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| **UNITED STATES SECURITIES AND EXCHANGE COMMISSION**                                                                                                                                                                                                                                                                                                                                     |
| **Washington,  D.C.  20549**                                                                                                                                                                                                                                                                                                                                                        |
|                                                                                                                                                                                                                                                                                                                         |
| **Form 10-Q**                                                                                                                                                                                                                                                                                                                                                                            |
| **                     **                                                                                                                                                                                                                                                       |
| **[x]**                                                                                                                                                                                                                                                                                                                                                                                  | **QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15 (d) OF  THE** |
| ** **                                                                                                                                                                                                                                                                                                                                                                               | **SECURITIES EXCHANGE ACT OF 1934** |
| **                          **                                                                                                                                                                                                                              |
| **For the  quarterly period ended September 30, 2008**                                                                                                                                                                                                                                                                                                                                   |
|                                                                                                                                                                                                                                                                                                          |
| **OR**                                                                                                                                                                                                                                                                                                                                                                                   |
|                                                                                                                                                                                                                                                                            |
| **[ ]**                                                                                                                                                                                                                                                                                                                                                                                  | **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 1-12486**                                                                                                                                                                                                                                                                                                                                                      |
|                                                                                                                                                                                                                                                                            |
|                                                                                                                                                                                                                                         |
| **Associated Estates Realty  Corporation**                                                                                                                                                                                                                                                                                                                                               |
| *(Exact name of registrant as specified in its  charter)*                                                                                                                                                                                                                                                                                                                                |
|                                                                                                                                                                                                                                                                                                                              |
| **OHIO**                                                                                                                                                                                                                                                                                                                                                                                 |    | **34-1747603** |
| *(State or other  jurisdiction of*                                                                                                                                                                                                                                                                                                                                                       |    | *(I.R.S. Employer* |
| *incorporation or  organization)*                                                                                                                                                                                                                                                                                                                                                        |    | *Identification  Number)* |
|                                                                                                                                                                                                                                                                                                                              |  |
|                                                                                                                                                                                                                                                                                                                              |    |
| **1 AEC Parkway, Richmond Hts., Ohio  44143-1467**                                                                                                                                                                                                                                                                                                                                  |
| *(Address of principal executive offices)*                                                                                                                                                                                                                                                                                                                                               |
|                                                                                                                                                                                                                                                                                 |
| **(216) 261-5000**                                                                                                                                                                                                                                                                                                                                                                       |
| *(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 Exchange 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 [x]  No [ ] |
|                                                                                                                                                                                                                                                        |
|                                                                                                                                                                                                                                              |
| 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 the definitions  of "large accelerated filer", "accelerated filer" and "smaller  reporting company" in Rule 12b-2 of the Exchange Act.  (Check one):                           |
|                                                                                                                                                                                                                                                   |
| Large accelerated  filer [  ]  Accelerated filer [x ]  Non-accelerated filer [  ]  (Do not check  if a smaller reporting company)  Smaller reporting company [  ]                                                                                                                                                                                     |
|                                                                                                                                                                                                                                                                                 |
| Indicate by check  mark whether the registrant is a shell company (as defined in Rule 12b-2 of  the Exchange Act).  Yes [  ]  No [ x ]                                                                                                                                                                                                                                    |
|                                                                                                                                                                                                                                                                                                     |
| The number of  shares outstanding as of October 31, 2008 was 16,557,633 shares                                                                                                                                                                                                                                                                                                           |
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|                                                                                                                                                                                                                                                                                                                                                                                          |  |  |  |  |  |

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**ASSOCIATED ESTATESREALTY CORPORATION**

**Index******

| **PART I – FINANCIAL INFORMATION** | **Page**                                                                                                                                                                                                                 |
|-----------------------------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|                                         |                                                     |   |
| ITEM 1                                  | Consolidated Financial Statements (Unaudited)                                                                                                                                                                            |   |
|                                         |                                                                                                                      |   |
|                                         | Consolidated Balance  Sheets at September 30, 2008 and December 31, 2007                                                                                                                                                 | 3 |
|                                         |                                                                                                                      |  |
|                                         | Consolidated  Statements of Operations for the three and nine month                                                                                                                                                      |  |
|                                         |     periods ended September 30, 2008 and 2007                                                                                                                                                             | 4 |
|                                         |                                                                                                       |  |
|                                         | Consolidated  Statements of Cash Flows for the nine month periods                                                                                                                                                        |  |
|                                         |     ended September 30, 2008 and 2007                                                                                                                                                                     | 5 |
|                                         |                                                                                        |  |
|                                         | Notes to  Consolidated Financial Statements                                                                                                                                                                              | 6 |
|                                         |                                                                                             |  |
| ITEM 2                                  | Management's  Discussion and Analysis of Financial                                                                                                                                                                       |  |
|                                         |     Condition and Results of Operations                                                                                                                                                                   | 19 |
|                                         |                                                                         |  |
| ITEM 3                                  | Quantitative  and Qualitative Disclosures About Market Risk                                                                                                                                                              | 25 |
|                                         |                                                                                   |  |
| ITEM 4                                  | Controls and Procedures                                                                                                                                                                                                  | 25 |
|                                         |                                      |  |
| **PART II – OTHER INFORMATION**    |                                                                                                                                                                                                                          |
| ** **                              | **                          **                                                         |  |
| ITEM 1                                  | Legal Proceedings                                                                                                                                                                                                        | 26 |
|                                         |                                                                                   |  |
| ITEM 1A                                 | Risk Factors                                                                                                                                                                                                             | 26 |
|                                         |                                                                              |  |
| ITEM 2                                  | Unregistered  Sales of Equity Securities and Use of Proceeds                                                                                                                                                             | 26 |
|                                         |                                                                                             |  |
| ITEM 6                                  | Exhibits                                                                                                                                                                                                                 | 27 |
|                                         |                                                                              |  |
| **SIGNATURES**                          | 29                                                                                                                                                                                                                       |

**

| 2 |
|---|

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**PART 1.  FINANCIALINFORMATIONITEM 1.  CONSOLIDATED FINANCIAL STATEMENTS**

**ASSOCIATED ESTATES REALTY CORPORATIONCONSOLIDATED BALANCE SHEETS(UNAUDITED)**

| *(In thousands, except  share amounts)*                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           | September 30, |               | December 31,  |
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| **ASSETS**                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              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| Common  shares, without par value, $.10 stated value; 41,000,000 authorized;  22,995,763 issued and                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    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| 16,557,633  and 16,353,700 outstanding at September 30, 2008 and December 31, 2007,  respectively                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      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                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        | 116,023  |               | 89,786   |
| **Total liabilities and shareholders' equity**                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |  $       | 706,395  |               |  $ | 686,796  |
| The accompanying notes are an integral part of these  consolidated financial statements.
   
3
****
**ASSOCIATED ESTATESREALTY CORPORATIONCONSOLIDATED STATEMENTS OFOPERATIONS(UNAUDITED)**

Three Months Ended  

Nine Months Ended  

September 30,

September 30,

*(In thousands, except per  share amounts)*

2008  

2007  

2008  

2007  

**Revenue**

Property  revenue

 $

34,368  

 $

31,513  

 $

99,234  

 $

87,162  

Management  and service company revenue:

Fees,  reimbursements and other

428  

2,462  

1,378  

8,378  

Painting  services

547  

560  

872  

1,797  

Total  revenue

35,343  

34,535  

101,484  

97,337  

**Expenses**

Property  operating and maintenance

14,982  

14,482  

42,513  

39,333  

Depreciation  and amortization

9,602  

8,462  

27,614  

21,863  

Direct  property management and service company expenses

420  

2,931  

1,213  

9,802  

Painting  services

578  

498  

1,098  

1,651  

General  and administrative

3,668  

2,463  

10,379  

7,873  

Total  expenses

29,250  

28,836  

82,817  

80,522  

Operating income

6,093  

5,699  

18,667  

16,815  

Interest  income

16  

49  

124  

379  

Interest  expense

(9,202)

(9,709)

(27,313)

(30,796)

Equity  in net loss of joint ventures

(28)

(31)

(72)

(247)

Minority  interest in operating partnership

(13)

(13)

(40)

(40)

(Loss) income from  continuing operations

(3,134)

(4,005)

(8,634)

(13,889)

Income  from discontinued operations:

Operating  income (loss)

91  

1,184  

(1,146)

4,704  

Gain  on disposition of properties

-  

-  

45,203  

17,043  

Income  from discontinued operations

91  

1,184  

44,057  

21,747  

**Net (loss) income**

(3,043)

(2,821)

35,423  

7,858  

Preferred share dividends

(1,201)

(1,201)

(3,603)

(3,724)

Preferred share repurchase  costs

-  

-  

-  

(172)

**Net (loss) income  applicable to common shares**

 $

(4,244)

 $

(4,022)

 $

31,820  

 $

3,962  

**Earnings per common share  - basic and diluted:**

(Loss)  income from continuing operations applicable

to  common shares

 $

(0.27)

 $

(0.31)

 $

(0.75)

 $

(1.04)

Income  from discontinued operations

0.01  

0.07  

2.71  

1.27  

Net  (loss) income applicable to common shares

 $

(0.26)

 $

(0.24)

 $

1.96  

 $

0.23  

**Dividends declared per  common share**

 $

0.17  

 $

0.17  

 $

0.51  

 $

0.51  

**Weighted average number  of common shares**

**outstanding - basic and diluted**

16,298  

17,069  

16,222  

17,110  
                        
The accompanying notes are an integral part of these  consolidated financial statements.

** **

4
****
**ASSOCIATED ESTATESREALTY CORPORATIONCONSOLIDATED STATEMENTS OF CASHFLOWS(UNAUDITED)**

Nine Months Ended

September 30,

*(In thousands)*

2008  

2007  

**Cash flow from operating  activities:**

Net  income

 $

35,423  

 $

7,858  

Adjustments  to reconcile net income to net cash provided by operating activities:

Depreciation  and amortization (including discontinued operations)

28,376  

24,841  

Loss  on fixed asset replacements write-off

85  

87  

Gain  on disposition of properties

(45,203)

(17,043)

Amortization  of deferred financing costs and other

984  

1,251  

Amortization  of swap termination payments received

-  

(223)

Share-based  compensation

1,448  

1,126  

Equity  in net loss of joint ventures and minority interest expense

112  

287  

Net  change in assets and liabilities:

Accounts  and notes receivable

1,135  

(781)

Accounts  payable and accrued expenses

(2,260)

4,014  

Other  operating assets and liabilities

(2,252)

(3,842)

Restricted  cash

364  

780  

Total  adjustments

(17,211)

10,497  

Net  cash flow provided by operations

18,212  

18,355  

**Cash flow from investing  activities:**

Recurring  fixed asset additions

(7,145)

(7,843)

Revenue  enhancing/non-recurring fixed asset additions

(1,291)

(1,267)

Acquisition  fixed asset additions

(34,484)

(70,547)

Net  proceeds from disposition of operating properties

88,348  

37,921  

Other  investing activity

-  

(68)

Net  cash flow provided by (used for) investing activities

45,428  

(41,804)

**Cash flow from financing  activities:**

Principal  payments on mortgage notes payable

(44,963)

(118,699)

Payment  of debt procurement costs

(601)

(1,659)

Proceeds  from mortgage notes obtained

-  

115,538  

Revolver  borrowings

93,075  

104,240  

Revolver  repayments

(98,575)

(79,250)

Common  share dividends paid

(8,305)

(8,810)

Preferred  share dividends paid

(3,603)

(3,724)

Operating  partnership distributions paid

(40)

(40)

Exercise  of stock options

1,843  

173  

Purchase  of preferred and/or treasury shares

(220)

(9,547)

Net  cash flow used for financing activities

(61,389)

(1,778)

Increase (decrease) in cash  and cash equivalents

2,251  

(25,227)

Cash and cash equivalents,  beginning of period

1,549  

30,010  

**Cash and cash  equivalents, end of period**

 $

3,800  

 $

4,783  

Supplemental disclosure of  cash flow information:

Dividends  declared but not paid

 $

2,905  

 $

2,905  

Cash  paid for interest

28,941  

30,919  

Fixed  asset replacement and other write-offs

241  

87  

Net  change in accounts payable related to fixed asset additions

1,230  

479  

Assumption  of debt in connection with property acquisition

45,002  

42,000  
            
The accompanying notes are an integral part of these  consolidated financial statements.

 

5
****
**ASSOCIATED ESTATESREALTY CORPORATIONNOTES TO CONSOLIDATED FINANCIAL STATEMENTSUNAUDITED**

**1.            BASIS OF PRESENTATION AND ACCOUNTING POLICIES**

**           ***            Except as the context otherwise requires, allreferences to "we," "our," "us" and the"Company" in this report collectively refer to Associated EstatesRealty Corporation and its consolidated subsidiaries.*

**Business**

               We are a self-administered and self-managed equity real estateinvestment trust ("REIT") engaged in property acquisition, advisory,development, management, disposition, operation and ownership activities.  Ourmain source of income is rental revenue.  Additional income is derived from propertyand asset management fees.

             As of September 30, 2008, our property portfolio consisted of: (i)50 apartment communities containing 12,672 units in eight states that arewholly owned, either directly or indirectly through subsidiaries; (ii) onejoint venture Affordable Housing property containing 108 units; (iii) threeapartment communities that we manage for third party owners consisting of 616units; and (iv) a 186-unit apartment community and a commercial propertycontaining approximately 145,000 square feet that we asset manage for agovernment sponsored pension fund.

**Basis of Presentation**

            The accompanying unaudited consolidated financial statements havebeen prepared by management in accordance with accounting principles generallyaccepted in the United States of America ("GAAP") for interimfinancial information and applicable rules and regulations of the Securitiesand Exchange Commission.  Accordingly, they do not include all of theinformation and footnotes required by GAAP for complete financial statements. In the opinion of management, all adjustments, consisting only of normal andrecurring adjustments considered necessary for a fair statement, have beenincluded.  The reported results of operations are not necessarily indicative ofthe results that may be expected for the full year.  These financial statementsshould be read in conjunction with the audited financial statements andaccompanying notes in our Annual Report on Form 10-K for the year endedDecember 31, 2007.

**Share-Based Compensation**

            During the three months ended September 30, 2008 and 2007, werecognized total share-based compensation cost of $484,000 and $404,000,respectively, in "General and administrative expense" in theConsolidated Statements of Operations.  During the nine months ended September30, 2008 and 2007, we recognized total share-based compensation cost of $1.4million and $1.1 million, respectively, in "General and administrativeexpense" in the Consolidated Statements of Operations.

            *Stock Options.*  We use the Black-Scholes option pricingmodel to estimate the fair value of share-based awards.  During the nine monthsended September 30, 2008, 180,021 stock options were exercised and we awardedno new stock options.  During the nine months ended September 30, 2007, therewere 4,000 options awarded and 18,979 options exercised.

  6

             *Restricted Shares*. The following table represents restricted share activity for the nine monthsended September 30, 2008:            

Weighted 

 Average

Number of

Grant-Date

Shares

Fair Value

Nonvested at beginning of  period

210,213   

 $

11.36  

Granted

55,961   

 $

10.45  

Vested

63,262   

 $

11.27  

Forfeited

11,249   

 $

9.26  

Nonvested at end of period

191,663   

 $

11.34  

            At September 30,2008, there was $2.1 million of unrecognized compensation cost related tononvested restricted share awards that we expect to recognize over a weightedaverage period of 2.4 years.  Pursuant to the terms of the Company's ElectiveDeferred Compensation Program, certain of our officers elected to defer thereceipt of a portion of the restricted shares granted them during the ninemonths ended September 30, 2008.

**Derivative Instruments and Hedging Activities**

**               **During the nine months ended September 30, 2008**,**we hadtwo interest rate swaps outstanding that were used to mitigate the economicimpact of changes in interest rates.  These swaps are designated as cash flowhedges and are being used to offset the risk of changes in cash flowsassociated with benchmark interest payments on two of our variable ratemortgage loans.  We reassess these hedges on a quarterly basis to determine ifthey continue to be effective.  The effective portion of the changes in thefair value of these hedges are recorded in other comprehensive income ("OCI")and the amounts in OCI will be reclassified into earnings over the term of theloan as interest payments are made.  As of September 30, 2008, there was nohedge ineffectiveness.  These swaps were reported at fair value on theConsolidated Balance Sheets as "Accounts payable, accrued expenses andother liabilities" in the amount of $1.3 million and $1.0 million at September30, 2008 and December 31, 2007, respectively.

**Restricted Cash**

**           **Restricted cash represents legally restricted deposits withfinancial institutions for taxes and insurance, security deposits, and reservefunds for replacements.  The reserve funds for replacements are intended toprovide cash to defray future maintenance costs for certain mortgagedproperties.**  **

**Classification of Fixed Asset Additions**

            We define recurring fixed asset additions to a property to becapital expenditures made to replace worn out assets to maintain the property'svalue.  We define revenue enhancing/non-recurring fixed asset additions to becapital expenditures that increase the value of the property and/or enable usto increase rents.  We define acquisition fixed asset additions to be capitalexpenditures for the purchase or construction of new properties to be added toour portfolio, or fixed asset additions identified at the time of purchase thatare not made until subsequent periods.

  7

**Recent AccountingPronouncements**

            In September 2006, the Financial Accounting Standards Board ("FASB")issued Statement No. 157, Fair Value Measurements ("SFAS 157"). SFAS 157provides guidance for using fair value to measure assets and liabilities. Thisstatement clarifies the principle that fair value should be based on theassumptions that market participants would use when pricing the asset orliability. SFAS 157 establishes a fair value hierarchy, giving the highestpriority to quoted prices in active markets and the lowest priority tounobservable data. SFAS 157 applies whenever other standards require assets orliabilities to be measured at fair value. SFAS 157 also provides for certaindisclosure requirements, including, but not limited to, the valuationtechniques used to measure fair value and a discussion of changes in valuationtechniques, if any, during the period. We adopted this statement on January 1,2008, except for nonfinancial assets and nonfinancial liabilities that are notrecognized or disclosed at fair value on a recurring basis, for which theeffective date is January 1, 2009. The adoption of this standard did not have amaterial effect on our financial position and results of operations.  See Note8 for additional information on the adoption of SFAS 157.

            In February 2007, the FASB issued Statement No. 159, "The FairValue Option for Financial Assets and Financial Liabilities" ("SFAS159"), which gives entities the option to measure eligible financialassets, financial liabilities and firm commitments at fair value on aninstrument-by-instrument basis, that are otherwise not permitted to beaccounted for at fair value under other accounting standards. The election touse the fair value option is available when an entity first recognizes afinancial asset or financial liability or upon entering into a firm commitment.Subsequent changes (i.e., unrealized gains and losses) in fair value must berecorded in earnings.  Additionally, SFAS 159 allows for a one-time electionfor existing positions upon adoption, with the transition adjustment recordedto beginning retained earnings.  We adopted this statement on January 1, 2008.  Wedid not elect the fair value option for any instruments.

            In December 2007, the FASB issued Statement No. 141 (revised 2007),"Business Combinations" ("SFAS 141(R)"), which establishesprinciples and requirements for how the acquirer shall recognize and measure inits financial statements the identifiable assets acquired, liabilities assumed,any noncontrolling interest in the acquiree and goodwill acquired in a businesscombination. This statement is effective for us for business combinations forwhich the acquisition date is on or after January 1, 2009.  We are currentlyassessing the potential impact that the adoption of SFAS 141(R) will have on ourfinancial position and results of operations. 

            In December 2007, the FASB issued Statement No. 160, "NoncontrollingInterests in Consolidated Financial Statements — an Amendment of ARB No. 51"("SFAS 160"), which establishes and expands accounting and reportingstandards for minority interests, which will be recharacterized as noncontrollinginterests, in a subsidiary and the deconsolidation of a subsidiary. SFAS 160 iseffective for us beginning on January 1, 2009.  Earlier adoption is prohibited. We are currently assessing the potential impact that the adoption of SFAS 160will have on our financial position and results of operations. 

            In March 2008, the FASB issued Statement No. 161, "Disclosuresabout Derivative Instruments and Hedging Activities" ("SFAS 161"),which amends and expands the disclosure requirements of SFAS 133.  Thisstatement requires entities to provide enhanced disclosures about how and whyit uses derivate instruments; how derivative instruments and related hedgeditems are accounted for; and how derivative instruments and related hedgeditems affect an entity’s financial position, financial performance, and cashflows.  This statement requires disclosure of the fair values of derivativeinstruments and their gains and losses in a tabular format, and disclosure ofcredit risk related features.  This statement also requires cross-referencingwithin the footnotes to help users of financial statements locate importantinformation about derivative instruments.  SFAS 161 is effective for us beginningon January 1, 2009.  We are currently assessing the potential impact that theadoption of SFAS 161 will have on our financial position and results ofoperations.

8

**Reclassifications**            Certain reclassifications have been made to the 2007 financialstatements to conform to the 2008 presentation.

**2.         ACQUISITION AND DISPOSITION ACTIVITY**

**Acquisition Activity**

**           **On April 21, 2008, we acquired two apartment communitieslocated in the Richmond, Virginia metropolitan area totaling 536 units for apurchase price of $75.0 million and additional closing costs of $540,000.  The acquisition also included a 5.92 acre futuredevelopment land parcel, adjacent to one of the properties.  This purchase wasprimarily funded with the assumption of mortgage loans on the acquiredproperties, Section 1031 exchange cash proceeds received from the dispositionof a property that we sold on March 19, 2008, and borrowings on our revolvingcredit facility.

            The following pro forma financial information is presented as ifthe 2008 acquisitions had occurred at the beginning of each period presented. This information is presented for informational purposes only and is not necessarilyindicative of what the Company's actual results of operations would have beenhad the acquisitions occurred at such times: 

Three Months Ended

Nine Months Ended

September 30,

September 30,

*(In thousands except per  share data)*

2008 

2007 

2008 

2007 

Pro forma revenue

 $

35,343   

 $

36,212   

 $

103,354   

 $

102,368   

Pro forma net (loss) income  applicable to common shares

(4,244)

(5,004)

30,385   

1,016   

Earnings per common share -  basic and diluted:

Pro  forma net (loss) income applicable to common shares

 $

(0.26)

 $

(0.30)

 $

1.87   

 $

0.06   

**Disposition Activity**

            We report the results of operations and gain/loss related tothe sale of real estate assets as discontinued operations in accordance withSFAS 144, "Accounting for the Impairment or Disposal of Long-LivedAssets" ("SFAS 144").  Real estate assets that are classified asheld for sale are also reported as discontinued operations.  We classify propertiesas held for sale when all significant contingencies surrounding the closinghave been resolved.  In most transactions, these contingencies are notsatisfied until the actual closing of the transaction.  Interest expenseincluded in discontinued operations is limited to interest on mortgage debtspecifically associated with properties sold or classified as held for sale. 

            On March 19, 2008, wecompleted the sale of ten of our eleven formerly wholly owned affordable housingproperties located in Northeastern Ohio.  The total sales proceeds were $41.3million resulting in a gain of $29.0 million.  We used the sales proceedsprimarily to reduce debt and for general corporate purposes.  As a condition ofthe sale, we acquired the ground lessor’s interest in six of those propertiesfor a combined purchase price of $5.2 million.   On April 25, 2008, wecompleted the sale of our last remaining wholly owned affordable housingproperty for a sales price of $3.5 million resulting in a gain of $2.3 million. The proceeds were primarily used to reduce debt and for general corporatepurposes.

            On March 19, 2008, we also completed the sale of four market-rate propertieslocated in Toledo, Ohio.  The totalsales proceeds were $47.0 million resulting in a gain of $13.9 million.  Theproceeds from one of those properties were placed in escrow to be used inconnection with a Section 1031 exchange.  The remaining proceeds were primarilyused to reduce debt and for general corporate purposes.

  9

            "Income fromdiscontinued operations" in the accompanying Consolidated Statements ofOperations for the three and nine months ended September 30, 2008 and 2007,includes the operating results for the properties sold in 2008 and prior years,as well as the gains recognized on properties sold during each reporting period.  The following table summarizes "Income from discontinued operations"for the three and nine months ended September 30, 2008 and 2007:                

Three Months Ended  

Nine Months Ended  

September 30,

September 30,

*(In thousands)*

2008

2007

2008

2007

**REVENUE**

Property revenue

 $

-   

 $

4,833   

 $

4,083   

 $

18,903   

**EXPENSES**

Property operating and  maintenance

(91)

2,479   

2,144   

10,165   

Depreciation and  amortization

-   

816   

762   

2,979   

Total  expenses

(91)

3,295   

2,906   

13,144   

Operating income

91   

1,538   

1,177   

5,759   

Interest income

-   

8   

3   

22   

Interest expense (1)

-   

(362)

(2,326)

(1,077)

Gain on disposition of  properties

-   

-   

45,203   

17,043   

**Income from discontinued  operations**

 $

91   

 $

1,184   

 $

44,057   

 $

21,747   
 
(1)

Interest expense for the nine  months ended September 30, 2008, includes $2.0 million of defeasance and  other prepayment costs.

**3.         DEBT**            The following table identifies our total debt outstanding andweighted average interest rates as of September 30, 2008 and December 31, 2007:           

*(Dollar amounts in thousands)*

September 30, 2008

December 31, 2007

Balance

Weighted Average

Balance

Weighted Average

Outstanding

Interest Rate

Outstanding

Interest Rate

**FIXED RATE DEBT**

Mortgages payable - CMBS

 $

155,349   

7.7%

 $

200,168   

7.7%

Mortgages payable - other

320,604   

5.8%

275,747   

5.8%

Unsecured borrowings

25,780   

7.9%

25,780   

7.9%

**Total  fixed rate debt**

501,733   

6.5%

501,695   

6.7%

** **

**VARIABLE RATE DEBT**

Mortgages payable

35,000   

4.6%

35,000   

6.2%

Revolver borrowings

14,500   

4.7%

20,000   

6.7%

**Total  variable rate debt**

49,500   

4.6%

55,000   

6.4%

**TOTAL  DEBT**

 $

551,233   

6.3%

 $

556,695   

6.7%

** **

  10

**Mortgage Notes Payable**

            During the nine months ended September 30, 2008, we completed thefollowing transactions:

•   

prepaid seven fixed rate  mortgage loans totaling $31.9 million that had a weighted average interest  rate of 7.9% and were scheduled to mature in June 2008;

•   

defeased/prepaid an $11.0  million loan that had been secured by a property that was sold on March 19,  2008, and recognized $2.0 million in defeasance/prepayment costs in  connection therewith, which are included in "Income from discontinued  operations" in the Consolidated Statements of Operations for the nine  months ended September 30, 2008; and

•   

assumed two mortgage loans  aggregating $45.0 million that mature in 2046 in connection with the two  properties we acquired in April 2008; one in the amount of $18.9 million at a  fixed rate of 5.7% which is secured by one property and the other in the  amount of $26.1 million at a fixed rate of 5.6% which is secured by the other  property.  These loans were recorded at their fair value on the date of  acquisition, which approximated the amounts assumed.

**Revolving Credit Facility/Linesof Credit**

            On March 20, 2008, we increased the borrowing capacity on ourunsecured revolving credit facility to $150.0 million from $100.0 million.  We alsoextended the maturity date of that facility for an additional year to March 20,2011, and modified various financial covenants.  From time to time, we have theoption to choose either a LIBOR-based or Prime-based variable interest rate onthis facility.  As of September 30, 2008, the LIBOR-based rate is LIBOR plus1.6% and the Prime-based rate is the prime rate plus 0.6%.   

**4.         GOODWILL AND OTHER INTANGIBLE ASSETS**

**Goodwill**            In June 1998, we recorded goodwill in connection with the MIGRealty Advisors, Inc. merger.  The goodwill was allocated fully to theManagement and Service Operations Segment.

            We completed our annual review of goodwill during the three monthsended March 31, 2008.  In performing this analysis, we use a multiple ofrevenues to the range of potential alternatives and assign a probability of thevarious alternatives under consideration by management.  Based on this analysis, we determinedthat goodwill was not impaired as of September 30, 2008.  As such, there wereno changes to the carrying amount of goodwill during the nine months ended September30, 2008.  Should the estimates used to determine alternatives or theprobabilities of the occurrence thereof change, impairment may result whichcould materially impact our results of operations for the period in which it isrecorded.

**Intangible Assets**

            In accordance with SFAS 141, "Business Combinations", weallocate a portion of the total purchase price of a property acquisition to anyintangible assets identified, such as existing leases and tenantrelationships.  The intangible assets are amortized over the remaining leaseterms or estimated life of the tenant relationship, which is approximately 12to 16 months.  Due to the short term nature of residential leases, we believethat existing lease rates approximate market rates; therefore, no allocation ismade for above/below market leases.

            In connection with two property acquisitions completed during 2008,as discussed in Note 2, we recorded total intangible assets in the amount of $2.5million related to existing leases, which are being amortized over 12 months,and $890,000 related to tenant relationships, which are being amortized over 16months.

 

11

**5.         TRANSACTIONS WITHAFFILIATES**

            Merit Enterprises, Inc., ("Merit"), a subsidiary ofours, has from time to time provided services to JAS Construction, Inc.("JAS") related to property rehabilitation and other work.  JAS isowned by a son of our CEO.  Reported revenue related to work performed by Meritfor JAS for the three and nine months ended September 30, 2008, were $187,000 and$191,000, respectively. Reported revenue related to work performed by Merit forJAS for the three and nine months ended September 30, 2007, was $328,000 and $1,216,000,respectively. Accounts receivable related to JAS at September 30, 2008 and December31, 2007, was $187,000 and $360,000, respectively.

            In April 2008, we executed a $2.0 million contract with JAS thatwas approved by our Board of Directors, under which JAS provided generalcontractor services for the interior rehabilitation of one of our properties.  Thisproject was complete at September 30, 2008.  We paid $992,000 to JAS pursuantto this contract as of September 30, 2008, and the balance of $1.1 million waspaid in October 2008.

**6.         SHAREHOLDERS'EQUITY**

            The following table provides a reconciliation of activity in Shareholders'equity accounts:           

Nine Months Ended September 30, 2008

** **

** **

 Accumulated  

** **

 Distributions  

 Accumulated  

** **

 In Excess of  

 Other 

 Treasury 

 Paid-In 

** **

 Accumulated  

 Comprehensive  

 Shares 

*(In thousands)*

 Capital 

 Net Income  

 Income 

 (at Cost)  

Balance, December 31, 2007

 $

281,152   

 $

(180,436)

 $

(1,050)

 $

(67,393)

Comprehensive income:

Net  income

-   

35,423   

-   

-   

Other  comprehensive (loss) income:

Change  in fair value of hedge

-   

-   

(275)

-   

Total  comprehensive income

-   

35,423   

(275)

-   

Share-based compensation

773   

6   

-   

730   

Purchase of common shares

-   

-   

-   

(220)

Issuance of common shares  for stock

option  exercises from treasury shares

(88)

1,931   

Common share dividends  declared

-   

(8,440)

-   

-   

Preferred share dividends  declared

-   

(3,603)

-   

-   

Balance, September 30, 2008

 $

281,837   

 $

(157,050)

 $

(1,325)

 $

(64,952)

            The following table identifies total comprehensive income:           

Nine Months Ended

September 30,

*(In thousands)*

2008 

2007 

**Comprehensive income:**

Net income

 $

35,423   

 $

7,858   

Other comprehensive (loss)  income:

Change  in fair value of hedge instruments

(275)

(155)

Total comprehensive income

 $

35,148   

 $

7,703   
 
12

            During the ninemonths ended September 30, 2007, we repurchased 111,500 Class B Series IIPreferred Depositary Shares at a cost of $2.9 million.  These purchases weremade under a $50.0 million repurchase authorization for common and preferredshares.  See Note 12 for additional information regarding preferred sharerepurchases.

**7.         EARNINGS PER SHARE**

            Earnings per share ("EPS") has been computed pursuant tothe provisions of SFAS 128, "Earnings per Share."  There were 1.4million and 1.9 million options to purchase common shares outstanding and 191,663and 215,169 nonvested restricted share awards outstanding at September 30, 2008and 2007, respectively.  The dilutive effect of these options and restrictedshare awards were not included in the calculation of diluted earnings per sharefor the periods presented as their inclusion would be antidilutive to the netloss applicable to common shares from continuing operations.

            The exchange of operating partnership minority interests intocommon shares was also not included in the computation of diluted EPS becausewe intend to settle these OP units in cash. 

**8.         FAIR VALUE**

**            **On January 1, 2008, we adopted certain provisions of SFAS157.  See "Recent Accounting Pronouncements" in Note 1 forinformation regarding additional provisions of SFAS 157 that will be effectiveJanuary 1, 2009.  SFAS 157 clarifies the principle that fair value should bebased on the assumptions that market participants would use when pricing theasset or liability, and establishes the following fair value hierarchy:

•

Level 1 inputs utilize quoted  prices (unadjusted) in active markets for identical assets or liabilities  that we have the ability to access;

•

Level 2 inputs may include  quoted prices for similar assets and liabilities in active markets, as well  as interest rates and yield curves that are observable at commonly quoted  intervals; and

•

Level 3 inputs are unobservable  inputs for the asset or liability that are typically based on an entity’s own  assumptions as there is little, if any, related market activity.

            In instances where the determination of the fair value measurementis based on inputs from different levels of the fair value hierarchy, the fairvalue measurement will fall within the lowest level input that is significantto the fair value measurement in its entirety.

            The following table presents the financial liability that wemeasured at fair value on a recurring basis as of September 30, 2008:           

*(In thousands)*

Level 1

Level 2

Level 3

Total

Interest rate swaps

$

-    

$

1,325  

$

-    

$

1,325  

            To comply with the provisions of SFAS 157, we incorporate creditvaluation adjustments to appropriately reflect both our own nonperformance riskand that of the respective counterparty in the fair value measurements.  Thecredit valuation adjustments utilize Level 3 inputs, such as estimates ofcurrent credit spreads, to evaluate the likelihood of default by either therespective counterparty or us.  However, we determined that as of September 30,2008, the impact of the credit valuation adjustments were not significant tothe overall valuation of the swaps.  See "Derivative Instruments and HedgingActivity" in Note 1 for additional information regarding the swaps.

  13

**9.         EQUITY BASED AWARDPLANS**

            On May 7, 2008, our shareholders approved the 2008 Equity BasedAward Plan (the "Plan") which previously had been adopted by ourBoard of Directors (the "Board") on March 14, 2008, subject toshareholder approval.  Subsequent to receiving shareholder approval on May 7,2008, the Board adopted amended language to the Plan consistent with theadditional proxy materials filed by the Company on May 1, 2008.  

            Under the Plan, a total of 750,000 common shares are available forawards.  The Plan provides for the grant to our officers, other employees anddirectors of options to purchase our common shares, rights to receive theappreciation in value of common shares, awards of common shares subject tovesting and restrictions on transfer, awards of common shares issuable in thefuture upon satisfaction of certain conditions and other awards based on commonshares.

**10.        INTERIM SEGMENTREPORTING**

            We have three reportable segments:  (1) Acquisition/DispositionMultifamily Properties; (2) Same Community Multifamily Properties; and (3)Management and Service Operations.  We previously reported a fourth segment,Affordable Housing Multifamily Properties; however, during the first half of2008, all of our wholly owned Affordable Housing properties were sold.  Therefore,the financial information at September 30, 2008, and all prior periods for allof the wholly owned Affordable Housing properties are reported as discontinuedoperations in the Acquisition/Disposition Multifamily Properties segment.  Wehave identified our reportable segments based upon how management makesdecisions regarding resource allocation and performance assessment.  TheAcquisition/Disposition properties represent acquired or developed propertieswhich have not yet reached stabilization (we consider a property stabilizedwhen its occupancy rate reaches 93.0% and we have owned the property for oneyear), and properties that have been sold or are classified as held for sale inaccordance with SFAS 144.  The Same Community properties are conventionalmultifamily residential apartments that have been owned during the entirety ofthe comparison periods.  The Management and Service Operations providemanagement and advisory services to the Acquisition/Disposition and SameCommunity properties that we own, as well as to third party clients andproperties, both affiliate and non-affiliates.  All of our segments are locatedin the United States.

            The accounting policies of the reportable segments are the same asthose described in the "Basis of Presentation and Significant AccountingPolicies" in our Annual Report on Form 10-K for the year ended December31, 2007.  We evaluate the performance of our reportable segments based on NetOperating Income ("NOI").  NOI is determined by deducting propertyoperating and maintenance expenses from property revenue for theAcquisition/Disposition (excluding amounts classified as discontinuedoperations), and Same Community segments and deducting direct propertymanagement and service company expenses and painting service expenses fromManagement and Service Company revenue for the Management and ServiceOperations segment.  We consider NOI to be an appropriate supplemental measureof our performance because it reflects the operating performance of our realestate portfolio and management and service companies at the property andmanagement and service company level and is used to assess regional propertylevel performance.  NOI should not be considered (i) as an alternative to netincome (determined in accordance with GAAP), (ii) as an indicator of financialperformance, (iii) as cash flow from operating activities (determined inaccordance with GAAP) or (iv) as a measure of liquidity; nor is it necessarilyindicative of sufficient cash flow to fund all of our needs.  Other real estatecompanies may define NOI in a different manner.

  14

            Segment informationfor the three and nine months ended September 30, 2008 and 2007 is as follows:

 

Three Months Ended September 30, 2008

Management

Acquisition/

Same

and Service

Total 

*(In thousands)*

Disposition

Community

Operations

Consolidated

Total segment revenue

 $

1,828   

 $

32,542   

 $

2,452   

 $

36,822   

Elimination of intersegment  revenue

-   

(2)

(1,477)

(1,479)

Consolidated revenue

1,828   

32,540   

975   

35,343   

Operating income from  discontinued operations

91   

-   

-   

91   

*NOI

1,184   

18,202   

(23)

19,363   

Total assets

74,515   

618,340   

13,540   

706,395   

*Intersegment revenue and expenses have beeneliminated in the computation of NOI for each of the segments.

Three Months Ended September 30, 2007

Management

Acquisition/

Same

and Service

Total 

*(In thousands)*

Disposition

Community

Operations

Consolidated

Total segment revenue

 $

-   

 $

31,515   

 $

4,868   

 $

36,383   

Elimination of intersegment  revenue

-   

(2)

(1,846)

(1,848)

Consolidated revenue

-   

31,513   

3,022   

34,535   

Operating income from  discontinued operations

1,184   

-   

-   

1,184   

*NOI

-   

17,031   

(407)

16,624   

Total assets

46,416   

642,551   

17,150   

706,117   

*Intersegment revenue and expenses have beeneliminated in the computation of NOI for each of the segments.

15

Nine Months Ended September 30, 2008

Management

Acquisition/

Same

and Service

Total 

*(In thousands)*

Disposition

Community

Operations

Consolidated

Total segment revenue

 $

12,497   

 $

86,744   

 $

6,817   

 $

106,058   

Elimination of intersegment  revenue

-   

(7)

(4,567)

(4,574)

Consolidated revenue

12,497   

86,737   

2,250   

101,484   

Operating loss from  discontinued operations

(1,146)

-   

-   

(1,146)

*NOI

7,887   

48,834   

(61)

56,660   

Total assets

184,265   

508,590   

13,540   

706,395   

*Intersegment revenue and expenses have been eliminated in the computation ofNOI for each of the segments.

Nine Months Ended September 30, 2007

Management

 Acquisition/  

Same

and Service

 Total   

*(In thousands)*

 Disposition  

Community

Operations

 Consolidated  

Total segment revenue

 $

3,355   

 $

83,827   

 $

15,645   

 $

102,827   

Elimination of intersegment  revenue

-   

(20)

(5,470)

(5,490)

Consolidated revenue

3,355   

83,807   

10,175   

97,337   

Operating income from  discontinued operations

4,704   

-   

-   

4,704   

*NOI

2,056   

45,773   

(1,278)

46,551   

Total assets

164,589   

524,378   

17,150   

706,117   

*Intersegment revenue and expenses have been eliminated in the computation ofNOI for each of the segments.

  16

            A reconciliation oftotal NOI to total consolidated net (loss) income is as follows:           

Three Months Ended  

Nine Months Ended  

September 30,

September 30,

*(In thousands)*

2008

2007

2008

2007

Property NOI

 $

19,386   

 $

17,031   

 $

56,721   

 $

47,829   

Management and service operations  NOI

(23)

(407)

(61)

(1,278)

Depreciation and  amortization

(9,602)

(8,462)

(27,614)

(21,863)

General and administrative  expense

(3,668)

(2,463)

(10,379)

(7,873)

Interest income 

16   

49   

124   

379   

Interest expense (1)

(9,202)

(9,709)

(27,313)

(30,796)

Equity in net loss of joint  ventures

(28)

(31)

(72)

(247)

Minority interest in  operating partnership

(13)

(13)

(40)

(40)

Income from discontinued  operations:

    Operating income (loss)

91   

1,184   

(1,146)

4,704   

    Gain on disposition of  properties

-   

-   

45,203   

17,043   

Income from discontinued  operations

91   

1,184   

44,057   

21,747   

Consolidated net (loss)  income 

 $

(3,043)

 $

(2,821)

 $

35,423   

 $

7,858   

(1)

The nine months ended  September 30, 2007, include defeasance and other prepayment costs of $4,183.

**11.        CONTINGENCIES**

**Legal Proceedings**

            We are subject to legal proceedings, lawsuits and other claims,including proceedings by government authorities (collectively"Litigation").  Litigation is subject to uncertainties and outcomesare difficult to predict.  Consequently, we are unable to estimate ultimateaggregate monetary liability or financial impact with respect to the Litigationmatter described in the following paragraph as of September 30, 2008, and noaccrual has been made for this matter.  We believe that other Litigation willnot have a material adverse impact on us after final disposition.  However,because of the uncertainties of Litigation, one or more lawsuits couldultimately result in a material obligation.

**Pending Lawsuits**

            On or about April 14, 2002, Melanie and Kyle Kopp commenced anaction against us in the Franklin County, Ohio Court of Common Pleas seekingundetermined damages, injunctive relief and class action certification.  Thiscase arose out of our Suredeposit program.  This program allowed cash shortprospective residents to purchase a bond in lieu of paying a security deposit. The bond serves as a fund to pay those resident obligations that wouldotherwise have been funded by the security deposit.  Plaintiffs allege that thenonrefundable premium paid for the bond is a disguised form of securitydeposit, which is otherwise required to be refundable in accordance with Ohio's Landlord-Tenant Act.  Plaintiffs further allege that certain pet deposits and othernonrefundable deposits required by us are similarly security deposits that mustbe refundable in accordance with Ohio's Landlord-Tenant Act.  On or aboutJanuary 15, 2004, the Plaintiffs filed a motion for class certification.  Wesubsequently filed a motion for summary judgment.  On or about September 3,2008, the court granted our motion for summary judgment thereby dismissing allPlaintiff claims against us.  However, Plaintiff subsequently appealed thecourt’s ruling and the matter is now on appeal before the Ohio Court of Appealsfor the 10th District.

17

**12.        SUBSEQUENT EVENTS**

**Dividends.**  

            On November 3, 2008,we paid a dividend of $0.17 per common share to shareholders of record on October17, 2008, which had been declared on September 15, 2008. 

**Shares.**  

            During October, werepurchased 199,900 Class B Series II Preferred Depositary Shares at a cost of$3.4 million.  These purchases were made under a $50.0 million repurchaseauthorization for common and preferred shares.  This repurchase authorizationhas approximately $2.5 million remaining for additional repurchases aftergiving effect to the recent repurchases.

  18

 

**ITEM 2.  MANAGEMENT'S DISCUSSION AND ANALYSISOF FINANCIAL CONDITION AND RESULTS OF OPERATIONS**

            The following discussion should be read in conjunction with theconsolidated financial statements and notes thereto included in Part I, Item 1of this report on Form 10-Q.  This discussion may contain forward-looking statementsbased on current judgments and current knowledge of management, which aresubject to certain risks, trends and uncertainties that could cause actualresults to vary from those projected, including but not limited to,expectations regarding our 2008 performance, which are based on certainassumptions.  Accordingly, readers are cautioned not to place undue reliance onforward-looking statements which speak only as of the dates of the document. These forward-looking statements are intended to be covered by the safe harborprovisions of the Private Securities Litigation Reform Act of 1995.  The words"expects", "projects", "believes","plans", "anticipates", and similar expressions areintended to identify forward-looking statements.  Investors are cautioned thatthese forward-looking statements involve risks and uncertainty that could causeactual results to differ from estimates or projections contained in theseforward-looking statements, including without limitation the following:

•   

changes in the economic climate  in the markets in which we own and manage properties, including interest  rates, our ability to consummate the sale of properties pursuant to our  current plan, the overall level of economic activity, the availability of  consumer credit and mortgage financing, unemployment rates and other factors;

•   

our ability to refinance debt  on favorable terms at maturity;

•   

our ability to defease or  prepay debt pursuant to our current plan;

•   

risks of a lessening of demand  for the multifamily units that we own or manage;

•   

competition from other  available multifamily units and change in market rental rates;

•   

increases in property and  liability insurance costs;

•   

unanticipated increases in real  estate taxes and other operating expenses (e.g., cleaning, utilities, repairs  and maintenance costs, insurance and administrative costs, security,  landscaping, staffing and other general costs);

•   

weather and other conditions  that might adversely affect operating expenses;

•   

expenditures that cannot be  anticipated such as utility rate and usage increases, unanticipated repairs  and real estate tax valuation reassessments or millage rate increases;

•   

our inability to control  operating expenses or achieve increases in revenue;

•   

the results of litigation filed  or to be filed against us;

•   

changes in tax legislation;

•   

risks of personal injury claims  and property damage related to mold claims because of diminished insurance  coverage;

•   

catastrophic property damage  losses that are not covered by our insurance;

•   

our ability to acquire  properties at prices consistent with our investment criteria;

•   

risks associated with property  acquisitions such as environmental liabilities, among others;

•   

changes in or termination of  contracts relating to third party management and advisory business; and

•   

risks related to the perception  of residents and prospective residents as to the attractiveness, convenience  and safety of our properties or the neighborhoods in which they are located.

                              

  19
******
**Overview.**

            We are engaged primarily in the ownership and operation ofmultifamily residential units.  We also provide asset and property managementservices to third party owners of multifamily residential units for which weare paid fees.  Our primary source of cash and revenue from operations is rentsfrom the leasing of owned apartment units, which represented 97.8% of ourconsolidated revenue for the nine months ended September 30, 2008.

            The operating performance of our properties is affected by factorssuch as interest rates, unemployment rates, job growth, household formation andthe supply and demand of rental apartment communities and in certain marketsother housing alternatives, such as condominiums, single and multifamily rentalhomes and owner occupied single and multifamily homes.  Rental revenuecollections are a combination of rental rates, occupancy levels and rentconcessions.  We attempt to adjust these factors from time to time, based onmarket conditions, in order to maximize rental revenue.  Indicators that we usein measuring these factors include physical occupancy and net collected rent. These indicators are more fully described in the Results of Operationscomparison.  Additionally, we consider property net operating income ("NOI")to be an important indicator of our overall performance.  Property NOI(property operating revenue less property operating and maintenance expenses)is a measure of the profitability of our properties, which has the largestimpact of all of our sources of income and expense on our financial conditionand operating results.  See Note 10 of the Notes to Consolidated FinancialStatements presented in Part I, Item 1 of this report on Form 10-Q foradditional information regarding property NOI and total NOI, in addition to areconciliation of total NOI to consolidated net (loss) income in accordancewith GAAP.

            We continued to execute on our strategy to reposition our portfolioby selling older properties with lower margins and replacing them with newerproperties in higher growth submarkets.  In 2007, we made the decision to exitthe Affordable Housing business.  During the first half of 2008, we sold all elevenof our wholly owned Affordable Housing properties.  In March 2008, we also soldfour older properties located in Toledo, Ohio.  Additional sales could beslowed as a result of the current dislocation in the credit markets as well asunrealistic buyer expectations.  In April 2008, we acquired two newer Class Aproperties located in the Richmond, Virginia metropolitan area.

**Updated 2008 Expectations.**

• ** **

***Portfolio performance****-*We continue to expect to increase our Same Community property NOI by  approximately 4.5% to 4.9% in 2008, driven by property revenue increases of 3.0%  to 3.2% and property expense increases of 0.9% to 1.1%.  

• ** **

***Property acquisitions and  sales*** – We have acquired and disposed of $76.0 million and $92.0  million of properties, respectively.  We do not anticipate any additional  acquisitions during the balance of 2008.  We have entered into contracts to  sell two properties for approximately $9.0 million.  These transactions are  scheduled to close at the end of the year or in early January 2009.

• ** **

***Debt repayment*** – So  far this year we have prepaid or defeased eight loans totaling $42.0 million.

  20
****
**LIQUIDITY AND CAPITAL RESOURCES****Cash Flows and Liquidity.**              Significant sources and uses of cash in the nine months ended September30, 2008 and 2007 are summarized as follows:

 Nine Months Ended  

 September 30,  

*(In thousands)*

2008

2007

Net cash provided by  operating activities

 $

18,212   

 $

18,355   

Fixed assets:

Property/land  acquisitions, net

(34,484)

(70,547)

Property  disposition proceeds

88,348   

37,921   

Recurring  and non-recurring capital expenditures

(8,436)

(9,110)

Debt:

Decrease  in mortgage notes

(44,963)

(3,161)

(Decrease)  increase in revolver borrowings

(5,500)

24,990   

Cash dividends and operating  partnership distributions paid

(11,948)

(12,574)

Purchase of preferred and/or  treasury shares

(220)

(9,547)

            Our primary sourcesof liquidity are cash flow provided by operations, short-term borrowings on ourrevolver and proceeds from property sales.  We believe that we are wellpositioned to weather the recent turmoil in the financial markets.  Our debtrepayment obligations are relatively modest.  We have no debt maturing in thefourth quarter of 2008.  In 2009, four mortgage loans will be maturing; one loanin the first quarter in the amount of $19.0 million and three loans in thesecond quarter totaling $53.3 million.  We anticipate that we will either repaythese loans with funds from our revolver or refinance these loans prior to orupon their maturity at a similar average rate of 6.0%.  Our revolver does notmature until March 11, 2011.

            While we expect moderate slowing in the growth rate of thefundamentals that drive property NOI, we anticipate that cash flow provided byoperations for the remainder of the year will remain nearly consistent withcurrent levels.

            Cash flow provided by operations was basically unchanged in 2008 comparedto 2007.  However, it should be noted that changes in accounts payable andaccrued expenses in 2008 when compared to 2007 were primarily the result of anincrease of $2.7 million in funds held for managed properties in 2007, while2008 reflects a decrease of $1.2 million in funds held primarily due to ourexiting from the affordable housing management business, for a variance of $3.9million.  The balance of the variance was primarily due to the timing of thepayment of accrued expenses and an increase in accrued real estate taxes due tothe addition of the two properties acquired in April 2008.  This decrease was primarilyoffset by increased cash flow from property operations in 2008 when compared to2007.

            During the nine months ended September 30, 2008, we received $88.3million from the sale of 15 properties.  We placed $23.6 million of theseproceeds in a Section 1031 escrow, which were used to partially fund theacquisition of two properties located in the Richmond, Virginia metropolitanarea, and we used $5.2 million of those proceeds to acquire the ground lessor’sinterest in ground leases at six of the Affordable Housing properties that wesold.  The remaining sales proceeds were primarily used to prepay/defease $42.9million of debt and for general corporate purposes.

            In March 2008, we increased the borrowing capacity on our unsecuredrevolving credit facility to $150.0 million from $100.0 million, extended thematurity date of this facility for an additional year to March 20, 2011, andmodified certain financial covenants.

  21

            We anticipate fundingapproximately $3.4 million for recurring, revenue enhancing and nonrecurringcapital expenditures for the remainder of 2008.  These expenditures areexpected to be funded from cash flow provided by operating activities and thesale of properties.

            Any future multifamily property acquisitions or developments wouldbe financed with the most appropriate sources of capital, which may include borrowingson the revolver, the assumption of mortgage indebtedness, bank and otherinstitutional borrowings, the exchange of properties, undistributed earnings,secured or unsecured debt financings, or the issuance of shares or unitsexchangeable into common shares.

            We anticipate that we will meet our liquidity requirements for theremainder of 2008 generally through cash flow provided by operations.  Webelieve that this and other sources, such as the revolver, should be sufficientto meet operating requirements, capital additions, mortgage amortizationpayments and the payment of dividends in accordance with REIT requirements.  Weanticipate that we will continue paying quarterly dividends and sustain ourcurrent dividend rate of $0.17 per quarter.

**Off-Balance Sheet Investments and Financing Commitments.**  At September30, 2008, we had an investment in a joint venture that owns an AffordableHousing property that we manage.  Joint venture investments enable us toexercise influence over the operations of such properties and share in theirprofits, while earning additional fee income.  We account for our investment inthe unconsolidated joint venture under the equity method of accounting as weexercise significant influence, but do not control this entity and are not requiredto consolidate it in accordance with FASB Interpretation No. 46R,"Consolidation of Variable Interest Entities" or under EITF 04-05,"Investor's Accounting for an Investment in a Limited Partnership When theInvestor Is the Sole General Partner and the Limited Partners Have CertainRights."  This investment was initially recorded at cost as investment injoint ventures and subsequently adjusted for equity in earnings/loss and cashcontributions and distributions.  This joint venture property had negative cashflow during 2007 and is expected to have negative cash flow during 2008 as aresult of operating expenses exceeding tenant rents and the housing assistancepayments from HUD.  The joint venture partnership that owns this property hasentered into a contract to sell it.  Our proportionate share of the debt onthis property at September 30, 2008 was $2.1 million.

**RESULTS OF OPERATIONS**

***Comparison of the three and nine months ended September 30, 2008 to the threeand nine months ended September 30, 2007. ***

***           ***In the following discussion, Same Community propertiesrepresent properties that we have owned during the entirety of the comparisonperiods.  For the three and nine month comparison periods, there were 48 and 46Same Community properties, respectively.  For the three month comparisonperiod, Acquired properties represent two properties acquired in April 2008.  Forthe nine month comparison period, Acquired properties represent two properties acquiredin April 2008 and two properties acquired in June 2007.

            The net loss from continuing operations decreased $871,000 and $5.3million during the three and nine month comparison periods, respectively.  Thisdecrease was primarily due to property NOI increases and reductions in interestexpense during 2008 in both comparison periods.  Property NOI for theacquisition properties increased $1.2 million and $5.8 million during the threeand nine month comparison periods, respectively.  Property NOI for the SameCommunity properties increased $1.2 million and $3.1 million during the threeand nine month comparison periods, respectively, primarily as a result ofincreased property revenues coupled with flat property operating expensesduring both comparison periods.  These reductions to net loss from continuingoperations were partially offset by increases in depreciation and amortization andgeneral and administrative expenses during 2008 in both comparison periods.

  22

            The following chartreflects the amount and percentage change in line items that are relevant tothe changes in overall operating performance when comparing the three and nine monthsended September 30, 2008, to the three and nine months ended September 30, 2007:

Increase (decrease) when

Increase (decrease) when

comparing the three months

comparing the nine months

ended September 30, 2008

ended September 30, 2008

*(In thousands)*

to September 30, 2007

to September 30, 2007

Property revenue

 $

2,855  

9.1%

 $

12,072  

13.9%

Fees, reimbursements and  other

(2,034)

(82.6)%

(7,000)

(83.6)%

Property operating and  maintenance expense items:

Personnel

257   

6.9%

1,160   

11.3%

Real  estate taxes and insurance

(260)

(5.3)%

734   

5.7%

Utilities

130   

7.6%

724   

15.9%

Depreciation and  amortization

1,140   

13.5%

5,751   

26.3%

Direct property management  and service company expenses

(2,511)

(85.7)%

(8,589)

(87.6)%

General and administrative

1,205   

48.9%

2,506   

31.8%

Interest expense

(507)

(5.2)%

(3,483)

(11.3)%

*            Property revenue.*  Property revenue is impacted by acombination of rental rates, rent concessions and occupancy levels.  We measurethese factors using indicators such as physical occupancy (number of unitsoccupied divided by total number of units at the end of the period) and averagemonthly net collected rent per unit (gross potential rents less vacancies andconcessions divided by total number of units).  This information is presentedin the following tables for the three and nine months ended September 30, 2008and 2007:                

Physical Occupancy

Three Months Ended

Nine Months Ended

September 30,

September 30,

2008 

2007 

2008 

2007 

Same Community Properties:

Midwest

97.1%

96.2%

97.1%

96.2%

Mid-Atlantic/Southeast

93.0%

95.0%

93.7%

95.0%

Total Same Community

95.8%

95.8%

96.2%

95.9%

Acquired Properties

98.1%

N/A

93.6%

95.0%
                                                      
Average Monthly Net Collected Rent Per Unit

Three Months Ended

Nine Months Ended

September 30,

September 30,

2008 

2007 

2008 

2007 

Same Community Properties:

Midwest

 $

789  

 $

751  

 $

772  

 $

737  

Mid-Atlantic/Southeast

 $

1,020  

 $

1,021  

 $

1,061  

 $

1,059  

Total Same Community

 $

864  

 $

838  

 $

845  

 $

820  

Acquired Properties

 $

1,018  

N/A 

 $

976  

 $

996  

23

            Total propertyrevenue increased in 2008 during both comparison periods primarily as a resultof increases in revenue from the Acquired properties of $1.8 million and $9.1million during the three and nine month comparison periods, respectively. Property revenue for the Same Community segment increased $1.0 million and $2.9million during the three and nine month comparison periods, respectively, primarilyas a result of stable occupancy combined with rental rate increases and anoverall reduction in concessions being offered.  The Midwest portfolio, whichcontains 68.0% and 75.0% of the Same Community units for the three and ninemonth comparison periods, respectively, was the primary contributor, as averagenet collected rents increased 5.0% and 4.6% for that portfolio during the threeand nine month comparison periods, respectively, while theMid-Atlantic/Southeast portfolio fluctuated less than 0.5% during eachcomparison period.

            *Property operating and maintenance expenses.*  Propertyoperating and maintenance expenses for the Same Community segment decreased1.0% and 0.3% during the three and nine month comparison periods, respectively,however total property operating and maintenance expenses increased in 2008 duringboth comparison periods primarily as a result of the addition of expensesrelating to the Acquired properties.

            *Fees, reimbursements and other revenue. *The management andservice operations recognized a decrease of $411,000 and $1.5 million in feerevenue in 2008 for the three andnine month comparison periods, respectively, primarily as a result of theloss of management fee revenue associated with our exit from the AffordableHousing fee management business at the end of 2007 and the resulting reductionof properties managed for third party owners.  Reimbursement of expense frommanaged properties decreased $1.6 million and $5.5 million in 2008 for thethree and nine month comparison periods, respectively, also as a result of thereduction of the number of properties managed.  This reduction had no impact tothe net loss from continuing operations as these reimbursements are alsoincluded in "Direct property management expenses".

            *Depreciation and amortization. *Depreciation andamortization expense increased in 2008 primarily due to the addition of the Acquiredproperties.  As a result of the June 2007 and April 2008 acquisitions, werecorded intangible assets totaling $3.2 million in 2007 and $3.4 million in2008 which are being amortized over 12 to 16 month periods.

            *Direct property management and service company expenses. *Directproperty management and service company expenses decreased in 2008 as a resultof the reduction in the number of properties managed for third party owners. The reimbursement of expenses from the managed properties decreased, as notedabove, in 2008 during both comparison periods.  However, this reduction had noimpact to the net loss from continuing operations as these reimbursements arealso included in "Fees, reimbursements and other" revenue.  Additionally,service company expenses, which represent the portion of general andadministrative expense that relates to the management of third party ownedproperties, decreased $883,000 and $3.0 million in 2008 for the three and ninemonth comparison periods, respectively, due to the reduction in the number ofproperties managed.

            *General and administrative expense.*  General andadministrative expense increased in 2008 during both comparison periods primarilyas a result of the reduction in costs allocated to "Direct propertymanagement and service company expenses" during both comparison periods,as noted above, and an increase in directors' compensation expense in 2008 of $597,000and $578,000 during the three and nine month comparison periods, respectively,primarily as a result of valuation adjustments of their deferred compensationbased upon the closing price of our common shares at the end of each period.  Theseincreases were partially offset by decreases in payroll related costs in 2008 of$257,000 and $602,000 during the three and nine month comparison periods, respectfully,primarily as a result of our exit from the affordable housing fee management business in 2007.

  24

            *Interest expense. *Interest expense decreased in 2008 during the three month comparison periodprimarily as a result of decreased borrowings on our revolver, which waspartially offset by interest expense for loans associated with the addition ofthe acquired properties.  Interest expense decreased in 2008 during the ninemonth comparison period primarily due to defeasance/prepayment costs recognizedin 2007 of $4.2 million.  After removing the effect of the 2007defeasance/prepayment costs, interest expense increased $527,000 during the ninemonth comparison period primarily due to interest expense for loans associatedwith the addition of the acquired properties, which were offset by a reductionof interest expense associated with our revolver due to decreased borrowings onthe revolver during 2008.

            *Income fromDiscontinued Operations.*  Discontinued operations include the operatingresults of 15 properties that were sold during 2008 and three properties thatwere sold during 2007 and the gains related to sales completed during each ofthe comparison periods.  Defeasance/prepayment costs recognized in 2008totaling $2.0 million were included in discontinued operations.  For furtherdetails on "Income from discontinued operations," see Note 2 of theNotes to Consolidated Financial Statements presented in Part I, Item 1 of thisreport on Form 10-Q.

**CONTINGENCIES**            For a discussion of contingencies, see Note 11 of the Notes toConsolidated Financial Statements presented in Part I, Item 1 of this report onForm 10-Q.

**ITEM 3.  QUANTITATIVE ANDQUALITATIVE DISCLOSURES ABOUT MARKET RISK**

            We are exposed to interest rate changes associated with variablerate debt as well as refinancing risk on our fixed-rate debt.  Based on ourvariable rate debt outstanding at September 30, 2008 and 2007, an interest ratechange of 100 basis points would impact interest expense approximately $495,000and $810,000 on an annual basis, respectively. We occasionally use derivativeinstruments to manage our exposure to interest rates.  See Note 1 of the Notesto Consolidated Financial Statements presented in Part I, Item 1 of this reporton Form 10-Q for additional information regarding derivative instruments and "Item7A Qualitative and Quantitative Disclosures About Market Risk" of ourAnnual Report on Form 10-K for the year ended December 31, 2007, for a morecomplete discussion of interest rate sensitive assets and liabilities.

**ITEM 4.  CONTROLS AND PROCEDURES**

            *Disclosure Controls and Procedures.*  We have evaluatedthe design and operations of our disclosure controls and procedures todetermine whether they are effective in ensuring that the disclosure ofrequired information is timely made in accordance with the Securities ExchangeAct of 1934 ("Exchange Act") and the rules and forms of theSecurities and Exchange Commission.  This evaluation was made under thesupervision and with the participation of management, including our ChiefExecutive Officer ("CEO") and Chief Financial Officer("CFO"), as of the end of the period covered by this report on Form10-Q.  The CEO and CFO have concluded, based on their review, that ourdisclosure controls and procedures, as defined in Exchange Act Rules 13a-15(e)and 15d-15(e), are effective to ensure that information required to bedisclosed in reports that we file under the Exchange Act is (i) recorded,processed, summarized and reported within the time periods specified in Securitiesand Exchange Commission rules and forms, and (ii) accumulated and communicatedto management, including the principal executive and principal financialofficers, as appropriate, to allow timely decisions regarding disclosure.

  25

            *Changes inInternal Control over Financial Reporting.*  There were no changes in ourinternal control over financial reporting during the third quarter of 2008 thatmaterially affected, or are reasonably likely to materially affect, internalcontrol over financial reporting.

            We believe that because of its inherent limitations, internalcontrol over financial reporting may not always prevent or detectmisstatements.  Also, projections of any evaluation of effectiveness to futureperiods are subject to the risk that controls may become inadequate because ofchanges in conditions, or that the degree of compliance with the policies orprocedures may deteriorate.

**PART II.     OTHER INFORMATION**

**ITEM 1.      LEGAL PROCEEDINGS**

                  For information related to legal proceedings, see Note 11of the Notes to Consolidated Financial Statements presented in Part I, Item 1of this report on Form 10-Q.

**ITEM 1A.    RISK FACTORS**

                  See "Risk Factors" in Part I, Item 1A of our AnnualReport on Form 10-K for the year ended December 31, 2007.

**ITEM 2.       UNREGISTEREDSALES OF EQUITY SECURITIES AND USE OF PROCEEDS**

Issuer Purchases of Equity Securities for the Three  Months Ended September 30, 2008

Approximate

Dollar Value of

Total Number of

Shares That May

Shares Purchased

Yet Be Purchased  

Total Number

Average

As Part of

Under the Plans

of Shares

Price Paid

Publicly Announced

or Programs

Period

Purchased

Per Share

Plans or Programs

(in thousands)

July 1 through 

July  31

-     

 $

-     

-     

 $

5,949   

August 1 through

August  31

183   

14.37   

-     

5,949   

September 1 through

September  30

3   

14.74   

-     

5,949   

Total

186   

 $

14.37   

-     

            On July 27, 2005, our Board of Directors authorized the repurchaseof up to $50.0 million of our common shares.  On October 20, 2006, our Board ofDirectors expanded this authorization to include the repurchase of our Class BSeries II Preferred Shares.  For additional information regarding preferred sharerepurchases, see Notes 6 and 12 of the Notes to Consolidated Financial Statementspresented in Part I, Item 1 of this report on Form 10-Q.  Additionally, we havea policy which allows employees to pay their portion of the payroll taxesrelated to restricted share vesting by surrendering a number of shares to us equalin value on the day of vesting to the amount of taxes due up to the minimumstatutory withholding amount.

  26

**ITEM 6.     EXHIBITS**

** **

** **

** **

** **

**Filed herewith or**

** **

** **

** **

** **

**incorporated herein**

**Number**

** **

**Title**

** **

**by reference**

                   

3.1

Amendment to Second Amended  and Restated Articles of Incorporation.

Exhibit 3.1 to Form 8-K  filed December 8, 2004.

                   

3.2

Second Amended and Restated  Articles of Incorporation.

Exhibit 3.2 to Form 10-Q  filed July 31, 2007.

                       

3.3

Amended and Restated Code of  Regulations of the Company.

Exhibit 3.3 to Form 10-Q  filed August 1, 2006.

                      

4.1

Specimen Common Share  Certificate.

Exhibit 3.1 to Form S-11  filed September 2, 1993 (File No. 33-68276 as amended).

                            

4.2

Specimen 8.70% Class B  Series II Cumulative Redeemable Preferred Shares.

Exhibit 4.3 to Form 8-A  filed December 8, 2004.

                       

4.3

Deposit Agreement by and  among Associated Estates Realty Corporation and National City Bank and  Depositary Receipts.

Exhibit 4.5 to Form 8-A  filed December 8, 2004.

                   

4.5

Form of Promissory Note and  Form of Mortgage and Security Agreement dated May 10, 1999 from AERC to The  Chase Manhattan Bank.

Exhibit 4.5 to Form 10-Q  filed August 13, 1999.

                   

4.5a

Form of Promissory Note and  Form of Mortgage and Security Agreement dated September 10, 1999 from AERC to  The Chase Manhattan Bank.

Exhibit 4.5a to Form 10-Q  filed November 12, 1999.

                     

4.5b

Form of Promissory Note and  Form of Mortgage and Security Agreement dated November 18, 1999 from AERC to  The Chase Manhattan Bank.

Exhibit 4.5b to Form 10-K  filed March 15, 2000.

                 

4.13

Credit Agreement Dated As of  April 24, 2007 among Associated Estates Realty Corporation, as Borrower and  National City Bank as Administrative Agent, Lead Arranger, and Book Manager  and The Several Lenders From Time to Time Parties Hereto, as Lenders.

Exhibit 4.13 to Form 10-Q  filed July 31, 2007.

      

                   

4.14

Shareholder Rights Agreement  dated January 6, 1999 between Associated Estates Realty Corporation, an Ohio  corporation (the "Company") and National City Bank, a national  banking association (the "Rights Agent").

Exhibit 1 to Form 8-A filed  January 26, 1999.

                                  

4.15

First Amendment to Credit  Agreement dated March 20, 2008 by and among Associated Estates Realty  Corporation (the Borrower), National City Bank and other banks and financial  institutions (the Lenders) and National City Bank (the Administrative Agent).

Exhibit 4.15 to Form 10-Q  filed May 6, 2008.

**                                        **

4.16

Joinder to Subsidiary  Guaranty dated March 20, 2008 for the benefit of National City Bank, as agent  for itself and certain other lenders, with respect to a loan from the Lenders  to Associated Estates Realty Corporation.

Exhibit 4.16 to Form 10-Q  filed May 6, 2008.

    

**                **

Certain of the Registrant's  assets are subject to mortgage obligations each of which individually relates  to indebtedness totaling less than 10.0% of the total assets of the  Registrant.  The Registrant hereby agrees to furnish a copy of such  agreements to the Commission upon its request.

      

                

The Registrant issued  unsecured debt in the form of Trust Preferred Securities on March 15, 2005 in  a private placement in an amount less than 10.0% of the total assets of the  Registrant.  The Registrant hereby agrees to furnish a copy of the Purchase  Agreement dated March 15, 2005 between Associated Estates Realty Corporation,  AERC Delaware Trust and Taberna Preferred Funding 1, Ltd. And a specimen  Preferred Securities Certificate to the Commission upon its request.

    
               
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** **

** **

** **

** **

**Filed herewith or**

** **

** **

** **

** **

**incorporated herein**

**Number**

** **

**Title**

** **

**by reference**

               

                      

10

Associated Estates Realty  Corporation Directors' Deferred Compensation Plan.

Exhibit 10 to Form 10-Q  filed November 14, 1996.

                         

10.1

Stock Option Plan.

Exhibit 10.2 to Form S-11  filed September 2, 1993 (File No. 33-68276 as amended).

                      

10.2

Amended and Restated  Employment Agreement between the Company and Jeffrey I. Friedman.

Exhibit 10.1 to Form 10-Q  filed May 13, 1996.

                           

10.3

Equity-Based Incentive  Compensation Plan.

Exhibit 10.4 to Form 10-K  filed March 29, 1995.

                    

10.4

Form of Restricted Agreement  dated by and among the Company and its Independent Directors.

Exhibit 10.9 to Form 10-K  filed March 28, 1996.

10.5

Form of Indemnification  Agreement.

Exhibit 4.2 to Form S-11  filed September 2, 1993 (File No. 33-68276 as amended).

10.6

Amended 2008 Equity-Based  Award Plan.

Exhibit 10.1 to Form 8-K  filed May 13, 2008.

                         

10.8

Form of Share Option  Agreement by and among the Company and its Independent Directors.

Exhibit 10.14 to Form 10-K  filed March 30, 1993.

                      

10.10

Associated Estates Realty  Corporation Amended and Restated 2001 Equity-Based Plan (as amended on May 4,  2005).  Incorporated by reference to Appendix 1 to the Definitive Proxy  Statement filed March 28, 2005.

Exhibit 99.01 to Form S-8  filed May 26, 2005.

     

                

10.11

Form of Equity Award  Agreement.

Exhibit 10.11 to Form 10-Q  filed August 2, 2005.

                 

10.12

Long Term Incentive  Compensation Plan.

Exhibit 10.12 to Form 10-Q  filed November 1, 2005.

                      

10.13

Associated Estates Realty  Corporation Elective Deferred Compensation Plan.

Exhibit 10.13 to Form 10-Q  filed July 31, 2007.

10.14

Agreement of Purchase and  Sale dated August 31, 2007 between River Forest Properties, LLC, and  Associated Estates Realty Corporation.

Exhibit 10.14 to Form 10-Q  filed August 5, 2008.

10.15

Agreement of Purchase and  Sale dated August 31, 2007 between Belvedere Properties, LLC, and Associated  Estates Realty Corporation.

Exhibit 10.15 to Form 10-Q  filed August 5, 2008.

                         

31

Certification of Chief  Executive Officer Pursuant to Section 302 of the Sarbanes Oxley Act.

Exhibit 31 to Form 10-Q  filed herewith.

                        

31.1

Certification of Chief  Financial Officer Pursuant to Section 302 of the Sarbanes Oxley Act.

Exhibit 31.1 to Form 10-Q  filed herewith.

                     

32

Certification of Chief  Executive Officer and Chief Financial Officer Pursuant to Section 906 of the  Sarbanes Oxley Act.

Exhibit 32 to Form 10-Q  filed herewith.

    
               
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** SIGNATURES**

            Pursuant to the requirements of the Securities Exchange Act of1934, the Registrant has duly caused this report to be signed on its behalf bythe undersigned thereunto duly authorized.

ASSOCIATED ESTATES REALTY  CORPORATION

                  

            

              

              

November 4, 2008

/s/ Lou Fatica

(Date)

Lou Fatica, Vice President

Chief Financial Officer and  Treasurer
                  
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