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                                                                    EXHIBIT 10.2

                               ADVISORY AGREEMENT

     This ADVISORY AGREEMENT (this "Agreement") is made as of __________, 2003
between Inland Western Retail Real Estate Trust, Inc., a Maryland corporation
(the "Company"), and Inland Western Retail Real Estate Advisory Services, Inc.,
an Illinois corporation (the "Advisor").

                                   WITNESSETH:

     WHEREAS, the Company and the Advisor have agreed to enter into this
Agreement to cause the Advisor to provide certain services with respect to the
Property (as defined below) on behalf of the Company; and

     NOW, THEREFORE, in consideration of the mutual covenants herein set forth,
the parties hereto agree as follows:

     1.      DEFINITIONS. As used herein, the following terms shall have the
meanings set forth below:

       a)    "Acquisition Expenses" means expenses related to the Company's
             selection, evaluation and acquisition of, and investment in,
             properties, whether or not acquired or made, including but not
             limited to legal fees and expenses, travel and communications
             expenses, cost of appraisals and surveys, nonrefundable option
             payments on property not acquired, accounting fees and expenses,
             computer use related expenses, architectural and engineering
             reports, environmental and asbestos audits, title insurance and
             escrow fees, loan fees or points or any fee of a similar nature,
             however designated, and personnel and miscellaneous expenses
             related to the selection and acquisition of properties. Acquisition
             Expenses will accrue and be paid on Properties purchased with the
             Gross Offering Proceeds and proceeds of Shares sold via the
             Company's Distribution Reinvestment Program, as well as on the
             entire purchase price of all Properties including any acquisition
             financing related thereto.

       b)    "Advisor Asset Management Fee" means an amount equal to 1% of the
             Average Invested Assets.

       c)    "Affiliate" means, with respect to any other Person: (i) any Person
             directly or indirectly owning, controlling or holding, with the
             power to vote 10% or more of the outstanding voting securities of
             such other Person; (ii) any Person 10% or more of whose outstanding
             voting securities are directly or indirectly owned, controlled or
             held, with the power to vote, by such other Person; (iii) any
             Person directly or indirectly controlling, controlled by or under
             common control with such other Person; (iv) any executive officer,
             director, trustee or general partner of such other Person; and (v)
             any legal entity for which such Person acts as an executive
             officer, director, trustee or general partner.

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       d)    "Affiliated Directors" means those Directors of the Company who are
             affiliated with the Company or its Affiliates.

       e)    "Articles of Incorporation" means the Articles of Incorporation of
             the Company, as amended from time to time.

       f)    "Average Invested Assets" means, for any period, the average of the
             aggregate Book Value of the assets of the Company invested,
             directly or indirectly, in equity interests and in loans secured by
             real estate, before reserves for depreciation or bad debts or other
             similar noncash reserves, computed by taking the average of such
             values at the end of each month during such period.

       g)    "Board of Directors" means the board of directors of the Company.

       h)    "Book Value" of an asset means the value of such asset on the books
             of the Company, before allowance for depreciation or amortization.

       i)    "Code" means the Internal Revenue Code of 1986, as amended.

       j)    "Company Fixed Assets" means the real estate, together with the
             buildings, leasehold interests, improvements, equipment, furniture,
             fixtures and personal property associated therewith, used by the
             Company in the conduct of its business.

       k)    "Competitive Real Estate Commission" means the real estate or
             brokerage commission paid for the purchase or sale of a Property
             which is reasonable, customary and competitive in light of the
             size, type and location of such Property.

       l)    "Contract Price for the Property" means the amount actually paid or
             allocated to the purchase, development, construction or improvement
             of a Property exclusive of Acquisition Expenses.

       m)    "Cumulative Return" means a cumulative, non-compounded return,
             equal to 6% per annum on Invested Capital commencing upon
             acceptance of the investor's subscription.

       n)    "Current Return" means a noncumulative, noncompounded return, equal
             to 7% per annum on Invested Capital.

       o)    "Fiscal Year" means any period for which any income tax return is
             submitted by the Company to the Internal Revenue Service and which
             is treated by the Internal Revenue Service as a reporting period.

       p)    "Gross Dollars Invested in Properties" means the amount actually
             paid or allocated to the purchase, development, construction or
             improvement of Properties acquired by the Company.

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       q)    "Gross Offering Proceeds" means the total proceeds from the sale of
             the 250,000,000 Shares offered on "best efforts" basis during the
             public offering period before deductions for Offering Expenses. For
             purposes of calculating Gross Offering Proceeds, the purchase price
             for all Shares, including those for which volume discounts apply,
             shall be deemed to be $10 per Share. Unless specifically included,
             Gross Offering Proceeds does not include the total proceeds from
             the sale of up to 20,000,000 Shares under the Company's
             Distribution Reinvestment Program during the public offering
             period, the purchase price for which shall be $9.50 per Share;

       r)    "Gross Revenues From Properties" means all cash receipts derived
             from the operation of Company Fixed Assets.

       s)    "Incentive Advisory Fee" means an amount equal to 15% of the net
             proceeds from the sale of a Property after the Stockholders have
             first received: (i) their Cumulative Return; and (ii) a return of
             their Invested Capital.

       t)    "Independent Directors" means the Directors of the Company who: (i)
             are not affiliated and have not been affiliated within the two
             years prior to their becoming an Independent Director, directly or
             indirectly, with the Company, the Sponsor or the Advisor, whether
             by ownership of, ownership interest in, employment by, any material
             business or professional relationship with, or as an officer or
             director of the Company, the Sponsor, the Advisor or any of their
             Affiliates; (ii) do not serve as a director for more than two other
             REITs organized by the Company or the Advisor or advised by the
             Advisor; and (iii) perform no other services for the Company,
             except as Directors. For this purpose, an indirect relationship
             shall include circumstances in which a member of the immediate
             family of a Director has one of the foregoing relationships with
             the Company, the Sponsor or the Advisor or any of their Affiliates.
             For purposes of determining whether or not the business or
             professional relationship is material, the aggregate gross revenue
             derived by the prospective Independent Director from the Company,
             the Sponsor, the Advisor and their Affiliates shall be deemed
             material PER SE if it exceeds five percent of the prospective
             Independent Director's: (i) annual gross revenue, derived from all
             sources, during either of the last two years; or (ii) net worth, on
             a fair market value basis.

       u)    "Invested Capital" means the original issue price paid for the
             Shares reduced by prior distributions from the sale or financing of
             the Company's Properties.

       v)    "IREIC" means Inland Real Estate Investment Corporation, which is a
             wholly-owned subsidiary of The Inland Group, Inc. The Advisor is a
             wholly owned subsidiary of IREIC. IREIC is the Sponsor of the
             Company.

       w)    "IWRREAI" means Inland Western Retail Real Estate Acquisitions,
             Inc.

       x)    "Management Agent" means an entity which provides property rental,
             leasing, operation and management services to the Company. The
             Management Agent is

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             Inland Southeast Property Management Corp., an Affiliate of the
             Advisor, or anyone which succeeds it in such capacity.

       y)    "Net Income" means, for any period, total revenues applicable to
             such period, less the expenses applicable to such period other than
             additions to or allowances for reserves for depreciation,
             amortization or bad debts or other similar noncash reserves;
             provided, however, that Net Income shall not include the gain from
             the sale of the Company's assets.

       z)    "Offering" means the offering of Shares of the Company pursuant to
             the Prospectus.

       aa)   "Offering Expenses" means all those expenses incurred by and to be
             paid from the assets of the Company in connection with and in
             preparing the Company for registration and subsequently offering
             and distributing Shares to the public, including, but not limited
             to, total underwriting and brokerage discounts and commissions
             (including fees and expenses of underwriters and their accountants
             and attorneys paid by the Company), expenses for printing,
             engraving, mailing, salaries of the Company's employees while
             engaged in sales activity, charges of transfer agents, registrars,
             trustees, escrow holders, depositaries, experts, expenses of
             qualification of the sale of the securities under federal and state
             laws, including taxes and fees, and accountants' and attorneys'
             fees and expenses.

       bb)   "Person" means any individual, corporation, business trust, estate,
             trust, partnership, limited liability company, association, two or
             more persons having a joint or common interest, or any other legal
             or commercial entity.

       cc)   "Primary Geographical Area of Investment" of the Company means the
             states west of the Mississippi River in the United States.

       dd)   "Property" or "Properties" means any, or all, respectively, of the
             real property and improvements thereon owned or to be owned by the
             Company, directly or indirectly.

       ee)   "Property Disposition Fee" means a real estate disposition fee,
             payable (under certain conditions) to the Advisor and its
             Affiliates upon the sale of the Company's Property in an amount
             equal to the lesser of: (i) 3% of the contracted for sales price of
             the Property; or (ii) 50% of the commission paid to third parties
             which is reasonable, customary and competitive in light of the
             size, type and location of such Property.

       ff)   "Property Management Fee" means any fee paid to an Affiliate or
             third party as compensation for management of the Company's
             Properties. The Property Management Fee shall be equal to not more
             than 90% of the fee which would be payable to an unrelated party
             providing such services, which fee shall initially be 4.5% of the
             gross revenues from the Properties.

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       gg)   "Prospectus" means the final prospectus of the Company in
             connection with the registration of Shares filed with the
             Securities and Exchange Commission on Form S-11, as amended and
             supplemented.

       hh)   "Real Property" means improved and unimproved land, improvements,
             furniture and fixtures located on or used in connection with, land
             and any interest in any of the foregoing, including an interest in
             air and subterranean or mineral rights.

       ii)   "REIT" means a real estate investment trust as defined in Sections
             856 through 860 of the Code.

       jj)   "Retail Center" means real estate primarily improved for use as
             retail establishments, principally multi-tenant shopping centers.

       kk)   "Shares" means the shares of common stock, par value $.001 per
             share, of the Company, and "Share" means one of those Shares.

       ll)   "Shopping Center" means a group of commercial establishments
             planned, developed, owned and managed as a unit related in
             location, size and type of shops to the trade area the unit serves.
             It provides on-site parking in definite relationship to the types
             and sizes of stores. "Sponsor" means IREIC.

       mm)   "Stockholders" means holders of Shares.

       nn)   "Total Operating Expenses" means the aggregate expenses of every
             character paid or incurred by the Company as determined under
             generally accepted accounting principles, including Advisor Asset
             Management Fees, but excluding:

                    i) the expenses of raising capital such as Offering
                    Expenses, legal, audit, accounting, underwriting, brokerage,
                    listing, registration and other fees, printing and other
                    such expenses, and taxes incurred in connection with the
                    issuance, distribution, transfer, registration and stock
                    exchange listing of the Shares;

                    ii) interest payments;

                    iii) taxes;

                    iv) noncash expenditures such as depreciation, amortization
                    and bad debt reserves;

                    v) the Incentive Advisory Fee payable to the Advisor; and

                    vi) Acquisition Expenses, real estate commissions on resale
                    of Real Property and other expenses connected with the
                    acquisition, disposition and ownership of real estate
                    interests, mortgage loans or other property (such as the
                    costs of foreclosure, insurance premiums, legal services,
                    maintenance, repair and improvement of Real Property).

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     2.   DUTIES OF ADVISOR. The Advisor shall consult with the Company and
shall, at the request of the Board of Directors or the officers of the Company,
furnish advice and recommendations with respect to all aspects of the business
and affairs of the Company. In general, the Advisor shall inform the Board of
Directors of factors which come to its attention which would influence the
policies of the Company. Subject to the supervision of the Board of Directors
and consistent with the provisions of the Articles of Incorporation, the Advisor
shall use its best efforts to:

       a)    Present to the Company a continuing and suitable real estate
             investment program and opportunities to make investments in Real
             Properties consistent with the investment policies of the Company
             and the investment program adopted by the Board of Directors and in
             effect at the time and furnish the Company with advice with respect
             to the making, acquisition, holding and disposition of investments
             and commitments therefor. In presenting investment opportunities
             hereunder, the Advisor shall comply with, and be subject to, the
             provisions of that certain Property Acquisition Service Agreement,
             dated the date hereof, among IWRREAI, the Advisor, and the Company
             (the "Property Acquisition Service Agreement"), as the same may be
             amended from time to time. To the extent possible, the resolution
             of conflicting investment opportunities between the Company and
             other investment entities advised or managed by the Advisor and its
             Affiliates for a prospective investment opportunity (a "Proposed
             Property") will be resolved by giving priority to the Company,
             provided that the Proposed Property meets the acquisition criteria
             of the Company. The Property Acquisition Service Agreement grants
             the Company the first opportunity to purchase such Proposed
             Property which is placed under contract by IREAI, the Advisor or
             its Affiliates, provided the Company is able to close the purchase
             of the Proposed Property within 60 days. Other factors which may be
             considered in connection with evaluating the suitability of the
             Proposed Property for investment include:

                    i) the effect of the acquisition on the diversification of
                    each entity's portfolio; (ii) the amount of funds available
                    for investment;

                    ii) cash flow; and

                    iii) the estimated income tax effects of the purchase and
                    subsequent disposition. The Independent Directors of the
                    Company must, by a majority vote, approve all actions by the
                    Advisor or its Affiliates which present potential conflicts
                    with the Company as set forth in the Property Acquisition
                    Service Agreement.

       b)    Manage the Company's day-to-day investment operations, subject to
             the final paragraph of this Section 2, to effect the investment
             program adopted by the Board of Directors and perform or supervise
             the performance of such other administrative functions necessary in
             connection with the management of the Company as may be agreed upon
             by the Advisor and the Company;

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       c)    Serve as the Company's investment advisor, subject to the final
             paragraph of this Section 2, in connection with policy decisions to
             be made by the Board of Directors and, as requested, furnish
             reports to the Board of Directors and provide research, economic
             and statistical data in connection with the Company's investments
             and investment policies;

       d)    On behalf of the Company, investigate, select and conduct relations
             with lenders, consultants, accountants, brokers, property managers,
             attorneys, underwriters, appraisers, insurers, corporate
             fiduciaries, banks, builders and developers, sellers and buyers of
             investments and persons acting in any other capacity specified by
             the Company from time to time, and enter into contracts with,
             retain and supervise services performed by such parties in
             connection with investments which have been or may be acquired or
             disposed of by the Company;

       e)    Cooperate with the Management Agent in connection with property
             management services and other activities relating to the Company's
             assets as the Advisor shall deem appropriate in the particular
             circumstances, subject to the requirement that the Advisor or the
             Management Agent, as the case may be, qualifies as an "independent
             contractor" as that phrase is used in connection with applicable
             laws, rules and regulations affecting REITs that own Real Property;

       f)    Upon request of the Company, act, or obtain the services of others
             to act, as attorney-in-fact or agent of the Company in making,
             acquiring and disposing of investments, disbursing, and collecting
             the funds, paying the debts and fulfilling the obligations of the
             Company and handling, prosecuting and settling any claims of the
             Company, including foreclosing and otherwise enforcing mortgage and
             other liens and security interests securing investments;

       g)    Assist in negotiations on behalf of the Company with investment
             banking firms and other institutions or investors for public or
             private sales of securities of the Company or for other financing
             on behalf of the Company, but in no event in such a way that the
             Advisor shall be acting as a broker, dealer, underwriter or
             investment advisor in securities of or for the Company;

       h)    Maintain, with respect to any Real Property and to the extent
             available, title insurance or other assurance of title and
             customary fire, casualty and public liability insurance;

       i)    Upon request of the Board of Directors, and subject to the final
             paragraph of this Section 2, invest and reinvest any money of the
             Company;

       j)    Supervise the preparation and filing and distribution of returns
             and reports to governmental agencies and to investors and act on
             behalf of the Company in connection with investor relations;

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       k)    Provide office space, equipment and personnel as required for the
             performance of the foregoing services as Advisor;

       l)    Advise the Company of the operating results of the Company
             properties, to cause the Manager to prepare on a timely basis, and
             to review, for such properties operating budgets, maintenance and
             improvement schedules, one, three and five year projections of
             operating results and such other reports as may be appropriate;

       m)    As requested by the Company, make reports to the Company of its
             performance of the foregoing services and furnish advice and
             recommendations with respect to other aspects of the business of
             the Company;

       n)    Prepare on behalf of the Company all reports and returns required
             by the Securities and Exchange Commission, Internal Revenue Service
             and other state or federal governmental agencies;

       o)    Undertake and perform all services or other activities necessary
             and proper to carry out the investment objectives of the Company;
             and

       p)    Undertake communications with Stockholders in accordance with
             applicable law and the Articles of Incorporation, provided,
             however, that Affiliates of the Advisor have no obligations to the
             Company other than as expressly stated herein, and the Advisor and
             its Affiliates have no obligations to present to the Company any
             specific investment opportunity except as described in the
             Prospectus. In providing advice and services as provided in
             subparagraphs (a) through (p) above of this Section 2, the Advisor
             shall not (i) engage in any activity which would require it to be
             registered as an "Investment Advisor," as that term is defined in
             the Investment Advisors Act of 1940 OR in any state securities law
             or (ii) cause the Company to make such investments as would cause
             the Company to become an "Investment Company," as that term is
             defined in the Investment Company Act of 1940.

     3.      NO PARTNERSHIP OR JOINT VENTURE. The Company and the Advisor are
not, and shall not be deemed to be, partners or joint venturers with each other.

     4.      RECORDS. The Advisor shall maintain appropriate books of account
and records relating to services performed hereunder, which shall be accessible
for inspection by the Company at any time during ordinary business hours.

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     5.      REIT QUALIFICATIONS. Notwithstanding any other provision of this
Agreement to the contrary, the Advisor shall refrain from any action which, in
its reasonable judgment or in any judgment of the Board of Directors of which
the Advisor has written notice, would adversely affect the qualification of the
Company as a REIT under the Code or which would violate any law, rule or
regulation of any governmental body or agency having jurisdiction over the
Company or its securities, or which would otherwise not be permitted by the
Articles of Incorporation. If any such action is ordered by the Board of
Directors, the Advisor shall promptly notify the Board of Directors of the
Advisor's judgment that such action would adversely affect such status or
violate any such law, rule or regulation or the Articles of Incorporation and
shall refrain from taking such action pending further clarification or
instruction from the Board of Directors.

     6.      BANK ACCOUNTS. At the direction of the Board of Directors, the
Advisor may establish and maintain bank accounts in the name of the Company, and
may collect and deposit into and disburse from such accounts moneys on behalf of
the Company, upon such terms and conditions as the Board of Directors may
approve, provided that no funds in any such account shall be commingled with
funds of the Advisor. The Advisor shall from time to time, as the Company may
require, render appropriate accountings of such collections, deposits and
disbursements to the Board of Directors and to the auditors of the Company.

     7.      FIDELITY BOND. The Advisor shall not be required to obtain or
maintain a fidelity bond in connection with the performance of its services
hereunder.

     8.      INFORMATION FURNISHED ADVISOR. The Board of Directors will keep the
Advisor informed in writing concerning the investment and financing policies of
the Company. The Board of Directors shall notify the Advisor promptly in writing
of its intention to make any investments or to sell or dispose of any existing
investments. The Company shall furnish the Advisor with a certified copy of all
financial statements, a signed copy of each report prepared by independent
certified public accountants, and such other information with regard to its
affairs as the Advisor may reasonably request.

     9.      COMPENSATION. The Advisor and its Affiliates shall be paid for
services rendered by the Advisor under this Agreement as follows:

       a)    Acquisition Expenses, for the expenses attendant to Property
             acquisitions, in an aggregate amount not in excess of 0.5% of (i)
             the Gross Offering Proceeds, and (ii) the gross proceeds from the
             sale of up to 20,000,000 Shares pursuant to the Company's
             Distribution Reinvestment Program, PROVIDED THAT the Acquisition
             Expenses respecting any specific Property acquired by the Company
             shall not exceed 6% of the gross purchase price of that Property;

       b)    An Advisor Asset Management Fee of not more than 1% of the Average
             Invested Assets. This fee will be payable quarterly in an amount
             equal to one fourth of 1% of the Average Invested Assets of the
             Company as of the last day of the immediately preceding quarter.
             For any year in which the Company qualifies as a REIT, the Advisor
             may be required to reimburse the Company certain sums as described
             in Section 14;

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       c)    Reimbursement for the cost to the Advisor and its Affiliates for:

             i) the cost to the Advisor or its Affiliates of goods and services
             used for and by the Company and obtained from unaffiliated parties;
             and

             ii) administrative services related thereto. "Administrative
             Services" include ministerial services such as typing, record
             keeping, preparation and dissemination of Company reports,
             preparation and maintenance of records regarding Stockholders,
             record keeping and administration of the Company's Distribution
             Reinvestment and Share Repurchase Programs, preparation and
             dissemination of responses to Stockholder inquiries and other
             communications with Stockholders and any other record keeping
             required for Company purposes. Such reimbursements are subject to
             limitations imposed by Sections 10(b) and (c) hereof;

       d)    An Incentive Advisory Fee equal to 15% of the remaining proceeds
             from the sale of Real Properties after the Stockholders have first
             received: (i) their Cumulative Return; and (ii) the return of their
             Invested Capital. At such time as the business of the Advisor is
             acquired by or consolidated into the Company pursuant to Section 12
             hereof, the Incentive Advisory Fee shall also terminate;

       e)    A Property Disposition Fee, payable upon the sale of a Real
             Property equal to the lesser of: (i) 3% of the contracted for sales
             price of the Real Property or (ii) 50% of the commission paid to
             third parties which is reasonable, customary and competitive in
             light of the size, type and location of such property ("Competitive
             Real Estate Commission"). The amount paid to the Advisor, when
             added to the sums paid to unaffiliated parties, shall not exceed
             the lesser of the Competitive Real Estate Commission or an amount
             equal to 6% of the contracted for sales price. Payment of such
             Property Disposition Fee shall be made only if the Advisor provides
             a substantial amount of services in connection with the sale of the
             particular parcel(s) of Real Property; and

       f)    The compensation and reimbursements paid by the Company to the
             Advisor and its Affiliates shall be approved by a majority of the
             Directors (including a majority of the Independent Directors), as
             being fair and reasonable to the Company and not less favorable to
             the Company than would be available from an unaffiliated source.

     10.     COMPENSATION FOR ADDITIONAL SERVICES, CERTAIN LIMITATIONS.

       a)    If the Company shall request the Advisor or its Affiliates to
             render services for the Company other than those required to be
             rendered by the Advisor hereunder, such additional services, if
             performed, will be compensated separately on terms to be agreed
             upon between such party and the Company from time to time in
             accordance with this Section. The rate of compensation for such
             services and any reimbursements to be paid by the Company to the
             Advisor and its Affiliates

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             shall be approved by a majority of the Board of Directors,
             including a majority of the Independent Directors, as being fair
             and reasonable to the Company and not less favorable to the Company
             than would be available from an unaffiliated source.

       b)    In extraordinary circumstances fully justified to the official or
             agency administering the appropriate state securities laws, the
             Advisor and its Affiliates may provide other goods and services to
             the Company if all of the following criteria are met:

             i) the goods or services must be necessary to the prudent operation
             of the Company;

             ii) the compensation, price or fee must be equal to the lesser of
             90% of the compensation, price or fee the Company would be required
             to pay to independent parties who are rendering comparable services
             or selling or leasing comparable goods on competitive terms in the
             same geographic location, or 90% of the compensation, price or fee
             charged by the Advisor or its Affiliates for rendering comparable
             services or selling or leasing comparable goods on competitive
             terms; and

             iii) if at least 95% of gross revenues attributable to the business
             of rendering such services or selling or leasing such goods are
             derived from persons other than Affiliates, the compensation, price
             or fee charged by an unaffiliated person who is rendering
             comparable services or selling or leasing comparable goods must be
             on competitive terms in the same geographic location. Extraordinary
             circumstances shall be presumed only when there is an emergency
             situation requiring immediate action by the Advisor or its
             Affiliates and the goods or services are not immediately available
             from unaffiliated parties. Services which may be performed in such
             extraordinary circumstances include emergency maintenance of
             Company properties, janitorial and other related services due to
             strikes or lockouts, emergency tenant evictions and repair services
             which require immediate action, as well as operating and releasing
             properties with respect to which the leases are in default or have
             been terminated.

       c)    Permitted reimbursements shall include salaries and related salary
             expenses for nonsupervisory services which could be performed
             directly for the Company by independent parties such as legal,
             accounting, transfer agent, data processing and duplication. The
             Advisor believes that the employees of the Advisor and its
             Affiliates who may perform services for the Company for which
             reimbursement is allowed pursuant to Section 10(b) or 10(c), will
             have the experience and educational background, in their respective
             fields of expertise, appropriate for the performance of any such
             services.

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     11.     STATEMENTS. The Advisor shall furnish to the Company not later than
the 10th day of each calendar quarter, beginning with the second calendar
quarter of the term of this Agreement, a statement showing the computation of
any Advisor Asset Management Fee payable to it during such quarter under Section
9 hereof. The Advisor shall furnish to the Company not later than the 30th day
following the end of each Fiscal Year, a statement showing a computation of: (i)
the Incentive Advisory Fee, if any, payable in respect of such Fiscal Year under
Section 9 hereof; and (ii) the fees or other compensation payable to the Advisor
or an Affiliate of the Advisor with respect to such Fiscal Year under Sections 9
and 10 hereof. The final settlement or compensation payable under Sections 9 and
10 hereof for each Fiscal Year shall be subject to adjustments in accordance
with, and upon completion of, the annual audit of the Company's financial
statements.

     12.     BUSINESS COMBINATION OF THE COMPANY AND THE ADVISOR.

       a)    From and after May ___, 2008, the Company shall have the right, but
             not the obligation, to acquire the entire business, affairs,
             operations and assets of the Advisor (collectively, the "Advisor's
             Business") in whatever form agreed upon between the Company and the
             Advisor (a "Business Combination"), as set forth in writing between
             them ("Merger Agreement"). If the Company desires to acquire the
             Advisor's Business in a Business Combination, the Company shall
             send a written notice to the Advisor to that effect ("Election
             Notice"). Any agreement with respect to a Business Combination
             shall contain provisions providing for: (i) the termination of this
             Agreement and all Advisory Agreements entered into pursuant hereto
             and the release or waiver of all fees payable by the Company to the
             Advisor under the Advisory Agreements (except for the payment of
             fees due and payable under the Advisory Agreements for services
             rendered by the Advisor up to and until the consummation of the
             Business Combination); and (ii) the issuance of a certain number of
             shares of common stock of the Company as determined below (the
             "Shares") to be issued to the Advisor, or its stockholders, members
             or other equity holders, as the case may be, in connection with the
             Business Combination. The Advisor represents to the Company that
             the Advisor has obtained the consent of its board of directors and
             its shareholders to a Business Combination with the Company and
             that Advisor will obtain similar consents from any future
             shareholders, members or other equity holders of the Advisor.

       b)    The number of Shares to be issued by the Company to the Advisor
             or its shareholders, members or other equity holders as the case
             may be, shall be determined as follows: The net income of the
             Advisor for the calendar month immediately preceding the month
             in which the Merger Agreement is executed, as determined by an
             independent audit conducted in accordance with generally
             accepted a uditing standards, shall be annualized (the "Annual
             Net Income"). The Annual Net Income shall then be multiplied by
             ninety percent (90%) and then divided by the "Funds from
             Operations per Weighted Average Share" of the Company. "Funds
             from Operations per Weighted Average Share" shall be equal to
             the annualized Funds from Operations, on the basis of four

                                       13
<Page>

             (4) times the Funds from Operations for the fiscal quarter
             immediately preceding the month in which the Merger Agreement is
             executed, per weighted ave rage Share of the Company for such
             quarter as stated in the quarterly report on Form 10-Q of the
             Company given to its shareholders for such quarter. The
             resulting quotient shall constitute the number of Shares to be
             issued by the Company to the Advisor or its shareholders,
             members or other equity holders as the case may be, with
             delivery thereof and the closing of the Business Combination to
             occur within ninety (90) days after the date the Election Notice
             is given to Advisor. Any such transaction will occur, if at all,
             only if the Board of Directors of the Company obtains a fairness
             opinion from an investment banking or valuation firm to the
             effect that the consideration to be paid for the Business
             Combination is fair, from a financial point of view, to the
             Company.

     13.     EXPENSES OF THE COMPANY. The Company shall pay all of its expenses
and shall reimburse the Advisor for its expenses as provided in Sections 9 and
10 hereof and, without limiting the generality of the foregoing, it is agreed
that the following expenses of the Company shall be paid by the Company:

       a)    To the extent the Advisor is not expressly required to pay such
             expenses pursuant to this Agreement, salaries and other employment
             expenses of the personnel employed by the Company, Directors' fees
             and expenses incurred in attending Directors meetings, travel and
             other expenses incurred by Directors, officers and employees of the
             Company and the cost of Directors' liability insurance;

       b)    The cost of borrowed moneys;

       c)    All taxes applicable to the Company;

       d)    Legal, accounting, auditing, underwriting, brokerage, listing,
             registration and other expenses and taxes incurred in connection
             with the organization or termination of the Company, the issuance,
             distribution, transfer, registration and stock exchange or
             quotation system listing of the Company's securities;

       e)    Fees and expenses paid to advisors, independent contractors, the
             Management Agent, consultants, managers and other agents employed
             directly by the Company or by the Advisor at the Company's request
             for the account of the Company or by Affiliates of the Advisor, as
             provided above;

       f)    Expenses in connection with the acquisition, disposition, leasing
             and ownership of investments, including to the extent not paid by
             others, but not limited to, legal fees and other expenses of
             professional services, maintenance, repair and improvement of
             property and brokerage and sales commissions, expenses of
             maintaining and managing Real Property equity interests (including
             the fees and charges of the Management Agent);

       g)    All insurance costs incurred in connection with the Company;

                                       14
<Page>

       h)    Expenses connected with payments of dividends or interest or
             distributions in cash or in any form made or caused to be made by
             the Board of Directors to holders of securities of the Company;

       i)    All expenses connected with communications to holders of securities
             of the Company and the other bookkeeping and clerical work
             necessary in maintaining relations with holders of securities and
             in complying with the continuous reporting and other requirements
             of governmental bodies or agencies, including the cost of printing
             and mailing certificates for securities and proxy solicitation
             materials and reports to holders of the Company's securities;

       j)    Transfer agent and registrar's fees and charges; and

       k)    Expenses relating to any office or office facilities maintained by
             the Company separate from the office or offices of the Advisor.

     14.     REIMBURSEMENT BY ADVISOR. The Advisor shall be obligated to
reimburse the Company in the following circumstances:

       a)    On or before the 15th day after the completion of the annual audit
             of the Company's financial statements for each Fiscal Year, the
             Advisor will reimburse the Company for the amounts, if any, (i) by
             which the Total Operating Expenses (including the Advisor Asset
             Management Fee) of the Company for such Fiscal Year exceeded the
             greater of: (a) 2% of the total of the Company's Average Invested
             Assets for such Fiscal Year; or (b) 25% of the Net Income for such
             Fiscal Year; PLUS (ii) equal to any deficit between the total
             amount of distributions to Stockholders for such Fiscal Year and
             the Current Return; provided, however, that the Company may instead
             permit such reimbursements to be effected by a reduction in the
             amount of the monthly payments of compensation under Section 9(a)
             hereof during the balance of the Fiscal Year next following the
             Fiscal Year with respect to which such reimbursement is to be made;
             and provided, further, that only so much of such excess specified
             in clause (i) of this paragraph (a) need be reimbursed as the Board
             of Directors, including a majority of the Independent Directors of
             the Company, shall determine should justifiably be reimbursed in
             light of such unanticipated, unusual or nonrecurring factors as may
             have occurred within 60 days after the end of an fiscal quarter of
             the Company for which Total Operating Expenses (for the 12 months
             then ended) exceeded 2% of Average Invested Assets or 25% of Net
             Income, whichever is greater, and there shall be sent to the
             Stockholders a written disclosure of such fact, together with an
             explanation of the factors the Independent Directors considered in
             arriving at the conclusion that such higher Total Operating
             Expenses were justified.

       b)    If the aggregate of all Offering Expenses attendant to the Offering
             (including Selling Commissions and the Marketing Contribution and
             Due Diligence Expense Allowance) should exceed 15% of the Gross
             Offering Proceeds OR if the aggregate of all Offering Expenses
             (excluding any Selling Commissions)

                                       15
<Page>

             should exceed 5.5% of the Gross Offering Proceeds, the Advisor
             shall pay directly and/or cause its Affiliates to pay directly any
             such excess Offering Expenses incurred by the Company and the
             Company will have no liability for such excess expenses.

     15.     OTHER ACTIVITIES OF THE ADVISOR. Nothing herein contained shall
prevent the Advisor or an Affiliate of the Advisor from engaging in any other
business or activity including the rendering of services and investment advice
with respect to real estate investment opportunities to any other person or
entity and the management of other investments (including the investments of the
Advisor and its Affiliates).

Directors, officers, employees and agents of the Advisor or of Affiliates of the
Advisor may serve as Directors, trustees, officers, employees or agents of the
Company, but shall receive no compensation (other than reimbursement for
expenses) from the Company for such service.

     16.     TERM; TERMINATION OF AGREEMENT. This Agreement shall have an
initial term of three years and, thereafter, will continue in force for
successive one year renewals with the mutual consent of the parties including an
affirmative vote of a majority of the Independent Directors. Each extension
shall be executed in writing by both parties hereto before the expiration of
this Agreement or of any extension thereof.

Notwithstanding any other provision of the Agreement to the contrary, either the
Company or the Advisor may terminate this Agreement, or any extension hereof, or
the parties by mutual consent or a majority of the Independent Directors may do
so, in each case upon 60 days written notice without cause or penalty. In the
event of the termination of the Agreement, the Advisor will cooperate with the
Company and take all reasonable steps requested to assist the Board of Directors
in making an orderly transition of the advisory function.

This Agreement shall terminate upon the consummation of a business combination
involving the Advisor and the Company as described in Section 12.

If this Agreement is terminated pursuant to this Section, such termination shall
be without any further liability or obligation of either party to the other,
except as provided in Section 19.

If this Agreement is terminated for any reason other than a business combination
involving the Advisor and the Company as described in Section 12, all
obligations of the Advisor and its Affiliates to offer Property to the Company
for purchase, as described in Section 2(a), shall also terminate.

                                       16
<Page>

     17.     ASSIGNMENTS. The Company may terminate this Agreement in the event
of its assignment by the Advisor except an assignment to a successor
organization which acquires substantially all of the property and carries on the
affairs of the Advisor, provided that following such assignment the persons who
controlled the operations of the Advisor immediately prior thereto all control
the operations of the successor organization, including the performance of its
duties under this Agreement; however, if at any time subsequent to such
assignment such persons shall cease to control the operations of the successor
organization, the Company may thereupon terminate this Agreement. This Agreement
shall not be assignable by the Company without the consent of the Advisor,
except in the case of assignment by the Company to a corporation, trust or other
organization which is a successor to the Company. Any assignment of this
Agreement shall bind the assignee hereunder in the same manner as the assignor
is bound hereunder.

     18.     DEFAULT, BANKRUPTCY, ETC. At the option solely of the Company, this
Agreement shall be terminated immediately upon written notice of termination
from the Board of Directors to the Advisor if any of the following events
occurs:

       a)    The Advisor violates any provisions of this Agreement and after
             notice of such violation shall not cure such default within 30
             days; or

       b)    A court of competent jurisdiction enters a decree or order for
             relief in respect of the Advisor in any involuntary case under the
             applicable bankruptcy, insolvency or other similar law now or
             hereafter in effect, or appoints a receiver liquidator, assignee,
             custodian, trustee, sequestrator (or similar official) of the
             Advisor or for any substantial part of its property or orders the
             winding up or liquidation of the Advisor's affairs; or

       c)    The Advisor commences a voluntary case under any applicable
             bankruptcy, insolvency or other similar law now or hereafter
             in effect, or consents to the entry of an order for relief
             in an involuntary case under any such law, or consents to
             the appointment of or taking possession by a receiver,
             liquidator, assignee, custodian, trustee, sequestrator (or
             similar official) of the Advisor or for any substantial part
             of its property, or makes any general assignment for the
             benefit of creditors, or fails generally to pay its debts as
             they become due.

The Advisor agrees that if any of the events specified in subsections(b) and (c)
of this Section 18 occur, it will give written notice thereof to the Company
within seven days after the occurrence of such event.

     19.     ACTION UPON TERMINATION. The Advisor shall not be entitled to
compensation after the date of termination of this Agreement for further
services hereunder, but shall be paid all compensation accruing to the date of
termination. Subject to the provisions of Section 12, the Advisor shall
forthwith upon a termination caused by factors other than the listing for
trading of the Shares on a national stock exchange or market:

                                       17
<Page>

       a)    Pay over to the Company all moneys collected and held for the
             account of the Company pursuant to this Agreement, after deducting
             any accrued compensation and reimbursement for its expenses to
             which it is then entitled;

       b)    Deliver to the Board of Directors a full accounting, including a
             statement showing all payments collected by it and a statement of
             all money held by it, covering the period following the date of the
             last accounting furnished to the Board of Directors;

       c)    Deliver to the Board of Directors all property and documents of the
             Company then in the custody of the Advisor; and

       d)    Cooperate with the Company and take all reasonable steps requested
             by the Company to assist the Board of Directors in making an
             orderly transition of the Advisory function.

     20.     CHANGE OF NAME. The Company recognizes that the name and mark
"Inland" have established prestige and goodwill and have acquired valuable
secondary meanings in the real estate and related industries and in the mind of
the public. The Company desires to associate itself with and benefit from the
"Inland" name, and in consideration of the grant by the Advisor and its
Affiliates of a perpetual royalty free license to the Company (which license has
been authorized), subject to the conditions set forth in this Section 20, to use
the name and mark "Inland" in connection with a real estate investment trust
throughout the United States, its territories and possessions, the Company
agrees that:

       a)    The value of the "Inland" name cannot be reasonably and adequately
             compensated for in damages in action at law and unauthorized use of
             the "Inland" name will cause irreparable injury and damage to the
             Advisor and its Affiliates. The Advisor or its Affiliates shall be
             entitled as a matter of right to injunctive relief to prevent the
             use of the "Inland" name by the Company in the event of the
             circumstances described in Subsection (d) below.

       b)    The Company agrees to use the "Inland" name and mark in a manner
             which will protect the right of the Advisor and its Affiliates
             therein and such use shall be as licensee for the account and
             benefit of the Advisor and its Affiliates. To the extent any rights
             in the name or mark "Inland" are deemed to accrue to the Company,
             the Company hereby assigns any and all such rights to the Advisor
             and its Affiliates at such time as they may be deemed to accrue.

       c)    Nothing contained in this Agreement shall be construed an
             assignment or grant to the Company of any right, title or interest
             in or to the name or mark "Inland" or any other trademarks, trade
             names or related service marks, insignias, logos, designs and color
             schemes, it being understood that all rights relating thereto are
             reserved by the Advisor and its Affiliates, except for the license
             hereunder to the Company of the rights to use the name or mark as
             specifically and expressly provided herein. The Company agrees to
             cooperate fully and in good faith with the Advisor and its
             Affiliates, at the expense of the Advisor and its Affiliates, in

                                       18
<Page>

             securing and preserving the rights of the Advisor and its
             Affiliates in and to the name and mark "Inland" and to assist the
             Advisor and its Affiliates in executing and causing to be recorded
             such documents as may be necessary or desirable to evidence,
             protect and implement the rights of the Advisor and its Affiliates
             pursuant to this Agreement.

       d)    At such time as the Advisor is no longer providing services to the
             Company pursuant to this Agreement for some reason other than the
             consummation of a business combination described in Section 12, the
             Board of Directors will upon the request of the Advisor and its
             Affiliates, promptly cause the name of the Company to be changed in
             perpetuity to a name which does not include any reference to the
             name "Inland" or any successor thereof. Without limiting the
             generality of the foregoing, upon termination of this Agreement by
             either party for some reason other than the consummation of a
             business combination described in Section 12, the Board of
             Directors will promptly cause the name of the Company to be changed
             in perpetuity to a name which does not include any references to
             the name "Inland" or any successor thereof.

     21.     AMENDMENTS. This Agreement shall not be amended, changed, modified,
terminated or discharged in whole or in part except by an instrument in writing
signed by both parties hereto, or their respective successors or assigns, or
otherwise provided herein.

     22.     SUCCESSORS AND ASSIGNS. This Agreement shall bind any successors or
assigns of the parties hereto as herein provided.

     23.     GOVERNING LAW. The provisions of this Agreement shall be governed,
construed and interpreted in accordance with the laws of the State of Illinois
as at the time in effect.

     24.     LIABILITY AND INDEMNIFICATION.

       a)    The Company shall, to the fullest extent permitted by Maryland
             statutory or decisional law, as amended or interpreted, and,
             without limiting the generality of the foregoing, in accordance
             with Section 2418 of the General Corporation Law of Maryland,
             indemnify and pay or reimburse reasonable expenses to the Advisor
             and its Affiliates, provided, that: (i) the Advisor or other party
             seeking indemnification has determined, in good faith, that the
             course of conduct which caused the loss or liability was in the
             best interests of the Company; (ii) the Advisor or other person
             seeking indemnification was acting on behalf of or performing
             services on the part of the Company; (iii) such liability or loss
             was not the result of negligence or misconduct on the part of the
             indemnified party; and (iv) such indemnification or agreement to be
             held harmless is recoverable only out of the assets of the Company
             and not from the Stockholders thereof.

       b)    The Company shall not indemnify the Advisor or its Affiliates for
             losses, liabilities or expenses arising from or out of an alleged
             violation of federal or state securities laws by such party unless
             one or more of the following

                                       19
<Page>

             conditions are met: (i) there has been a successful adjudication on
             the merits of each count involving alleged securities law
             violations as to the particular indemnitee; (ii) such claims have
             been dismissed with prejudice on the merits by a court of competent
             jurisdiction as to the particular indemnitee; or (iii) a court of
             competent jurisdiction approves a settlement of the claims and
             finds that indemnification of the settlement and related costs
             should be made and the court considering the request has been
             advised of the position of the Securities and Exchange Commission
             and the published opinions of any state securities regulatory
             authority in which securities of the Company were offered and sold
             with respect to the availability or propriety of indemnification
             for securities law violations.

       c)    The Company may advance amounts to persons entitled to
             indemnification hereunder for legal and other expenses and costs
             incurred as a result of any legal action for which indemnification
             is being sought only if all of the following conditions are
             satisfied: (i) the legal action relates to acts or omissions with
             respect to the performance of duties or services by the indemnified
             part for or on behalf of the Company; (ii) the legal action is
             initiated by a third party and a court of competent jurisdiction
             specifically approves such advancement; and (iii) the indemnified
             party receiving such advances undertakes to repay the advanced
             funds to the Company, together with the applicable legal rate of
             interest thereon, in any case(s) in which such party is found not
             to be entitled to indemnification.

     25.     NOTICES. Any notice, report or other communication required or
permitted to be given hereunder shall be in writing unless some other method of
giving such notice, report or other communication is accepted by the party to
whom it is given and shall be given by being delivered at the following
addresses of the parties hereto:

             The Company and/or the Board of Directors:

             Inland Western Retail Real Estate Trust, Inc.
             2901 Butterfield Road
             Oak Brook, Illinois 60523
             Attention: Ms. Roberta S. Matlin, Vice President

             The Advisor:

             Inland Western Retail Real Estate Advisory Services, Inc.
             2901 Butterfield Road
             Oak Brook, Illinois 60523
             Attention: President

Either party may at any time give notice in writing to the other party of a
change of its address for the purpose of this Section 25.

     26.     CONFLICTS OF INTEREST AND FIDUCIARY DUTIES TO THE COMPANY

                                       20
<Page>

AND TO THE COMPANY'S STOCKHOLDERS. The Company and the Advisor recognize that
their relationship is subject to various conflicts of interest as set forth in
the Prospectus. The Advisor, on behalf of itself and its Affiliates,
acknowledges that the Advisor and its Affiliates have fiduciary duties to the
Company and to the Company's Stockholders. The Advisor, on behalf of itself and
its Affiliates, represents and agrees (i) that the Advisor and its Affiliates
will endeavor to balance the interests of the Company with the interests of the
Advisor and its Affiliates in making any determination where a conflict of
interest exists between the Company and the Advisor or its Affiliates; and (ii)
that the actions and decisions of the Advisor and its Affiliates under this
Agreement (including but not limited to actions and decisions in connection with
the purchase of Properties for the Company) will be made in the manner most
favorable to the Company and to the Company's Stockholders, so as not to breach
their respective fiduciary duties to the Company and to the Company's
Stockholders.

     27.     HEADINGS. The section headings hereof have been inserted for
convenience of reference only and shall not be construed to affect the meaning,
construction or effect of this Agreement.

                  [REMAINDER OF PAGE INTENTIONALLY LEFT BLANK]

                                       21
<Page>

     IN WITNESS WHEREOF, the undersigned have executed this Advisory Agreement
as of the date first above written.

          COMPANY:

          INLAND WESTERN RETAIL REAL ESTATE TRUST, INC.

          ------------------------------------------
          Title: Vice President - Administration

          ADVISOR:

          INLAND WESTERN RETAIL REAL ESTATE ADVISORY SERVICES, INC.

          ------------------------------------------
          Title: President<Page>

                                                                    EXHIBIT 10.3

                           MASTER MANAGEMENT AGREEMENT

     This Master Management Agreement (this "Agreement") is entered into as of
the__ day of ______, 2003, by and between Inland Western Retail Real Estate
Trust, Inc., a Maryland corporation (the "Company"), and Inland Western
Management Corp., a Delaware corporation (the "Manager").

                                   WITNESSETH

     WHEREAS, the Company is currently qualified as a "real estate investment
trust" (a "REIT") as defined in Sections 856 through 860 of the Internal Revenue
Code of 1986, as amended (the "Code"), and is currently qualified to make
investments of the type permitted to be made by qualified REITs under the Code
and not inconsistent with the Certificate of Formation of the Company, as
amended, and the Bylaws of the Company, as amended (such investments being
referred to herein collectively as the "Properties" and individually as a
"Property"); and,

     WHEREAS, the Company desires to have the Manager manage Properties and the
Manager is willing to manage Properties, on the terms and conditions herein set
forth;

     NOW THEREFORE, in consideration of the mutual covenants herein set forth,
the parties hereby agree as follows:

     1.   Effective as of ________, 2003, the Company hereby retains the Manager
to manage Properties located west of the Mississippi River of the United States,
(collectively, the "Territory"). The engagement of the Manager by the Company
for each Property shall be pursuant to the terms of a separate management
agreement in the form of Exhibit A attached hereto (the "Management Agreement").
This Agreement is not an exclusive management agreement and the Company may
engage other management companies to manage Properties with the Territory.

     2.   The Manager will manage Properties acquired by the Company in the
Territory according to the terms of the Management Agreement.

     3.   The initial term of the Management Agreement for each Property shall
commence on the date of acquisition of the Property by the Company and shall end
on December 31st of the year in which such acquisition occurred, with three
successive three year renewal periods occurring immediately thereafter.

     4.   The parties may mutually agree to vary the terms of the Management
Agreement for any or all of the Properties or to not enter into a written
Management Agreement for any Property.

     5.   From and after May ___, 2008, the Company shall have the right, but
not the obligation, to acquire the entire business, affairs, operations and
assets of the Manager (collectively, the "Manager's Business") in whatever form
agreed upon between the Company and the Manager (a "Business Combination"), as
set forth in writing between them ("Merger Agreement"). If the Company desires
to acquire the Manager's Business in a Business

<Page>

Combination, the Company shall send a written notice to the Manager to that
effect ("Election Notice"). Any agreement with respect to a Business Combination
shall contain provisions providing for: (i) the termination of this Agreement
and all Management Agreements entered into pursuant hereto and the release or
waiver of all fees payable by the Company to the Manager under the Management
Agreements (except for the payment of fees due and payable under the Management
Agreements for services rendered by the Manager up to and until the consummation
of the Business Combination); and (ii) the issuance of a certain number of
shares of common stock of the Company as determined below (the "Shares") to be
issued to the Manager, or its stockholders, members or other equity holders, as
the case may be, in connection with the Business Combination. The Manager
represents to the Company that the Manager has obtained the consent of its board
of directors and its shareholders to a Business Combination with the Company and
that Manager will obtain similar consents from any future shareholders, members
or other equity holders of the Manager.

     6.   The number of Shares to be issued by the Company to the Manager or its
shareholders, members or other equity holders as the case may be, shall be
determined as follows: The net income of the Manager for the calendar month
immediately preceding the month in which the Merger Agreement is executed, as
determined by an independent audit conducted in accordance with generally
accepted auditing standards, shall be annualized (the "Annual Net Income"). The
Annual Net Income shall then be multiplied by ninety percent (90%) and then
divided by the "Funds from Operations per Weighted Average Share" of the
Company. "Funds from Operations per Weighted Average Share" shall be equal to
the annualized Funds from Operations, on the basis of four (4) times the Funds
from Operations for the fiscal quarter immediately preceding the month in which
the Merger Agreement is executed, per weighted average Share of the Company for
such quarter as stated in the quarterly report on Form 10-Q of the Company given
to its shareholders for such quarter. The resulting quotient shall constitute
the number of Shares to be issued by the Company to the Manager or its
shareholders, members or other equity holders as the case may be, with delivery
thereof and the closing of the Business Combination to occur within ninety (90)
days after the date the Election Notice is given to Manager. Any such
transaction will occur, if at all, only if the Board of Directors of the Company
obtains a fairness opinion from an investment banking or valuation firm to the
effect that the consideration to be paid for the Business Combination is fair,
from a financial point of view, to the Company.

     7.   The Manager shall pay for the cost of the net income audit to
determine Annual Net Income. The Company shall pay for the cost of the fairness
opinion.

     8.   This Agreement shall be binding on successors and permitted assigns of
the parties. The Company shall not take any action to terminate this Agreement
solely for the purpose of avoiding a Business Combination, such as in
anticipation of the listing of the Shares on a national stock exchange or their
inclusion in a national market system.

     9.   All notices, requests or demands to be given under this Agreement from
one party to the other, including without limitation the Election Notice
(collectively, "Notices"), shall be in writing and shall be given by personal
delivery, or by a nationally recognized overnight courier service for next
Business Day delivery (or Saturday delivery, if desired) at the other party's

                                        2
<Page>

address set forth below. Notices given by personal delivery (i.e. by the sending
party or a messenger) shall be deemed given on the date of delivery. Notices
given by overnight courier service shall be deemed given upon deposit with the
overnight courier service. Receipt by a receptionist, or by any person in the
employ of such party, shall be deemed actual receipt by the party of Notices.
The term Business Day means any day other than Saturday, Sunday or any other day
on which banks are required or are authorized to be closed in Chicago, Illinois.
The parties' addresses are as follows:

          THE COMPANY:

          Inland Western Retail Real Estate Trust, Inc.
          2901 Butterfield Road
          Oak Brook, IL 60523
          Attn: President

          THE MANAGER:

          Inland Western Management Corp.
          2901 Butterfield Road
          Oak Brook, IL 60523
          Attn: President

     A party's address for notice may be changed from time to time by notice
given to the other party in the manner herein provided for giving notice.

                         [SIGNATURES ON FOLLOWING PAGE.]

                                        3
<Page>

     WHEREFORE, the undersigned have executed this Agreement by their duly
authorized officers as of the date first above written.

                                   THE COMPANY:

                                   Inland Western Retail Real Estate Trust, Inc.

                                   By:
                                      ------------------------------------------
                                         Its President

                                   THE MANAGER:

                                   Inland Western Management Corp.

                                   By:
                                      ------------------------------------------
                                         Its Chief Executive Officer

                                        4
<Page>

                                                                       EXHIBIT A

                                     FORM OF
                              MANAGEMENT AGREEMENT

     IN CONSIDERATION of the mutual covenants and agreements herein contained,
Inland Western Retail Real Estate Trust, Inc., a Maryland corporation ("OWNER")
and Inland Western Property Management Corp., a Delaware corporation
("MANAGER"), agree as follows:

     OWNER hereby employs the MANAGER exclusively to rent, lease, operate and
manage the property commonly known as and located in and legally described on
Exhibit "A" attached hereto and made a part hereof (the "Premises"), upon the
terms and conditions hereinafter set forth, for a term beginning on the ____ day
of __________, 20___ and ending on the ____ day of __________, 20____ and
thereafter for three successive three year renewal periods, with the first such
three year renewal period commencing on _____________ of 20___ and ending on
_______________ of 20___, unless on or before thirty (30) days prior to the date
last above mentioned or on or before thirty (30) days prior to the expiration of
any such renewal period, MANAGER shall notify OWNER in writing that it elects to
terminate this Agreement, in which case this Agreement shall be thereby
terminated on said last mentioned date. In addition, and notwithstanding the
foregoing, OWNER may terminate this Agreement at any time upon delivery of
written notice to MANAGER not less than thirty (30) days prior to the effective
date of termination, in the event of (and only in the event of) a showing by
OWNER of willful misconduct, gross negligence, or deliberate malfeasance by
MANAGER in the performance of MANAGER' s duties hereunder. In the event this
Agreement is terminated for any reason prior to the expiration of its original
term or any renewal term, the OWNER shall indemnify, protect, defend, save and
hold the MANAGER and all of its shareholders, officers, directors, employees,
managers, successors and assigns (collectively, "Indemnified Parties") harmless
from and against

<Page>

any and all claims, causes of action, demands, suits, proceedings, loss,
judgments, damage, awards, liens, fines, costs, attorney's fees and expenses, of
every kind and nature whatsoever (collectively, "Losses"), which may be imposed
on or incurred by the MANAGER by reason of the willful misconduct, gross
negligence and/or unlawful acts (such unlawfulness having been adjudicated by a
court of proper jurisdiction) of OWNER.

     THE MANAGER AGREES:

     To accept the management of the Premises, to the extent, for the period,
and upon the terms herein provided and agrees to furnish the services of its
organization for the rental, leasing, operation and management of the Premises,
and, without limiting the generality of the foregoing, the MANAGER agrees to be
responsible for those specific duties and functions set forth in Section 3
hereof. MANAGER shall be entitled at all times to manage the Premises in
accordance with the MANAGER'S standard operating policies and procedures, except
to the extent that any specific provisions contained herein are to the contrary,
in which case MANAGER shall manage the Premises consistent with such specific
provisions. MANAGER agrees to use its best efforts to maintain the highest
occupancy at the highest rents for each space comprising the Premises.

     To render monthly reports for the Premises to the OWNER, to the attention
of the individual and address as directed by the OWNER from time to time, and to
remit to the OWNER the excess of Gross Income (as defined in Section 3.3 hereof)
over expenses paid per Section 3.4 hereof ("Net Proceeds") for each month on or
before the 15th day of the following month. MANAGER will remit the Net Proceeds
to the OWNER at the address as stated in Section 6.1 hereof. The reports to be
submitted shall consist of the MANAGER'S Commercial Income Report and Commercial
Budget Variance Report, (samples of which are attached as "Exhibit B") and such
other monthly, quarterly and annual reports as are customary in

                                        2
<Page>

commercial property management relationships and as reasonably requested by
OWNER in writing from time to time.

     In case the expenses paid per Section 3.4 hereof shall be in excess of the
Gross Income for any monthly period, MANAGER shall notify OWNER of same and
OWNER agrees to pay such excess immediately upon request from the MANAGER, but
nothing herein contained shall obligate the MANAGER to advance its own funds on
behalf of the OWNER. All advances by MANAGER on behalf of OWNER shall be paid to
MANAGER by OWNER within ten (10) days after request.

     To prepare annualized budgets for operation of the Premises and submit same
to the OWNER for approval. Such budgets shall be for planning and informational
purposes only, and the MANAGER shall have no liability to the OWNER for any
failure to meet any such budget. However, MANAGER will use its best efforts to
operate the Premises within the approved budget. The parties acknowledge that
the first such annual budget has been prepared and approved for the year
commencing ____________, 20___ and ending on ____________, 20___.
Notwithstanding the period covered by the first annual budget, all subsequent
annual budgets shall cover the period from January 1st of each year through
December 31st of such year. The proposed annual budget for each calendar year
shall be submitted by MANAGER to the OWNER by December 1st of the year preceding
the year for which it applies, OWNER shall notify MANAGER within fifteen (15)
days as to whether OWNER has approved the proposed annual budget or not. If the
OWNER disapproves the proposed budget, the OWNER shall notify the MANAGER of
what, specifically, OWNER disapproves of, and the OWNER and MANAGER shall make
the necessary amendments to the annual budget. During the time OWNER and MANAGER
are preparing these amendments, MANAGER will continue to

                                        3
<Page>

operate the Premises according to the last approved budget. The OWNER'S approval
of the annual budget shall constitute approval for the MANAGER to expend sums
for all budgeted expenditures, without the necessity to obtain additional
approval of the OWNER under any other expenditure limitations as set forth
elsewhere in this Agreement.

     THE OWNER AGREES:

     And does hereby give the MANAGER the following exclusive authority and
powers (all of which shall be exercised in the name of MANAGER, as MANAGER for
the OWNER) and the OWNER agrees to assume all expenses in connection therewith:

     To advertise the Premises or any part thereof and to display signs thereon,
as permitted by law; and to rent the same; to pay all expenses of leasing the
Premises, including but not limited to, newspaper and other advertising,
signage, banners, brochures, referral commissions, leasing commissions, finder's
fees and salaries, bonuses and other compensation of leasing personnel
responsible for the leasing of the Premises; to cause references of prospective
tenants to be investigated, it being understood and agreed by the parties hereto
that the MANAGER does not guarantee the credit worthiness or collectibility of
accounts receivable from tenants, users or lessees; and to negotiate new leases
and renewals and cancellations of existing leases which shall be subject to the
MANAGER obtaining OWNER'S approval. The MANAGER may collect from tenants all or
any of the following: a late rent administrative charge, a non-negotiable check
charge, credit report fee, a subleasing administrative charge and/or broker's
commission and need not account for such charges and/or commission to the OWNER;
to terminate tenancies and to sign and serve in the name of the OWNER of the
Premises such notices as are deemed necessary by the MANAGER; to institute and
prosecute actions to evict tenants and to recover possession of the Premises or
portions thereof; with the OWNER'S authorization, to sue for in

                                        4
<Page>

the name of the OWNER of the Premises and recover rent and other sums due; and
to settle, compromise, and release such actions or suits, or reinstate such
tenancies. All expenses of litigation including, but not limited to, attorneys'
fees, filing fees, and court costs which MANAGER shall incur in connection with
the collecting of rent and other sums, or to recover possession of the Premises
or any portion thereof shall be deemed to be an operational expense of the
Premises. MANAGER and OWNER shall concur on the selection of the attorney to
handle such litigation.

     To hire, supervise, discharge, and pay all labor required for the operation
and maintenance of the Premises including but not limited to on site personnel,
managers, assistant managers, leasing consultants, engineers, janitors,
maintenance supervisors and other employees required for the operation and
maintenance of the Premises, including personnel spending a portion of their
working hours (to be charged on a pro rata basis) at the Premises (all of whom
shall be deemed employees of the Premises, not of the MANAGER). All expenses of
such employment shall be deemed operational expenses of the Premises. To make or
cause to be made all ordinary repairs and replacements necessary to preserve the
Premises in its present condition and for the operating efficiency thereof and
all alterations required to comply with lease requirements, and to do decorating
on the Premises; to negotiate and enter into, as MANAGER of the OWNER of the
Premises, contracts for all items on budgets that have been approved by OWNER,
any emergency services or repairs for items not exceeding $5,000.00, appropriate
service agreements and labor agreements for normal operation of the Premises,
which have terms not to exceed three (3) years, and agreements for all budgeted
maintenance, minor alterations, and utility services, including, but not limited
to, electricity, gas, fuel, water, telephone, window washing, scavenger service,
landscaping, snow removal, pest exterminating, decorating and legal

                                        5
<Page>

services in collection with the leases and service agreements relating to the
Premises, and other services or such of them as the MANAGER may consider
appropriate; and to purchase supplies and pay all bills. MANAGER shall use its
best efforts to obtain the foregoing services and utilities for the Premises at
the most economical costs and terms available to MANAGER. The OWNER hereby
appoints MANAGER as OWNER'S authorized MANAGER for the purpose of executing, as
managing MANAGER for said OWNER, all such contracts. In addition, the OWNER
agrees to specifically assume in writing all obligations under all such
contracts so entered into by the MANAGER, on behalf of the OWNER of the
Premises, upon the termination of this Agreement and the OWNER shall indemnify,
protect, save, defend and hold the MANAGER and all of its shareholders,
officers, directors, employees, MANAGERs, successors and assigns harmless from
and against any and all claims, causes of action, demands, suits, proceedings,
loss, judgments, damage, awards, liens, fines, costs, attorney's fees and
expenses, of every kind and nature whatsoever, resulting from, arising out of or
in any way related to such contracts and which relate to or concern matters
occurring after termination of this Agreement, but excluding matters arising out
of MANAGER's willful misconduct, gross negligence and/or unlawful acts. MANAGER
shall secure the approval of, and execution of appropriate contracts by, the
OWNER for any non-budgeted and non-emergency/ contingency capital items,
alterations or other expenditures in excess of $5,000.00 for anyone item,
securing for each item at least three (3) written bids, if practicable, or
providing evidence satisfactory to OWNER that the contract amount is lower than
industry standard pricing, from responsible contractors. MANAGER shall have the
right from time to time during the term hereof, to contract with and make
purchases from subsidiaries and affiliates of the MANAGER, provided that
contract rates and prices are competitive with other available sources. The
MANAGER may at any time and

                                        6
<Page>

from time to time request and receive the prior written authorization of the
OWNER of the Premises of anyone or more purchases or other expenditures,
notwithstanding that the MANAGER may otherwise be authorized hereunder to make
such purchases or expenditures.

     To collect rents and/or assessments and other items, including but not
limited to tenant payments for real estate taxes, property liability and other
insurance, damages and repairs, common area maintenance, tax reduction fees and
all other tenant reimbursements, administrative charges, proceeds of rental
interruption insurance, parking fees, income from coin operated machines and
other miscellaneous income, due or to become due (all such items being referred
to herein as "Gross Income") and give receipts therefore and to deposit all such
Gross Income collected hereunder in the MANAGER'S custodial account which the
MANAGER will open and maintain, in a state or national bank of the MANAGER'S
choice and whose deposits are insured by the Federal Deposit Insurance
Corporation, exclusively for the Premises and any other properties owned by
OWNER (or any entity that is owned or controlled by the general partner of the
OWNER) and managed by MANAGER. OWNER agrees that MANAGER shall be authorized to
maintain a reasonable minimum balance (to be determined jointly from time to
time) in such account. MANAGER may endorse any and all checks received in
connection with the operation of the Premises and drawn to the order of the
OWNER and the OWNER shall, upon request, furnish the MANAGER'S depository with
an appropriate authorization for the MANAGER to make such endorsement.

     To pay all expenses of the Premises from the Gross Income collected in
accordance with 3.3 above, from the MANAGER'S custodial account. It is
understood that the Gross Income will be used first to pay the compensation to
the MANAGER as contained in Paragraph 5 below, then operational expenses and
then any mortgage indebtedness, including real estate tax and insurance

                                        7
<Page>

impounds, but only as directed by the OWNER in writing and only if sufficient
Gross Income is available for such payments.

     Nothing in this Agreement shall be interpreted in such a manner as to
obligate the MANAGER to pay from Gross Income, any expenses incurred by OWNER
prior to the commencement of this Agreement, except to the extent the OWNER
advances additional funds to pay such expenses.

     To collect and handle tenants' security deposits, including the right to
apply such security deposits to unpaid rent, and to comply, on behalf of the
OWNER of the Premises, with applicable state or local laws concerning security
deposits and interest thereon, if any.

     The MANAGER shall not be required to advance any monies for the care or
management of the Premises, and the OWNER agrees to advance all monies necessary
therefor. If the MANAGER shall elect to advance any money in connection with the
Premises, the OWNER agrees to reimburse the MANAGER forthwith and hereby
authorizes the MANAGER to deduct such advances from any monies due the OWNER.

     In connection with any insured losses or damages, to handle all steps
necessary regarding any such claim; provided that the MANAGER will not make any
adjustments or settlements in excess of $10,000.00 without the OWNER'S prior
written consent.

     Notwithstanding anything to the contrary contained in this Agreement, OWNER
acknowledges and agrees that any or all of the duties of MANAGER as contained
herein may be delegated by MANAGER and performed by a person or entity
("Submanager") with whom MANAGER contracts for the purpose of performing such
duties. OWNER specifically grants MANAGER the authority to enter into such a
contract with a Submanager; provided that OWNER shall have no liability or
responsibility to any such Submanager for the payment of the

                                        8
<Page>

Submanager's fee or for reimbursement to the Submanager of its expenses or to
indemnify the Submanager in any manner for any matter; and provided further that
MANAGER shall require such Submanager to agree, in the written agreement setting
forth the duties and obligations of such Submanager, to indemnify the OWNER for
all loss, damage or claims incurred by OWNER as a result of the willful
misconduct, gross negligence and/or unlawful acts of the Submanager. OWNER
further acknowledges and agrees that MANAGER may assign this Agreement and all
of MANAGER's rights and obligations hereunder, to another management entity that
is then managing other property for OWNER ("Successor Manager"). OWNER
specifically grants MANAGER the authority to make such an assignment to a
Successor Manager.

     THE OWNER FURTHER AGREES:

     To indemnify, defend, protect, save and hold the MANAGER and all of its
shareholders, officers, directors, employees, agents, Submanagers, successors
and assigns (collectively, "Indemnified Parties") harmless from any and all
claims, causes of action, demands, suits, proceedings, loss, judgments, damage,
awards, liens, fines, costs, attorney's fees and expenses, of every kind and
nature whatsoever (collectively, "Losses") in connection with or in any way
related to the Premises and from liability for damage to the Premises and
injuries to or death of any person whomsoever, and damage to property; provided,
however, that such indemnification shall not extend to any such Losses arising
out of the willful misconduct, gross negligence and/or unlawful acts (such
unlawfulness having been adjudicated by a court of proper jurisdiction) of
MANAGER or any of the other Indemnified Parties. OWNER agrees to procure and
carry at its own expense Public Liability Insurance, Fire and Extended Coverage
Insurance, Burglary and Theft Insurance, Rental Interruption Insurance, Flood
Insurance (if appropriate) and Boiler Insurance (if appropriate) naming the
OWNER and the MANAGER as insureds and adequate to

                                        9
<Page>

protect their interests and in form, substance, and amounts reasonably
satisfactory to the MANAGER, and to furnish to the MANAGER certificates and
policies evidencing the existence of such insurance. The premiums for all such
insurance maintained by the OWNER shall be paid by either the OWNER directly or,
provided sufficient Gross Income is available, by the MANAGER from such Gross
Income. Unless the OWNER shall provide such insurance and furnish such
certificate and policy within ten (10) days from the date of this Agreement, the
MANAGER may, in its sole discretion, but shall not be obligated to, place said
insurance and charge the cost thereof to the account of the OWNER. All such
insurance policies shall provide that the MANAGER shall receive thirty (30)
days' written notice prior to cancellation of the policy. MANAGER shall not be
liable for any error of judgment or for any mistake of fact or law, or for any
thing which it may do or refrain from doing, except in cases of willful
misconduct, gross negligence and/or unlawful acts (such unlawfulness having been
adjudicated by a court of proper jurisdiction).

     OWNER hereby warrants and represents to MANAGER that to the best of OWNER'S
knowledge, neither the Premises, nor any part thereof, has previously been or is
presently being used to treat, deposit, store, dispose of or place any hazardous
substance, that may subject MANAGER to liability or claims under the
Comprehensive Environmental Response, Compensation and Liability Act of 1980 (42
U.S.C.A. Section 9607) or any constitutional provision, statute, ordinance, law,
or regulation of any governmental body or of any order or ruling of any public
authority or official thereof, having or claiming to have jurisdiction there
over. Furthermore, OWNER agrees to indemnify, protect, defend, save and hold the
MANAGER and all of its shareholders, officers, directors, employees, agents,
successors and assigns harmless from any and all claims, causes of action,
demands, suits, proceedings, loss, judgments,

                                       10
<Page>

damage, awards, liens, fines, costs, attorney's fees and expenses, of every kind
and nature whatsoever, involving, concerning or in any way related to any past,
current or future allegations regarding treatment, depositing, storage, disposal
or placement by any party other than MANAGER of hazardous substances on the
Premises.

     To give adequate advance written notice to the MANAGER if the OWNER desires
that the MANAGER make payment, out of Gross Income, to the extent funds are
available after the payment of the MANAGER'S compensation as contained in
Paragraph 5 and all operational expenses, of mortgage indebtedness, general
taxes, special assessments, or fire, boiler or any other insurance premiums. In
no event shall the MANAGER be required to advance its own money in payment of
any such indebtedness, taxes, assessments or premiums.

     THE OWNER AGREES TO PAY THE MANAGER, AS A MONTHLY MANAGEMENT FEE HEREUNDER,
an amount no greater than four and one half percent (4-1/2%) of Gross Income for
the month for which the payment is made, which shall be deducted monthly by the
MANAGER and retained by the MANAGER from Gross Income prior to payment to OWNER
of Net Proceeds. Such Management Fee shall be compensation for those services
specified herein. Any services beyond those specified herein, such as sales
brokerage, construction management, loan origination and servicing, property tax
reduction and risk management services, shall be performed by MANAGER and
compensated by OWNER only if the parties agree on the scope of such work and
provided that the compensation to be paid therefor will not exceed 90% of that
which would be paid to unrelated parties providing such services and provided
further that all such compensation must be approved by a majority of the
independent directors of OWNER. OWNER acknowledges and agrees that MANAGER may
payor assign all or any portion of its Management Fee to a Submanager as
described in section 3.9

                                       11
<Page>

hereof.

     MANAGER shall retain all administrative charges actually collected from
tenants in connection with annual common area maintenance reconciliations and
tenant chargebacks for same.

     IT IS MUTUALLY AGREED THAT:

     OWNER shall designate one (1) person to serve as OWNER'S Representative in
all dealings with MANAGER hereunder. Whenever the notification and reporting to
OWNER or the approval, consent or other action of OWNER is called for hereunder,
any such notification and reporting if sent to or specified in writing to the
OWNER'S Representative, and any such approval, consent or action if executed by
OWNER'S Representative, shall be binding on OWNER. The OWNER'S Representative
shall be:

<Table>
<Caption>
     Name                                Address
     ----                                -------
     <S>                                 <C>
     Roberta S. Matlin                   2901 Butterfield Road
                                         Oak Brook, Illinois 60523
</Table>

     The OWNER'S Representative may be changed at the discretion of the OWNER,
at any time and from time to time, and shall be effective upon MANAGER'S receipt
of written notice of the new OWNER' S Representative.

     The OWNER expressly withholds from the MANAGER any power or authority to
make any structural changes in any building or to make any other major
alterations or additions in or to any such building or equipment therein, or to
incur any expense chargeable to the OWNER, other than expenses related to
exercising the express powers above vested in the MANAGER without the prior
written direction of the OWNER'S Representative, except such emergency repairs
as may be required to ensure the safety of persons or property or which are
immediately necessary for the preservation and safety of the Premises or the
safety of the tenants and occupants thereof or are required to avoid the
suspension of any necessary service to the

                                       12
<Page>

Premises. The person identified above as the OWNER'S Representative (and any
designated successor or successors to such OWNER' S Representative) shall be the
OWNER'S exclusive representative for all purposes hereof, and the MANAGER shall
have the absolute right to rely upon all decisions, approvals and directions of
such person. Such representative shall have the right to designate a successor
representative by written notice to the MANAGER.

     The MANAGER shall be responsible for notifying OWNER in the event it
receives notice that any building on the Premises or any equipment therein does
not comply with the requirements of any statute, ordinance, law or regulation of
any governmental body or of any public authority or official thereof having or
claiming to have jurisdiction thereover. MANAGER shall promptly forward to the
OWNER any complaints, warnings, notices or summonses received by it relating to
such matters. The OWNER represents that to the best of its knowledge the
Premises and such equipment comply with all such requirements and authorizes the
MANAGER to disclose the OWNER of the Premises to any such officials and agrees
to indemnify, protect, defend, save and hold the MANAGER and the other
Indemnified Parties harmless of and from any and all Losses which may be imposed
on them or any of them by reason of the failure of OWNER to correct any present
or future violation or alleged violation of any and all present or future laws,
ordinances, statutes, or regulations of any public authority or official
thereof, having or claiming to have jurisdiction thereover, of which it has
actual notice.

     In the event it is alleged or charged that any building on the Premises or
any equipment therein or any act or failure to act by the OWNER with respect to
the Premises or the sale, rental, or other disposition thereof fails to comply
with, or is in violation of, any of the requirements of any constitutional
provision, statute, ordinance, law, or regulation of any governmental body or
any order or ruling of any public authority or official thereof having or
claiming to have

                                       13
<Page>

jurisdiction thereover, and the MANAGER, in its sole and absolute discretion,
considers that the action or position of the OWNER, with respect thereto may
result in damage or liability to the MANAGER, the MANAGER shall have the right
to cancel this Agreement at any time by written notice to the OWNER of its
election so to do, which cancellation shall be effective upon the service of
such notice. Such notice may be served personally or by registered mail, on or
to the person named to receive the MANAGER'S monthly statement at the address
designated for such person as provided in Paragraph 6.1 above, and if served by
mail shall be deemed to have been served when deposited in the mails. Such
cancellation shall not release the indemnities of the OWNER set forth in this
Agreement, including, but not limited to, those set forth in Paragraphs
1,3.2,4.1,4.2 and 6.3 above and shall not terminate any liability or obligation
of the OWNER to the MANAGER for any payment, reimbursement, or other sum of
money then due and payable to the MANAGER hereunder.

     All personnel expenses, including but not limited to, wages, salaries,
insurance, fringe benefits, employment related taxes and other governmental
charges, shall be charges incurred in connection with the Premises for purposes
of Paragraph 3.4 hereof, to the extent such expenses are apportioned by the
MANAGER to services rendered for the benefit of the Premises. The number and
classification of employees serving the Premises shall be as determined by the
MANAGER to be appropriate for the proper operation of the Premises; provided
that the OWNER may request changes in the number and/or classifications of
employees, and the MANAGER shall make such changes unless in its judgment the
resulting level of operation and/or maintenance of the Premises will be
inadequate. The MANAGER shall honor any collective bargaining contract covering
employment at the Premises which is in effect upon the date of execution of this
Agreement; provided that the MANAGER shall not assume or

                                       14
<Page>

otherwise become a party to such contract for any purpose whatsoever and all
personnel subject to such contract shall be considered the employees of the
Premises and not the MANAGER.

     The OWNER shall payor reimburse the MANAGER for any sums of money due it
under this Agreement for services and advances prior to termination of this
Agreement. All provisions of this Agreement that require the OWNER to have
insured, or to protect, defend, save, hold and indemnify or to reimburse the
MANAGER shall survive any expiration or termination of this Agreement and, if
MANAGER is or becomes involved in any claim, proceeding or litigation by reason
of having been the MANAGER of the OWNER, such provisions shall apply as if this
Agreement were still in effect. The parties understand and agree that the
MANAGER may withhold funds for sixty (60) days after the end of the month in
which this Agreement is terminated to pay bills previously incurred but not yet
invoiced and to close accounts. Should the funds withheld be insufficient to
meet the obligation of the MANAGER to pay bills previously incurred, the OWNER
will upon demand advance sufficient funds to the MANAGER to ensure fulfillment
of MANAGER'S obligation to do so, within ten (10) days of receipt of notice and
an itemization of such unpaid bills.

     Nothing contained herein shall be construed as creating any rights in third
parties who are not the parties to this Agreement, nor shall anything contained
herein be construed to impose any liability upon OWNER or MANAGER for the
performance by the OWNER or MANAGER under any other agreement they have entered
into or may in the future enter into, without the express written consent of the
other having been obtained. Nothing contained in this Agreement shall be deemed
or construed to create a partnership or joint venture between OWNER and MANAGER
or to cause either party to be responsible in any way for the debts or
obligations of the other or any other party (but nothing contained herein shall
affect MANAGER'S

                                       15
<Page>

responsibility to transmit payments for the account of OWNER as provided
herein), it being the intention of the parties that the only relationship
hereunder is that of MANAGER and principal.

     Wherever possible, each provision of this Agreement shall be interpreted in
such manner as to be effective and valid under applicable law, but if any
provision of this Agreement shall be prohibited or invalid under such law, such
provision shall be ineffective only to the extent of such prohibition or
invalidity, without invalidating the remainder of such provision or the
remaining provisions of this Agreement. This Agreement, its validity,
performance and enforcement shall be construed in accordance with, and governed
by, the laws of the State in which the Premises are located.

     This Agreement shall be binding upon the successors and assigns of the
MANAGER and the heirs, administrators, executors, successors, and assignees of
the OWNER. This Agreement contains the entire Agreement of the parties relating
to the subject matter hereof, and there are no understandings, representations
or undertakings by either party except as herein contained. This Agreement may
be modified solely by a written agreement executed by both parties hereto.

     If any party hereto defaults under the terms or conditions of this
Agreement, the defaulting party shall pay the non-defaulting party's court costs
and attorney's fees incurred in the enforcement of any provision of this
Agreement.

     The failure of either party to this Agreement to, in anyone or more
instances, insist upon the performance of any of the terms, covenants or
conditions of this Agreement, or to exercise any rights or privileges conferred
in this Agreement, shall not be construed as thereafter waiving any such terms,
covenants, conditions, rights or privileges, but the same shall continue in full
force and effect as if no such forbearance or waiver had occurred.

                                       16
<Page>

     This Agreement is deemed to have been drafted jointly by the parties, and
any uncertainty or ambiguity shall not be construed for or against either party
as an attribution of drafting to either party.

     All notices given under this Agreement shall be sent by certified mail,
return receipt requested, sent by facsimile transmission, or hand delivered at:

FOR OWNER:                                       FOR MANAGER:

Inland Western Retail Real Estate Trust, Inc.    Inland Western Management Corp.
ATTN:  Roberta S. Matlin                         ATTN: Thomas P. McGuinness
2901 Butterfield Road                            2901 Butterfield Road
Oak Brook, Illinois 60523                        Oak Brook, Illinois 60523
Fax: #630/218-4955                               Fax: #630/218-4955

     IN WITNESS WHEREOF, the parties hereto have affixed or caused to be affixed
their respective signatures this _________________ day of ____________ , 20___.

MANAGER:                                    OWNER:

INLAND WESTERN MANAGEMENT                   INLAND WESTERN RETAIL REAL
CORP., a Delaware corporation               ESTATE TRUST, INC., a Maryland
                                            corporation

By:
   --------------------------------------
Its:                                        By:
    -------------------------------------      --------------------------------
                                                 Roberta S. Matlin,
                                                 Vice President - Administration

                                       17

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