Document:

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Exhibit 10.12

                              SECOND AMENDMENT TO
                     PROMISSORY NOTE AND SECURITY AGREEMENT

         THIS SECOND AMENDMENT TO PROMISSORY NOTE AND SECURITY AGREEMENT (this
"Second Amendment") is made and entered into as of the 16th day of May, 2002, by
and between Summit Properties Inc., a Maryland corporation (the "Company"), and
Michael L. Schwarz ("Employee").

                              STATEMENT OF PURPOSE

         The Company pursuant to action by its Board of Directors on December
11, 2000 has agreed to amend the Promissory Note and Security Agreement entered
into between the Company and Employee as of July 29, 1998 and in original
principal amount of Fifty-Five Thousand Eight Hundred Thirty-Seven Dollars and
Fifty Cents ($55,837.50) as amended by the First Amendment to Promissory Note
and Security Agreement(the "First Amended Note") to provide that a termination
of Employee's employment with the Company in certain circumstances does not
result in a Default under the First Amended Note in further exchange for
Employee's agreement to eliminate the provisions of the original note that
limited Employee's personal liability thereunder.

         NOW, THEREFORE, in consideration of the mutual covenants contained
herein and other good and valuable consideration, the receipt and sufficiency of
which are hereby acknowledged, the parties hereto hereby agree as follows:

         1.       Capitalized Terms. All capitalized undefined terms used in
                  this Amendment shall have the meanings assigned thereto in the
                  First Amended Note.

         2.       Amendment to Section 6(a)(iii). Section 6(a)(iii) of the First
                  Amended Note is hereby amended by deleting the existing
                  Section 6(a)(iii) in its entirety and inserting the following
                  in lieu of thereof:

                           the failure by the Employee to pay the entire
                           outstanding balance of this Note and all accrued
                           interest within one hundred and twenty (120) days
                           after any termination of the Employee's employment
                           with the Company other than (A) a termination that
                           constitutes a No Cause Termination (as such term is
                           defined in that certain Employment Agreement, dated
                           as of February 16, 1994, between the Company and the
                           Employee) or (B) a termination resulting from a
                           Change of Control (as such term is defined in the
                           Company's 1994 Stock Option and Incentive Plan); or

         3. Continued Viability of the Note. The First Amended Note, as amended
by this Second Amendment, shall remain in full force and effect, and this Second
Amendment shall be deemed to be incorporated into the First Amended Note and
made a part thereof. Accordingly, all provisions of the First Amended Note other
than as amended hereby shall have equal force and effect with respect to the
construction and interpretation of this Second Amendment. To the extent of any
conflict between the provisions of this Second Amendment and those of the First

                                       1
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Amended Note as heretofore in effect, this Second Amendment shall control and
otherwise govern and supersede such provisions.

IN WITNESS WHEREOF, the parties hereto have caused this Second Amendment to be
duly executed under seal as of the date first above written.

                                      SUMMIT PROPERTIES INC.

                                      By:   /s/ Michael G. Malone
                                         -------------------------
                                           Name:  Michael G. Malone
                                           Title: Senior Vice President

                                      EMPLOYEE

                                      /s/ Michael L. Schwarz          [SEAL]
                                      ----------------------
                                      Michael L. Schwarz

                                       2<PAGE>

Exhibit 10.13

                              SECOND AMENDMENT TO
                     PROMISSORY NOTE AND SECURITY AGREEMENT

         THIS SECOND AMENDMENT TO PROMISSORY NOTE AND SECURITY AGREEMENT (this
"Second Amendment") is made and entered into as of the 16th day of May, 2002, by
and between Summit Properties Inc., a Maryland corporation (the "Company"), and
Steven R. LeBlanc ("Employee").

                              STATEMENT OF PURPOSE

         The Company pursuant to action by its Board of Directors on December
11, 2000 has agreed to amend the Promissory Note and Security Agreement entered
into between the Company and Employee as of August 5, 1998 and in original
principal amount of Nine Hundred Sixty Thousand Five Hundred Seventy-Seven
Dollars and Fifty Cents ($960,577.50) as amended by the First Amendment to
Promissory Note and Security Agreement (the "First Amended Note") to provide
that a termination of Employee's employment with the Company in certain
circumstances does not result in a Default under the First Amended Note in
further exchange for Employee's agreement to eliminate the provisions of the
original note that limited Employee's personal liability thereunder.

         NOW, THEREFORE, in consideration of the mutual covenants contained
herein and other good and valuable consideration, the receipt and sufficiency of
which are hereby acknowledged, the parties hereto hereby agree as follows:

         1.       Capitalized Terms. All capitalized undefined terms used in
                  this Amendment shall have the meanings assigned thereto in the
                  First Amended Note.

         2.       Amendment to Section 6(a)(iii). Section 6(a)(iii) of the First
                  Amended Note is hereby amended by deleting the existing
                  Section 6(a)(iii) in its entirety and inserting the following
                  in lieu of thereof:

                           the failure by the Employee to pay the entire
                           outstanding balance of this Note and all accrued
                           interest within one hundred and twenty (120) days
                           after any termination of the Employee's employment
                           with the Company other than (A) a termination that
                           constitutes a No Cause Termination (as such term is
                           defined in that certain Employment Agreement, dated
                           as of December 11, 2000, between the Company and the
                           Employee) or (B) a termination resulting from a
                           Change of Control (as such term is defined in the
                           Company's 1994 Stock Option and Incentive Plan); or

         3. Continued Viability of the Note. The First Amended Note, as amended
by this Second Amendment, shall remain in full force and effect, and this Second
Amendment shall be deemed to be incorporated into the First Amended Note and
made a part thereof. Accordingly, all provisions of the First Amended Note other
than as amended hereby shall have equal force and effect with respect to the
construction and interpretation of this Second Amendment. To the extent of any
conflict between the provisions of this Second Amendment and those of the First

                                       1
<PAGE>

Amended Note as heretofore in effect, this Second Amendment shall control and
otherwise govern and supersede such provisions.

IN WITNESS WHEREOF, the parties hereto have caused this Second Amendment to be
duly executed under seal as of the date first above written.

                                            SUMMIT PROPERTIES INC.

                                            By:  /S/ Michael G. Malone
                                               -------------------------
                                                 Name:  Michael G. Malone
                                                 Title: Senior Vice President

                                            EMPLOYEE

                                            /S/ Steven R. LeBlanc         [SEAL]
                                            ---------------------
                                            Steven R. LeBlanc

                                       2<PAGE>

Exhibit 10.14

                              SECOND AMENDMENT TO
                     PROMISSORY NOTE AND SECURITY AGREEMENT

         THIS SECOND AMENDMENT TO PROMISSORY NOTE AND SECURITY AGREEMENT (this
"Second Amendment") is made and entered into as of the 16th day of May, 2002, by
and between Summit Properties Inc., a Maryland corporation (the "Company"), and
Steven R. LeBlanc ("Employee").

                              STATEMENT OF PURPOSE

         The Company pursuant to action by its Board of Directors on December
11, 2000 has agreed to amend the Promissory Note and Security Agreement entered
into between the Company and Employee as of February 2, 1999 and in original
principal amount of One Million Four Hundred Eighty-Seven Dollars and Five Cents
($1,000,487.05) as amended by the First Amendment to Promissory Note and
Security Agreement(the "First Amended Note") to provide that a termination of
Employee's employment with the Company in certain circumstances does not result
in a Default under the First Amended Note in further exchange for Employee's
agreement to eliminate the provisions of the original note that limited
Employee's personal liability thereunder.

         NOW, THEREFORE, in consideration of the mutual covenants contained
herein and other good and valuable consideration, the receipt and sufficiency of
which are hereby acknowledged, the parties hereto hereby agree as follows:

         1.       Capitalized Terms. All capitalized undefined terms used in
                  this Amendment shall have the meanings assigned thereto in the
                  First Amended Note.

         2.       Amendment to Section 6(a)(iii). Section 6(a)(iii) of the First
                  Amended Note is hereby amended by deleting the existing
                  Section 6(a)(iii) in its entirety and inserting the following
                  in lieu of thereof:

                           the failure by the Employee to pay the entire
                           outstanding balance of this Note and all accrued
                           interest within one hundred and twenty (120) days
                           after any termination of the Employee's employment
                           with the Company other than (A) a termination that
                           constitutes a No Cause Termination (as such term is
                           defined in that certain Employment Agreement, dated
                           as of December 11, 2000, between the Company and the
                           Employee) or (B) a termination resulting from a
                           Change of Control (as such term is defined in the
                           Company's 1994 Stock Option and Incentive Plan); or

         3. Continued Viability of the Note. The First Amended Note, as amended
by this Second Amendment, shall remain in full force and effect, and this Second
Amendment shall be deemed to be incorporated into the First Amended Note and
made a part thereof. Accordingly, all provisions of the First Amended Note other
than as amended hereby shall have equal force and effect with respect to the
construction and interpretation of this Second Amendment. To the extent of any
conflict between the provisions of this Second Amendment and those of the First

                                       1
<PAGE>

Amended Note as heretofore in effect, this Second Amendment shall control and
otherwise govern and supersede such provisions.

IN WITNESS WHEREOF, the parties hereto have caused this Second Amendment to be
duly executed under seal as of the date first above written.

                                         SUMMIT PROPERTIES INC.

                                         By:  /s/ Michael G. Malone
                                            -------------------------
                                              Name:  Michael G. Malone
                                              Title: Senior Vice President

                                         EMPLOYEE

                                         /s/ Steven R. LeBlanc           [SEAL]
                                         ---------------------
                                         Steven R. LeBlanc

                                       2

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