelerated filer þAccelerated filer o Non-accelerated filer o
(Do not check if a smaller reporting company)
Smaller reporting company o
     Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes o   No þ
     Indicate the number of shares outstanding of each of the issuer’s classes of common stock, as of the latest practicable date.
     
Class   Outstanding at August 6, 2009
     
Common Stock, $1 par value per share   52,293,704 shares
 
 

 


 

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 EX-10.1
 EX-10.2
 EX-31.1
 EX-31.2
 EX-32.1
 EX-32.2

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FORWARD-LOOKING STATEMENTS
     Certain matters contained in this report are forward-looking statements within the meaning of the federal securities laws and are subject to uncertainties and risks. These include, but are not limited to, general and local economic conditions (including the current general recession and state of the credit markets), local real estate conditions (including the overall condition of the residential and condominium markets), the activity of others developing competitive projects, the risks associated with development projects (such as delay, cost overruns and leasing/sales risk of new properties), the cyclical nature of the real estate industry, the financial condition of existing tenants, interest rates, the Company’s ability to obtain favorable financing or zoning, environmental matters, the effects of terrorism, the ability of the Company to close properties under contract and other risks detailed from time to time in Item 1A in the Company’s Annual Report on Form 10-K for the year ended December 31, 2008. The words “believes,” “expects,” “anticipates,” “estimates” and similar expressions are intended to identify forward-looking statements. Although the Company believes that its plans, intentions and expectations reflected in any forward-looking statements are reasonable, the Company can give no assurance that such plans, intentions or expectations will be achieved. Such forward-looking statements are based on current expectations and speak 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.

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PART I — FINANCIAL INFORMATION
Item 1. Financial Statements.
COUSINS PROPERTIES INCORPORATED AND SUBSIDIARIES
CONDENSED CONSOLIDATED BALANCE SHEETS

(Unaudited, in thousands, except share and per share amounts)
                 
    June 30,     December 31,  
    2009     2008  
ASSETS
               
PROPERTIES:
               
Operating properties, net of accumulated depreciation of $209,701 and $182,050 in 2009 and 2008, respectively
  $ 955,668     $ 853,450  
Projects under development
    56,992       172,582  
Land held for investment or future development
    130,269       115,862  
Residential lots under development
    61,136       59,197  
Multi-family units held for sale
    40,001       70,658  
 
           
Total properties
    1,244,066       1,271,749  
 
CASH AND CASH EQUIVALENTS
    54,121       82,963  
RESTRICTED CASH
    4,280       3,636  
NOTES AND OTHER RECEIVABLES, net of allowance for doutbful accounts of $2,921 and $2,764 in 2009 and 2008, respectively
    53,620       51,267  
INVESTMENT IN UNCONSOLIDATED JOINT VENTURES
    167,780       200,850  
OTHER ASSETS
    66,908       83,330  
 
           
 
               
TOTAL ASSETS
  $ 1,590,775     $ 1,693,795  
 
           
 
               
LIABILITIES AND STOCKHOLDERS’ INVESTMENT
               
NOTES PAYABLE
  $ 943,792     $ 942,239  
ACCOUNTS PAYABLE AND ACCRUED LIABILITIES
    54,857       65,026  
DEFERRED GAIN
    4,564       171,838  
DEPOSITS AND DEFERRED INCOME
    6,802       6,485  
 
           
 
TOTAL LIABILITIES
    1,010,015       1,185,588  
 
               
COMMITMENTS AND CONTINGENT LIABILITIES
               
 
               
REDEEMABLE NONCONTROLLING INTERESTS
    12,755       3,945  
 
               
STOCKHOLDERS’ INVESTMENT:
               
Preferred stock, 20,000,000 shares authorized, $1 par value:
               
7.75% Series A cumulative redeemable preferred stock, $25 liquidation preference; 2,993,090 shares issued and outstanding in 2009 and 2008
    74,827       74,827  
7.50% Series B cumulative redeemable preferred stock, $25 liquidation preference; 3,791,000 shares issued and outstanding in 2009 and 2008
    94,775       94,775  
Common stock, $1 par value, 150,000,000 shares authorized, 55,863,169 and 54,922,173 shares issued in 2009 and 2008, respectively
    55,863       54,922  
Additional paid-in capital
    379,389       368,829  
Treasury stock at cost, 3,570,082 shares in 2009 and 2008
    (86,840 )     (86,840 )
Accumulated other comprehensive loss on derivative instrument
    (13,089 )     (16,601 )
Cumulative undistributed net income (distributions in excess of net income)
    30,217       (23,189 )
 
           
TOTAL STOCKHOLDERS’ INVESTMENT
    535,142       466,723  
 
Nonredeemable noncontrolling interests
    32,863       37,539  
 
           
 
               
TOTAL EQUITY
    568,005       504,262  
 
           
 
               
TOTAL LIABILITIES AND EQUITY
  $ 1,590,775     $ 1,693,795  
 
           
See notes to condensed consolidated financial statements.

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COUSINS PROPERTIES INCORPORATED AND SUBSIDIARIES
CONDENSED CONSOLIDATED STATEMENTS OF INCOME

(Unaudited, in thousands, except per share amounts)
                                 
    Three Months Ended June 30,     Six Months Ended June 30,  
    2009     2008     2009     2008  
REVENUES:
                               
Rental property revenues
  $ 37,095     $ 36,700     $ 74,604     $ 71,007  
Fee income
    8,172       7,802       16,216       15,360  
Residential lot, multi-family and outparcel sales
    4,513       1,255       7,061       2,999  
Interest and other
    1,285       940       2,271       2,300  
 
                       
 
    51,065       46,697       100,152       91,666  
 
                       
 
                               
COSTS AND EXPENSES:
                               
Rental property operating expenses
    15,159       14,583       32,472       28,021  
General and administrative expenses
    9,948       8,965       19,366       19,296  
Separation expenses
    2,026       48       2,370       316  
Reimbursed general and administrative expenses
    4,030       4,054       8,258       7,840  
Depreciation and amortization
    15,381       12,611       28,437       23,876  
Residential lot, multi-family and outparcel cost of sales
    3,208       832       4,938       1,778  
Interest expense
    10,560       7,367       20,990       13,642  
Impairment loss
    36,500             36,500        
Other
    4,432       549       5,978       2,304  
 
                       
 
    101,244       49,009       159,309       97,073  
 
                       
 
                               
GAIN ON EXTINGUISHMENT OF DEBT
    12,498             12,498        
 
                       
 
                               
LOSS FROM CONTINUING OPERATIONS BEFORE TAXES, INCOME (LOSS) FROM UNCONSOLIDATED JOINT VENTURES AND GAIN ON SALE OF INVESTMENT PROPERTIES
    (37,681 )     (2,312 )     (46,659 )     (5,407 )
 
                               
(PROVISION) BENEFIT FOR INCOME TAXES FROM OPERATIONS
    (11,293 )     2,176       (7,352 )     5,393  
 
                               
INCOME (LOSS) FROM UNCONSOLIDATED JOINT VENTURES:
                               
Equity in net income (loss) from unconsolidated joint ventures
    (1,231 )     2,239       589       5,056  
Impairment loss on investment in unconsolidated joint ventures
    (28,130 )           (28,130 )      
 
                       
 
    (29,361 )     2,239       (27,541 )     5,056  
 
                       
 
                               
INCOME (LOSS) FROM CONTINUING OPERATIONS BEFORE GAIN ON SALE OF INVESTMENT PROPERTIES
    (78,335 )     2,103       (81,552 )     5,042  
 
                               
GAIN ON SALE OF INVESTMENT PROPERTIES, NET OF APPLICABLE INCOME TAX PROVISION
    801       5,212       168,235       9,004  
 
                       
 
                               
INCOME (LOSS) FROM CONTINUING OPERATIONS
    (77,534 )     7,315       86,683       14,046  
 
                               
DISCONTINUED OPERATIONS, NET OF APPLICABLE INCOME TAX PROVISION:
                               
Loss from discontinued operations
          (341 )     (7 )     (749 )
Gain on sale of investment properties
    146             146        
 
                       
 
    146       (341 )     139       (749 )
 
                       
 
                               
NET INCOME (LOSS)
    (77,388 )     6,974       86,822       13,297  
 
                               
NET INCOME ATTRIBUTABLE TO NONCONTROLLING INTERESTS
    (698 )     (251 )     (1,110 )     (922 )
 
                       
 
                               
NET INCOME (LOSS) ATTRIBUTABLE TO CONTROLLING INTEREST
    (78,086 )     6,723       85,712       12,375  
 
                               
DIVIDENDS TO PREFERRED STOCKHOLDERS
    (3,227 )     (3,812 )     (6,454 )     (7,625 )
 
                       
 
                               
NET INCOME (LOSS) AVAILABLE TO COMMON STOCKHOLDERS
  $ (81,313 )   $ 2,911     $ 79,258     $ 4,750  
 
                       
 
                               
PER COMMON SHARE INFORMATION — BASIC:
                               
Income (loss) from continuing operations
  $ (1.56 )   $ 0.07     $ 1.52     $ 0.10  
Income (loss) from discontinued operations
          (0.01 )           (0.01 )
 
                       
Basic net income (loss) available to common stockholders
  $ (1.56 )   $ 0.06     $ 1.52     $ 0.09  
 
                       
 
                               
PER COMMON SHARE INFORMATION — DILUTED:
                               
Income (loss) from continuing operations
  $ (1.56 )   $ 0.06     $ 1.52     $ 0.10  
Income (loss) from discontinued operations
          (0.01 )           (0.01 )
 
                       
Diluted net income (loss) available to common stockholders
  $ (1.56 )   $ 0.05     $ 1.52     $ 0.09  
 
                       
 
                               
DIVIDENDS DECLARED PER COMMON SHARE
  $ 0.25     $ 0.37     $ 0.50     $ 0.74  
 
                       
See notes to condensed consolidated financial statements.

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COUSINS PROPERTIES INCORPORATED
CONDENSED CONSOLIDATED STATEMENTS OF STOCKHOLDERS’ INVESTMENT
For the Six Months Ended June 30, 2009 and 2008
(Unaudited, in thousands)
                                                                         
                                            Cumulative   Total        
                                            Undistributed   Stockholders   Nonredeemable    
                                    Accumulated   Net Income   Investment   Noncontrolling    
                    Additional           Other   (Distributions in   Attributable to   Interests in    
    Preferred   Common   Paid-In   Treasury   Comprehensive   Excess of   Controlling   Consolidated   Total
    Stock   Stock   Capital   Stock   Loss   Net Income)   Interest   Subsidiaries   Equity
     
Balance December 31, 2008
  $ 169,602     $ 54,922     $ 368,829     $ (86,840 )   $ (16,601 )   $ (23,189 )   $ 466,723     $ 37,539     $ 504,262  
 
                                                                       
Net income
                                  85,712       85,712       1,229       86,941  
Other comprehensive income
                            3,512             3,512             3,512  
     
Total comprehensive income
                            3,512       85,712       89,224       1,229       90,453  
Common stock issued pursuant to:
                                                                       
Grants under director stock plan
          24       97                         121             121  
Stock dividend, net of issuance costs
          927       7,551                   (8,551 )     (73 )           (73 )
Amortization of stock options and restricted stock, net of forfeitures
          (10 )     2,912                         2,902             2,902  
Distributions to noncontrolling interests
                                              (5,905 )     (5,905 )
Decrease for change in fair value of nonredeemable noncontrolling interests
                                  (180 )     (180 )           (180 )
Cash preferred dividends paid
                                  (6,454 )     (6,454 )           (6,454 )
Cash common dividends paid
                                  (17,121 )     (17,121 )           (17,121 )
     
Balance June 30, 2009
  $ 169,602     $ 55,863     $ 379,389     $ (86,840 )   $ (13,089 )   $ 30,217     $ 535,142     $ 32,863     $ 568,005  
     
                                                                         
                                            Cumulative   Total        
                                            Undistributed   Stockholders   Nonredeemable    
                                    Accumulated   Net Income   Investment   Noncontrolling    
                    Additional           Other   (Distributions in   Attributable to   Interests in    
    Preferred   Common   Paid-In   Treasury   Comprehensive   Excess of   Controlling   Consolidated   Total
    Stock   Stock   Capital   Stock   Loss   Net Income)   Interest   Subsidiaries   Equity
     
 
                                                                       
Balance December 31, 2007
  $ 200,000     $ 54,851     $ 348,508     $ (86,840 )   $ (4,302 )   $ 42,604     $ 554,821     $ 38,419     $ 593,240  
 
                                                                       
Net income
                                  12,375       12,375       1,138       13,513  
Other comprehensive income
                            323             323             323  
     
Total comprehensive income
                            323       12,375       12,698       1,138       13,836  
 
                                                                       
Common stock issued pursuant to:
                                                                       
Exercise of options and grants under director stock plan
          57       911                         968             968  
Restricted stock grants, net of amounts withheld for income taxes
          6       (6 )                                    
Amortization of stock options and restricted stock, net of forfeitures
          (8 )     2,045                         2,037             2,037  
Distributions to noncontrolling interests
                                              (1,195 )     (1,195 )
Decrease for change in fair value of nonredeemable noncontrolling interests
                                  (6,720 )     (6,720 )     154       (6,566 )
Cash preferred dividends paid
                                  (7,625 )     (7,625 )           (7,625 )
Cash common dividends paid
                                  (37,966 )     (37,966 )           (37,966 )
     
Balance June 30, 2008
  $ 200,000     $ 54,906     $ 351,458     $ (86,840 )   $ (3,979 )   $ 2,668     $ 518,213     $ 38,516     $ 556,729  
     
See notes to condensed consolidated financial statements.

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COUSINS PROPERTIES INCORPORATED AND SUBSIDIARIES
CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS

(Unaudited, in thousands)
                 
    Six Months Ended June 30,  
    2009     2008  
CASH FLOWS FROM OPERATING ACTIVITIES:
               
Net income
  $ 86,822     $ 13,297  
Adjustments to reconcile net income to net cash flows provided by operating activities:
               
Gain on sale of investment properties, including discontinued operations
    (168,381 )     (9,004 )
Gain on extinguishment of debt
    (12,498 )      
Impairment loss
    36,500        
Impairment loss on investment in unconsolidated joint ventures
    28,130        
Abandoned predevelopment projects
    4,072       1,053  
Depreciation and amortization
    28,437       24,224  
Amortization of deferred financing costs
    776       779  
Stock-based compensation
    3,023       1,939  
Change in deferred income taxes
    8,897       (9,182 )
Effect of recognizing rental revenues on a straight-line or market basis
    (2,203 )     (2,545 )
Operating distributions in excess of income from unconsolidated joint ventures
    3,349       11,649  
Residential lot, outparcel and multi-family cost of sales, net of closing costs paid
    4,809       1,748  
Residential lot, outparcel and multi-family acquisition and development expenditures
    (3,005 )     (10,484 )
Changes in other operating assets and liabilities:
               
Change in other receivables and other assets
    (2,032 )     951  
Change in accounts payable and accrued liabilities
    (1,180 )     3,899  
 
           
Net cash provided by operating activities
    15,516       28,324  
 
           
 
               
CASH FLOWS FROM INVESTING ACTIVITIES:
               
Proceeds from investment property sales
    2,220       33,455  
Property acquisition and development expenditures
    (28,643 )     (113,528 )
Investment in unconsolidated joint ventures
    (3,007 )     (16,984 )
Distributions from unconsolidated joint ventures in excess of income
    2,500       2,142  
Investment in notes receivable, net
    (640 )     (86 )
Change in other assets, net
    (2,012 )     (9,034 )
Change in restricted cash
    (644 )     706  
 
           
Net cash used in investing activities
    (30,226 )     (103,329 )
 
           
 
               
CASH FLOWS FROM FINANCING ACTIVITIES:
               
Proceeds from credit facility
    158,200       220,325  
Repayment of credit facility
    (71,200 )     (99,325 )
Repayment of other notes payable
    (71,561 )     (9,725 )
Common stock issued, net of expenses
    (73 )     1,066  
Cash common dividends paid
    (17,121 )     (37,966 )
Cash preferred dividends paid
    (6,454 )     (7,625 )
Distributions to noncontrolling interests
    (5,923 )     (1,247 )
 
           
Net cash provided by (used in) financing activities
    (14,132 )     65,503  
 
           
 
               
NET DECREASE IN CASH AND CASH EQUIVALENTS
    (28,842 )     (9,502 )
CASH AND CASH EQUIVALENTS AT BEGINNING OF PERIOD
    82,963       17,825  
 
           
CASH AND CASH EQUIVALENTS AT END OF PERIOD
  $ 54,121     $ 8,323  
 
           
See notes to condensed consolidated financial statements.

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COUSINS PROPERTIES INCORPORATED AND SUBSIDIARIES
NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
June 30, 2009
(UNAUDITED)
1. BASIS OF PRESENTATION AND NEW ACCOUNTING PRONOUNCEMENTS
Basis of Presentation
     The condensed consolidated financial statements included herein include the accounts of Cousins Properties Incorporated (“Cousins”) and its consolidated subsidiaries, including Cousins Real Estate Corporation and its subsidiaries (“CREC”). All of the entities included in the condensed consolidated financial statements are hereinafter referred to collectively as the “Company.”
     Cousins has elected to be taxed as a real estate investment trust (“REIT”) and intends to, among other things, distribute 100% of its federal taxable income to stockholders, thereby eliminating any liability for federal income taxes under current law. Therefore, the results included herein do not include a federal income tax provision for Cousins. CREC operates as a taxable REIT subsidiary and is taxed separately from Cousins as a C-Corporation. Accordingly, the condensed consolidated statements of income include a provision for, or benefit from, CREC’s income taxes.
     The condensed consolidated financial statements are unaudited and were prepared by the Company in accordance with accounting principles generally accepted in the United States of America (“GAAP”) for interim financial information and in accordance with the rules and regulations of the Securities and Exchange Commission (the “SEC”). In the opinion of management, these financial statements reflect all adjustments necessary (which adjustments are of a normal and recurring nature) for the fair presentation of the Company’s financial position as of June 30, 2009 and results of operations for the three and six months ended June 30, 2009 and 2008. Results of operations for the three and six months ended June 30, 2009 are not necessarily indicative of results expected for the full year. Certain information and footnote disclosures normally included in financial statements prepared in accordance with GAAP have been condensed or omitted pursuant to the rules and regulations of the SEC. These condensed financial statements should be read in conjunction with the consolidated financial statements and the notes thereto included in the Company’s Annual Report on Form 10-K for the year ended December 31, 2008. The accounting policies employed are materially the same as those shown in Note 2 to the consolidated financial statements included in such Form 10-K.
New Accounting Pronouncements
     The Company adopted Statement of Financial Accounting Standard (“SFAS”) No. 165, Subsequent Events,” on June 30, 2009. SFAS No. 165 provides guidance for disclosing events that occur after the balance sheet date, but before financial statements are issued or available to be issued. The adoption of SFAS No.165 did not have an impact on the Company’s Condensed Consolidated Financial Statements. The Company has evaluated subsequent events through August 10, 2009, the filing date of this report, and determined that there have not been any significant events that have occurred through that date that have not already been reflected in the Condensed Consolidated Financial Statements and/or disclosed in the Notes herein.
     In June 2009, SFAS No. 167, “Amendments to FASB Interpretation No. 46(R),” was issued, which modifies how a company determines when an entity that is insufficiently capitalized or is not controlled through voting (or similar rights) should be consolidated. SFAS No. 167 clarifies that the determination of whether a company is required to consolidate an entity is based on, among other things, an entity’s purpose and design and a company’s ability to direct the activities of the entity that most significantly impact the entity’s economic performance. SFAS No. 167 requires an ongoing

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reassessment of whether a company is the primary beneficiary of a variable interest entity (“VIE”), and also requires additional disclosures about a company’s involvement in VIEs, including any significant changes in risk exposure due to that involvement. SFAS No. 167 is effective for fiscal years beginning after November 15, 2009, and the Company has not completed its evaluation of the effect of adoption on financial condition, results of operations or cash flows.
     In June 2009, SFAS No. 168, “The FASB Accounting Standards Codification™ and the Hierarchy of Generally Accepted Accounting Principles, a Replacement of FASB Statement No. 162,” was issued. This Standard establishes the FASB Accounting Standards Codification™ (the “Codification”) as the source of authoritative accounting principles recognized by the Financial Accounting Standards Board to be applied by nongovernmental entities in the preparation of financial statements in conformity with GAAP. The Codification does not change current GAAP, but is intended to simplify user access to all authoritative GAAP by providing all the authoritative literature related to a particular topic in one place. The Codification is effective for interim and annual periods ending after September 15, 2009, and as of the effective date, all existing accounting standard documents will be superseded. Accordingly, the Company’s Quarterly Report on Form 10-Q for the quarter ending September 30, 2009 and all subsequent public filings will reference the Codification as the sole source of authoritative literature.
     Additional accounting pronouncements which have been adopted by the Company since December 31, 2008 are discussed in Notes 2, 3 and 10.
Reclassifications
     In periods prior to the third quarter of 2008, the Company included within the general and administrative expense line item amounts which are reimbursed to the Company by third parties or unconsolidated joint ventures under management contracts. Beginning in the third quarter of 2008, these reimbursed costs were segregated on the Condensed Consolidated Statements of Income, and prior period amounts have been revised to conform to the new presentation. The offset for the amounts received as reimbursement of these expenses is included in Fee Income within revenues in the accompanying Condensed Consolidated Statements of Income.
     In the periods prior to the second quarter of 2009, the Company included separation payments to terminated employees within the general and administrative expense line item. These amounts are being segregated on the Condensed Consolidated Statements of Income in the current period and prior period amounts have been revised to conform to this new presentation.
2. NOTES PAYABLE, INTEREST EXPENSE AND COMMITMENTS AND CONTINGENCIES
     The following table summarizes the terms and amounts of the notes payable outstanding at June 30, 2009 and December 31, 2008 (in thousands):

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        Term/           Outstanding at  
        Amortization           June 30,     December 31,  
Description   Interest Rate   Period (Years)   Maturity     2009     2008  
Credit Facility (a maximum of $500,000), unsecured
  LIBOR +
0.75% to 1.25%
  4/N/A     8/29/11     $ 398,000     $ 311,000  
Term Facility (a maximum of $100,000), unsecured
  Swapped rate of 5.01%
+ 0.70% to 1.20%
  5/N/A     8/29/12       100,000       100,000  
Terminus 100 mortgage note (interest only)
  6.13%   5/N/A     10/1/12       180,000       180,000  
The American Cancer Society Center mortgage note (interest only until October 1, 2011)
  6.4515%   5/30     9/1/17       136,000       136,000  
San Jose MarketCenter mortgage note (interest only)
  5.60%   3/N/A     12/1/10             83,300  
333/555 North Point Center East mortgage note
  7.00%   10/25     11/1/11       27,701       28,102  
Meridian Mark Plaza mortgage note
  8.27%   10/28     9/1/10       22,523       22,757  
100/200 North Point Center East mortgage note (interest only until July 1, 2010)
  5.39%   5/30     6/1/12       25,000       25,000  
The Points at Waterview mortgage note
  5.66%   10/25     1/1/16       17,231       17,433  
600 University Park Place mortgage note
  7.38%   10/30     8/10/11       12,651       12,762  
Lakeshore Park Plaza mortgage note
  5.89%   4/25     8/1/12       18,075       18,241  
Handy Road Associates, LLC (see note)
  Prime + 0.5%   2/N/A     3/31/10       3,244        
The Brownstones at Habersham (interest only; see note)
  5.00%   3/N/A     6/5/12       3,150        
King Mill Project I member loan (a maximum of $2,849; interest only)
  9.00%   3/N/A     8/29/11             2,711  
King Mill Project I second member loan (a maximum of $2,349; interest only)
  9.00%   3/N/A     6/26/09             2,047  
Jefferson Mill Project member loan (a maximum of $3,156; interest only)
  9.00%   3/N/A     9/13/09             2,652  
Other miscellaneous notes
  Various   Various   Various     217       234  
 
                           
 
                  $ 943,792     $ 942,239  
 
                           
2009 Activity
     During the first quarter of 2009, the King Mill and Jefferson Mill member loans, including accrued interest, were converted to equity in C/W King Mill I, LLC and C/W Jefferson Mill I LLC, both of which are consolidated entities of the Company.
     In April 2009, the Company satisfied the San Jose MarketCenter note in full for approximately $70.3 million, which represents a discount from the face amount. The Company recorded a gain on extinguishment of debt, net of unamortized loan closing costs and fees, of approximately $12.5 million in the second quarter of 2009 related to this repayment.
     In June 2009, the Company consolidated its investment in Handy Road Associates, LLC, which was previously accounted for under the equity method. See Note 6 herein for further information. The related note payable was recorded at its current fair value of $3.2 million. The note is non-recourse to the Company, is guaranteed by the third-party partner in the venture and matures March 31, 2010.
     In June 2009, the Company purchased The Brownstones at Habersham, a townhome project in Atlanta, Georgia, and executed a promissory note that partially funded the purchase. Interest-only payments of 5% per annum are due through June 2010, at which point the interest rate changes to Prime plus 1.75% until maturity. The principal amount of the note is due in full on June 5, 2012.
Derivative Instruments and Hedging Activities
     The Company adopted SFAS No. 161, “Disclosures about Derivative Instruments and Hedging Activities,” on January 1, 2009. Entities that use derivative instruments are required to provide qualitative disclosures about their objectives and strategies for using such instruments, as well as any details of credit-risk-related contingent features contained within derivatives. Entities are also required to disclose additional information about the amounts and location of derivatives located within the financial statements, how the provisions of derivative accounting rules have been applied,

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and the impact that hedges have on an entity’s financial position, financial performance, and cash flows.
     The Company utilizes interest rate swap agreements to manage its exposure to interest rate movements under variable-rate obligations. The Company has an interest rate swap agreement with a notional amount of $100 million in order to manage its interest rate risk under the Term Facility. The Company designated this swap as a cash flow hedge, and this swap effectively fixes the underlying LIBOR rate of the Term Facility at 5.01%. The Company also has two interest rate swap agreements with notional amounts of $75 million each in order to manage interest rate risk associated with floating-rate, LIBOR-based borrowings. The Company designated these swaps as cash flow hedges, and these swaps effectively fix a portion of the underlying LIBOR rate on $150 million of Company borrowings at an average rate of 2.84%. During both the six months ended June 30, 2009 and the year ended December 31, 2008, there was no ineffectiveness under any of the Company’s interest rate swaps. The fair value calculation for the swaps is deemed to be a Level 2 calculation under the guidelines as set forth in SFAS No. 157, “Fair Value Measurements.” The Company obtains a third party valuation utilizing estimated future LIBOR rates to calculate fair value. The fair values of the interest rate swap agreements were recorded in Accounts Payable and Accrued Liabilities and Accumulated Other Comprehensive Loss on Derivative Instrument on the Condensed Consolidated Balance Sheets, detailed as follows (in thousands):
                         
            Floating Rate,    
            LIBOR-based    
    Term Facility   Borrowings   Total
     
 
                       
Balance, December 31, 2008
  $ 11,869     $ 4,732     $ 16,601  
Change in fair value
    (2,722 )     (790 )     (3,512 )
     
Balance, June 30, 2009
  $ 9,147     $ 3,942     $ 13,089  
     
Additional debt information
     The real estate and other assets of The American Cancer Society Center (the “ACS Center”) are restricted under the ACS Center loan agreement in that they are not available to settle debts of the Company. However, provided that the ACS Center loan has not incurred any uncured event of default, as defined in the loan agreement, the cash flows from the ACS Center, after payments of debt service, operating expenses and reserves, are available for distribution to the Company.
     At June 30, 2009 and December 31, 2008, the estimated fair values of the Company’s notes payable was approximately $914.3 million and $904.1 million, respectively, calculated by discounting future cash flows at estimated rates at which similar loans would have been obtained at those dates. The fair value calculations for the notes payable are deemed to be Level 2 calculations under the guidelines as set forth in SFAS No. 157. The Company estimates current interest rates that could be obtained on similar loans in active markets in order to calculate the fair value.
     For the three and six months ended June 30, 2009 and 2008, interest expense was as follows (in thousands):
                                 
    Three Months Ended June 30,     Six Months Ended June 30,  
    2009     2008     2009     2008  
 
                               
Interest expensed
  $ 11,815     $ 11,831     $ 24,071     $ 23,074  
Interest capitalized
    (1,255 )     (4,464 )     (3,081 )     (9,432 )
 
                       
Total interest incurred
  $ 10,560     $ 7,367     $ 20,990     $ 13,642  
 
                       
     At June 30, 2009, the Company had outstanding letters of credit and performance bonds of $9.3 million. The Company has projects under development for which it estimates total future

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funding commitments of $44.5 million at June 30, 2009 (including projects under development at joint ventures, which could be funded by loans at the venture level or capital contributions by the partners). Additionally, the Company has future obligations as a lessor under numerous leases to fund, if certain conditions are met, approximately $17.7 million of tenant improvements as of June 30, 2009. As a lessee, the Company has future obligations under ground and office leases of approximately $21.6 million at June 30, 2009.
3. EARNINGS PER SHARE
     Net income per share-basic is calculated as net income available to common stockholders divided by the weighted average number of common shares outstanding during the period. Net income per share-diluted is calculated as net income available to common stockholders divided by the diluted weighted average number of common shares outstanding during the period. Diluted weighted average number of common shares is calculated to reflect the potential dilution under the treasury stock method that would occur if stock options, restricted stock or other contracts to issue common stock were exercised and resulted in additional common shares outstanding. The numerator used in the Company’s per share calculations is the same for both basic and diluted net income per share.
     On January 1, 2009, the Company adopted Emerging Issues Task Force No. 03-6-1, “Determining Whether Instruments Granted in Share-Based Payment Transactions are Participating Securities.” Under this rule, the Company is required to reflect unvested share-based payment awards that contain nonforfeitable rights to dividends or dividend equivalents in the computation of earnings per share for all periods presented. The Company’s outstanding restricted stock has nonforfeitable rights to dividends. Both basic and diluted earnings per share for the three and six months ended June 30, 2008 were retroactively adjusted to conform to this presentation. In the second quarter of 2009, the Company paid its quarterly dividend of $0.25 per share with a combination of cash and stock. The Company accounted for the distribution of stock for the quarterly dividend as a stock dividend, as outlined under the accounting rules, for the purposes of calculating earnings per share. Therefore, the Company retroactively adjusted weighted average shares outstanding for all periods presented by increasing prior shares correspondingly. Both of these changes to prior amounts reported are detailed as follows (in thousands):
                                 
    Three months ended   Six months ended
    June 30, 2008   June 30, 2008
    Basic   Diluted   Basic   Diluted
Weighted average shares, as originally reported
    51,187       52,040       51,167       51,842  
Less dilutive effect of restricted shares
          (23 )           (14 )
Weighted average unvested restricted shares
    135       135       134       134  
Adjustment due to payment of dividend in stock
    929       944       929       941  
 
                               
Weighted average shares, as adjusted
    52,251       53,096       52,230       52,903  
 
                               
     Weighted average shares-basic and weighted average shares-diluted after the above adjustments are as follows (in thousands):
                                 
    Three Months Ended   Six Months Ended
    June 30,   June 30,
    2009   2008   2009   2008
 
                               
Weighted average shares-basic, as adjusted
    52,278       52,251       52,278       52,230  
Dilutive potential common shares:
                               
Stock options
          845             673  
 
                               
Weighted average shares-diluted
    52,278       53,096       52,278       52,903  
 
                               
Anti-dilutive options not included
    6,295       2,443       6,287       2,456  
 
                               

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4. STOCK-BASED COMPENSATION
     Companies are required to recognize the grant date fair value of share-based awards over the required service period of the awards as compensation expense. The Company has several types of stock-based compensation awards — stock options, restricted stock and restricted stock units - which are described in Note 6 of “Notes to Consolidated Financial Statements” in the Company’s Annual Report on Form 10-K for the year ended December 31, 2008. The Company uses the Black-Scholes option-pricing model to value its stock option grants and the Monte Carlo pricing method to value its performance-based restricted stock units. The Company entered into a new stock-based compensation program during the second quarter of 2009. This new award will be settled in cash and will be paid if the Company’s stock price achieves a specified level of growth and the service requirement is met. This award was also valued using the Monte Carlo pricing method.
     Stock-based compensation expense is recorded in general and administrative expense in the Condensed Consolidated Statements of Income over the related awards’ vesting period. A portion of share-based payment expense is capitalized to projects under development in accordance with applicable accounting rules. The Company estimates forfeitures when calculating the expense related to stock-based compensation, and reflects the benefits of tax deductions in excess of recognized compensation cost to be reported as both a financing cash inflow and an operating cash outflow. The Company recorded compensation expense of approximately $821,000 and $892,000 for the three months ended June 30, 2009 and 2008, respectively, and $1.7 million and $2.3 million for the six months ended June 30, 2009 and 2008, respectively, related to stock-based compensation, after the effect of capitalization to projects under development and income tax benefit. In addition, in the second quarter of 2009, Tom Bell, the Company’s former Chairman of the Board and Chief Executive Officer, retired. As a part of his retirement agreement, certain stock-based compensation awards previously granted to him were modified or accelerated, and, as a result, the Company recorded additional compensation expense of $1.6 million. As of June 30, 2009, the Company had $5.6 million of total unrecognized compensation cost related to stock-based compensation, which will be recognized over a weighted average period of 1.8 years.
     During 2009, the Company granted 836,460 options to its key employees. These options have an exercise price of $8.35 per share, the market value of the Company’s stock on the grant date. The Company also granted 48,000 options to its directors at an exercise price of $9.70, the market value on that grant date. The Company calculated the fair values of these options on the grant dates using the Black-Scholes option-pricing model, which requires the Company to provide certain inputs to calculate fair value, as follows:
    The risk-free interest rate utilized is the interest rate on U.S. Government Bonds and Notes having the same life as the estimated life of the Company’s option awards.
 
    Expected life of the options granted is estimated based on historical data reflecting actual hold periods plus an estimated hold period for unexercised options outstanding.
 
    Expected volatility is based on the historical volatility of the Company’s stock over a period relevant to the related stock option grant.
 
    The assumed dividend yield is based on the Company’s expectation of an annual dividend rate for regular dividends at the time of grant.
     The weighted-average of the Black-Scholes inputs used to calculate the weighted-average fair value of the 2009 option grants is as follows:

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Assumptions:
       
Risk free interest rate
    1.94 %
Expected life
  6 years
Expected volatility
    0.47  
Expected dividend yield
    6.00 %
 
       
Result:
       
Weighted-average fair value of options granted
  $ 2.18  
     The following table summarizes stock option activity during the six months ended June 30, 2009 (there were no exercises of options during the period):
                                 
    Number of     Weighted Average             Weighted-Average  
    Options     Exercise Price Per     Aggregate Intrinsic     Remaining  
    (in thousands)     Option     Value (in thousands)     Contractual Life  
1999 Plan and Predecessor Plans
                               
Outstanding at December 31, 2008
    6,419     $ 23.74                  
Granted
    884       8.42                  
Forfeited
    (140 )     26.14                  
 
                       
Outstanding at June 30, 2009
    7,163     $ 21.80     $ 125     5.5 years
 
                       
Exercisable at June 30, 2009
    5,472     $ 22.48     $ 14     4.6 years
 
                       
     The following table summarizes restricted stock activity during the six months ended June 30, 2009:
                 
            Weighted-  
    Number of     Average  
    Shares     Grant Date  
    (in thousands)     Fair Value  
Non-vested stock at December 31, 2008
    56     $ 24.35  
Vested
    (2 )     24.71  
Forfeited
    (10 )     24.29  
 
           
Non-vested stock at June 30, 2009
    44     $ 24.35  
 
           
     Restricted stock units (“RSU”) are accounted for as liability awards under SFAS No. 123(R) and employees are paid cash based upon the value of the Company’s stock upon vesting. The following table summarizes RSU activity for the six months ended June 30, 2009 (in thousands):
         
Outstanding at December 31, 2008
    314  
Granted
    267  
Vested
    (38 )
Forfeited
    (6 )
 
       
Outstanding at June 30, 2009
    537  
 
       
5. PROPERTY ACTIVITY
     According to the guidance in SFAS No. 144, “Accounting for the Impairment and Disposal of Long-Lived Assets,” gains and losses from the disposition of certain real estate assets and the related historical results of operations of certain disposed of or held-for-sale assets are included in a separate section, discontinued operations, in the condensed consolidated statements of income for all periods

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presented. Assets and liabilities of held-for-sale properties, as defined, are separately categorized on the balance sheet in the period that they are deemed held-for-sale. In October 2008, the Company sold 3100 Windy Hill Road, a 188,000 square foot office building in Atlanta, Georgia, which was treated as a discontinued operation, and the operating results were reclassified to discontinued operations. The Company had no projects that qualified as held for sale or as discontinued in 2009, although prior period transactions had minor amounts flow through the 2009 results.
     In 2006, the Company and an affiliate of The Prudential Insurance Company of America (“Prudential”) entered into a set of agreements whereby the Company contributed interests in certain operating properties it owned to a venture, and Prudential contributed an equal amount of cash to a separate venture (“CPV Six”). See Note 4 of “Notes to Consolidated Financial Statements” in the Company’s Annual Report on Form 10-K for the year ended December 31, 2008 for detailed information regarding these ventures. The Company determined that the transaction qualified for accounting purposes as a sale of the properties. However, because the legal consideration the Company received from this transaction was a controlling interest in CPV Six as opposed to cash, the Company determined that the gain on the transaction should be deferred. The gain was included in Deferred Gain on the Company’s Condensed Consolidated Balance Sheets and was calculated as 88.5% of the difference between the book value of the contributed properties and the fair value. The Deferred Gain would be recognized in the income statement when CPV Six distributed cash exceeding 10% of the aggregate value of the contributed properties. In February 2009, CPV Six distributed cash to its partners exceeding the 10% threshold, and therefore, the Company recognized $167.2 million, the amount deferred related to this transaction, in income in 2009.
6. INVESTMENT IN UNCONSOLIDATED JOINT VENTURES
     The Company describes its investments in unconsolidated joint ventures in Note 5 of “Notes to Consolidated Financial Statements” in its Annual Report on Form 10-K for the year ended December 31, 2008. The following table summarizes balance sheet data of the Company’s unconsolidated joint ventures as of June 30, 2009 and December 31, 2008 (in thousands):
                                                                 
                                                    Company’s  
    Total Assets     Total Debt     Total Equity     Investment  
    2009     2008     2009     2008     2009     2008     2009     2008  
SUMMARY OF FINANCIAL POSITION:
                                                               
CP Venture IV LLC entities
  $ 339,591     $ 340,452     $ 36,153     $ 36,834     $ 281,893     $ 289,938     $ 16,368     $ 16,797  
TRG Columbus Dev Venture, Ltd.
    10,112       11,087                   3,735       4,714       782       1,179  
Charlotte Gateway Village, LLC
    164,368       166,006       116,329       122,362       45,209       42,423       10,417       10,434  
CPV and CPV Two
    98,686       101,820                   97,660       100,519       3,195       3,420  
CL Realty, L.L.C.
    119,143       126,728       3,830       4,901       112,883       118,044       49,890       72,855  
CF Murfreesboro Associates
    136,712       134,284       111,577       109,926       22,314       21,756       13,416       13,126  
Temco Associates, LLC
    61,885       61,832       3,168       3,198       57,719       58,262       22,827       29,799  
Palisades West LLC
    124,707       131,505                   73,329       74,440       38,532       38,757  
Crawford Long - CPI, LLC
    37,543       37,225       50,193       50,661       (14,230 )     (14,364 )     (5,870 )     (5,936 )
Terminus 200 LLC
    106,373       88,927       65,022       44,328       34,329       34,102       20,785       20,154  
Ten Peachtree Place Associates
    24,312       24,138       27,610       27,871       (4,054 )     (4,161 )     (3,501 )     (3,563 )
Wildwood Associates
    21,394       21,431                   21,273       21,339       (1,613 )     (1,581 )
Handy Road Associates, LLC
          5,381             3,294             1,989             2,142  
Pine Mountain Builders, LLC
    6,605       7,973       2,781       2,781       3,040       2,682       2,349       1,920  
Glenmore Garden Villas LLC
    9,918       9,985       8,674       7,990       1,083       1,167             1,134  
CPI/FSP I, L.P.
    1       6                   (6 )                  
Other
    651       658                   649       659       203       213  
 
                                               
 
  $ 1,262,001     $ 1,269,438     $ 425,337     $ 414,146     $ 736,826     $ 753,509     $ 167,780     $ 200,850  
 
                                               
     The following table summarizes income statement data of the Company’s unconsolidated joint ventures for the six months ended June 30, 2009 and 2008 (in thousands):

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                                    Company’s Share of  
    Total Revenues     Net Income (Loss)     Net Income (Loss)  
    2009     2008     2009     2008     2009     2008  
SUMMARY OF OPERATIONS:
                                               
CP Venture IV LLC entities
  $ 15,448     $ 16,133     $ 1,699     $ 1,738     $ 588     $ 647  
TRG Columbus Dev. Venture, Ltd.
    29       23,807       23       1,940       1       422  
Charlotte Gateway Village, LLC
    15,656       15,456       3,390       3,045       588       588  
CPV and CPV Two
    9,242       10,099       5,016       5,225       515       540  
CL Realty, L.L.C.
    1,757       4,675       (4,974 )     5,406       (2,573 )     2,208  
CF Murfreesboro Associates
    6,431       4,921       557       32       179       (24 )
Temco Associates, LLC
    1,198       2,290       (943 )     207       (472 )     104  
Palisades West LLC
    6,238       114       2,714       105       1,330       53  
Crawford Long — CPI, LLC
    5,621       5,699       934       837       466       418  
Terminus 200 LLC
    144       266       (45 )     25       (22 )     13  
Ten Peachtree Place Associates
    3,646       3,621       307       232       161       123  
Wildwood Associates
          1       (65 )     (86 )     (32 )     (43 )
Handy Road Associates, LLC
                      (76 )     (60 )     (49 )
Pine Mountain Builders, LLC
    1,130       2,564       85       124       27       49  
Glenmore Garden Villas LLC
                (153 )     (25 )     (76 )      
CPI/FSP I, L.P.
          4,448       (5 )     1,015              
Other
          21       (68 )     (46 )     (31 )     7  
 
                                   
 
  $ 66,540     $ 94,115     $ 8,472     $ 19,698     $ 589     $ 5,056  
 
                                   
     See Note 7 herein for a discussion of impairments, including impairments taken by the Company on certain of its investments in joint ventures. The Company’s share of income above includes results of operations and any impairments that may have been recognized at the venture level, and excludes impairments taken at the owner level.
     An analysis of impairment was made at the CL Realty L.L.C. (“CL”) venture level, as accounting guidelines require entities to review for impairment indicators. If impairment indicators are present, the assets are evaluated for recoverability. In conjunction with that process, a pre-tax impairment loss on a residential project owned by CL was recorded at the venture level, the Company’s share of which was $2.6 million.
     In June 2009, the Company consolidated its investment in Handy Road Associates, LLC (“Handy Road”), which was previously accounted for under the equity method. Handy Road is a 50-50 joint venture which owns 1,187 acres of land in suburban Atlanta, Georgia intended for future development and/or sale. The partner in this venture has indicated it will not make further capital contributions, and an analysis also determined the partner would not receive any of the economic benefit of the entity. As a result, the Company determined the venture was a variable interest entity. Since the Company will fund the operations and will receive the majority of the economic benefit of the entity, the Company determined it was the primary beneficiary and it consolidated Handy Road’s balance sheet at its fair value on June 30, 2009. The Company recorded $5.3 million in land held for investment or future development and a note payable of $3.2 million as a result of this consolidation.
     The CF Murfreesboro Associates loan has a requirement that certain leasing and occupancy percentages must be met by July 20, 2009. While the Company believes that these requirements were met, the lenders have not yet reached agreement as to whether the requirement has been satisfied. The lenders have therefore reserved any and all rights under the loan agreement regarding future funding requirements and future defaults under the loan. The Company continues to assert that the leasing and occupancy percentages have been satisfied and does not expect a material adverse affect on financial condition or results of operations.
7. IMPAIRMENT OF CERTAIN ASSETS
     During the three months ended June 30, 2009, the Company recorded the following impairment losses (in thousands).

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     Impairment losses recorded in costs and expenses:
         
10 Terminus Place
  $ 34,900  
Note receivable
    1,600  
 
     
 
  $ 36,500  
 
     
     Impairment losses on investments in unconsolidated joint ventures:
         
CL Realty, L.L.C
  $ 20,300  
Temco Associates, LLC
    6,700  
Glenmore Garden Villas LLC
    1,130  
 
     
 
  $ 28,130  
 
     
     10 Terminus Place, a condominium project in Atlanta, Georgia that the Company developed in 2008, has 122 units remaining for sale at June 30, 2009. The Company considers these units to be held-for-sale pursuant to SFAS No. 144, which requires companies to record long-lived assets held-for-sale at the lower of cost or fair value, less costs to sell. As a result of the declining market for condominiums and the actual sales at 10 Terminus Place, the Company revised its current expectations regarding the timing and amount of projected future cash flows. These revisions resulted in a decrease in the estimated fair value of this project and, accordingly, the Company recorded an impairment charge.
     The impairment loss on the note receivable related to a mezzanine loan made to a developer of a condominium project in Asheville, North Carolina. The developer defaulted on the loan in June 2009, and the Company acquired the project in July in satisfaction of the note and concurrently paid the remaining outstanding balance of the construction loan. The Company recorded the difference between the fair value of the project and the book value of the note receivable, plus the amount paid to the construction lender, as an impairment charge as of June 30, 2009.
     The Company analyzes impairment of its investment in unconsolidated joint ventures in accordance with Accounting Principles Board Opinion No. 18 (“APB No. 18”), “The Equity Method of Accounting for Investments in Common Stock.” APB No. 18 states that if indicators of impairment in a joint venture investment are present, companies must estimate the fair value of the investment. If the fair value of the investment is less than the carrying amount of the investment, companies are required to record an impairment loss if the impairment is considered “other-than-temporary.” If the impairment is considered “temporary,” no impairment charge is required.
     The Company analyzed its investments in CL, Temco Associates (“Temco”) and Glenmore Garden Villas, LLC (“Glenmore”) in accordance with APB No. 18 and determined that the fair value of each investment was less than their carrying amounts. CL and Temco hold residential land for development and, as a result of the state of the market for residential lots, adjustments to the sell-out period for certain projects and the duration of the market decline, the Company determined that the impairments at CL and Temco were other-than-temporary and recorded the impairment charges as of June 30, 2009. Glenmore is a townhome project in Charlotte, North Carolina. Development has been suspended on this project and the future plans for the project are uncertain. As a result, the Company determined that the impairment at Glenmore was other-than-temporary and recorded the impairment charge as of June 30, 2009.
Fair Value Considerations for Property
     The Company adopted SFAS No. 157 effective January 1, 2008 as it relates to financial instruments (as discussed in Note 2) and effective January 1, 2009 as it relates to non-financial instruments. The Company evaluated its real estate assets, including the project consolidated in July 2009, in which the Company had previously held an interest through a note receivable, and its investments in unconsolidated joint ventures using fair value processes and techniques as outlined in SFAS No. 157. The fair value measurements used in these evaluations of non-financial assets are

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considered to be Level 3 valuations within the fair value hierarchy in the rule, as there are significant unobservable inputs. Examples of inputs the Company utilizes in its fair value calculations are discount rates, market capitalization rates, expected lease rental rates, timing of new leases, and sales prices. The following represents the detail of the adjustments using Level 3 inputs ($ in millions):
                         
            Impairment        
Project   Cost basis     recognized     Fair Value  
Impaired multi-family residential units
  $ 74.9     $ 34.9     $ 40.0  
Impaired project under note receivable
    9.8       1.6       8.2  
Impaired investment in joint ventures
    100.8       28.1       72.7  
Company share of impairments recognized at joint ventures
    2.6       2.6        
 
                 
 
  $ 188.1     $ 67.2     $ 120.9  
 
                 
8. OTHER ASSETS
     Other Assets on the Condensed Consolidated Balance Sheets included the following (in thousands):
                 
    June 30, 2009     December 31, 2008  
Investment in Verde
  $ 9,376     $ 9,376  
FF&E and leasehold improvements, net of accumulated depreciation of $12,906 and $11,540 as of June 30, 2009 and December 31, 2008, respectively
    5,701       5,845  
Airplane, net of accumulated depreciation of $1,120 and $965 as of June 30, 2009 and December 31, 2008, respectively
    13,234       14,408  
Predevelopment costs and earnest money
    11,133       16,302  
Lease inducements, net of accumulated amortization of $1,352 and $931 as of June 30, 2009 and December 31, 2008, respectively
    12,746       13,903  
Loan closing costs, net of accumulated amortization of $3,480 and $3,035 as of June 30, 2009 and December 31, 2008, respectively
    4,082       5,231  
Prepaid expenses and other assets
    4,070       2,641  
Deferred tax asset
          8,897  
Intangible Assets:
               
Goodwill
    5,450       5,450  
Above market leases, net of accumulated amortization of $9,205 and $9,106 as of June 30, 2009 and December 31, 2008, respectively
    636       734  
In-place leases, net of accumulated amortization of $2,333 and $2,270 as of June 30, 2009 and December 31, 2008, respectively
    480       543  
 
           
 
  $ 66,908     $ 83,330  
 
           
Valuation Allowance on Deferred Tax Asset
     SFAS No. 109, “Accounting for Income Taxes,” requires that a valuation allowance be recorded against deferred tax assets if, based on the available evidence, it is more likely than not that such assets will not be realized. When assessing the need for a valuation allowance, appropriate consideration should be given to all positive and negative evidence related to the realization of the deferred tax assets. This evidence includes, among other things, the existence of current losses and cumulative losses in recent years, forecasts of future profitability, the length of statutory carryforward periods, the Company’s experience with loss carryforwards expiring unused and available tax planning strategies.

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     During the quarter ended June 30, 2009, the Company established a valuation allowance against the deferred tax assets of its taxable REIT subsidiary, CREC, totaling $42.7 million, including $11.0 million in deferred tax assets that were generated in periods prior to the three months ended June 30, 2009. The Company’s conclusion that a valuation allowance against its deferred tax assets should be recorded as of June 30, 2009 was based on losses at CREC in recent years, including consideration of losses incurred in the six months ended June 30, 2009, and the inability of the Company to predict, with any degree of certainty, when CREC would generate income in the future in amounts sufficient to utilize the deferred tax asset. This uncertainty is the result of the continued decline in the housing market which directly impacts CREC’s residential land business and multi-family business.
Other Information related to Other Assets
     Investment in Verde relates to a cost-method investment in a non-public real estate owner and developer. Goodwill relates entirely to the Office reportable segment. Above and below market leases are amortized into rental revenues over the remaining lease terms. In-place leases are amortized into depreciation and amortization expense also over remaining lease terms. Amortization expense for intangibles totaled $46,000 and $1.2 million in the three months ended June 30, 2009 and 2008, respectively, and $97,000 and $2.5 million in the six months ended June 30, 2009 and 2008, respectively.
9. SUPPLEMENTAL CASH FLOWS INFORMATION
     The following table summarizes supplemental information related to cash flows (in thousands):
                 
    Six Months Ended June 30
    2009   2008
 
               
Interest paid, net of amounts capitalized
  $ 21,986     $ 12,104  
Income taxes refunded
    498       410  
 
               
Transfer from notes payable to redeemable noncontrolling interests
    7,410        
Transfer from accrued interest payable to redeemable noncontrolling interests
    1,357        
Transfer from projects under development to land held for investment or future development
    5,159       677  
Change in accruals excluded from property acquisition and development expenditures
    3,700       11,510  
Change in accumulated other comprehensive loss on derivative instrument
    3,512       323  
Change in fair value of nonredeemable noncontrolling interests
    180       6,566  
Transfer from investment in joint ventures to land held for investment or future development
    5,342       1,570  
Transfer from projects under development to operating properties
    114,509       206,253  
Transfer from other assets to land held for investment or future development
    2,327       5,694  
Issuance of note receivable for sale of land
          5,050  
Issuance of note payable for purchase of townhomes
    3,150        
Issuance of stock for payment of dividends
    8,551        
10. NONCONTROLLING INTERESTS
     The Company consolidates various ventures that are involved in the ownership and/or development of real estate and has historically recorded the other partner’s interest as a minority interest, which was presented between liabilities and equity on the Company’s balance sheets. Effective January 1, 2009, amounts formerly reflected as minority interests were renamed noncontrolling interests and reflected in stockholders’ equity, if appropriate, in the Company’s balance sheets. Income or loss associated with noncontrolling interests is required to be presented separately, net of tax, below net income on the Company’s income statements. These amounts were previously

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included in net income as minority interest in income of consolidated subsidiaries. In addition, a reconciliation of equity for both the parent and its noncontrolling interests is presented each reporting period. The Company has several venture agreements which contain provisions requiring the Company to purchase the noncontrolling interest at the then fair value upon demand on or after a future date. Furthermore, certain noncontrolling interests with redemption provisions that are outside the Company’s control, commonly referred to as redeemable minority interests, were reflected at fair value in a separate line item on the Condensed Consolidated Balance Sheets. The Company recorded the difference between cost and fair value of redeemable noncontrolling interests as an adjustment to Stockholders’ Investment. The Company has a choice of either (1) accreting redeemable noncontrolling interests to their redemption value over the redemption period or (2) recognizing changes in the redemption value immediately as they occur. The Company is utilizing the second approach.
     The following table details the components of Redeemable Noncontrolling Interests in Consolidated Subsidiaries for the six months ended June 30, 2009 and 2008 (in thousands):
                 
    2009     2008  
 
               
Beginning Balance
  $ 3,945     $ 11,717  
Net loss attributable to redeemable noncontrolling interests
    (119 )     (216 )
Contributions from (distributions to) noncontrolling interests
    (18 )     (51 )
Conversion of note payable and accrued interest to noncontrolling interest
    8,767        
Change in fair value of noncontrolling interests
    180       (106 )
 
           
Ending Balance
  $ 12,755     $ 11,344  
 
           
     For the six months ended June 30, 2009 and 2008, net income on the Condensed Consolidated Statement of Stockholders’ Investment is reconciled to the Condensed Consolidated Income Statement as follows (in thousands):
                 
    Six Months Ended June 30,  
    2009     2008  
Net income attributable to controlling interest
  $ 85,712     $ 12,375  
Net income attributable to nonredeemable noncontrolling interests
    1,229       1,138  
Net loss attributable to redeemable noncontrolling interests
    (119 )     (216 )
 
           
Net income
  $ 86,822     $ 13,297  
 
           
11. REPORTABLE SEGMENTS
     The Company has five reportable segments: Office, Retail, Land, Third-Party Management and Multi-Family. These reportable segments represent an aggregation of operating segments reported to the Chief Operating Decision Maker based on similar economic characteristics that include the type of product and nature of service. Each segment includes both consolidated operations and joint ventures. The Office segment includes results of operations for office properties. The Retail segment includes results of operations for retail centers. The Land segment includes results of operations for various tracts of land that are held for investment or future development, and single-family residential communities that are parceled into lots and sold to various homebuilders or sold as undeveloped tracts of land. The Third Party Management segment includes fee income where the Company manages, leases and/or develops properties for other owners. The Multi-Family segment includes results of operations for the development and sale of multi-family real estate. The Other segment includes:
    fee income, salary reimbursements and expenses for joint venture properties that the Company manages, develops and/or leases;

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    compensation for employees, other than those in the Third Party Management segment;
 
    general corporate overhead costs, interest expense for consolidated entities (as financing decisions are made at the corporate level, with the exception of joint venture interest expense, which is included in joint venture results);
 
    income attributable to noncontrolling interests;
 
    income taxes;
 
    depreciation;
 
    preferred dividends; and
 
    operations of the Industrial properties, which are not material for separate presentation.
     Company management evaluates the performance of its reportable segments in part based on funds from operations available to common stockholders (“FFO”). FFO is a supplemental operating performance measure used in the real estate industry. The Company calculated FFO using the National Association of Real Estate Investment Trusts’ (“NAREIT”) definition of FFO, which is net income (loss) available to common stockholders (computed in accordance with GAAP), excluding extraordinary items, cumulative effect of change in accounting principle and gains or losses from sales of depreciable real property, plus depreciation and amortization of real estate assets, and after adjustments for unconsolidated partnerships and joint ventures to reflect FFO on the same basis.
     FFO is used by industry analysts, investors and the Company as a supplemental measure of an equity REIT’s operating performance. 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, many industry investors and analysts have considered presentation of operating results for real estate companies that use historical cost accounting to be insufficient by themselves. Thus, NAREIT created FFO as a supplemental measure of a REIT’s operating performance that excludes historical cost depreciation, among other items, from GAAP net income. Management believes that the use of FFO, combined with the required primary GAAP presentations, has been fundamentally beneficial, improving the understanding of operating results of REITs among the investing public and making comparisons of REIT operating results more meaningful. Company management evaluates operating performance in part based on FFO. Additionally, the Company uses FFO and FFO per share, along with other measures, to assess performance in connection with evaluating and granting incentive compensation to its officers and other key employees.
     Segment net income, investment in joint ventures and capital expenditures are not presented in the following tables. Management does not utilize these measures when analyzing its segments or when making resource allocation decisions, and therefore this information is not provided. FFO is reconciled to net income on a total company basis.

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                            Third Party                    
Three Months Ended June 30, 2009 (in thousands)   Office     Retail     Land     Management     Multi-Family     Other     Total  
Net rental property revenues less rental property operating expenses
  $ 15,233     $ 6,334     $     $     $     $ 369     $ 21,936  
Fee income
                285       4,961             2,926       8,172  
Residential, multi-family and outparcel sales, net of cost of sales
          1,126       925                         2,051  
Other income
    188       909                         188       1,285  
Gain on extinguishment of debt
                                  12,498       12,498  
General and administrative expenses
                      (4,069 )           (11,935 )     (16,004 )
Interest expense
                                  (10,560 )     (10,560 )
Depreciation and amortization of non-real estate assets
                                  (938 )     (938 )
Other expenses
                                  (4,432 )     (4,432 )
Impairment loss
                            (36,500 )           (36,500 )
Funds from operations from unconsolidated joint ventures
    2,508       1,598       (3,064 )           (82 )     (15 )     945  
Impairment loss on investment in unconsolidated joint ventures
                (27,000 )           (1,130 )           (28,130 )
Income attributable to noncontrolling interests
                                  (698 )     (698 )
Benefit for income taxes from operations
                                  (11,293 )     (11,293 )
Preferred stock dividends
                                  (3,227 )     (3,227 )
     
 
                                                       
Funds from operations available to common stockholders
  $ 17,929     $ 9,967     $ (28,854 )   $ 892     $ (37,712 )   $ (27,117 )   $ (64,895 )
             
 
                                                       
Real estate depreciation and amortization
                                                    (16,603 )
Gain on sale of depreciated investment properties
                                                    185  
 
                                                     
 
                                                       
Net loss available to common stockholders
                                                  $ (81,313 )
 
                                                     
                                                         
                            Third Party                    
Three Months Ended June 30, 2008 (in thousands)   Office     Retail     Land     Management     Multi-Family     Other     Total  
Net rental property revenues less rental property operating expenses
  $ 16,049     $ 5,539     $     $     $     $ 362     $ 21,950  
Fee income
                      4,491             3,311       7,802  
Residential, tract and outparcel sales, net of cost of sales
    618       3,400       398                   748       5,164  
Other income
    (102 )                             1,457       1,355  
General and administrative expenses
                      (4,054 )           (9,013 )     (13,067 )
Interest expense
                                  (7,367 )     (7,367 )
Depreciation and amortization of non-real estate assets
                                  (967 )     (967 )
Other expenses
                                  (549 )     (549 )
Funds from operations from unconsolidated joint ventures
    1,189       1,343       1,320             (227 )     61       3,686  
Minority interest in income of consolidated subsidiaries
                                  (251 )     (251 )
Benefit for income taxes from operations
                                  2,176       2,176  
Preferred stock dividends
                                  (3,812 )     (3,812 )
     
 
                                                       
Funds from operations available to common stockholders
  $ 17,754     $ 10,282     $ 1,718     $ 437     $ (227 )   $ (13,844 )   $ 16,120  
             
 
                                                       
Real estate depreciation and amortization
                                                    (13,265 )
Gain on sale of depreciated investment properties
                                                    56  
 
                                                     
 
                                                       
Net income available to common stockholders
                                                  $ 2,911  
 
                                                     

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                            Third Party                    
Six Months Ended June 30, 2009 (in thousands)   Office     Retail     Land     Management     Multi-Family     Other     Total  
Net rental property revenues less rental property operating expenses
  $ 28,937     $ 12,464     $     $     $     $ 724     $ 42,125  
Fee income
                285       9,900             6,031       16,216  
Residential, multi-family, outparcel and other sales, net of cost of sales
          1,804       1,161                   113       3,078  
Other income
    190       1,266                         815       2,271  
Gain on extinguishment of debt
                                  12,498       12,498  
General and administrative expenses
                      (8,197 )           (21,797 )     (29,994 )
Interest expense
                                  (20,990 )     (20,990 )
Depreciation and amortization of non-real estate assets
                                  (1,906 )     (1,906 )
Other expenses
                                  (5,978 )     (5,978 )
Impairment loss
                            (36,500 )           (36,500 )
Funds from operations from unconsolidated joint ventures
    4,861       3,202       (3,022 )           (118 )     (38 )     4,885  
Impairment loss on investment in unconsolidated joint ventures
                (27,000 )           (1,130 )           (28,130 )
Income attributable to noncontrolling interests
                                  (1,110 )     (1,110 )
Benefit for income taxes from operations
                                  (7,352 )     (7,352 )
Preferred stock dividends
                                  (6,454 )     (6,454 )
     
 
                                                       
Funds from operations available to common stockholders
  $ 33,988     $ 18,736     $ (28,576 )   $ 1,703     $ (37,748 )   $ (45,444 )   $ (57,341 )
             
 
                                                       
Real estate depreciation and amortization
                                                    (30,839 )
Gain on sale of depreciated investment properties
                                                    167,438  
 
                                                     
 
                                                       
Net income available to common stockholders
                                                  $ 79,258  
 
                                                     
                                                         
                            Third Party                    
Six Months Ended June 30, 2008 (in thousands)   Office     Retail     Land     Management     Multi-Family     Other     Total  
Net rental property revenues less rental property operating expenses
  $ 31,188     $ 10,579     $     $     $     $ 818     $ 42,585  
Fee income
                      9,144             6,216       15,360  
Residential, tract and outparcel sales, net of cost of sales
    618       4,154       4,178                   748       9,698  
Other income
    16                               2,699       2,715  
General and administrative expenses
                      (8,109 )           (19,343 )     (27,452 )
Interest expense
                                  (13,642 )     (13,642 )
Depreciation and amortization of non-real estate assets
                                  (1,744 )     (1,744 )
Other expenses
                                  (2,304 )     (2,304 )
Funds from operations from unconsolidated joint ventures
    2,377       2,642       2,333             423       94       7,869  
Income attributable to noncontrolling interests
                                  (922 )     (922 )
Benefit for income taxes from operations
                                  5,393       5,393  
Preferred stock dividends
                                  (7,625 )     (7,625 )
     
 
                                                       
Funds from operations available to common stockholders
  $ 34,199     $ 17,375     $ 6,511     $ 1,035     $ 423     $ (29,612 )   $ 29,931  
             
 
                                                       
Real estate depreciation and amortization
                                                    (25,293 )
Gain on sale of depreciated investment properties
                                                    112  
 
                                                     
 
                                                       
Net income available to common stockholders
                                                  $ 4,750  
 
                                                     
     When reviewing the results of operations for the Company, management analyzes its rental property operations and residential, tract and outparcel sales net of their related costs. Gains on sales of investment properties and the property operations that are classified as discontinued operations are also presented net of costs in management reporting. These amounts are shown in the segment tables above in the same “net” manner as shown to management. Certain adjustments are required to reconcile the above segments information to the Company’s consolidated revenues. These items are eliminated from the segment reporting tables above as follows:

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    Three Months Ended June 30,     Six Months Ended June 30,  
Reconciliation to Revenues on Consolidated Income Statements   2009     2008     2009     2008  
Net rental property revenues less rental property operating expenses
  $ 21,936     $ 21,950     $ 42,125     $ 42,585  
Plus rental property operating expenses
    15,159       14,583       32,472       28,021  
Fee income
    8,172       7,802       16,216       15,360  
Residential, tract and outparcel sales, net of cost of sales
    1,305       423       2,123       1,221  
Plus residential, tract and outparcel cost of sales
    3,208       832       4,938       1,778  
Net rental property revenues less rental property operating expenses from discontinued operations
          167       7       401  
Other income
    1,285       940       2,271       2,300  
 
                       
Total consolidated revenues
  $ 51,065     $ 46,697     $ 100,152     $ 91,666  
 
                       

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Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations
     Overview:
     Cousins Properties Incorporated, (along with its subsidiaries and affiliates, collectively referred to as the “Company”), is a real estate development company with experience in the development, leasing, financing and management of office, retail and industrial properties in addition to residential land development and the development and sale of multi-family products. As of June 30, 2009, the Company held interests directly or through joint ventures in 23 office properties totaling 7.5 million square feet, 14 retail properties totaling 4.7 million square feet, and three industrial properties totaling 2.0 million square feet. These interests include office and retail projects under development totaling 971,000 square feet. The Company also owns two substantially completed multi-family projects containing 136 for-sale units. The Company had 25 residential communities in various stages of development directly or through joint ventures in which approximately 10,000 lots remain to be developed and/or sold. In addition, the Company owned directly or through joint ventures approximately 9,400 acres of land. For additional information on the Company, including details of properties, business description and risk factors, refer to the Form 10-K for the year ended December 31, 2008.
     Management continues to assess its opportunities in the current economic environment. Management has seen the number of traditional development opportunities across its product types decrease and does not expect this trend to change significantly in the next 12 months. Single-family residential markets continue to struggle. Management believes retailers are more reluctant to commit to new leases, therefore management believes that there are few, if any, new retail development opportunities. In addition, management sees few opportunities for traditional office or for-sale multi-family developments within the next year. Management is optimistic that other, more non-traditional, opportunities may present themselves to the Company. These opportunities could include acquisition of single-family residential, office or retail developments whose developers or lenders are experiencing problems and acquisition of retail or office projects with financing problems. However, there can be no assurance that these non-traditional opportunities will materialize.
     Also, in the current economic environment, credit markets are making it difficult for real estate companies to obtain new loans or to refinance maturing obligations. The Company has no significant debt maturities in the remainder of 2009. Management believes it has capacity, through cash on hand and availability under its credit facility and construction lines, to complete its ongoing development projects. The Company closely monitors the financial covenants contained in its credit agreements, and the Company expects to remain in compliance with its financial covenants for the foreseeable future. However, if the economic decline continues, the Company’s results of operations could deteriorate which could cause the Company to fail certain of its debt covenants.
     As a result of the declining market for condominiums and the actual sales at 10 Terminus Place in Atlanta, Georgia, the Company revised its current expectations regarding the timing and amount of projected future cash flows. These revisions resulted in a decrease in the estimated fair value of this project and, accordingly, the Company recorded an impairment charge in the second quarter of 2009. The Company also recorded impairments on its investments in two residential joint ventures. These impairments represent the other-than-temporary decline in the fair values of the Company’s investment in these joint ventures below their carrying amounts, in accordance with Accounting Principles Board (“APB”) Opinion No. 18, “The Equity Method of Accounting for Investments in Common Stock.” These impairments are the result of the continued decline in the market for residential lots, the increased time period for sell-out, reduced prices for certain land tracts and using a discount rate on cash flows that reflects the high risk of residential real estate.
     Each quarter, management evaluates all of its long-lived assets and investments in joint ventures for impairment in accordance with Statement of Financial Accounting Standard No. 144,

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“Accounting for the Impairment and Disposal of Long-Lived Assets,” and APB Opinion No. 18 based on changes in the market and changes in management’s intent for assets, as well as management’s estimates of future cash flows of its projects. Therefore, additional impairment charges may be required in future periods.
Significant events during the three months ended June 30, 2009 included the following:
  Executed a 50,000 square foot lease with Firethorn Holdings, LLC in Terminus 200, a 25-story office building under construction at the Company’s Terminus development in Atlanta, Georgia. Executed or renewed an additional 261,000 square feet of office leases.
 
  Executed a 28,000 square foot lease with Bed, Bath & Beyond at the Avenue Carriage Crossing, a 511,000 square foot retail center in Memphis, Tennessee. Executed or renewed an additional 186,000 square feet of retail leases.
 
  Executed 104,000 square feet of industrial leases.
 
  In April 2009, repaid in full the $83.3 million mortgage note payable secured by the San Jose MarketCenter for approximately $70 million and recognized a gain on extinguishment of this debt of approximately $12.5 million.
Results of Operations:
     Rental Property Revenues. Rental property revenues increased approximately $395,000 (1%) and $3.6 million (5%) in the three and six month periods, respectively, compared to the same 2008 periods. These increases are discussed in detail below.
     Rental property revenues from the office portfolio decreased approximately $1.2 million (4%) and $905,000 (2%) between the three and six month 2009 periods, respectively, as a result of the following:
    Decrease of $1.0 million and $2.4 million in the three and six month 2009 periods, respectively, related to 191 Peachtree Tower, where average economic occupancy decreased, mainly due to the December 2008 expiration of the Wachovia lease;
 
    Decrease of $655,000 and $398,000 in the three and six month periods, respectively, from the American Cancer Society Center, where average economic occupancy decreased; and
 
    Increase of $634,000 and $1.9 million in the three and six month 2009 periods, respectively, from One Georgia Center, due to an increase in average economic occupancy.
     Rental property revenues from the retail portfolio increased approximately $1.6 million (19%) and $4.5 million (28%) in the three and six month 2009 periods, respectively, as a result of the following:
    Increase of $918,000 and $2.5 million in the three and six month 2009 periods, respectively, related to increased average economic occupancy at The Avenue Forsyth, which opened in April 2008;
 
    Increase of $1.2 million and $2.4 million in the three and six month 2009 periods, respectively, related to increased average economic occupancy at Tiffany Springs MarketCenter, which opened in July 2008; and
 
    Decrease of $502,000 and $514,000 in the three and six month 2009 periods, respectively, at The Avenue Carriage Crossing where average economic occupancy decreased.
     Rental Property Operating Expenses. Rental property operating expenses increased approximately $576,000 (4%) and $4.5 million (16%) in the three and six month 2009 periods, respectively, compared to the same 2008 periods as a result of the following:

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    Increase of $753,000 and $1.8 million in the three and six month 2009 periods, respectively, related to the openings of The Avenue Forsyth and Tiffany Springs MarketCenter;
 
    Increase of $257,000 and $575,000 in the three and six month 2009 periods, respectively, related to San Jose MarketCenter due to an increase in real estate taxes, insurance and bad debt expense;
 
    Increase of $124,000 and $226,000 in the three and six month 2009 periods, respectively, due to increased economic occupancy at One Georgia Center;
 
    Increase of $160,000 and $625,000 in the three and six month 2009 periods, respectively, related to 191 Peachtree Tower, primarily due to increases in non-recoverable tenant amenity expenses, marketing costs and bad debt expense; and
 
    Decrease of $520,000 in the three month 2009 period primarily due to the reversal of bad debt expense, which was recognized in the first quarter of 2009 at Terminus 100. Rental property operating expenses increased $635,000 for the six month 2009 period due partially to increased average economic occupancy in 2009 and partially to an adjustment of prior year operating expenses recognized in the current year.
     Fee Income. Fee income increased $370,000 (5%) and $856,000 (6%) between the three and six month 2009 and 2008 periods, respectively. Fee income is comprised of management fees, development fees and leasing fees, which the Company performs for third party property owners and joint ventures in which it has an ownership interest. These amounts vary between quarters, due to the number of contracts with ventures and third party owners and the development and leasing needs at the underlying properties. Amounts could vary in future periods based on volume and composition of activities at the underlying properties.
     Residential Lot, Multi-family and Outparcel Sales and Cost of Sales. Residential lot, multi-family and outparcel sales increased $3.3 million and $4.1 million between the three and six month 2009 and 2008 periods, respectively. Residential lot, multi-family and outparcel cost of sales increased $2.4 million and $3.2 million in the three and six month 2009 periods, respectively.
     Residential Lot Sales and Cost of Sales — The Company’s residential lot business consists of projects that are consolidated, for which income is recorded in the residential lot and outparcel sales and cost of sales line items, and projects that are owned through joint ventures in which the Company is a 50% partner with Temco Associates LLC (“Temco”) and CL Realty, L.L.C. (“CL Realty”), for which income is recorded in income from unconsolidated joint ventures. (See additional disclosure in income from unconsolidated joint ventures, including impairment discussion.) Residential lot sales decreased $702,000 and $98,000 for consolidated projects in the three and six month 2009 periods, respectively. The number of lots sold in the six months periods were as follows:
                 
    2009   2008
Consolidated projects
    7       10  
Temco
          8  
CL Realty
    66       97  
     
Total
    73       115  
     
     Demand for residential lots is down significantly as a result of general market conditions and as a result of limited demand in the Company’s and its ventures’ principal markets in Texas, Florida and metropolitan Atlanta. Builders, the primary customers for such residential lots, have a general oversupply of inventory in the Company’s markets and are working to reduce inventory levels before they consider buying additional lots. Many builders are also in financial distress because of current

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market conditions. In addition, the recent changes in credit availability for home buyers and homebuilders have made it more difficult to obtain financing for purchasers. Management is closely monitoring market developments but is currently unable to predict when markets will improve. Management expects these market conditions to continue to negatively impact residential lot sales and have an adverse impact on the Company’s results of operations until such time as the residential lot markets improve. Therefore, consistent with current market trends, the Company anticipates residential lot sales for 2009, like those in 2008, will be lower than those the Company experienced in recent years, both at consolidated projects and at Temco and CL Realty. The Company cannot currently quantify the effect of the current slowdown on its results of operations for 2009 and forward.
     Residential lot cost of sales decreased $485,000 and $74,000 in the three and six month 2009 periods, respectively. The change in residential lot cost of sales was also partially due to the number of lots sold during the periods and partially to fluctuations in gross profit percentages used to calculate the cost of sales for residential lot sales in certain of the residential developments.
     Multi-Family Sales and Cost of Sales — Multi-family sales and cost of sales increased approximately $1.2 million in the three and six month 2009 periods due to closings of condominiums at the Company’s 10 Terminus Place project. No profit was recognized on the 2009 multi-family sales.
     Outparcel Sales and Cost of Sales — Outparcel sales increased $2.8 million and $3.0 million in the three and six month 2009 periods, respectively. There were two outparcel sales in the six month 2009 period, compared to only one outparcel sale in the comparable 2008 period. Outparcel cost of sales increased $1.7 million and $2.0 million in the three and six month 2009 periods, respectively, due to the aforementioned increase in number of outparcel sales.
     General and Administrative Expense, Separation Expense and Reimbursements (“Total G&A”).
     Total G&A expense increased $2.9 million (22%) and $2.5 million (9%) between the three and six month 2009 and 2008 periods, respectively, primarily as a result of the following:
    Separation expense increased by $2.0 million and $2.1 million in the three and six month 2009 periods, respectively, due to expense recognized for the lump sum payment and for the modification of stock compensation awards related to the retirement of the Company’s former chief executive officer in the second quarter of 2009;
 
    Reimbursements of salaries and benefits for reimbursed employees increased approximately $418,000 in the six month 2009 period due to higher average projects under management in 2009 compared to the same 2008 period.
 
    General and administrative expense increased $983,000 and $70,000 in the three and six month 2009 periods, respectively, compared to the same 2008 periods, due to a decrease of approximately $2.7 million and $5.4 million in the three and six month periods, respectively, of capitalized salaries and related benefits for personnel involved in the development and leasing of certain projects, which increased general and administrative expense. The increase was partially offset by a decrease in salaries and benefits for employees of approximately $2.1 million and $5.1 million in the three and six month periods, respectively. This decrease is based in part on a decrease in the number of employees at the Company between the periods. The decrease is also due to a decrease in stock-based compensation expense, a portion of which fluctuates with the Company’s stock price.
     Depreciation and Amortization. Depreciation and amortization increased approximately $2.8 million (22%) between the three month 2009 and 2008 periods and $4.6 million (19%) between the six month 2009 and 2008 periods, primarily as a result of the following:
    Increase of $1.7 million and $2.5 million between the three and six month periods, respectively, related to higher depreciation of tenant assets associated with increases in occupancy at Terminus 100 and One Georgia Center; and

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    Increase of $1.1 million and $2.3 million between the three and six months periods, respectively, from the openings of The Avenue Forsyth and Tiffany Springs MarketCenter.
     Interest Expense. Interest expense increased approximately $3.2 million (43%) in the three month 2009 period compared to the same 2008 period and $7.3 million (54%) in the six month period compared to the same 2008 period due to higher average debt borrowings and decreased capitalized interest as a result of lower weighted average expenditures on development projects.
     Impairment Loss. The Company recognized a $34.9 million impairment loss in the second quarter 2009 on 10 Terminus Place, a condominium project that the Company developed in 2008, which has 122 units remaining for sale. The Company considers these units to be held-for-sale pursuant to SFAS No. 144, which requires companies to record long-lived assets held-for-sale at the lower of cost or fair value, less costs to sell. As a result of the declining market for condominiums, the Company’s strategy for the sell-out of this project was revised. Therefore, expected cash flows from this project decreased, and the risk associated with the timing of unit sales increased, which caused the fair value under a discounted cash flow analysis to decrease in the second quarter.
     The Company also recognized an impairment loss of $1.6 million on a note receivable related to a mezzanine loan made to a developer of a condominium project in Asheville, North Carolina. The developer defaulted on the loan in June 2009 and the Company acquired the project in July in satisfaction of the note and concurrently paid the remaining outstanding balance of the construction loan. The Company recorded the difference between the fair value of the project and the book value of the note receivable, plus the amount paid to the construction lender, as an impairment charge as of June 30, 2009.
     Other Expense. Other expense increased approximately $3.9 million and $3.7 million between the three and six month 2009 and 2008 periods, respectively. The expenses incurred by the Company when pursuing a potential development project are recorded in this category. In the 2008 period, approximately $1.1 million was expensed for a retail project no longer probable of development, and in the 2009 period, approximately $4.0 million was expensed for a multi-family project and retail project no longer probable of being developed. Additionally, other expense increased at 10 Terminus Place by $894,000 between the six month periods due to an increase in real estate taxes, insurance and HOA funding by the Company which is no longer being capitalized.
     Gain on Extinguishment of Debt. In April 2009, the Company satisfied the San Jose MarketCenter note in full for approximately $70.3 million, which represented a discount from the face amount. The Company recorded a gain on extinguishment of debt, net of unamortized loan closing costs and fees, of approximately $12.5 million in the second quarter of 2009 related to this repayment.
     (Provision for)/Benefit from Income Taxes from Operations. Benefit from income taxes from operations decreased approximately $13.5 million and $12.7 million between the three and six month 2009 and 2008 periods, respectively, to a provision for 2009. During the quarter ended June 30, 2009, the Company established a valuation allowance against the deferred tax assets of its taxable REIT subsidiary, Cousins Real Estate Corporation (“CREC”), totaling $42.7 million, including $11.0 million in deferred tax assets that were generated in periods prior to the three months ended June 30, 2009. The Company’s conclusion that a valuation allowance against its deferred tax assets should be recorded as of June 30, 2009 was based on losses at CREC in recent years, including consideration of losses incurred in the six months ended June 30, 2009, and the inability of the Company to predict, with any degree of certainty, when CREC would generate income in the future in amounts sufficient to utilize the deferred tax asset. This uncertainty is the result of the continued decline in the housing market which directly impacts CREC’s residential land business and multi-family business. Based on current projections of income or loss at CREC, the Company does not anticipate recognizing a provision for or a benefit from income taxes in the near term. Not recognizing income tax benefit or

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provision in the Company’s financial statements will negatively affect the Company’s net income and funds from operations, which in turn affects calculations of compliance under the Company’s debt covenants.
     Income from Unconsolidated Joint Ventures, including Impairment. Income from unconsolidated joint ventures decreased approximately $31.6 million and $32.6 million in the three and six month 2009 periods, respectively, compared to the same 2008 periods (amounts disclosed are the Company’s share).
  Decrease of $24.2 million and $25.1 million in the three and six month 2009 periods, respectively, at CL Realty. CL Realty is a 50-50 joint venture which develops residential lots in Texas, Georgia and Florida and holds tracts of undeveloped land to either develop residential communities in the future and/or sell as tracts. The market for residential lots and land tracts has declined in recent periods in these geographic regions. Due to the state of the market for residential lots and the duration of the market decline, adjustments were made to the sell-out period for certain projects. As a result, the Company analyzed its investment in CL Realty in accordance with APB Opinion No. 18 and determined that the fair value of its investment was less than its carrying amount. The Company determined the impairment was other-than-temporary and recognized an impairment loss of $20.3 million on its investment in CL Realty in the second quarter 2009. An analysis of impairment was also made at the CL Realty venture level. In conjunction with that process, an impairment loss on one residential project was recorded at the venture level, the Company’s share of which was $2.6 million. Also contributing to the change in income from CL Realty was income recognized in 2008 from potential lot buyers forfeiting their deposits ($570,000), a gain from a land tract sale at one of the venture’s residential developments ($1.0 million) and revenue from two mineral rights lease bonus payments ($1.0 million) in 2008 with no corresponding revenues in 2009.
 
  Decrease of $7.2 million and $7.3 million in the three and six month 2009 periods, respectively, at Temco. Temco is a 50-50 joint venture which develops residential lots in Georgia and holds tracts of undeveloped land to either develop residential communities in the future and/or sell as tracts. As described above, the markets for residential lots and land tracts have declined. The Company also analyzed its investment in Temco in accordance with APB No. 18 and determined the fair value of its investment was less than its carrying amount, and that the impairment was other-than-temporary. As a result, the Company recorded an impairment loss of $6.7 million on its investment in Temco in the second quarter 2009.
 
  In June 2009, the Company also recorded an impairment of approximately $1.1 million in its investment in Glenmore Garden Villas, LLC (“Glenmore”). Glenmore is a 50-50 joint venture which was formed in order to develop a townhome project in Charlotte, North Carolina. Development has been suspended on this project, and the future plans for the project are uncertain. Based on current estimates, under APB No. 18, the Company determined that its investment in Glenmore had an other-than-temporary decline and the investment was written down to zero.
 
  Increase in income of approximately $665,000 and $1.3 million in the three and six month 2009 periods, respectively, from Palisades West LLC, which developed and owns two office buildings in Austin, Texas. Buildings 1 and 2 became partially operational in the fourth quarter of 2008.
     Gain on Sale of Investment Properties. Gain on sale of investment properties increased $159.2 million between the six month 2009 and 2008 periods and decreased $4.4 million between the 2009 and 2008 three month periods.

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     The 2009 gain is primarily attributable to the following:
    Sale of undeveloped land at the Company’s North Point Project ($745,000); and
 
    The recognition of $167.2 million in deferred gain related to the 2006 venture formation with Prudential. When the Company and Prudential formed the venture, the Company contributed properties and Prudential contributed cash. The Company accounted for the transaction as a sale in accordance with accounting rules, but deferred the related gain because the consideration received was a partnership interest as opposed to cash. In the 2009 period, the Company and Prudential made a pro rata distribution of cash from the venture that caused the Company to recognize all of the gain that was deferred in 2006.
     The 2008 gain consisted of the following:
    Recognition of $7.8 million in gains on sales of undeveloped land at the Company’s North Point, Jefferson Mill and The Avenue Forsyth projects;
 
    Gain on sale from the condemnation of land at the Cosmopolitan Center ($619,000); and
 
    Gain on sale of the Company’s airplane ($415,000).
Discussion of New Accounting Pronouncements.
     Derivative Instruments and Hedging Activities
     The Company adopted Statement of Financial Accounting Standard (“SFAS”) No. 161, “Disclosures about Derivative Instruments and Hedging Activities,” on January 1, 2009. Entities that use derivative instruments are required to provide qualitative disclosures about their objectives and strategies for using such instruments, as well as any details of credit-risk-related contingent features contained within derivatives. Entities are also required to disclose additional information about the amounts and location of derivatives located within the financial statements, how the provisions of derivative accounting rules have been applied, and the impact that hedges have on an entity’s financial position, financial performance, and cash flows.
     Fair Value of Financial Instruments
     The Company provides information regarding the fair value of financial instruments in interim financial statements beginning in interim periods ending after June 15, 2009. At June 30, 2009 and December 31, 2008, the estimated fair values of the Company’s notes payable was approximately $914.3 million and $904.1 million, respectively, calculated by discounting future cash flows at estimated rates at which similar loans would have been obtained at those dates. The fair value calculations for the notes payable are deemed to be Level 2 calculations under the guidelines as set forth in SFAS No. 157. The Company obtains current interest rates that could be obtained on similar loans in active markets in order to calculate the fair value.
     Accounting for Noncontrolling Interests
     The Company consolidates various ventures that are involved in the ownership and/or development of real estate and has historically recorded the other partner’s interest as a minority interest, which was presented between liabilities and equity on the Company’s balance sheets. Effective January 1, 2009, amounts formerly reflected as minority interests were renamed noncontrolling interests and reflected in stockholders’ equity, if appropriate, in the Company’s balance sheets. Income or loss associated with noncontrolling interests is required to be presented separately, net of

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tax, below net income on the Company’s income statements. These amounts were previously included in net income as minority interest in income of consolidated subsidiaries. In addition, a reconciliation of equity for both the parent and its noncontrolling interests is presented each reporting period. The Company has several venture agreements which contain provisions requiring the Company to purchase the noncontrolling interest at the then fair value upon demand on or after a future date. Furthermore, certain noncontrolling interests with redemption provisions that are outside the Company’s control, commonly referred to as redeemable minority interests, were reflected at fair value in a separate line item on the Condensed Consolidated Balance Sheets. The Company recorded the difference between cost and fair value of redeemable noncontrolling interests as an adjustment to Stockholders’ Investment. The Company has a choice of either (1) accreting redeemable noncontrolling interests to their redemption value over the redemption period or (2) recognizing changes in the redemption value immediately as they occur. The Company is utilizing the second approach.
     Accounting for Participating Securities
     The Company adopted EITF No. 03-6-1, “Determining Whether Instruments Granted in Share-Based Payment Transactions are Participating Securities,” on January 1, 2009. This standard requires that unvested share-based payment awards that contain nonforfeitable rights to dividends or dividend equivalents be included in the computation of earnings per share for all periods presented. The Company’s restricted stock falls within the scope of this standard. Therefore, both basic and diluted earnings per share for the three months ended March 31, 2008 have been retroactively adjusted to conform to this new standard. See Note 3 to the Condensed Consolidated Financial Statements contained herein.
     Additional New Accounting Standards
     The Company adopted SFAS No. 165, Subsequent Events,” on June 30, 2009. SFAS No. 165 provides guidance for disclosing events that occur after the balance sheet date, but before financial statements are issued or available to be issued. The adoption of SFAS No.165 did not have an impact on our Condensed Consolidated Financial Statements. We have evaluated subsequent events through August 10, 2009, the filing date of this report, and determined that there have not been any significant events that have occurred through that date that have not already been reflected in the Condensed Consolidated Financial Statements and/or disclosed in the Notes to the Condensed Consolidated Financial Statements herein.
     In June 2009, SFAS No. 167, “Amendments to FASB Interpretation No. 46(R),” was issued, which modifies how a company determines when an entity that is insufficiently capitalized or is not controlled through voting (or similar rights) should be consolidated. SFAS No. 167 clarifies that the determination of whether a company is required to consolidate an entity is based on, among other things, an entity’s purpose and design and a company’s ability to direct the activities of the entity that most significantly impact the entity’s economic performance. SFAS No.167 requires an ongoing reassessment of whether a company is the primary beneficiary of a variable interest entity (“VIE”), and also requires additional disclosures about a company’s involvement in VIEs, including any significant changes in risk exposure due to that involvement. SFAS No. 167 is effective for fiscal years beginning after November 15, 2009, and the Company has not completed its evaluation of the effect of adoption on financial condition, results of operations or cash flows.
     In June 2009, SFAS No. 168, “The FASB Accounting Standards Codification™ and the Hierarchy of Generally Accepted Accounting Principles a Replacement of FASB Statement No. 162,” was issued. This Standard establishes the FASB Accounting Standards Codification™ (the “Codification”) as the source of authoritative accounting principles recognized by the Financial Accounting Standards Board to be applied by nongovernmental entities in the preparation of financial statements in conformity with Accounting Principles Generally Accepted in the United States of America

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(“GAAP”). The Codification does not change current GAAP but is intended to simplify user access to all authoritative GAAP by providing all the authoritative literature related to a particular topic in one place. The Codification is effective for interim and annual periods ending after September 15, 2009, and as of the effective date, all existing accounting standard documents will be superseded. Accordingly, our Quarterly Report on Form 10-Q for the quarter ending September 30, 2009 and all subsequent public filings will reference the Codification as the sole source of authoritative literature.
     Funds from Operations. The table below shows Funds from Operations Available to Common Stockholders (“FFO”) and the related reconciliation to net income (loss) available to common stockholders for the Company. The Company calculated FFO in accordance with the National Association of Real Estate Investment Trusts’ (“NAREIT”) definition, which is net income (loss) available to common stockholders (computed in accordance with GAAP), excluding extraordinary items, cumulative effect of change in accounting principle and gains or losses from sales of depreciable real property, plus depreciation and amortization of real estate assets, and after adjustments for unconsolidated partnerships and joint ventures to reflect FFO on the same basis.
     FFO is used by industry analysts and investors as a supplemental measure of an equity REIT’s operating performance. 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, many industry investors and analysts have considered presentation of operating results for real estate companies that use historical cost accounting to be insufficient by themselves. Thus, NAREIT created FFO as a supplemental measure of REIT operating performance that excludes historical cost depreciation, among other items, from GAAP net income. The use of FFO, combined with the required primary GAAP presentations, has been fundamentally beneficial, improving the understanding of operating results of REITs among the investing public and making comparisons of REIT operating results more meaningful. Company management evaluates operating performance in part based on FFO. Additionally, the Company uses FFO and FFO per share, along with other measures, to assess performance in connection with evaluating and granting incentive compensation to its officers and key employees. The reconciliation of net income (loss) available to common stockholders to FFO is as follows for the three and six months ended June 30, 2009 and 2008 (in thousands):

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    Three Months Ended     Six Months Ended  
    June 30,     June 30,  
    2009     2008     2009     2008  
 
Net Income (Loss) Available to Common Stockholders
  $ (81,313 )   $ 2,911     $ 79,258     $ 4,750  
Depreciation and amortization:
                               
Consolidated properties
    15,381       12,611       28,437       23,876  
Discontinued properties
          174             348  
Share of unconsolidated joint ventures
    2,174       1,473       4,332       2,864  
Depreciation of furniture, fixtures and equipment and amortization of specifically identifiable intangible assets:
                               
Consolidated properties
    (938 )     (961 )     (1,906 )     (1,731 )
Discontinued properties
          (6 )           (13 )
Share of unconsolidated joint ventures
    (14 )     (26 )     (24 )     (51 )
Gain on sale of investment properties, net of applicable income tax provision:
                               
Consolidated
    (801 )     (5,212 )     (168,235 )     (9,004 )
Discontinued properties
    (146 )           (146 )      
Share of unconsolidated joint ventures
    16             (12 )      
Gain on sale of undepreciated investment properties
    746       5,156       955       8,892  
 
                       
 
                               
Funds From Operations Available to Common Stockholders
  $ (64,895 )   $ 16,120     $ (57,341 )   $ 29,931  
 
                       
Liquidity and Capital Resources:
Financial Condition.
     The Company had three projects in its development pipeline at June 30, 2009. Management believes that the Company has the capacity to complete these projects with cash on hand plus availability under its credit facility and construction loans. The Company does not foresee the need to access the capital markets in order to complete its current projects. In addition, the Company is not exposed to any significant debt maturities in 2009. Management estimates that the Company has the ability to repay its near-term maturities with the availability noted above. The financial condition of the Company is discussed in further detail below.
     At June 30, 2009, the Company was subject to the following contractual obligations and commitments (in thousands):

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            Less than                   After
    Total   1 Year   1-3 Years   4-5 Years   5 years
Contractual Obligations:
                                       
Company long-term debt
                                       
Unsecured notes payable and construction loans
  $ 498,217     $ 217     $ 398,000     $ 100,000     $  
Mortgage notes payable
    445,575       5,590       92,167       201,046       146,772  
Interest commitments under notes payable (1)
    164,290       43,692       70,661       23,231       26,706  
Operating leases (ground leases)
    15,113       95       198       208       14,612  
Operating leases (all other)
    6,530       2,907       3,181       233       209  
     
Total contractual obligations
  $ 1,129,925     $ 52,501     $ 564,207     $ 324,718     $ 188,299  
     
 
                                       
Commitments:
                                       
Letters of credit
  $ 4,200     $ 4,200     $     $     $  
Performance bonds
    5,149       4,447       702              
Estimated development commitments (2)
    44,473       24,592       19,158       723        
Unfunded tenant improvements
    17,661       17,661                    
     
Total commitments
  $ 71,483     $ 50,900     $ 19,860     $ 723     $  
     
 
(1)   Interest on variable rate obligations is based on rates effective as of June 30, 2009.
 
(2)   Development commitments include share of joint venture development commitments.
2009 Activity
     In April 2009, the Company satisfied the San Jose MarketCenter note in full for approximately $70.3 million, which represents a discount from the face amount. The Company recorded a gain on extinguishment of debt, net of unamortized loan closing costs and fees, of approximately $12.5 million in the second quarter of 2009 related to this repayment.
     In June 2009, the Company consolidated its investment in Handy Road Associates, LLC, which was previously accounted for under the equity method. See Note 6 to the Condensed Consolidated Financial Statements herein for further information. The note payable was consolidated at its current fair value of $3.2 million. The note is non-recourse to the Company, is guaranteed by the third-party partner in the venture and matures March 31, 2010.
     In June 2009, the Company purchased The Brownstones at Habersham, a townhome project in Atlanta, Georgia, and executed a promissory note. Interest-only payments of 5% are due through June 2010, at which point the rate changes to Prime plus 1.75% through maturity. The principal amount is due in full on June 5, 2012.
Derivative Instruments and Hedging Activities
     The Company utilizes interest rate swap agreements to manage its exposure to interest rate movements under variable-rate obligations. The Company has an interest rate swap agreement with a notional amount of $100 million in order to manage its interest rate risk under the Term Facility. The Company designated this swap as a cash flow hedge, and this swap effectively fixes the underlying LIBOR rate of the Term Facility at 5.01%. The Company also has two interest rate swap agreements with notional amounts of $75 million each in order to manage interest rate risk associated with floating-rate, LIBOR-based borrowings. The Company designated these swaps as cash flow hedges, and these swaps effectively fix a portion of the underlying LIBOR rate on $150 million of Company borrowings at an average rate of 2.84%. During both the six months ended June 30, 2009 and the year ended December 31, 2008, there was no ineffectiveness under any of the Company’s interest rate swaps. The fair value calculation for the swaps is deemed to be a Level 2 calculation under the guidelines as set forth in SFAS No. 157, “Fair Value Measurements.” The Company obtains a third party valuation utilizing estimated future LIBOR rates to calculate fair value. The fair values of the interest rate swap agreements were recorded in Accounts Payable and Accrued Liabilities and Accumulated Other Comprehensive Loss on the Condensed Consolidated Balance Sheets, detailed as follows (in thousands):

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            Floating Rate,    
            LIBOR-based    
    Term Facility   Borrowings   Total
 
                       
Balance, December 31, 2008
  $ 11,869     $ 4,732     $ 16,601  
Change in fair value
    (2,722 )     (790 )     (3,512 )
     
Balance, June 30, 2009
  $ 9,147     $ 3,942     $ 13,089  
     
Additional Financial Condition Information
     The real estate and other assets of the ACS Center are restricted under the ACS Center loan agreement in that they are not available to settle debts of the Company. However, provided that the ACS Center loan has not incurred any uncured event of default, as defined in the loan agreement, the cash flows from the ACS Center, after payments of debt service, operating expenses and reserves, are available for distribution to the Company.
     As of June 30, 2009, the Company had $398.0 million drawn on its $500 million credit facility and had $54.1 million in cash and cash equivalents. The amount available under this credit facility is reduced by outstanding letters of credit, which were $4.2 million at June 30, 2009. These amounts are available to fund operations, ongoing development activities and capital expenditures, among other things. The Company’s interest rate on its credit facility is LIBOR plus a spread based on certain of the Company’s ratios and other factors, and interest is due periodically as defined by the loan agreement. As of June 30, 2009, the spread over LIBOR for the credit facility was 1.10%, and the spread over LIBOR for the Term Facility was 1.05%. As of June 30, 2009, the weighted average interest rate on the Company’s consolidated debt was 4.63%.
     Our credit and term facilities contain financial covenants that require that our earnings, as defined, exceed our fixed charges by a specified amount. The Company is currently in compliance with its financial covenants. If the Company's earnings decline or if the Company's fixed charges increase, the Company is at greater risk of violating these covenants. A prolonged economic downturn could cause the Company's earnings to decline thereby increasing the Company's risk of violating these covenants. If the Company fails to meet these covenants, the Company's ability to borrow may be impaired, which could potentially make it more difficult to fund the Company's capital and operating needs.
     The Company expects its credit facility and cash on hand to be the primary funding source for its contractual obligations and commitments in the near term. The Company may obtain long-term mortgage debt on some of its recently developed, unencumbered assets, to the extent available and with acceptable terms, to help fund its commitments.
     The Company’s mortgage debt is partially non-recourse fixed-rate mortgage notes secured by various real estate assets. Many of the Company’s non-recourse mortgages contain covenants which, if not satisfied, could result in acceleration of the maturity of the debt. The Company expects that it will either refinance the non-recourse mortgages at maturity or repay the mortgages with proceeds from other financings.
     The Company may also generate capital through the issuance of securities that includes common or preferred stock, warrants, debt securities or depositary shares. In March 2009, the Company filed a shelf registration statement to allow for the issuance of up to $500 million under this registration statement, under which approximately $491 million is available to be issued as of June 30, 2009. The Company elected to pay its dividend for the third quarter of 2009 in a combination of cash and stock, as it did in the second quarter of 2009. Shares will be drawn under this shelf registration statement to be issued to stockholders in conjunction with this dividend.
     Over the long term, the Company will continue to actively manage its portfolio of income producing properties and strategically sell assets to capture value for stockholders and to recycle

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capital for future development activities. The Company expects to utilize indebtedness to fund future commitments and to place long-term permanent mortgages on selected assets as well as utilize construction facilities for other development assets. The Company may enter into additional joint venture arrangements to help fund future developments and may enter into additional structured transactions with third parties. The Company may also elect to issue common equity in the future.
     The Company’s business model is dependent upon raising or recycling capital to meet obligations. If one or more sources of capital are not available when required, the Company may be forced to raise capital on potentially unfavorable terms which could have an adverse effect on the Company’s financial position or results of operations.
     Cash Flows.
     Cash Flows from Operating Activities. Cash flows from operating activities decreased approximately $12.8 million between the six month 2009 period and the corresponding 2008 period. This decrease is mainly a result of increased interest payments and a decrease in distributions from joint ventures, offset by a decrease in expenditures on residential and multi-family development and by a decrease in the change in other operating assets and liabilities. The decrease in the change in other operating liabilities is primarily due to lower bonus and profit sharing accruals. See the results of operations section above for more discussion related to changes in components of operating activities. The decrease in operating distributions received from unconsolidated joint ventures is mainly due to $11.4 million in distributions from TRG in 2008 from multi-family unit closings offset by a decrease in income from joint ventures of $4.4 million.
     Cash Flows from Investing Activities. Net cash used in investing activities decreased $73.1 million between the six month 2009 period and the corresponding 2008 period, mainly due to a decrease of $84.9 million in property acquisition and development expenditures resulting from a decline in development activity between the periods. In addition, investments in unconsolidated joint ventures decreased approximately $14.0 million between the periods, mainly due to lower contributions to the Palisades West LLC joint venture, which constructed two office buildings that were substantially completed in the fourth quarter of 2008. Net cash used in investing activities further decreased as the Company purchased an airplane in the first half of 2008 and had higher predevelopment expenditures in 2008, both of which affected the change in other assets. These favorable decreases in net cash used in investing activities were partially offset by a decrease in proceeds from investment property sales of $31.2 million primarily due to higher 2008 proceeds from the sales of land at Jefferson Mill Business Park and The Avenue Forsyth.
     Cash Flows from Financing Activities. Net cash provided by financing activities decreased $79.6 million between the six month 2009 period and the corresponding 2008 period to net cash used in financing activities of $14.0 million. The Company drew down less on its credit facility by $34.0 million in the six month 2009 period compared to the 2008 period, mainly due to the decrease in the Company’s development projects. Repayment of other notes payable increased $61.8 million in the six month period, primarily due to the satisfaction of the San Jose MarketCenter note for approximately $70.3 million in the second quarter 2009, compared to the payment of the Lakeshore mortgage note payable in the comparable 2008 period for approximately $8.7 million. In addition, common dividends paid decreased approximately $20.8 million between the periods as the six month dividend paid decreased from $0.74 per share in 2008 to $0.50 per share in 2009, and a portion of the second quarter 2009 common dividends were paid in stock.
     Dividends. During the six months ended June 30, 2009, the Company paid common and preferred dividends of $32.1 million. Approximately $8.6 million of the common dividends were paid in stock. The remaining $23.5 million were funded with cash provided by operating activities, and indebtedness. During the 2008 period, the Company paid common and preferred dividends of $45.6 million which it funded with cash provided by operating activities and indebtedness. The

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Company intends to fund the cash portion of its quarterly distributions to common and preferred stockholders with cash provided by operating activities, proceeds from investment property sales, distributions from unconsolidated joint ventures, and indebtedness, if necessary. The Company’s Board of Directors declared a second quarter dividend of $0.25 per share, which was paid in a combination of cash and stock. In July 2009, the Board of Directors declared a third quarter dividend of $0.15 per share, which the Company intends to pay with a combination of cash and stock. Future dividends may also be paid in a combination of cash and stock.
Off Balance Sheet Arrangements
     The Company has a number of off balance sheet joint ventures with varying structures. At June 30, 2009, the Company’s unconsolidated joint ventures had aggregate outstanding indebtedness to third parties of approximately $450.2 million of which the Company’s share was $204.5 million. These loans are generally mortgage or construction loans, most of which are non-recourse to the Company. Also, in certain instances, the Company provides “non-recourse carve-out guarantees” on these non-recourse loans. The Company also has certain guarantees for the repayment of the debt at the CF Murfreesboro Associates and Glenmore Garden Villas LLC ventures, and performance and repayment guarantees at its Terminus 200 LLC venture. See the Company’s Annual Report on Form 10-K for the year ended December 31, 2008 for detailed information on these guarantees. An estimate of the liability associated with these guarantees was made upon entering into the guarantee, and there have been no material changes in the Company’s estimated liability related to these guarantees in the six months ended June 30, 2009. The unconsolidated joint ventures also had performance bonds, which the Company guarantees, totaling approximately $2.2 million at June 30, 2009.
     The CF Murfreesboro Associates loan has a requirement that certain leasing and occupancy percentages must be met by July 20, 2009. While the Company believes that these requirements were met, the lenders have not yet reached agreement as to whether the requirement has been satisfied. The lenders have therefore reserved any and all rights under the loan agreement regarding future funding requirements and future defaults under the loan. The Company continues to assert that the leasing and occupancy percentages have been satisfied and does not expect any material adverse effect on financial condition or results of operations.
     Several of the Company’s ventures are involved in the acquisition and development of real estate. As capital is required to fund the acquisition and development of this real estate, the Company must fund its share of the costs not funded by operations or outside financing. As of June 30, 2009, the Company had approximately $44.0 million in estimated construction commitments for its office unconsolidated joint venture, anticipated to be funded by partner contributions or outside financing at the venture level. These amounts are included in the development commitments total above, as a portion may be funded by the Company. The Company also estimates there will be further acquisition and development expenditures at certain of its residential joint ventures. Based on the nature and timing of activities conducted in these ventures, management cannot estimate with any degree of accuracy amounts that the Company may be required to fund in the short or long-term. However, management does not believe that additional funding of these ventures will have a material adverse effect on its financial condition or results of operations.
Critical Accounting Policies
     There has been no material change in the Company’s critical accounting policies from those disclosed in the Company’s Annual Report on Form 10-K for the year ended December 31, 2008.

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Item 3. Quantitative and Qualitative Disclosures About Market Risk
     The Company estimates that the market risk associated with its notes payable at June 30, 2009 is similar to that as disclosed in the Company’s Annual Report on Form 10-K for the year ended December 31, 2008.
Item 4. Controls and Procedures
     We maintain disclosure controls and procedures that are designed to ensure that information required to be disclosed in our Exchange Act reports is recorded, processed, summarized and reported within the time periods specified in the SEC’s rules and forms, and that such information is accumulated and communicated to management, including the Chief Executive Officer and Chief Financial Officer, as appropriate, to allow timely decisions regarding required disclosure. Management necessarily applied its judgment in assessing the costs and benefits of such controls and procedures, which, by their nature, can provide only reasonable assurance regarding management’s control objectives. We also have investments in certain unconsolidated entities. As we do not always control or manage these entities, our disclosure controls and procedures with respect to such entities are necessarily more limited than those we maintain with respect to our consolidated subsidiaries.
     As of the end of the period covered by this quarterly report, we carried out an evaluation, under the supervision and with the participation of management, including the Chief Executive Officer along with the Chief Financial Officer, of the effectiveness, design and operation of our disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)). Based upon the foregoing, the Chief Executive Officer along with the Chief Financial Officer concluded that our disclosure controls and procedures are effective at providing reasonable assurance that all material information required to be included in our Exchange Act reports is reported in a timely manner. In addition, based on such evaluation we have identified no changes in our internal control over financial reporting that occurred during the most recent fiscal quarter that have materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.

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PART II. OTHER INFORMATION
Item 1. Legal Proceedings
     The Company is subject to routine actions for negligence and other claims and administrative proceedings arising in the ordinary course of business, some of which are expected to be covered by liability insurance and all of which collectively are not expected to have a material impact on the financial condition or results of operations of the Company.
Item 1A. Risk Factors
     There has been no material change in the Company’s risk factors from those outlined in Item 1A in the Company’s Annual Report on Form 10-K for the year ended December 31, 2008.
Item 2. Unregistered Sales of Equity Securities and Use of Proceeds
     The following table contains information about the Company’s purchases of its equity securities during the second quarter of 2009:
                                   
    COMMON STOCK  
    TOTAL PURCHASES (1)       PURCHASES INSIDE PLAN  
                      Total Number of Shares     Maximum Number of  
    Total Number of     Average Price Paid       Purchased as Part of     Shares That May Yet Be  
    Shares Purchased     per Share       Publicly Announced Plan (2)     Purchased Under Plan (2)  
 
                                 
April 1 - 30
        $               4,121,500  
May 1 - 31
                        4,121,500  
June 1 - 30
                        4,121,500  
 
                         
 
        $               4,121,500  
 
                         
                                   
    PREFERRED STOCK  
    TOTAL PURCHASES       PURCHASES INSIDE PLAN  
                      Total Number of Shares     Maximum Number of  
    Total Number of     Average Price Paid       Purchased as Part of     Shares That May Yet Be  
    Shares Purchased     per Share       Publicly Announced Plan (3)     Purchased Under Plan (3)  
 
                                 
April 1 - 30
        $               6,784,090  
May 1 - 31
                        6,784,090  
June 1 - 30
                        6,784,090  
 
                         
 
        $               6,784,090  
 
                         
 
(1)   The purchases of equity securities generally relate to shares remitted by employees as payment for option exercises or income taxes due. There was no activity for the second quarter of 2009.
 
(2)   On May 9, 2006, the Board of Directors of the Company authorized a stock repurchase plan of up to 5,000,000 shares of the Company’s common stock. On November 18, 2008, the expiration of this plan was extended to May 9, 2011. The Company has purchased 878,500 common shares under this plan, and no purchases occurred during the second quarter of 2009.
 
(3)   On November 10, 2008, the stock repurchase plan was also expanded to include authorization to repurchase up to $20 million of Preferred Shares. This program was expanded on November 18, 2008, to include all 4,000,000 shares of both the Company’s Series A and B Preferred stock. The Company has purchased 1,215,910 preferred shares under this plan, and no purchases occurred in the second quarter of 2009.
Item 3. Defaults Upon Senior Securities
     None.
Item 4. Submission of Matters to a Vote of Security Holders
The Company’s Annual Meeting of Stockholders was held on May 12, 2009. The following proposals were adopted by the stockholders of the Company at the annual meeting:
  (i)   The election of nine Directors.

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      The vote on the above was:
                 
            Withheld
    For   Authority
Thomas D. Bell, Jr.
    47,243,003       1,408,293  
Erskine B. Bowles
    48,086,624       564,672  
James D. Edwards
    47,173,588       1,477,708  
Lillian C. Giornelli
    48,124,998       526,298  
S. Taylor Glover
    48,114,538       536,758  
James H. Hance, Jr.
    48,054,041       597,255  
William B. Harrison, Jr.
    48,118,560       532,736  
Boone A. Knox
    48,095,763       555,533  
William Porter Payne
    42,463,611       6,338,569  
  (ii)   A proposal to approve the 2009 Incentive Stock Plan and the related performance goals.
 
      The vote on the above was:
         
For
    31,685,026  
Against
    7,944,854  
Abstain
    803,161  
Broker Non-Votes
    8,436,337  
  (iii)   A proposal to ratify the appointment of Deloitte & Touche LLP as the Company’s independent registered public accounting firm for the fiscal year ending December 31, 2009.
 
      The vote on the above was:
         
For
    48,279,391  
Against
    334,100  
Abstain
    37,808  
Broker non-votes
    218,079  
Item 5. Other Information
Item 5.02. Departure of Directors or Certain Officers; Election of Directors; Appointment of Certain Officers; Compensatory Arrangements of Certain Officers.
     Effective on May 12, 2009, upon approval by the shareholders at the 2009 Annual Meeting, the Company adopted the Cousins Properties Incorporated 2009 Incentive Stock Plan (the “2009 Plan”). A description of the material terms of the 2009 Plan is set forth in “Proposal 2 -— Approval of the 2009 Incentive Stock Plan and the Related Performance Goals” in the Company’s proxy statement filed with the Securities and Exchange Commission on April 3, 2009, which description is hereby incorporated into this Item 5.02 by reference. The 2009 Plan is also incorporated by reference in Exhibit 10(a)(i) to this Quarterly Report on Form 10-Q.

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Item 6. Exhibits
     
3.1
  Restated and Amended Articles of Incorporation of the Registrant, as amended August 9, 1999, filed as Exhibit 3.1 to the Registrant’s Form 10-Q for the quarter ended June 30, 2002, and incorporated herein by reference.
 
   
3.1.1
  Articles of Amendment to Restated and Amended Articles of Incorporation of the Registrant, as amended December 15, 2004, filed as Exhibit 3(a)(i) to Registrant’s Form 10-K for the year ended December 31, 2004, and incorporated herein by reference.
 
   
3.2
  Bylaws of the Registrant, as amended and restated June 6, 2009, filed as Exhibit 3.1 to the Registrant’s Current Report on Form 8-K filed on June 8, 2009, and incorporated herein by reference.
 
   
10(a)(i)
  Cousins Properties Incorporated 2009 Incentive Stock Plan, approved by the Stockholders on May 12, 2009, filed as Annex B to the Registrant’s Proxy Statement dated April 8, 2009.
 
   
10(a)(ii)
  Form of Amendment Number One to Change in Control Severance Agreement, filed as Exhibit 10.2 to the Registrant’s Current Report on Form 8-K filed on May 18, 2009, and incorporated herein by reference.
 
   
10(a)(iii)
  Amendment Number Six to the Cousins Properties Incorporated 2005 Restricted Stock Unit Plan, filed as Exhibit 10.3 to the Registrant’s Current Report on Form 8-K filed on May 18, 2009, and incorporated herein by reference.
 
   
10(a)(iv)
  Form of Cousins Properties Incorporated Cash Long Term Incentive Award Certificate, filed as Exhibit 10.4 to the Registrant’s Current Report on Form 8-K filed on May 18, 2009, and incorporated herein by reference.
 
   
10.1†
  Retirement Agreement and General Release by and among Thomas D. Bell, Jr. and Cousins Properties Incorporated dated June 7, 2009.
 
   
10.2†
  Cousins Properties Incorporated Director Non-Incentive Stock Option and Stock Appreciation Right Certificate under the Cousins Properties Incorporated 2009 Incentive Stock Plan.
 
   
11
  Computation of Per Share Earnings*
 
   
31.1
  Certification of the Chief Executive Officer Pursuant to Rule 13a-14(a), as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.
 
   
31.2
  Certification of the Chief Financial Officer Pursuant to Rule 13a-14(a), as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.
 
   
32.1
  Certification of the Chief Executive Officer Pursuant to 18 U.S.C. Section 1350, as Adopted Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.
 
   
32.2
  Certification of the Chief Financial Officer Pursuant to 18 U.S.C. Section 1350, as Adopted Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.
 
*   Data required by SFAS No. 128, “Earnings Per Share,” is provided in Note 3 to the condensed consolidated financial statements included in this report.
 
  Filed herewith.

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Table of Contents

SIGNATURES
Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.
         
  COUSINS PROPERTIES INCORPORATED
 
 
  /s/ James A. Fleming    
  James A. Fleming   
  Executive Vice President and Chief Financial Officer (Duly Authorized Officer and Principal Financial Officer)   
August 10, 2009

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