----

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| (Mark One)                                                                |
|---------------------------------------------------------------------------|
| x                                                                         | QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 |
|                                                                      |   |
| For the quarter ended March 31, 2010                                      |
|                                                                      |   |
| 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 1-9876                                             |

| TEXAS                                                          |   | 74-1464203                        |
|----------------------------------------------------------------|--------|-----------------------------------|
| (State or other jurisdiction of incorporation or organization) |   | (IRS Employer Identification No.) |
|                                                           |   |                              |
| 2600 Citadel Plaza Drive                                       |   |                              |
| P.O. Box 924133                                                |   |                              |
| Houston, Texas                                                 |   | 77292-4133                        |
| (Address of principal executive offices)                       |   | (Zip Code)                        |
| (713) 866-6000                                                 |
| (Registrant's telephone number)                                |

| (Former name, former address and former fiscal year, if changed since last report) |
|------------------------------------------------------------------------------------|

| Large accelerated filer x                     | Accelerated filer ¨         |
|-----------------------------------------------|----------------------------------|
|                                          |                             |
| Non-accelerated filer ¨                  | Smaller reporting company ¨ |
| (Do not check if a smaller reporting company) |                             |

----

| TABLE OF CONTENTS |
|-------------------|
|              |   |   |   |
|              |   |   |   |
| PART I.           |   | Financial Information: | Page Number |
|              |   |   |   |
|              | Item 1. | Financial Statements (unaudited): |   |
|              |   |   |   |
|              |   | Condensed Consolidated Statements of Income and Comprehensive Income for the Three Months Ended March 31, 2010 and 2009 | 3 |
|              |   |   |   |
|              |   | Condensed Consolidated Balance Sheets as of March 31, 2010 and December 31, 2009 | 4 |
|              |   |   |   |
|              |   | Condensed Consolidated Statements of Cash Flows for the Three Months Ended March 31, 2010 and 2009 | 5 |
|              |   |   |   |
|              |   | Condensed Consolidated Statements of Equity for the Three Months Ended March 31, 2010 and 2009 | 6 |
|              |   |   |   |
|              |   | Notes to Condensed Consolidated Financial Statements | 7 |
|              |   |   |   |
|              | Item 2. | Management’s Discussion and Analysis of Financial Condition and Results of Operations | 28 |
|              |   |   |   |
|              | Item 3. | Quantitative and Qualitative Disclosures About Market Risk | 37 |
|              |   |   |   |
|              | Item 4. | Controls and Procedures | 37 |
|              |   |   |   |
|              |   |   |   |
| PART II.          |   | Other Information: |   |
|              |   |   |   |
|              | Item 1. | Legal Proceedings | 38 |
|              |   |   |   |
|              | Item 1A. | Risk Factors | 38 |
|              |   |   |   |
|              | Item 2. | Unregistered Sales of Equity Securities and Use of Proceeds | 38 |
|              |   |   |   |
|              | Item 3. | Defaults Upon Senior Securities | 38 |
|              |   |   |   |
|              | Item 4. | Reserved | 38 |
|              |   |   |   |
|              | Item 5. | Other Information | 38 |
|              |   |   |   |
|              | Item 6. | Exhibits | 38 |
|              |   |   |   |
| Signatures        |   |   | 39 |
| Exhibit Index |   | 40 |
|---------------|--------|----|

----

| PART I-FINANCIAL INFORMATION                                                      |   |
|-----------------------------------------------------------------------------------|--------|
|                                                                              |   |   |   |   |   |   |
| ITEM 1.  Financial Statements                                           |   |   |   |   |   |   |
|                                                                              |   |   |   |   |   |   |
| WEINGARTEN REALTY INVESTORS                                                       |   |
| CONDENSED CONSOLIDATED STATEMENTS OF INCOME AND COMPREHENSIVE INCOME              |   |
| (Unaudited)                                                                       |   |
| (In thousands, except per share amounts)                                          |   |
|                                                                              |   |   |   |   |   |   |
|                                                                              |   | Three Months Ended |   |
|                                                                              |   | March 31, |   |
|                                                                              |   | 2010 |   |   | 2009 |   |
| Revenues:                                                                         |   |   |   |   |   |   |
|   Rentals, net                                                          |   | $ | 134,142 |   |   | $ | 140,340 |   |
|   Other                                                                 |   |   | 3,017 |   |   |   | 4,042 |   |
|       Total                                         |   |   | 137,159 |   |   |   | 144,382 |   |
|                                                                              |   |   |   |   |   |   |   |   |
| Expenses:                                                                         |   |   |   |   |   |   |   |   |
|   Depreciation and amortization                                         |   |   | 36,153 |   |   |   | 37,545 |   |
|   Operating                                                             |   |   | 25,986 |   |   |   | 23,048 |   |
|   Ad valorem taxes, net                                                 |   |   | 16,925 |   |   |   | 17,966 |   |
|   Impairment loss                                                       |   |   | 236 |   |   |   |   |   |
|   General and administrative                                            |   |   | 6,591 |   |   |   | 6,000 |   |
|       Total                                         |   |   | 85,891 |   |   |   | 84,559 |   |
|                                                                              |   |   |   |   |   |   |   |   |
| Operating Income                                                                  |   |   | 51,268 |   |   |   | 59,823 |   |
| Interest Expense, net                                                             |   |   | (37,617 | ) |   |   | (39,439 | ) |
| Interest and Other Income, net                                                    |   |   | 2,863 |   |   |   | 1,263 |   |
| Equity in Earnings of Real Estate Joint Ventures and Partnerships, net            |   |   | 3,236 |   |   |   | 3,662 |   |
| Gain on Land and Merchant Development Sales                                       |   |   |   |   |   |   | 14,122 |   |
| Provision for Income Taxes                                                        |   |   | (476 | ) |   |   | (4,964 | ) |
|       Income from Continuing Operations             |   |   | 19,274 |   |   |   | 34,467 |   |
| Operating Income from Discontinued Operations                                     |   |   |   |   |   |   | 2,110 |   |
| Gain on Sale of Property from Discontinued Operations                             |   |   |   |   |   |   | 739 |   |
|       Income from Discontinued Operations           |   |   |   |   |   |   | 2,849 |   |
| Gain on Sale of Property                                                          |   |   | 848 |   |   |   | 6,494 |   |
| Net Income                                                                        |   |   | 20,122 |   |   |   | 43,810 |   |
| Less:  Net Income Attributable to Noncontrolling Interests              |   |   | (1,014 | ) |   |   | (1,795 | ) |
| Net Income Adjusted for Noncontrolling Interests                                  |   |   | 19,108 |   |   |   | 42,015 |   |
| Dividends on Preferred Shares                                                     |   |   | (8,869 | ) |   |   | (8,869 | ) |
| Net Income Attributable to Common Shareholders                                    |   | $ | 10,239 |   |   | $ | 33,146 |   |
|                                                                              |   |   |   |   |   |   |   |   |
| Earnings Per Common Share - Basic:                                                |   |   |   |   |   |   |   |   |
|   Income from continuing operations attributable to common shareholders |   | $ | 0.09 |   |   | $ | 0.35 |   |
|   Income from discontinued operations                                   |   |   |   |   |   |   | 0.03 |   |
|   Net income attributable to common shareholders                        |   | $ | 0.09 |   |   | $ | 0.38 |   |
|                                                                              |   |   |   |   |   |   |   |   |
| Earnings Per Common Share - Diluted:                                              |   |   |   |   |   |   |   |   |
|   Income from continuing operations attributable to common shareholders |   | $ | 0.08 |   |   | $ | 0.35 |   |
|   Income from discontinued operations                                   |   |   |   |   |   |   | 0.03 |   |
|   Net income attributable to common shareholders                        |   | $ | 0.08 |   |   | $ | 0.38 |   |
|                                                                              |   |   |   |   |   |   |   |   |
|                                                                              |   |   |   |   |   |   |   |   |
| Comprehensive Income:                                                             |   |   |   |   |   |   |   |   |
| Net Income                                                                        |   | $ | 20,122 |   |   | $ | 43,810 |   |
| Amortization of loss on derivatives                                               |   |   | 709 |   |   |   | 619 |   |
| Comprehensive Income                                                              |   |   | 20,831 |   |   |   | 44,429 |   |
| Comprehensive Income Attributable to Noncontrolling Interests                     |   |   | (1,014 | ) |   |   | (1,795 | ) |
| Comprehensive Income Adjusted for Noncontrolling Interests                        |   | $ | 19,817 |   |   | $ | 42,634 |   |
|                                                                              |   |   |   |   |   |   |   |   |
| See Notes to Condensed Consolidated Financial Statements.                         |   |

----

| CONDENSED CONSOLIDATED BALANCE SHEETS                                                                                                                                       |   |
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------|--------|
| (Unaudited)                                                                                                                                                                 |   |
| (In thousands, except per share amounts)                                                                                                                                    |   |
|                                                                                                                                                                        |   |
|                                                                                                                                                                        |   |   |   |   |   |   |
|                                                                                                                                                                        |   | March 31, |   |   | December 31, |   |
|                                                                                                                                                                        |   | 2010 |   |   | 2009 |   |
| ASSETS                                                                                                                                                                      |   |   |   |   |   |   |
| Property                                                                                                                                                                    |   | $ | 4,616,465 |   |   | $ | 4,658,396 |   |
| Accumulated Depreciation                                                                                                                                                    |   |   | (879,302 | ) |   |   | (856,281 | ) |
| Property, net *                                                                                                                                                             |   |   | 3,737,163 |   |   |   | 3,802,115 |   |
| Investment in Real Estate Joint Ventures and Partnerships, net                                                                                                              |   |   | 316,411 |   |   |   | 315,248 |   |
| Total                                                                                                                                                                       |   |   | 4,053,574 |   |   |   | 4,117,363 |   |
| Notes Receivable from Real Estate Joint Ventures and Partnerships                                                                                                           |   |   | 313,438 |   |   |   | 317,838 |   |
| Unamortized Debt and Lease Costs, net                                                                                                                                       |   |   | 106,525 |   |   |   | 103,396 |   |
| Accrued Rent and Accounts Receivable (net of allowance for doubtful accounts of $10,804 in 2010 and $10,380 in 2009) *                                                      |   |   | 72,329 |   |   |   | 96,372 |   |
| Cash and Cash Equivalents *                                                                                                                                                 |   |   | 122,915 |   |   |   | 153,584 |   |
| Restricted Deposits and Mortgage Escrows                                                                                                                                    |   |   | 9,621 |   |   |   | 12,778 |   |
| Other, net                                                                                                                                                                  |   |   | 85,359 |   |   |   | 89,054 |   |
| Total                                                                                                                                                                       |   | $ | 4,763,761 |   |   | $ | 4,890,385 |   |
|                                                                                                                                                                        |   |   |   |   |   |   |   |   |
| LIABILITIES AND EQUITY                                                                                                                                                      |   |   |   |   |   |   |   |   |
| Debt, net *                                                                                                                                                                 |   | $ | 2,480,616 |   |   | $ | 2,531,847 |   |
| Accounts Payable and Accrued Expenses                                                                                                                                       |   |   | 91,331 |   |   |   | 137,727 |   |
| Other, net                                                                                                                                                                  |   |   | 106,901 |   |   |   | 114,155 |   |
| Total                                                                                                                                                                       |   |   | 2,678,848 |   |   |   | 2,783,729 |   |
|                                                                                                                                                                        |   |   |   |   |   |   |   |   |
| Commitments and Contingencies                                                                                                                                               |   |   |   |   |   |   |   |   |
|                                                                                                                                                                        |   |   |   |   |   |   |   |   |
| Equity:                                                                                                                                                                     |   |   |   |   |   |   |   |   |
| Shareholders' Equity:                                                                                                                                                       |   |   |   |   |   |   |   |   |
| Preferred Shares of Beneficial Interest - par value, $.03 per share; shares authorized: 10,000                                                                              |   |   |   |   |   |   |   |   |
| 6.75% Series D cumulative redeemable preferred shares of beneficial interest;  100 shares issued and outstanding in 2010 and 2009; liquidation preference $75,000 |   |   | 3 |   |   |   | 3 |   |
| 6.95% Series E cumulative redeemable preferred shares of beneficial interest; 29 shares issued and outstanding in 2010 and 2009; liquidation preference $72,500             |   |   | 1 |   |   |   | 1 |   |
| 6.5% Series F cumulative redeemable preferred shares of beneficial interest; 140 shares issued and outstanding in 2010 and 2009; liquidation preference $350,000            |   |   | 4 |   |   |   | 4 |   |
| Common Shares of Beneficial Interest - par value, $.03 per share; shares authorized: 150,000; shares issued and outstanding: 120,172 in 2010 and 120,098 in 2009       |   |   | 3,617 |   |   |   | 3,615 |   |
| Accumulated Additional Paid-In Capital                                                                                                                                      |   |   | 1,961,459 |   |   |   | 1,958,975 |   |
| Net Income Less Than Accumulated Dividends                                                                                                                                  |   |   | (58,341 | ) |   |   | (37,350 | ) |
| Accumulated Other Comprehensive Loss                                                                                                                                        |   |   | (23,249 | ) |   |   | (23,958 | ) |
| Shareholders' Equity                                                                                                                                                        |   |   | 1,883,494 |   |   |   | 1,901,290 |   |
| Noncontrolling Interests                                                                                                                                                    |   |   | 201,419 |   |   |   | 205,366 |   |
| Total Equity                                                                                                                                                                |   |   | 2,084,913 |   |   |   | 2,106,656 |   |
|  Total                                                                                                                                                                 |   | $ | 4,763,761 |   |   | $ | 4,890,385 |   |
|                                                                                                                                                                        |   |   |   |   |   |   |   |   |
| * Consolidated Variable Interest Entities' Assets and Liabilities included in the above balances (See Notes 2 and 3):                                                  |   |
| Property, net                                                                                                                                                               |   | $ | 236,054 |   |   | $ | 237,710 |   |
| Accrued Rent and Accounts Receivable, net                                                                                                                                   |   |   | 5,252 |   |   |   | 9,515 |   |
| Cash and Cash Equivalents                                                                                                                                                   |   |   | 13,759 |   |   |   | 13,085 |   |
| Debt, net                                                                                                                                                                   |   |   | 281,971 |   |   |   | 282,096 |   |
|                                                                                                                                                                        |   |   |   |   |   |   |   |   |
| See Notes to Condensed Consolidated Financial Statements.                                                                                                                   |   |

----

| CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS                                          |   |
|------------------------------------------------------------------------------------------|--------|
|  (Unaudited)                                                                        |   |
| (In thousands)                                                                           |   |
|                                                                                     |   |   |   |   |   |   |
|                                                                                     |   |   |   |   |   |   |
|                                                                                     |   | Three Months Ended |   |
|                                                                                     |   | March 31, |   |
|                                                                                     |   | 2010 |   |   | 2009 |   |
| Cash Flows from Operating Activities:                                                    |   |   |   |   |   |   |
| Net Income                                                                               |   | $ | 20,122 |   |   | $ | 43,810 |   |
| Adjustments to reconcile net income to net cash provided by operating activities:        |   |   |   |   |   |   |   |   |
| Depreciation and amortization                                                            |   |   | 36,153 |   |   |   | 38,912 |   |
| Amortization of deferred financing costs and debt discount                               |   |   | 992 |   |   |   | 3,687 |   |
| Impairment loss                                                                          |   |   | 236 |   |   |   |   |   |
| Equity in earnings of real estate joint ventures and partnerships, net                   |   |   | (3,236 | ) |   |   | (3,662 | ) |
| Gain on land and merchant development sales                                              |   |   |   |   |   |   | (14,122 | ) |
| Gain on sale of property                                                                 |   |   | (848 | ) |   |   | (7,233 | ) |
| Distributions of income from unconsolidated real estate joint ventures and partnerships  |   |   | 564 |   |   |   | 1,245 |   |
| Changes in accrued rent and accounts receivable, net                                     |   |   | 21,233 |   |   |   | 21,843 |   |
| Changes in other assets, net                                                             |   |   | (1,317 | ) |   |   | 11,452 |   |
| Changes in accounts payable and accrued expenses                                         |   |   | (41,564 | ) |   |   | (38,077 | ) |
| Other, net                                                                               |   |   | 3,650 |   |   |   | 2,494 |   |
| Net cash provided by operating activities                                                |   |   | 35,985 |   |   |   | 60,349 |   |
|                                                                                     |   |   |   |   |   |   |   |   |
| Cash Flows from Investing Activities:                                                    |   |   |   |   |   |   |   |   |
| Investment in property                                                                   |   |   | (21,542 | ) |   |   | (38,949 | ) |
| Proceeds from sale and disposition of property, net                                      |   |   | 16,086 |   |   |   | 67,296 |   |
| Change in restricted deposits and mortgage escrows                                       |   |   | 2,264 |   |   |   | 19,906 |   |
| Notes receivable from real estate joint ventures and partnerships and other receivables: |   |   |   |   |   |   |   |   |
| Advances                                                                                 |   |   | (1,728 | ) |   |   | (19,808 | ) |
| Collections                                                                              |   |   | 8,218 |   |   |   | 4,103 |   |
| Real estate joint ventures and partnerships:                                             |   |   |   |   |   |   |   |   |
| Investments                                                                              |   |   | (143 | ) |   |   | (151 | ) |
| Distributions of capital                                                                 |   |   | 4,433 |   |   |   | 3,056 |   |
| Net cash provided by investing activities                                                |   |   | 7,588 |   |   |   | 35,453 |   |
|                                                                                     |   |   |   |   |   |   |   |   |
| Cash Flows from Financing Activities:                                                    |   |   |   |   |   |   |   |   |
| Proceeds from issuance of common shares of beneficial interest, net                      |   |   | 1,061 |   |   |   |   |   |
| Principal payments of debt                                                               |   |   | (25,958 | ) |   |   | (4,653 | ) |
| Changes in unsecured revolving credit facility                                           |   |   |   |   |   |   | 25,000 |   |
| Common and preferred dividends paid                                                      |   |   | (39,443 | ) |   |   | (54,101 | ) |
| Debt issuance costs paid                                                                 |   |   | (6,071 | ) |   |   | (2,760 | ) |
| Other, net                                                                               |   |   | (3,831 | ) |   |   | 26 |   |
| Net cash used in financing activities                                                    |   |   | (74,242 | ) |   |   | (36,488 | ) |
|                                                                                     |   |   |   |   |   |   |   |   |
| Net (decrease) increase in cash and cash equivalents                                     |   |   | (30,669 | ) |   |   | 59,314 |   |
| Cash and cash equivalents at January 1                                                   |   |   | 153,584 |   |   |   | 58,946 |   |
| Cash and cash equivalents at March 31                                                    |   | $ | 122,915 |   |   | $ | 118,260 |   |
|                                                                                     |   |   |   |   |   |   |   |   |
|                                                                                     |   |   |   |   |   |   |   |   |
|                                                                                     |   |   |   |   |   |   |   |   |
|                                                                                     |   |   |   |   |   |   |   |   |
|                                                                                     |   |   |   |   |   |   |   |   |
|                                                                                     |   |   |   |   |   |   |   |   |
| See Notes to Condensed Consolidated Financial Statements.                                |   |

----

|                                                   |   | Preferred Shares of Beneficial Interest |   |   | Common Shares of Beneficial Interest |   |   | Accumulated Additional Paid-In Capital |   |   | Net Income Less Than Accumulated Dividends |   |   | Accumulated Other Comprehensive Loss |    |   | Noncontrolling Interests |   |    | Total  |   |
|--------------------------------------------------------|--------|-----------------------------------------|--------|--------|--------------------------------------|--------|--------|----------------------------------------|--------|--------|--------------------------------------------|--------|--------|--------------------------------------|---------|--------|--------------------------|--------|---------|--------|--------|
|                                                   |   |                                    |   |   |                                 |   |   |                                   |   |   |                                       |   |   |                                 |    |   |                     |   |    |   |   |
| Balance, January 1, 2009                               |   | $                                       | 8      |   |                                 | $      | 2,625  |                                   |   | $      | 1,514,940                                  |   |   | $                                    | (37,245 | )      |                     | $      | (29,676 | )      |   | $ | 204,031 |   |   | $ | 1,654,683 |   |
| Net income                                             |   |                                    |   |   |                                 |   |   |                                   |   |   |                                       |   |   |                                 | 42,015  |   |                     |   |    |   |   |   | 1,795 |   |   |   | 43,810 |   |
| Shares issued in exchange for noncontrolling interests |   |                                    |   |   |                                 |   | 2      |                                   |   |   | 1,618                                      |   |   |                                 |    |   |                     |   |    |   |   |   | (1,620 | ) |   |   |   |   |
| Shares issued under benefit plans                      |   |                                    |   |   |                                 |   | 7      |                                   |   |   | 1,700                                      |   |   |                                 |    |   |                     |   |    |   |   |   |   |   |   |   | 1,707 |   |
| Dividends declared – common shares (1)           |   |                                    |   |   |                                 |   |   |                                   |   |   |                                       |   |   |                                 | (45,888 | )      |                     |   |    |   |   |   |   |   |   |   | (45,888 | ) |
| Dividends declared – preferred shares (2)        |   |                                    |   |   |                                 |   |   |                                   |   |   |                                       |   |   |                                 | (8,213  | )      |                     |   |    |   |   |   |   |   |   |   | (8,213 | ) |
| Sale of properties with noncontrolling interests       |   |                                    |   |   |                                 |   |   |                                   |   |   |                                       |   |   |                                 |    |   |                     |   |    |   |   |   | 23,521 |   |   |   | 23,521 |   |
| Distributions to noncontrolling interests              |   |                                    |   |   |                                 |   |   |                                   |   |   |                                       |   |   |                                 |    |   |                     |   |    |   |   |   | (4,525 | ) |   |   | (4,525 | ) |
| Other comprehensive income                             |   |                                    |   |   |                                 |   |   |                                   |   |   |                                       |   |   |                                 |    |   |                     |   | 619     |   |   |   |   |   |   |   | 619 |   |
| Other, net                                             |   |                                    |   |   |                                 |   |   |                                   |   |   | 652                                        |   |   |                                 | (656    | )      |                     |   |    |   |   |   | 11 |   |   |   | 7 |   |
| Balance, March 31, 2009                                |   | $                                       | 8      |   |                                 | $      | 2,634  |                                   |   | $      | 1,518,910                                  |   |   | $                                    | (49,987 | )      |                     | $      | (29,057 | )      |   | $ | 223,213 |   |   | $ | 1,665,721 |   |
|                                                   |   |                                    |   |   |                                 |   |   |                                   |   |   |                                       |   |   |                                 |    |   |                     |   |    |   |   |   |   |   |   |   |   |   |
|                                                   |   |                                    |   |   |                                 |   |   |                                   |   |   |                                       |   |   |                                 |    |   |                     |   |    |   |   |   |   |   |   |   |   |   |
|                                                   |   |                                    |   |   |                                 |   |   |                                   |   |   |                                       |   |   |                                 |    |   |                     |   |    |   |   |   |   |   |   |   |   |   |
|                                                   |   |                                    |   |   |                                 |   |   |                                   |   |   |                                       |   |   |                                 |    |   |                     |   |    |   |   |   |   |   |   |   |   |   |
|                                                   |   |                                    |   |   |                                 |   |   |                                   |   |   |                                       |   |   |                                 |    |   |                     |   |    |   |   |   |   |   |   |   |   |   |
| Balance, January 1, 2010                               |   | $                                       | 8      |   |                                 | $      | 3,615  |                                   |   | $      | 1,958,975                                  |   |   | $                                    | (37,350 | )      |                     | $      | (23,958 | )      |   | $ | 205,366 |   |   | $ | 2,106,656 |   |
| Net income                                             |   |                                    |   |   |                                 |   |   |                                   |   |   |                                       |   |   |                                 | 19,108  |   |                     |   |    |   |   |   | 1,014 |   |   |   | 20,122 |   |
| Shares issued in exchange for noncontrolling interests |   |                                    |   |   |                                 |   |   |                                   |   |   | 116                                        |   |   |                                 |    |   |                     |   |    |   |   |   | (116 | ) |   |   |   |   |
| Shares issued under benefit plans                      |   |                                    |   |   |                                 |   | 2      |                                   |   |   | 1,712                                      |   |   |                                 |    |   |                     |   |    |   |   |   |   |   |   |   | 1,714 |   |
| Dividends declared – common shares (1)           |   |                                    |   |   |                                 |   |   |                                   |   |   |                                       |   |   |                                 | (31,230 | )      |                     |   |    |   |   |   |   |   |   |   | (31,230 | ) |
| Dividends declared – preferred shares (2)        |   |                                    |   |   |                                 |   |   |                                   |   |   |                                       |   |   |                                 | (8,213  | )      |                     |   |    |   |   |   |   |   |   |   | (8,213 | ) |
| Distributions to noncontrolling interests              |   |                                    |   |   |                                 |   |   |                                   |   |   |                                       |   |   |                                 |    |   |                     |   |    |   |   |   | (3,822 | ) |   |   | (3,822 | ) |
| Other comprehensive income                             |   |                                    |   |   |                                 |   |   |                                   |   |   |                                       |   |   |                                 |    |   |                     |   | 709     |   |   |   |   |   |   |   | 709 |   |
| Other, net                                             |   |                                    |   |   |                                 |   |   |                                   |   |   | 656                                        |   |   |                                 | (656    | )      |                     |   |    |   |   |   | (1,023 | ) |   |   | (1,023 | ) |
| Balance, March 31, 2010                                |   | $                                       | 8      |   |                                 | $      | 3,617  |                                   |   | $      | 1,961,459                                  |   |   | $                                    | (58,341 | )      |                     | $      | (23,249 | )      |   | $ | 201,419 |   |   | $ | 2,084,913 |   |

| (1) | Common dividends per share were $.525 and $.26 for the three months ended March 31, 2009 and 2010, respectively.                                        |
|-----|---------------------------------------------------------------------------------------------------------------------------------------------------------|
| (2) | Series D, E and F preferred dividends per share were $12.66, $43.44 ands $40.63, respectively, for both the three months ended March 31, 2009 and 2010. |

----

----

|                                                                     |   |  Three Months Ended |    |
|--------------------------------------------------------------------------|--------|--------------------------|---------|
|                                                                     |   | March 31,                |    |
|                                                                     |   | 2010                     |    |   | 2009 |   |
|                                                                     |   |                     |    |   |   |   |
| Numerator:                                                               |   |                     |    |   |   |   |
| Net income attributable to common shareholders – basic and diluted |   | $                        | 10,239  |   |   | $ | 33,146 |   |
|                                                                     |   |                     |    |   |   |   |   |   |
| Denominator:                                                             |   |                     |    |   |   |   |   |   |
| Weighted average shares outstanding – basic                        |   |                     | 119,779 |   |   |   | 86,979 |   |
| Effect of dilutive securities:                                           |   |                     |    |   |   |   |   |   |
| Share options and awards                                                 |   |                     | 768     |   |   |   | 352 |   |
| Weighted average shares outstanding – diluted                      |   |                     | 120,547 |   |   |   | 87,331 |   |

----

----

| Period            |   | Investment in Real Estate JointVentures and Partnerships, net (1) |   |   | Maximum Risk of Loss (2) |   |
|-------------------|--------|-------------------------------------------------------------------|--------|--------|--------------------------|--------|
| March 31, 2010    |   | $                                                                 | 11,197 |   |                     | $      | 112,719 |   |
| December 31, 2009 |   | $                                                                 | 7,088  |   |                     | $      | 113,021 |   |

|   | (1) | The carrying amount of the investments represents our contributions to the real estate joint ventures net of any distributions made and our portion of the equity in earnings of the joint ventures. |
|--------|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (2) | The maximum exposure to loss has been determined to be limited to the guaranty of the debt for each respective real estate joint venture. |
|--------|-----|-------------------------------------------------------------------------------------------------------------------------------------------|

----

| Income Statement Classification    |   | Gain (Loss) on Contracts |   |   | Gain (Loss) on Borrowings |   |   | Gain (Loss) Recognized in Income |   |
|------------------------------------|--------|--------------------------|--------|--------|---------------------------|--------|--------|----------------------------------|--------|
|                               |   |                     |   |   |                      |   |   |                             |   |
| Three Months Ended March 31, 2010: |   |                     |   |   |                      |   |   |                             |   |
| Interest expense, net              |   | $                        | 4,219  |   |                      | $      | (3,978 | )                                |   | $ | 241 |   |
|                               |   |                     |   |   |                      |   |   |                             |   |   |   |   |
| Three Months Ended March 31, 2009: |   |                     |   |   |                      |   |   |                             |   |   |   |   |
| Interest expense, net              |   | $                        | (272   | )      |                      | $      | 272    |                             |   |   |   |   |

|              |   | Assets                 |   | Liabilities |   |
|-------------------|--------|------------------------|--------|-------------|--------|
| Period            |   | Balance Sheet Location |   | Amount      |   | Balance Sheet Location |   | Amount |   |
| March 31, 2010    |   | Other Assets, net      |   | $           | 3,143  |   | Other Liabilities, net |   | $ | 961 |   |
| December 31, 2009 |   | Other Assets, net      |   | $           | 2,601  |   | Other Liabilities, net |   | $ | 4,634 |   |

----

| Derivatives Hedging Relationships  |   | Location of Gain (Loss) Reclassified from Accumulated Other Comprehensive Loss into Income |   | Amount of Gain (Loss) Reclassified from Accumulated Other Comprehensive Loss into Income (Effective Portion) |   | Location of Gain (Loss) Recognized in Income on Derivative |                  | Amount of Gain (Loss) Recognized in Income on Derivative |   | Location of Gain (Loss) Recognized in Income on Derivative (Ineffective Portion and Amount Excluded from Effectiveness Testing) |   | Amount of Gain (Loss) Recognized in Income on Derivative (Ineffective Portion and Amount Excluded from Effectiveness Testing) |   |
|------------------------------------|--------|--------------------------------------------------------------------------------------------|--------|--------------------------------------------------------------------------------------------------------------|--------|------------------------------------------------------------|-----------------------|----------------------------------------------------------|--------|---------------------------------------------------------------------------------------------------------------------------------|--------|-------------------------------------------------------------------------------------------------------------------------------|--------|
|                               |   |                                                                                       |   |                                                                                                         |   |                                                       |                  |                                                     |   |                                                                                                                            |   |                                                                                                                          |   |
| Three Months Ended March 31, 2010: |   |                                                                                       |   |                                                                                                         |   |                                                       |                  |                                                     |   |                                                                                                                            |   |                                                                                                                          |   |
| Cash Flow Interest Rate Contracts  |   | Interest expense, net                                                                      |   | $                                                                                                            | (709   | )                                                          |                  |                                                     |   |                                                                                                                            |   |                                                                                                                          |   |   |
| Fair Value Interest Rate Contracts |   |                                                                                       |   |                                                                                                         |   |                                                       | Interest expense, net |                                                     | $      | 3,121                                                                                                                           |   | Interest expense, net                                                                                                         |   | $ | 241 |   |
|                               |   |                                                                                       |   |                                                                                                         |   |                                                       |                  |                                                     |   |                                                                                                                            |   |                                                                                                                          |   |   |   |   |
| Three Months Ended March 31, 2009: |   |                                                                                       |   |                                                                                                         |   |                                                       |                  |                                                     |   |                                                                                                                            |   |                                                                                                                          |   |   |   |   |
| Cash Flow Interest Rate Contracts  |   | Interest expense, net                                                                      |   | $                                                                                                            | (619   | )                                                          |                  |                                                     |   |                                                                                                                            |   |                                                                                                                          |   |   |   |   |
| Fair Value Interest Rate Contracts |   |                                                                                       |   |                                                                                                         |   |                                                       | Interest expense, net |                                                     | $      | (540                                                                                                                            | )      |                                                                                                                          |   |   |   |   |

|                                                     |   | March 31, |      |   | December 31, |   |
|----------------------------------------------------------|--------|-----------|-----------|--------|--------------|--------|
|                                                     |   | 2010      |      |   | 2009         |   |
|                                                     |   |      |      |   |         |   |
| Debt payable to 2030 at 4.5% to 8.8%                     |   | $         | 2,454,912 |   |         | $      | 2,506,069 |   |
| Unsecured notes payable under revolving credit agreement |   |      |      |   |         |   |   |   |
| Obligations under capital leases                         |   |      | 23,115    |   |         |   | 23,115 |   |
| Industrial revenue bonds payable to 2015 at 0.4% to 2.4% |   |      | 2,589     |   |         |   | 2,663 |   |
|                                                     |   |      |      |   |         |   |   |   |
| Total                                                    |   | $         | 2,480,616 |   |         | $      | 2,531,847 |   |

----

|                                                                    |   | March 31, |      |   | December 31, |   |
|-------------------------------------------------------------------------|--------|-----------|-----------|--------|--------------|--------|
|                                                                    |   | 2010      |      |   | 2009         |   |
|                                                                    |   |      |      |   |         |   |
| As to interest rate (including the effects of interest rate contracts): |   |      |      |   |         |   |
| Fixed-rate debt                                                         |   | $         | 2,097,880 |   |         | $      | 2,146,133 |   |
| Variable-rate debt                                                      |   |      | 382,736   |   |         |   | 385,714 |   |
|                                                                    |   |      |      |   |         |   |   |   |
| Total                                                                   |   | $         | 2,480,616 |   |         | $      | 2,531,847 |   |
|                                                                    |   |      |      |   |         |   |   |   |
| As to collateralization:                                                |   |      |      |   |         |   |   |   |
| Unsecured debt                                                          |   | $         | 1,289,604 |   |         | $      | 1,306,802 |   |
| Secured debt                                                            |   |      | 1,191,012 |   |         |   | 1,225,045 |   |
|                                                                    |   |      |      |   |         |   |   |   |
| Total                                                                   |   | $         | 2,480,616 |   |         | $      | 2,531,847 |   |

----

| 2010 remaining |   | $      | 95,163    |   |
|----------------|--------|--------|-----------|--------|
| 2011           |   |   | 219,411   |   |
| 2012           |   |   | 309,769   |   |
| 2013           |   |   | 441,648   |   |
| 2014           |   |   | 389,647   |   |
| 2015           |   |   | 248,402   |   |
| 2016           |   |   | 209,219   |   |
| 2017           |   |   | 118,973   |   |
| 2018           |   |   | 55,040    |   |
| 2019           |   |   | 53,962    |   |
| Thereafter     |   |   | 303,969   |   |
| Total          |   | $      | 2,445,203 |   |

----

|                       |   | March 31, |      |   | December 31, |   |
|----------------------------|--------|-----------|-----------|--------|--------------|--------|
|                       |   | 2010      |      |   | 2009         |   |
|                       |   |      |      |   |         |   |
| Land                       |   | $         | 892,197   |   |         | $      | 896,010 |   |
| Land held for development  |   |      | 182,055   |   |         |   | 182,586 |   |
| Land under development     |   |      | 28,001    |   |         |   | 32,709 |   |
| Buildings and improvements |   |      | 3,436,355 |   |         |   | 3,437,578 |   |
| Construction in-progress   |   |      | 77,857    |   |         |   | 109,513 |   |
|                       |   |      |      |   |         |   |   |   |
| Total                      |   | $         | 4,616,465 |   |         | $      | 4,658,396 |   |

----

|             |   | Three Months Ended |   |
|------------------|--------|--------------------|--------|
|             |   | March 31,          |   |
|             |   | 2010               |   |   | 2009 |   |
|             |   |               |   |   |   |   |
| Interest         |   | $                  | 1,123  |   |   | $ | 3,197 |   |
| Ad valorem taxes |   |               | 155    |   |   |   | 474 |   |
|             |   |               |   |   |   |   |   |   |
| Total            |   | $                  | 1,278  |   |   | $ | 3,671 |   |

----

|                                                                                                                                                                                                                                                 |   | March 31, |      |   | December 31, |   |
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|--------|-----------|-----------|--------|--------------|--------|
|                                                                                                                                                                                                                                                 |   | 2010      |      |   | 2009         |   |
|                                                                                                                                                                                                                                                 |   |      |      |   |         |   |
|                                     Combined Condensed Balance Sheets |   |      |      |   |         |   |
|                                                                                                                                                                                                                                                 |   |      |      |   |         |   |
| Property                                                                                                                                                                                                                                             |   | $         | 2,139,231 |   |         | $      | 2,082,316 |   |
| Accumulated depreciation                                                                                                                                                                                                                             |   |      | (211,969  | )      |         |   | (191,478 | ) |
| Property, net                                                                                                                                                                                                                                        |   |      | 1,927,262 |   |         |   | 1,890,838 |   |
|                                                                                                                                                                                                                                                 |   |      |      |   |         |   |   |   |
| Other assets, net                                                                                                                                                                                                                                    |   |      | 234,187   |   |         |   | 240,387 |   |
|                                                                                                                                                                                                                                                 |   |      |      |   |         |   |   |   |
| Total                                                                                                                                                                                                                                                |   | $         | 2,161,449 |   |         | $      | 2,131,225 |   |
|                                                                                                                                                                                                                                                 |   |      |      |   |         |   |   |   |
| Debt, net (primarily mortgages payable)                                                                                                                                                                                                              |   | $         | 532,399   |   |         | $      | 505,462 |   |
| Amounts payable to Weingarten Realty Investors                                                                                                                                                                                                       |   |      | 328,579   |   |         |   | 335,622 |   |
| Other liabilities, net                                                                                                                                                                                                                               |   |      | 92,005    |   |         |   | 88,913 |   |
| Total                                                                                                                                                                                                                                                |   |      | 952,983   |   |         |   | 929,997 |   |
|                                                                                                                                                                                                                                                 |   |      |      |   |         |   |   |   |
| Accumulated equity                                                                                                                                                                                                                                   |   |      | 1,208,466 |   |         |   | 1,201,228 |   |
|                                                                                                                                                                                                                                                 |   |      |      |   |         |   |   |   |
| Total                                                                                                                                                                                                                                                |   | $         | 2,161,449 |   |         | $      | 2,131,225 |   |

|                                                                                                                                                                                                                                                       |   | Three Months Ended |   |
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|--------|--------------------|--------|
|                                                                                                                                                                                                                                                       |   | March 31,          |   |
|                                                                                                                                                                                                                                                       |   | 2010               |   |   | 2009 |   |
|                                                                                                                                                                                                                                                       |   |               |   |   |   |   |
|                                     Combined Condensed Statements of Income |   |               |   |   |   |   |
|                                                                                                                                                                                                                                                       |   |               |   |   |   |   |
| Revenues, net                                                                                                                                                                                                                                              |   | $                  | 47,527 |   |   | $ | 42,902 |   |
|                                                                                                                                                                                                                                                       |   |               |   |   |   |   |   |   |
| Expenses:                                                                                                                                                                                                                                                  |   |               |   |   |   |   |   |   |
| Depreciation and amortization                                                                                                                                                                                                                              |   |               | 15,345 |   |   |   | 13,076 |   |
| Interest, net                                                                                                                                                                                                                                              |   |               | 9,399  |   |   |   | 7,019 |   |
| Operating                                                                                                                                                                                                                                                  |   |               | 8,230  |   |   |   | 7,099 |   |
| Ad valorem taxes, net                                                                                                                                                                                                                                      |   |               | 6,029  |   |   |   | 5,563 |   |
| General and administrative                                                                                                                                                                                                                                 |   |               | 956    |   |   |   | 1,294 |   |
|                                                                                                                                                                                                                                                       |   |               |   |   |   |   |   |   |
| Total                                                                                                                                                                                                                                                      |   |               | 39,959 |   |   |   | 34,051 |   |
|                                                                                                                                                                                                                                                       |   |               |   |   |   |   |   |   |
| (Loss) gain on sale of property                                                                                                                                                                                                                            |   |               | (3     | ) |   |   | 11 |   |
| Net income                                                                                                                                                                                                                                                 |   | $                  | 7,565  |   |   | $ | 8,862 |   |

----

|                                        |   | March 31, |    |   | December 31, |   |
|---------------------------------------------|--------|-----------|---------|--------|--------------|--------|
|                                        |   | 2010      |    |   | 2009         |   |
|                                        |   |      |    |   |         |   |
| Deferred tax assets:                        |   |      |    |   |         |   |
| Impairment loss                             |   | $         | 13,945  |   |         | $      | 13,945 |   |
| Allowance on other assets                   |   |      | 1,451   |   |         |   | 1,428 |   |
| Interest expense                            |   |      | 4,389   |   |         |   | 3,643 |   |
| Other                                       |   |      | 2,096   |   |         |   | 1,956 |   |
| Total deferred tax assets                   |   |      | 21,881  |   |         |   | 20,972 |   |
| Valuation allowance                         |   |      | (10,514 | )      |         |   | (9,605 | ) |
| Total deferred tax assets, net of allowance |   | $         | 11,367  |   |         | $      | 11,367 |   |
|                                        |   |      |    |   |         |   |   |   |
| Deferred tax liabilities:                   |   |      |    |   |         |   |   |   |
| Straight-line rentals                       |   | $         | 1,127   |   |         | $      | 506 |   |
| Book-tax basis differential                 |   |      | 5,786   |   |         |   | 6,346 |   |
| Total deferred tax liabilities              |   | $         | 6,913   |   |         | $      | 6,852 |   |

----

----

|                                                                            |   | March 31, |    |   | December 31, |   |
|---------------------------------------------------------------------------------|--------|-----------|---------|--------|--------------|--------|
|                                                                            |   | 2010      |    |   | 2009         |   |
|                                                                            |   |      |    |   |         |   |
| Identified Intangible Assets:                                                   |   |      |    |   |         |   |
| Above-Market Leases (included in Other Assets, net)                             |   | $         | 14,262  |   |         | $      | 17,278 |   |
| Above-Market Leases – Accumulated Amortization                            |   |      | (9,513  | )      |         |   | (11,471 | ) |
| Below-Market Assumed Mortgages (included in Debt, net)                          |   |      | 2,072   |   |         |   | 2,072 |   |
| Below-Market Assumed Mortgages – Accumulated Amortization                 |   |      | (874    | )      |         |   | (805 | ) |
| Valuation of In Place Leases (included in Unamortized Debt and Lease Cost, net) |   |      | 55,411  |   |         |   | 57,610 |   |
| Valuation of In Place Leases – Accumulated Amortization                   |   |      | (32,297 | )      |         |   | (32,361 | ) |
|                                                                            |   |      |    |   |         |   |   |   |
|                                                                            |   | $         | 29,061  |   |         | $      | 32,323 |   |
|                                                                            |   |      |    |   |         |   |   |   |
| Identified Intangible Liabilities:                                              |   |      |    |   |         |   |   |   |
| Below-Market Leases (included in Other Liabilities, net)                        |   | $         | 34,811  |   |         | $      | 36,951 |   |
| Below-Market Leases – Accumulated Amortization                            |   |      | (21,195 | )      |         |   | (21,794 | ) |
| Above-Market Assumed Mortgages (included in Debt, net)                          |   |      | 47,764  |   |         |   | 52,171 |   |
| Above-Market Assumed Mortgages – Accumulated Amortization                 |   |      | (28,842 | )      |         |   | (31,329 | ) |
|                                                                            |   |      |    |   |         |   |   |   |
|                                                                            |   | $         | 32,538  |   |         | $      | 35,999 |   |

| 2010 remaining |   | $      | 1,462 |   |
|----------------|--------|--------|-------|--------|
| 2011           |   |   | 1,551 |   |
| 2012           |   |   | 1,038 |   |
| 2013           |   |   | 886   |   |
| 2014           |   |   | 780   |   |

----

| 2010 remaining |   | $      | 4,003 |   |
|----------------|--------|--------|-------|--------|
| 2011           |   |   | 4,122 |   |
| 2012           |   |   | 3,343 |   |
| 2013           |   |   | 2,584 |   |
| 2014           |   |   | 2,103 |   |

| 2010 remaining |   | $      | 2,218 |   |
|----------------|--------|--------|-------|--------|
| 2011           |   |   | 1,907 |   |
| 2012           |   |   | 1,242 |   |
| 2013           |   |   | 798   |   |
| 2014           |   |   | 826   |   |

----

|                                   |   | Quoted Prices in Active Markets for Identical Assets and Liabilities (Level 1) |   |   | Significant Other Observable Inputs(Level 2) |   | Significant Unobservable Inputs(Level 3) |   | Fair Value atMarch 31, 2010 |   |
|----------------------------------------|--------|--------------------------------------------------------------------------------|--------|--------|----------------------------------------------|--------|------------------------------------------|--------|-----------------------------|--------|
| Assets:                                |   |                                                                           |   |   |                                         |   |                                     |   |                        |   |
| Derivative instruments:                |   |                                                                           |   |   |                                         |   |                                     |   |                        |   |
| Interest Rate Contracts                |   |                                                                           |   |   | $                                            | 3,143  |                                     |   |                        | $      | 3,143 |   |
| Investments in grantor trusts          |   | $                                                                              | 13,784 |   |                                         |   |                                     |   |                        |   |   | 13,784 |   |
| Total                                  |   | $                                                                              | 13,784 |   |                                         | $      | 3,143                                    |   |                        |   | $ | 16,927 |   |
|                                   |   |                                                                           |   |   |                                         |   |                                     |   |                        |   |   |   |   |
| Liabilities:                           |   |                                                                           |   |   |                                         |   |                                     |   |                        |   |   |   |   |
| Derivative instruments:                |   |                                                                           |   |   |                                         |   |                                     |   |                        |   |   |   |   |
| Interest Rate Contracts                |   |                                                                           |   |   |                                         | $      | 961                                      |   |                        |   | $ | 961 |   |
| Deferred compensation plan obligations |   | $                                                                              | 13,784 |   |                                         |   |                                     |   |                        |   |   | 13,784 |   |
| Total                                  |   | $                                                                              | 13,784 |   |                                         | $      | 961                                      |   |                        |   | $ | 14,745 |   |

|                                   |   | Quoted Prices in Active Markets for Identical Assets and Liabilities (Level 1) |   |   | Significant Other Observable Inputs(Level 2) |   | Significant Unobservable Inputs(Level 3) |   | Fair Value atDecember 31, 2009 |   |
|----------------------------------------|--------|--------------------------------------------------------------------------------|--------|--------|----------------------------------------------|--------|------------------------------------------|--------|--------------------------------|--------|
| Assets:                                |   |                                                                           |   |   |                                         |   |                                     |   |                           |   |
| Derivative instruments:                |   |                                                                           |   |   |                                         |   |                                     |   |                           |   |
| Interest Rate Contracts                |   |                                                                           |   |   | $                                            | 2,601  |                                     |   |                           | $      | 2,601 |   |
| Investments in grantor trusts          |   | $                                                                              | 13,894 |   |                                         |   |                                     |   |                           |   |   | 13,894 |   |
| Total                                  |   | $                                                                              | 13,894 |   |                                         | $      | 2,601                                    |   |                           |   | $ | 16,495 |   |
|                                   |   |                                                                           |   |   |                                         |   |                                     |   |                           |   |   |   |   |
| Liabilities:                           |   |                                                                           |   |   |                                         |   |                                     |   |                           |   |   |   |   |
| Derivative instruments:                |   |                                                                           |   |   |                                         |   |                                     |   |                           |   |   |   |   |
| Interest Rate Contracts                |   |                                                                           |   |   |                                         | $      | 4,634                                    |   |                           |   | $ | 4,634 |   |
| Deferred compensation plan obligations |   | $                                                                              | 13,894 |   |                                         |   |                                     |   |                           |   |   | 13,894 |   |
| Total                                  |   | $                                                                              | 13,894 |   |                                         | $      | 4,634                                    |   |                           |   | $ | 18,528 |   |

----

|                        |   | Three Months Ended |   |
|-----------------------------|--------|--------------------|--------|
|                        |   | March 31,          |   |
|                        |   | 2009               |   |
|                        |   |               |   |
| Fair value per share option |   | $                  | 1.99   |   |
| Dividend yield              |   |               | 5.2    | % |
| Expected volatility         |   |               | 31.3   | % |
| Expected life (in years)    |   |               | 6.2    |   |
| Risk-free interest rate     |   |               | 1.7    | % |

----

|                         |   |   |      |   | Weighted |   |
|------------------------------|--------|--------|-----------|--------|----------|--------|
|                         |   | Shares |      |   | Average  |   |
|                         |   | Under  |      |   | Exercise |   |
|                         |   | Option |      |   | Price    |   |
|                         |   |   |      |   |     |   |
| Outstanding, January 1, 2010 |   |   | 4,436,143 |   |     | $      | 27.44 |   |
| Granted                      |   |   |      |   |     |   |   |   |
| Forfeited or expired         |   |   | (10,593   | )      |     |   | 24.05 |   |
| Exercised                    |   |   | (73,983   | )      |     |   | 14.74 |   |
| Outstanding, March 31, 2010  |   |   | 4,351,567 |   |     | $      | 27.67 |   |

|            |           |   | Outstanding |      |        | Exercisable |      |
|-----------------|----------------|--------|-------------|-----------|-------------|-------------|-----------|
|            |           |   |        |      | Weighted    |        |      |   |   |   |   |   |   |   |   |   |   | Weighted |   |   |   |
|            |           |   |        |      | Average     |        | Weighted  |   |   | Aggregate |   |   |   |   |   | Weighted |   | Average |   | Aggregate |   |
|            |           |   |        |      | Remaining   |        | Average   |   |   | Intrinsic |   |   |   |   |   | Average |   | Remaining |   | Intrinsic |   |
| Range of        |           |   |        |      | Contractual |        | Exercise  |   |   | Value |   |   |   |   |   | Exercise |   | Contractual |   | Value |   |
| Exercise Prices |           |   | Number      |      | Life        |        | Price     |   |   | (000’s) |   |   | Number |   |   | Price |   | Life |   | (000’s) |   |
|            |           |   |        |      |        |        |      |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |
| $               | 11.85 - $17.78 |   |        |      | 1,113,070   |        | 8.9 years |   | $ | 11.85 |   |   |   |   |   |   |   | 254,396 |   |   | $ | 11.85 |   | 8.9 years |   |   |   |   |
|            |           |   |        |      |        |        |      |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |
| $               | 17.79 - $26.69 |   |        |      | 841,355     |        | 1.8 years |   | $ | 22.30 |   |   |   |   |   |   |   | 841,355 |   |   | $ | 22.30 |   | 1.8 years |   |   |   |   |
|            |           |   |        |      |        |        |      |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |
| $               | 26.70 - $40.05 |   |        |      | 1,916,929   |        | 6.0 years |   | $ | 34.25 |   |   |   |   |   |   |   | 1,411,415 |   |   | $ | 34.69 |   | 5.4 years |   |   |   |   |
|            |           |   |        |      |        |        |      |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |
| $               | 40.06 - $49.62 |   |        |      | 480,213     |        | 6.7 years |   | $ | 47.46 |   |   |   |   |   |   |   | 312,904 |   |   | $ | 47.47 |   | 6.7 years |   |   |   |   |
|            |           |   |        |      |        |        |      |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |
| Total           |           |   |        | 4,351,567 |        | 6.0 years   |      | $ | 27.67 |   |   | $ | - |   |   |   | 2,820,070 |   |   | $ | 30.35 |   | 4.8 years |   | $ | - |   |

|                         |   | Unvested   |    |   |            |   |
|------------------------------|--------|------------|---------|--------|-----------------|--------|
|                         |   | Restricted |    |   | Weighted        |   |
|                         |   | Share      |    |   | Average Grant   |   |
|                         |   | Awards     |    |   | Date Fair Value |   |
|                         |   |       |    |   |            |   |
| Outstanding, January 1, 2010 |   |       | 363,236 |   |            | $      | 19.40 |   |
| Granted                      |   |       | 500     |   |            |   | 20.63 |   |
| Vested                       |   |       | (69,584 | )      |            |   | 17.56 |   |
| Forfeited                    |   |       |    |   |            |   |   |   |
| Outstanding, March 31, 2010  |   |       | 294,152 |   |            | $      | 19.83 |   |

----

|                           |   | Three Months Ended |   |
|--------------------------------|--------|--------------------|--------|
|                           |   | March 31,          |   |
|                           |   | 2010               |   |   | 2009 |   |
|                           |   |               |   |   |   |   |
| Service cost                   |   | $                  | 875    |   |   | $ | 820 |   |
| Interest cost                  |   |               | 659    |   |   |   | 627 |   |
| Expected return on plan assets |   |               | (253   | ) |   |   | (198 | ) |
| Prior service cost             |   |               | (21    | ) |   |   | (20 | ) |
| Recognized loss                |   |               | 165    |   |   |   | 171 |   |
|                           |   |               |   |   |   |   |   |   |
| Total                          |   | $                  | 1,425  |   |   | $ | 1,400 |   |

----

|                                                                                             |   | Shopping |      |   |       |   |    |   |   |   |      |   |
|--------------------------------------------------------------------------------------------------|--------|----------|-----------|--------|------------|--------|---------|--------|--------|--------|-----------|--------|
|                                                                                             |   | Center   |      |   | Industrial |   |    | Other  |   |   | Total     |   |
|                                                                                             |   |     |      |   |       |   |    |   |   |   |      |   |
| Three Months Ended March 31, 2010:                                                               |   |     |      |   |       |   |    |   |   |   |      |   |
| Revenues                                                                                         |   | $        | 122,578   |   |       | $      | 12,518  |   |   | $      | 2,063     |   |   | $ | 137,159 |   |
| Net Operating Income                                                                             |   |     | 85,470    |   |       |   | 8,527   |   |   |   | 251       |   |   |   | 94,248 |   |
|     Equity in Earnings (Loss) of Real Estate Joint Ventures and Partnerships, net |   |     | 3,179     |   |       |   | 206     |   |   |   | (149      | )      |   |   | 3,236 |   |
|                                                                                             |   |     |      |   |       |   |    |   |   |   |      |   |   |   |   |   |
| Three Months Ended March 31, 2009:                                                               |   |     |      |   |       |   |    |   |   |   |      |   |   |   |   |   |
| Revenues                                                                                         |   | $        | 128,862   |   |       | $      | 13,267  |   |   | $      | 2,253     |   |   | $ | 144,382 |   |
| Net Operating Income                                                                             |   |     | 93,424    |   |       |   | 9,478   |   |   |   | 466       |   |   |   | 103,368 |   |
|     Equity in Earnings of Real Estate Joint Ventures and Partnerships, net        |   |     | 3,282     |   |       |   | 322     |   |   |   | 58        |   |   |   | 3,662 |   |
|                                                                                             |   |     |      |   |       |   |    |   |   |   |      |   |   |   |   |   |
| As of March 31, 2010:                                                                            |   |     |      |   |       |   |    |   |   |   |      |   |   |   |   |   |
|     Investment in Real Estate Joint Ventures and Partnerships, net                |   | $        | 278,529   |   |       | $      | 37,882  |   |   | $      | -         |   |   | $ | 316,411 |   |
|     Total Assets                                                                  |   |     | 3,255,448 |   |       |   | 351,535 |   |   |   | 1,156,778 |   |   |   | 4,763,761 |   |
|                                                                                             |   |     |      |   |       |   |    |   |   |   |      |   |   |   |   |   |
| As of December 31, 2009:                                                                         |   |     |      |   |       |   |    |   |   |   |      |   |   |   |   |   |
|     Investment in Real Estate Joint Ventures and Partnerships, net                |   | $        | 277,130   |   |       | $      | 38,118  |   |   | $      | -         |   |   | $ | 315,248 |   |
|     Total Assets                                                                  |   |     | 3,335,198 |   |       |   | 353,736 |   |   |   | 1,201,451 |   |   |   | 4,890,385 |   |

|                                                                   |   | Three Months Ended |    |
|------------------------------------------------------------------------|--------|--------------------|---------|
|                                                                   |   | March 31,          |    |
|                                                                   |   | 2010               |    |   | 2009 |   |
|                                                                   |   |               |    |   |   |   |
| Total Segment Net Operating Income                                     |   | $                  | 94,248  |   |   | $ | 103,368 |   |
| Depreciation and Amortization                                          |   |               | (36,153 | ) |   |   | (37,545 | ) |
| Impairment Loss                                                        |   |               | (236    | ) |   |   |   |   |
| General and Administrative                                             |   |               | (6,591  | ) |   |   | (6,000 | ) |
| Interest Expense, net                                                  |   |               | (37,617 | ) |   |   | (39,439 | ) |
| Interest and Other Income, net                                         |   |               | 2,863   |   |   |   | 1,263 |   |
| Equity in Earnings of Real Estate Joint Ventures and Partnerships, net |   |               | 3,236   |   |   |   | 3,662 |   |
| Gain on Land and Merchant Development Sales                            |   |               |    |   |   |   | 14,122 |   |
| Provision for Income Taxes                                             |   |               | (476    | ) |   |   | (4,964 | ) |
|                                                                   |   |               |    |   |   |   |   |   |
| Income from Continuing Operations                                      |   | $                  | 19,274  |   |   | $ | 34,467 |   |

----

|                                                                                                         |   | Three Months Ended |   |
|--------------------------------------------------------------------------------------------------------------|--------|--------------------|--------|
|                                                                                                         |   | March 31,          |   |
|                                                                                                         |   | 2010               |   |   | 2009 |   |
|                                                                                                         |   |               |   |   |   |   |
| Net income adjusted for noncontrolling interests                                                             |   | $                  | 19,108 |   |   | $ | 42,015 |   |
| Transfers from the noncontrolling interests:                                                                 |   |               |   |   |   |   |   |   |
| Increase in equity for operating partnership units                                                           |   |               | 116    |   |   |   | 1,620 |   |
| Change from net income adjusted for noncontrolling interests and transfers from the noncontrolling interests |   | $                  | 19,224 |   |   | $ | 43,635 |   |

----

----

----

----

|             |   | March 31, |   |
|------------------|--------|-----------|--------|
|             |   | 2010      |   |   | 2009 |   |
|             |   |      |   |   |   |   |
| Shopping Centers |   |      | 92.2   | % |   |   | 91.7 | % |
| Industrial       |   |      | 87.5   | % |   |   | 90.9 | % |
| Total            |   |      | 90.9   | % |   |   | 91.5 | % |

|                                      |   | Three Months Ended |   |
|-------------------------------------------|--------|--------------------|--------|
|                                      |   | March 31,          |   |
|                                      |   | 2010               |   |   | 2009 |   |
|                                      |   |               |   |   |   |   |
| Gross interest expense                    |   | $                  | 39,086 |   |   | $ | 41,599 |   |
| Amortization of convertible bond discount |   |               | 564    |   |   |   | 2,078 |   |
| Over-market mortgage adjustment           |   |               | (910   | ) |   |   | (1,041 | ) |
| Capitalized interest                      |   |               | (1,123 | ) |   |   | (3,197 | ) |
|                                      |   |               |   |   |   |   |   |   |
| Total                                     |   | $                  | 37,617 |   |   | $ | 39,439 |   |

----

----

| 2010 remaining |   | $      | 48.8  |   |
|----------------|--------|--------|-------|--------|
| 2011           |   |   | 40.5  |   |
| 2012           |   |   | 27.4  |   |
| 2013           |   |   | 52.4  |   |
| 2014           |   |   | 101.9 |   |
| Thereafter     |   |   | 184.8 |   |
| Total          |   | $      | 455.8 |   |

----

| Covenant                      |   | Restriction        |   | Actual |
|-------------------------------|--------|--------------------|--------|--------|
| Debt to Asset Ratio           |   | Less than 60.0%    |   | 46.4%  |
| Secured Debt to Asset Ratio   |   | Less than 30.0%    |   | 22.8%  |
| Fixed Charge Ratio            |   | Greater than 1.5   |   | 1.95   |
| Unencumbered Interest Ratio   |   | Greater than 2.0   |   | 3.38   |
| Unencumbered Debt Yield Ratio |   | Greater than 13.0% |   | 20.4%  |

----

|                             |   | Remaining |    |   |   |   |    |   |   |   |    |   |   |   |    |   |       |   |    |   |   |
|----------------------------------|--------|-----------|---------|--------|--------|--------|---------|--------|--------|--------|---------|--------|--------|--------|---------|--------|------------|--------|---------|--------|--------|
|                             |   | 2010      |    |   | 2011   |   |    | 2012   |   |   | 2013    |   |   | 2014   |    |   | Thereafter |   |    | Total  |   |
| Mortgages and Notes Payable: (1) |   |      |    |   |   |   |    |   |   |   |    |   |   |   |    |   |       |   |    |   |   |
| Unsecured Debt                   |   | $         | 95,185  |   |   | $      | 194,528 |   |   | $      | 240,818 |   |   | $      | 221,814 |   |       | $      | 342,158 |   |   | $ | 596,327 |   |   | $ | 1,690,830 |   |
| Secured Debt                     |   |      | 115,687 |   |   |   | 160,890 |   |   |   | 183,591 |   |   |   | 219,121 |   |       |   | 213,352 |   |   |   | 653,502 |   |   |   | 1,546,143 |   |
|                             |   |      |    |   |   |   |    |   |   |   |    |   |   |   |    |   |       |   |    |   |   |   |   |   |   |   |   |   |
| Ground Lease Payments            |   |      | 2,690   |   |   |   | 3,570   |   |   |   | 3,382   |   |   |   | 3,352   |   |       |   | 3,118   |   |   |   | 126,761 |   |   |   | 142,873 |   |
|                             |   |      |    |   |   |   |    |   |   |   |    |   |   |   |    |   |       |   |    |   |   |   |   |   |   |   |   |   |
| Other Obligations (2)            |   |      | 4,914   |   |   |   | 32,004  |   |   |   | 470     |   |   |   |    |   |       |   |    |   |   |   |   |   |   |   | 37,388 |   |
|                             |   |      |    |   |   |   |    |   |   |   |    |   |   |   |    |   |       |   |    |   |   |   |   |   |   |   |   |   |
| Total Contractual Obligations    |   | $         | 218,476 |   |   | $      | 390,992 |   |   | $      | 428,261 |   |   | $      | 444,287 |   |       | $      | 558,628 |   |   | $ | 1,376,590 |   |   | $ | 3,417,234 |   |

| (1) | Includes principal and interest with interest on variable-rate debt calculated using rates at March 31, 2010, excluding the effect of interest rate contracts.                                                                                                                                             |
|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| (2) | Other obligations include income and ad valorem tax payments, commitments associated with our secured debt, contributions to our retirement plan and other employee payments.  Severance and change in control agreements have not been included as the amounts and payouts are not anticipated. |

----

----

|                                                                                          |   | Three Months Ended |    |
|-----------------------------------------------------------------------------------------------|--------|--------------------|---------|
|                                                                                          |   | March 31,          |    |
|                                                                                          |   | 2010               |    |   | 2009 |   |
|                                                                                          |   |               |    |   |   |   |
| Net income attributable to common shareholders                                                |   | $                  | 10,239  |   |   | $ | 33,146 |   |
| Depreciation and amortization                                                                 |   |               | 34,454  |   |   |   | 37,163 |   |
| Depreciation and amortization of unconsolidated real estate joint ventures and partnerships   |   |               | 5,023   |   |   |   | 4,140 |   |
| Gain on sale of property                                                                      |   |               | (843    | ) |   |   | (7,229 | ) |
| Loss (gain) on sale of property of unconsolidated real estate joint ventures and partnerships |   |               | 2       |   |   |   | (4 | ) |
| Funds from operations                                                                         |   |               | 48,875  |   |   |   | 67,216 |   |
| Funds from operations attributable to operating partnership units                             |   |               |    |   |   |   |   |   |
|                                                                                          |   |               |    |   |   |   |   |   |
| Funds from operations assuming conversion of operating partnership units                      |   | $                  | 48,875  |   |   | $ | 67,216 |   |
|                                                                                          |   |               |    |   |   |   |   |   |
| Weighted average shares outstanding - basic                                                   |   |               | 119,779 |   |   |   | 86,979 |   |
| Effect of dilutive securities:                                                                |   |               |    |   |   |   |   |   |
| Share options and awards                                                                      |   |               | 768     |   |   |   | 352 |   |
| Operating partnership units                                                                   |   |               |    |   |   |   |   |   |
|                                                                                          |   |               |    |   |   |   |   |   |
| Weighted average shares outstanding - diluted                                                 |   |               | 120,547 |   |   |   | 87,331 |   |

----

----

|   | WEINGARTEN REALTY INVESTORS |
|--------|-----------------------------|
|   | (Registrant)                |
|   |                        |   |
|   |                        |   |
|   | By:                         | /s/ Andrew M. Alexander |
|   |                        | Andrew M. Alexander |
|   |                        | Chief Executive Officer |
|   |                        |   |
|   |                        |   |
|   | By:                         | /s/ Joe D. Shafer |
|   |                        | Joe D. Shafer |
|   |                        | Senior Vice President/Chief Accounting Officer |
|   |                        | (Principal Accounting Officer) |

----

| EXHIBIT INDEX |
|---------------|
|          |   |   |
| (a)           |   | Exhibits: |
|          |   |   |
| 3.1           | — | Restated Declaration of Trust (filed as Exhibit 3.1 to WRI's Form 8-A dated January 19, 1999 and incorporated herein by reference). |
| 3.2           | — | Amendment of the Restated Declaration of Trust (filed as Exhibit 3.2 to WRI's Form 8-A dated January 19, 1999 and incorporated herein by reference). |
| 3.3           | — | Second Amendment of the Restated Declaration of Trust (filed as Exhibit 3.3 to WRI's Form 8-A dated January 19, 1999 and incorporated herein by reference). |
| 3.4           | — | Third Amendment of the Restated Declaration of Trust (filed as Exhibit 3.4 to WRI's Form 8-A dated January 19, 1999 and incorporated herein by reference). |
| 3.5           | — | Fourth Amendment of the Restated Declaration of Trust dated April 28, 1999 (filed as Exhibit 3.5 to WRI's Annual Report on Form 10-K for the year ended December 31, 2001 and incorporated herein by reference). |
| 3.6           | — | Fifth Amendment of the Restated Declaration of Trust dated April 20, 2001 (filed as Exhibit 3.6 to WRI's Annual Report on Form 10-K for the year ended December 31, 2001 and incorporated herein by reference). |
| 3.7           | — | Amended and Restated Bylaws of WRI (filed as Exhibit 99.2 to WRI's Form 8-A dated February 23, 1998 and incorporated herein by reference). |
| 3.8           | — | Amendment of Bylaws-Direct Registration System, Section 7.2(a) dated May 3, 2007 (filed as Exhibit 3.8 to WRI’s Form 10-Q for the quarter ended June 30, 2007 and incorporated herein by reference). |
| 3.9           | — | Second Amended and Restated Bylaws of Weingarten Realty Investors (filed as Exhibit 3.1 to WRI’s Form 8-K on February 26, 2010 and incorporated herein by reference). |
| 3.10          | — | Sixth Amendment of the Restated Declaration of Trust dated April 20, 2001 (filed as Exhibit 3.1 to WRI's Form 8-K dated May 6, 2010 and incorporated herein by reference). |
| 4.1           | — | Form of Indenture between Weingarten Realty Investors and The Bank of New York Mellon Trust Company, N.A. (successor in interest to JPMorgan Chase Bank, National Association, formerly Texas Commerce Bank National Association) (filed as Exhibit 4(a) to WRI's Registration Statement on Form S-3 (No. 33-57659) dated February 10, 1995 and incorporated herein by reference). |
| 4.2           | — | Form of Indenture between Weingarten Realty Investors and The Bank of New York Mellon Trust Company, N.A. (successor in interest to JPMorgan Chase Bank, National Association, formerly Texas Commerce Bank National Association) (filed as Exhibit 4(b) to WRI's Registration Statement on Form S-3 (No. 33-57659) and incorporated herein by reference). |
| 4.3           | — | Form of Fixed Rate Senior Medium Term Note (filed as Exhibit 4.19 to WRI’s Annual Report on Form 10-K for the year ended December 31, 1998 and incorporated herein by reference). |
| 4.4           | — | Form of Floating Rate Senior Medium Term Note (filed as Exhibit 4.20 to WRI’s Annual Report on Form 10-K for the year ended December 31, 1998 and incorporated herein by reference). |
| 4.5           | — | Form of Fixed Rate Subordinated Medium Term Note (filed as Exhibit 4.21 to WRI’s Annual Report on Form 10-K for the year ended December 31, 1998 and incorporated herein by reference). |
| 4.6           | — | Form of Floating Rate Subordinated Medium Term Note (filed as Exhibit 4.22 to WRI’s Annual Report on Form 10-K for the year ended December 31, 1998 and incorporated herein by reference). |
| 4.7           | — | Statement of Designation of 6.75% Series D Cumulative Redeemable Preferred Shares (filed as Exhibit 3.1 to WRI’s Form 8-A dated April 17, 2003 and incorporated herein by reference). |
| 4.8           | — | Statement of Designation of 6.95% Series E Cumulative Redeemable Preferred Shares (filed as Exhibit 3.1 to WRI’s Form 8-A dated July 8, 2004 and incorporated herein by reference). |
| 4.9           | — | Statement of Designation of 6.50% Series F Cumulative Redeemable Preferred Shares (filed as Exhibit 3.1 to WRI’s Form 8-A dated January 29, 2007 and incorporated herein by reference). |
| 4.10          | — | 6.75% Series D Cumulative Redeemable Preferred Share Certificate (filed as Exhibit 4.2 to WRI’s Form 8-A dated April 17, 2003 and incorporated herein by reference). |
| 4.11          | — | 6.95% Series E Cumulative Redeemable Preferred Share Certificate (filed as Exhibit 4.2 to WRI’s Form 8-A dated July 8, 2004 and incorporated herein by reference). |
| 4.12          | — | 6.50% Series F Cumulative Redeemable Preferred Share Certificate (filed as Exhibit 4.2 to WRI’s Form 8-A dated January 29, 2007 and incorporated herein by reference). |
| 4.13          | — | Form of Receipt for Depositary Shares, each representing 1/30 of a share of 6.75% Series D Cumulative Redeemable Preferred Shares, par value $.03 per share (filed as Exhibit 4.3 to WRI’s Form 8-A dated April 17, 2003 and incorporated herein by reference). |
| 4.14          | — | Form of Receipt for Depositary Shares, each representing 1/100 of a share of 6.95% Series E Cumulative Redeemable Preferred Shares, par value $.03 per share (filed as Exhibit 4.3 to WRI’s Form 8-A dated July 8, 2004 and incorporated herein by reference). |

----

| 4.15         | — | Form of Receipt for Depositary Shares, each representing 1/100 of a share of 6.50% Series F Cumulative Redeemable Preferred Shares, par value $.03 per share (filed as Exhibit 4.3 to WRI’s Form 8-A dated January 29, 2007 and incorporated herein by reference).                                                                                          |
|--------------|---------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| 4.16         | — | Form of 7% Notes due 2011 (filed as Exhibit 4.17 to WRI’s Annual Report on Form 10-K for the year ended December 31, 2001 and incorporated herein by reference).                                                                                                                                                                                            |
| 4.17         | — | Form of 3.95% Convertible Senior Notes due 2026 (filed as Exhibit 4.2 to WRI’s Form 8-K on August 2, 2006 and incorporated herein by reference).                                                                                                                                                                                                            |
| 4.18         | — | Form of 8.10% Note due 2019 (filed as Exhibit 4.1 to WRI’s Current Report on Form 8-K dated August 14, 2009 and incorporated herein by reference).                                                                                                                                                                                                          |
| 10.1†  | — | The 1993 Incentive Share Plan of WRI (filed as Exhibit 4.1 to WRI’s Registration Statement on Form S-8 (No. 33-52473) and incorporated herein by reference).                                                                                                                                                                                                |
| 10.2†  | — | 1999 WRI Employee Share Purchase Plan (filed as Exhibit 10.6 to WRI’s Annual Report on Form 10-K for the year ended December 31, 1999 and incorporated herein by reference).                                                                                                                                                                                |
| 10.3†  | — | 2001 Long Term Incentive Plan (filed as Exhibit 10.7 to WRI’s Annual Report on Form 10-K for the year ended December 31, 2001 and incorporated herein by reference).                                                                                                                                                                                        |
| 10.4         | — | Master Promissory Note in the amount of $20,000,000 between WRI, as payee, and Chase Bank of Texas, National Association (formerly, Texas Commerce Bank National Association), as maker, effective December 30, 1998 (filed as Exhibit 4.15 to WRI’s Annual Report on Form 10-K for the year ended December 31, 1999 and incorporated herein by reference). |
| 10.5†  | — | Weingarten Realty Retirement Plan restated effective April 1, 2002 (filed as Exhibit 10.29 on WRI’s Annual Report on Form 10-K for the year ended December 31, 2005 and incorporated herein by reference).                                                                                                                                                  |
| 10.6†  | — | First Amendment to the Weingarten Realty Retirement Plan, dated December 31, 2003 (filed as Exhibit 10.33 on WRI’s Annual Report on Form 10-K for the year ended December 31, 2005 and incorporated herein by reference).                                                                                                                                   |
| 10.7†  | — | First Amendment to the Weingarten Realty Pension Plan, dated August 1, 2005 (filed as Exhibit 10.27 on WRI’s Form 10-Q for the quarter ended September 30, 2005 and incorporated herein by reference).                                                                                                                                                      |
| 10.8†  | — | Mandatory Distribution Amendment for the Weingarten Realty Retirement Plan dated August 1, 2005 (filed as Exhibit 10.28 on WRI’s Form 10-Q for the quarter ended September 30, 2005 and incorporated herein by reference).                                                                                                                                  |
| 10.9†  | — | Weingarten Realty Investors Supplemental Executive Retirement Plan amended and restated effective September 1, 2002 (filed as Exhibit 10.10 on WRI’s Form 10-Q for the quarter ended June 30, 2005 and incorporated herein by reference).                                                                                                                   |
| 10.10† | — | First Amendment to the Weingarten Realty Investors Supplemental Executive Retirement Plan amended on November 3, 2003 (filed as Exhibit 10.11 on WRI’s Form 10-Q for the quarter ended June 30, 2005 and incorporated herein by reference).                                                                                                                 |
| 10.11† | — | Second Amendment to the Weingarten Realty Investors Supplemental Executive Retirement Plan amended October 22, 2004 (filed as Exhibit 10.12 on WRI’s Form 10-Q for the quarter ended June 30, 2005 and incorporated herein by reference).                                                                                                                   |
| 10.12† | — | Third Amendment to the Weingarten Realty Investors Supplemental Executive Retirement Plan amended October 22, 2004 (filed as Exhibit 10.13 on WRI’s Form 10-Q for the quarter ended June 30, 2005 and incorporated herein by reference).                                                                                                                    |
| 10.13† | — | Weingarten Realty Investors Retirement Benefit Restoration Plan adopted effective September 1, 2002 (filed as Exhibit 10.14 on WRI’s Form 10-Q for the quarter ended June 30, 2005 and incorporated herein by reference).                                                                                                                                   |
| 10.14† | — | First Amendment to the Weingarten Realty Investors Retirement Benefit Restoration Plan amended on November 3, 2003 (filed as Exhibit 10.15 on WRI’s Form 10-Q for the quarter ended June 30, 2005 and incorporated herein by reference).                                                                                                                    |
| 10.15† | — | Second Amendment to the Weingarten Realty Investors Retirement Benefit Restoration Plan amended October 22, 2004 (filed as Exhibit 10.16 on WRI’s Form 10-Q for the quarter ended June 30, 2005 and incorporated herein by reference).                                                                                                                      |
| 10.16† | — | Third Amendment to the Weingarten Realty Pension Plan dated December 23, 2005 (filed as Exhibit 10.30 on WRI’s Annual Report on Form 10-K for the year ended December 31, 2005 and incorporated herein by reference).                                                                                                                                       |
| 10.17† | — | Weingarten Realty Investors Deferred Compensation Plan amended and restated as a separate and independent plan effective September 1, 2002 (filed as Exhibit 10.17 on WRI’s Form 10-Q for the quarter ended June 30, 2005 and incorporated herein by reference).                                                                                            |

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| 10.18† | — | Supplement to the Weingarten Realty Investors Deferred Compensation Plan amended on April 25, 2003 (filed as Exhibit 10.18 on WRI’s Form 10-Q for the quarter ended June 30, 2005 and incorporated herein by reference).                                                                                                       |
|--------------|---------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| 10.19† | — | First Amendment to the Weingarten Realty Investors Deferred Compensation Plan amended on November 3, 2003 (filed as Exhibit 10.19 on WRI’s Form 10-Q for the quarter ended June 30, 2005 and incorporated herein by reference).                                                                                                |
| 10.20† | — | Second Amendment to the Weingarten Realty Investors Deferred Compensation Plan, as amended, dated October 13, 2005 (filed as Exhibit 10.29 on WRI’s Form 10-Q for the quarter ended September 30, 2005 and incorporated herein by reference).                                                                                  |
| 10.21† | — | Trust Under the Weingarten Realty Investors Deferred Compensation Plan amended and restated effective October 21, 2003 (filed as Exhibit 10.21 on WRI’s Form 10-Q for the quarter ended June 30, 2005 and incorporated herein by reference).                                                                                   |
| 10.22† | — | Fourth Amendment to the Weingarten Realty Investors Deferred Compensation Plan, dated December 23, 2005 (filed as Exhibit 10.31 on WRI’s Annual Report on Form 10-K for the year ended December 31, 2005 and incorporated herein by reference).                                                                                |
| 10.23† | — | Trust Under the Weingarten Realty Investors Retirement Benefit Restoration Plan amended and restated effective October 21, 2003 (filed as Exhibit 10.22 on WRI’s Form 10-Q for the quarter ended June 30, 2005 and incorporated herein by reference).                                                                          |
| 10.24† | — | Trust Under the Weingarten Realty Investors Supplemental Executive Retirement Plan amended and restated effective October 21, 2003 (filed as Exhibit 10.23 on WRI’s Form 10-Q for the quarter ended June 30, 2005 and incorporated herein by reference).                                                                       |
| 10.25† | — | First Amendment to the Trust Under the Weingarten Realty Investors Deferred Compensation Plan, Supplemental Executive Retirement Plan, and Retirement Benefit Restoration Plan amended on March 16, 2004 (filed as Exhibit 10.24 on WRI’s Form 10-Q for the quarter ended June 30, 2005 and incorporated herein by reference). |
| 10.26† | — | Third Amendment to the Weingarten Realty Investors Deferred Compensation Plan dated August 1, 2005 (filed as Exhibit 10.30 on WRI’s Form 10-Q for the quarter ended September 30, 2005 and incorporated herein by reference).                                                                                                  |
| 10.27        | — | Amended and Restated Credit Agreement dated February 22, 2006 among Weingarten Realty Investors, the Lenders Party Thereto and JPMorgan Chase Bank, N.A., as Administrative Agent (filed as Exhibit 10.32 on WRI’s Form 10-K for the year ended December 31, 2005 and incorporated herein by reference).                       |
| 10.28        | — | Amendment Agreement dated November 7, 2007 to the Amended and Restated Credit Agreement (filed as Exhibit 10.34 on WRI’s Form 10-Q for the quarter ended September 30, 2007 and incorporated herein by reference).                                                                                                             |
| 10.29† | — | Fifth Amendment to the Weingarten Realty Investors Deferred Compensation Plan (filed as Exhibit 10.34 to WRI’s Form 10-Q for quarter ended June 30, 2006 and incorporated herein by reference).                                                                                                                                |
| 10.30† | — | Restatement of the Weingarten Realty Investors Supplemental Executive Retirement Plan dated August 4, 2006 (filed as Exhibit 10.35 to WRI’s Form 10-Q for the quarter ended September 30, 2006 and incorporated herein by reference).                                                                                          |
| 10.31† | — | Restatement of the Weingarten Realty Investors Deferred Compensation Plan dated August 4, 2006 (filed as Exhibit 10.36 to WRI’s Form 10-Q for the quarter ended September 30, 2006 and incorporated herein by reference).                                                                                                      |
| 10.32† | — | Restatement of the Weingarten Realty Investors Retirement Benefit Restoration Plan dated August 4, 2006 (filed as Exhibit 10.37 to WRI’s Form 10-Q for the quarter ended September 30, 2006 and incorporated herein by reference).                                                                                             |
| 10.33† | — | Amendment No. 1 to the Weingarten Realty Investors Supplemental Executive Retirement Plan dated December 15, 2006 (filed as Exhibit 10.38 on WRI’s Form 10-K for the year ended December 31, 2006 and incorporated herein by reference).                                                                                       |
| 10.34† | — | Amendment No. 1 to the Weingarten Realty Investors Retirement Benefit Restoration Plan dated December 15, 2006 (filed as Exhibit 10.39 on WRI’s Form 10-K for the year ended December 31, 2006 and incorporated herein by reference).                                                                                          |
| 10.35† | — | Amendment No. 1 to the Weingarten Realty Investors Deferred Compensation Plan dated December 15, 2006 (filed as Exhibit 10.40 on WRI’s Form 10-K for the year ended December 31, 2006 and incorporated herein by reference).                                                                                                   |
| 10.36† | — | Amendment No. 2 to the Weingarten Realty Investors Retirement Benefit Restoration Plan dated November 9, 2007 (filed as Exhibit 10.43 on WRI’s Form 10-K for the year ended December 31, 2007 and incorporated herein by reference).                                                                                           |

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| 10.37† | — | Amendment No. 2 to the Weingarten Realty Investors Deferred Compensation Plan dated November 9, 2007 (filed as Exhibit 10.44 on WRI’s Form 10-K for the year ended December 31, 2007 and incorporated herein by reference).                                                                                                                                    |
|--------------|---------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| 10.38† | — | Amendment No. 2 to the Weingarten Realty Investors Supplemental Executive Retirement Plan dated November 9, 2007 (filed as Exhibit 10.45 on WRI’s Form 10-K for the year ended December 31, 2007 and incorporated herein by reference).                                                                                                                        |
| 10.39† | — | Severance Benefit and Stay Pay Bonus Plan dated September 20, 2007 (filed as Exhibit 10.46 on WRI’s Form 10-K for the year ended December 31, 2007 and incorporated herein by reference).                                                                                                                                                                      |
| 10.40† | — | 2007 Reduction in Force Severance Pay Plan dated November 6, 2007 (filed as Exhibit 10.47 on WRI’s Form 10-K for the year ended December 31, 2007 and incorporated herein by reference).                                                                                                                                                                       |
| 10.41† | — | Fifth Amendment to the Weingarten Realty Retirement Plan, dated August 1, 2008 (filed as Exhibit 10.48 on WRI’s Form 10-Q for the quarter ended September 30, 2008 and incorporated herein by reference).                                                                                                                                                      |
| 10.42† | — | Amendment No. 3 to the Weingarten Realty Investors Retirement Benefit Restoration Plan dated November 17, 2008 (filed as Exhibit 10.1 on WRI’s Form 8-K on December 4, 2008 and incorporated herein by reference).                                                                                                                                             |
| 10.43† | — | Amendment No. 3 to the Weingarten Realty Investors Deferred Compensation Plan dated November 17, 2008 (filed as Exhibit 10.2 on WRI’s Form 8-K on December 4, 2008 and incorporated herein by reference).                                                                                                                                                      |
| 10.44† | — | Amendment No. 3 to the Weingarten Realty Investors Supplemental Executive Retirement Plan dated November 17, 2008 (filed as Exhibit 10.3 on WRI’s Form 8-K on December 4, 2008 and incorporated herein by reference).                                                                                                                                          |
| 10.45† | — | Amendment No. 1 to the Weingarten Realty Investors 2001 Long Term Incentive Plan dated November 17, 2008 (filed as Exhibit 10.4 on WRI’s Form 8-K on December 4, 2008 and incorporated herein by reference).                                                                                                                                                   |
| 10.46† | — | Severance and Change to Control Agreement for Johnny Hendrix dated November 11, 1998 (filed as Exhibit 10.54 on WRI’s Form 10-K for the year ended December 31, 2008 and incorporated herein by reference).                                                                                                                                                    |
| 10.47† | — | Severance and Change to Control Agreement for Stephen C. Richter dated November 11, 1998 (filed as Exhibit 10.54 on WRI’s Form 10-K for the year ended December 31, 2008 and incorporated herein by reference).                                                                                                                                                |
| 10.48† | — | Amendment No. 1 to Severance and Change to Control Agreement for Johnny Hendrix dated December 20, 2008 (filed as Exhibit 10.54 on WRI’s Form 10-K for the year ended December 31, 2008 and incorporated herein by reference).                                                                                                                                 |
| 10.49† | — | Amendment No. 1 to Severance and Change to Control Agreement for Stephen Richter dated December 31, 2008 (filed as Exhibit 10.54 on WRI’s Form 10-K for the year ended December 31, 2008 and incorporated herein by reference).                                                                                                                                |
| 10.50† | — | Promissory Note with Reliance Trust Company, Trustee of the Trust under the Weingarten Realty Investors Deferred Compensation Plan, Supplemental Executive Retirement Plan and Retirement Benefit Restoration Plan dated March 12, 2009 (filed as Exhibit 10.57 on WRI’s Form 10-Q for the quarter ended March 31, 2009 and incorporated herein by reference). |
| 10.51† | — | First Amendment to the Weingarten Realty Retirement Plan, amended and restated, dated December 2, 2009 (filed as Exhibit 10.51 on WRI’s Annual Report on Form 10-K for the year ended December 31, 2009 and incorporated herein by reference).                                                                                                                 |
| 10.52        | — | Amended and Restated Credit Agreement dated February 11, 2010 among Weingarten Realty Investors, the Lenders Party Thereto and JPMorgan Chase Bank, N.A., as Administrative Agent (filed as Exhibit 10.1 on WRI’s Form 8-K on February 16, 2010 and incorporated herein by reference).                                                                         |
| 10.53† | — | First Amendment to the Master Nonqualified Plan Trust Agreement dated March 12, 2009 (filed as Exhibit 10.53 on WRI’s Annual Report on Form 10-K for the year ended December 31, 2009 and incorporated herein by reference).                                                                                                                                   |
| 10.54† | — | Second Amendment to the Master Nonqualified Plan Trust Agreement dated August 4, 2009 (filed as Exhibit 10.54 on WRI’s Annual Report on Form 10-K for the year ended December 31, 2009 and incorporated herein by reference).                                                                                                                                  |
| 10.55† | — | Non-Qualified Plan Trust Agreement for Recordkept Plans dated September 1, 2009 (filed as Exhibit 10.55 on WRI’s Annual Report on Form 10-K for the year ended December 31, 2009 and incorporated herein by reference).                                                                                                                                        |
| 10.56† | — | Amended and Restated 2010 Long-Term Incentive Plan (filed as Exhibit 99.1 to WRI’s Form 8-K dated April 26, 2010 and incorporated herein by reference).                                                                                                                                                                                                        |

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| 10.57†* | — | Amendment No. 4 to the Weingarten Realty Investors Deferred Compensation Plan dated February 26, 2010.                                                                                                                                                      |
|---------------|---------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| 10.58†* | — | Amendment No. 4 to the Weingarten Realty Investors Supplemental Executive Retirement Plan dated May 6, 2010.                                                                                                                                                |
| 10.59†* | — | First Amendment to Promissory Note with Reliance Trust Company, Trustee of the Trust under the Weingarten Realty Investors Deferred Compensation Plan, Supplemental Executive Retirement Plan and Retirement Benefit Restoration Plan dated March 11, 2010. |
| 31.1*         | — | Certification pursuant to Section 302(a) of the Sarbanes-Oxley Act of 2002 (Chief Executive Officer).                                                                                                                                                       |
| 31.2*         | — | Certification pursuant to Section 302(a) of the Sarbanes-Oxley Act of 2002 (Chief Financial Officer).                                                                                                                                                       |
| 32.1**        | — | Certification pursuant to 18 U.S.C. Sec. 1350, as adopted pursuant to Sec. 906 of the Sarbanes-Oxley Act of 2002 (Chief Executive Officer).                                                                                                                 |
| 32.2**        | — | Certification pursuant to 18 U.S.C. Sec. 1350, as adopted pursuant to Sec. 906 of the Sarbanes-Oxley Act of 2002 (Chief Financial Officer).                                                                                                                 |

| * | Filed with this report. |
|---|-------------------------|

| ** | Furnished with this report. |
|----|-----------------------------|

| † | Management contract or compensation plan or arrangement. |
|---------|----------------------------------------------------------|

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