Education Realty Trust Announces Fourth Quarter and Full Year 2008 Results


MEMPHIS, Tenn., March 16, 2009 (GLOBE NEWSWIRE) -- Education Realty Trust, Inc. (NYSE:EDR), a leader in the ownership, development and management of student housing, today announced operating results for the fourth quarter and year ended December 31, 2008.

Note: All per share/unit results are reported on a weighted average basis for the respective periods.

Fourth Quarter Highlights



 * Total revenue for the quarter increased $3.5 million or 11.0% to
   $36.2 million. Operating income was $6.5 million versus $7.8
   million for the comparable fourth quarter 2007. Operating income
   for the three months ended December 31, 2008 included a $2.0
   million impact from impairment losses on a student housing
   community and goodwill. Excluding the impact of this non-cash asset
   impairment charge, operating income increased $0.8 million or 9.7%
   to $8.5 million for the quarter ended;

 * Net loss from continuing operations was $4.9 million compared to a
   net income of $0.7 million in 2007.  Excluding impairment and
   refinancing items, net income increased $1.2 million to $1.9
   million in 2008;

 * Funds from operations (FFO) for the fourth quarter 2008 were $2.6
   million or $0.09 per share/unit versus $9.2 million or $0.31 per
   share/unit in the fourth quarter 2007. FFO for the three months
   ended December 31, 2008 included the impact of approximately $0.22
   per share/unit related to the following impairment and refinancing
   charges:

   -- $4.4 million or $0.14 per share/unit impact from a loss on early
      retirement of debt,

   -- $2.0 million or $0.07 per share/unit from impairment losses on a
      student housing community and goodwill related to the student
      housing segment, and

   -- $0.4 million, net of tax, or $0.01 per share/unit impact from
      the write-off of development costs.

   Excluding the impact of these charges FFO per share/unit for the
   quarter was $0.31 versus $0.31 in 2007;

 * Same-community net operating income increased 6.3% on revenue
   growth of approximately 1.0% and a 6.4% reduction in operating
   expenses compared to the fourth quarter 2007;

 * Secured a $222.0 million debt facility, used initial loan proceeds
   to refinance $185.6 million in mortgage debt that was due to mature
   in July 2009 and recognized a $4.4 million loss on the early debt
   retirement;

 * Awarded two third-party development projects, including a 984-bed
   project at East Stroudsburg University of Pennsylvania that is
   scheduled to open in 2010 and a 340-bed student housing project at
   State University of New York College of Environmental Science and
   Forestry that is scheduled for a 2011 opening; and

 * Awarded a new management contract for a 330-bed community in
   downtown Atlanta near Georgia Tech University.

Full Year Highlights



 * FFO for the year was $21.8 million or $0.73 per share/unit compared
   to $25.9 million or $0.88 per share/unit in 2007.  FFO for the
   twelve months ended December 31, 2008 included approximately $0.14
   per share/unit impact from a loss on early retirement of debt,
   $0.07 per share/unit from asset impairment losses on a student
   housing community and goodwill, and $0.01 per share/unit impact
   from the write-off of development costs, net of tax.  Excluding the
   impact of these charges, FFO per share/unit for 2008 was $0.96 per
   share/unit versus $0.88 per share/unit an increase of approximately
   9.0%;

 * Same-community rental rates increased 5.1% for the 2008-2009 lease
   year and opening physical occupancies were down approximately 0.8%
   over the prior lease year, excluding three communities with
   challenging leasing markets in 2008.  In total same-community rates
   were up about 3.3% and opening physical occupancies, as measured on
   September 30th, were down about 260 basis points at 93.7%;

 * Awarded a total of five new third-party development projects in
   2008 with combined project costs of approximately $170.7 million;

 * Terminated the lease with Place Properties, Inc. ("Place") related
   to a 13 property portfolio, received  a $6.0 million termination
   fee and began recognizing operating results of the properties
   February 1, 2008;

 * Opened the Company's first owned development, The Reserve at Saluki
   Point, at Southern Illinois University, in August 2008 on time and
   100% leased; and

 * Began construction of the Company's first on-campus owned
   development at Syracuse University, which is scheduled to open in
   2009.

Paul O. Bower, Chairman, President and Chief Executive Officer commented that, "Our portfolio has been resilient in the face of a deteriorating economy during unprecedented times. Despite the adversity, the fundamentals of the student housing industry and the EDR portfolio remain stable. We are working diligently to push forward on the key initiatives we outlined in 2008 to further strengthen the Company."

Mr. Bower concluded, "These initiatives include reducing operating expenses and strengthening our balance sheet. With respect to our 2009 debt maturities, we refinanced $185.6 of mortgage debt in December that was due to mature in July 2009 and we are diligently pursuing replacement debt for the balance of our outstanding maturities that are not due until December 2009. We remain intensely focused on effectively executing on the management of our properties, improving occupancy across the portfolio, as well as producing growth in our third-party development revenue to position the Company to deliver the best possible results in 2009."

Fourth Quarter Operating Results

Total revenue grew $3.6 million or 11.0% to $36.2 million for the fourth quarter of 2008 from $32.6 million in the comparable quarter of 2007. Student housing leasing revenue increased $6.5 million or 27.8% to $29.7 million in the fourth quarter of 2008, the increase included $5.5 million related to the inclusion of the Place Portfolio properties, $0.8 million related to the August 2008 opening of The Reserve at Saluki Point community which was developed by the Company's development subsidiary, and $0.2 million related to an approximate 1.0% increase in same-community revenue. Other leasing revenue was down $3.2 million from the same quarter in 2007 as a result of the termination of the 13 property lease with Place Properties.

Third-party development services revenue increased 1.1% to $2.1 million for the fourth quarter of 2008. Third-party management services revenue increased 5.4% to $1.0 million for the fourth quarter of 2008. Two new management contracts contributed growth of 4.4%, and revenue from existing contracts increased 9.9%. The loss of revenue related to a contract the Company exited in the past year partially offset these increases.

Total operating expenses were $29.7 million for the fourth quarter of 2008 compared to $24.8 million in 2007, an increase of $4.9 million. Student housing operating expenses increased $2.5 million or 25.2%, with $2.9 million attributable to the addition of the Place Properties operations in 2008 and $0.3 million from the August 2008 opening of The Reserve at Saluki Point community. These increases were offset by a $0.6 million dollar or 6.4% decrease in same-community operating expenses, which was achieved as a result of cost containment efforts and specific cost reduction plans that were initiated in the second half of 2008.

Corporate general and administrative expense increased $0.7 million to $4.5 million as a result of a $0.7 million write-off of development costs related to a project the Company is no longer pursuing as Company owned. In the fourth quarter of 2008 the Company also incurred $2.0 million of asset impairment charges, which included a $1.6 million impairment related to its Clayton Place community and a $0.4 million goodwill impairment, related to the student housing segment. Based on current market conditions the goodwill was deemed to have no current value.

As a result, the Company had operating income of $6.5 million for the fourth quarter of 2008 compared to $7.8 million for the same period last year. Total non-operating expenses increased $4.8 million to $11.2 million in the fourth quarter of 2008. The increase in non-operating expenses was primarily driven by a $4.4 million loss recognized on the December 2008 early retirement of $185.6 million in debt that was due to mature in July 2009.

Net loss from continuing operations was $4.9 million, or $0.17 per weighted average diluted share, in the fourth quarter of 2008 compared to net income of $0.7, or $0.02 per weighted average diluted share the prior year.

FFO was $2.6 million in the fourth quarter of 2008 compared to $9.2 million in 2007. FFO per share/unit was $0.09 compared to $0.31 per share/unit, representing a year over year decline of $0.22 per share/unit. FFOA, which adjusts for significant impairment and financing charges, increased approximately 1.8% to $9.4 million for the fourth quarter of 2008 and FFOA per share/unit was relatively flat at $0.31. The decline in FFO and FFO per share/unit reflects growth in core revenue, and higher same-community NOI offset by approximately $6.8 million in charges and a lower operating income contribution from operating the Place Portfolio compared to the lease revenue received on the Portfolio in the prior year. A reconciliation of FFO to net income (loss), in accordance with U.S. generally accepted accounting principles (GAAP) is included in the financial tables accompanying this release.

Same-Community Results

Revenue for the fourth quarter of 2008 was $23.5 million, an increase of approximately 1.0% over the fourth quarter of 2007. Rental rate increases of approximately 3.5% were offset by a 2.8% drop due to occupancy and a 0.3% increase in other revenue. Operating expenses were reduced 6.4% to $9.3 million and net operating income grew 6.3% to $14.1 million. The Company achieved operating expense reductions through focused expense control efforts and targeted layoffs at its communities.

Full Year Operating Results

Total revenue grew 16.6% to $139.9 million for the year ended December 31, 2008. Student housing leasing revenue increased $21.9 million or 25.6% to $107.6 million in 2008, the increase included $19.5 million related to the inclusion of the Place Portfolio properties, $1.2 million related to the August 2008 opening of The Reserve at Saluki Point community, and $1.2 million related to an approximate 1.4% increase in same-community revenue. Other leasing revenue was down $6.7 million from 2007 as a result of the termination of the Place lease.

Third-party development services revenue increased 53.4% to $8.3 million. The 2008 start of projects at West Chester University of Pennsylvania and Phase III at Indiana University of Pennsylvania (IUPA) along with recognition of development fee incentives on the second phase project at IUPA contributed to the growth. Third-party management services revenue increased 8.3% to $3.7 million. New management contracts contributed growth of 3.1%, and revenue from existing contracts increased 9.1%. The loss of revenue related to a contract the Company exited in the past year partially offset these increases.

Total operating expenses were $116.4 million for the full year 2008 compared to $99.6 million in 2007, an increase of $16.8 million. Student housing operating expenses increased $14.4 million or 34.8%, with $11.8 million attributable to the Place Properties' operations and $0.6 million from the August 2008 opening of The Reserve at Saluki Point community and $1.9 million from a 4.5% increase in same-community operating expenses.

Corporate general and administrative expense increased $1.8 million to $16.3 million. The increase includes growth mainly in compensation expense through the first three quarters of 2008 and a $0.7 million write-off of development costs in the fourth quarter of 2008.

The Company also incurred $2.0 million of asset impairment charges in the fourth quarter of 2008. As a result, the Company had operating income of $23.5 million in 2008 compared to $20.4 million for the prior year. Total non-operating expenses increased $2.5 million to $30.2 million. The increase in non-operating expenses was primarily driven by a $4.4 million loss on early retirement of debt in December offset by a $1.8 million decline in interest expense as a result of lower variable rates on the Company's line of credit and lower outstanding borrowings for most of the year.

Net loss from continuing operations was $7.9 million, or $0.28 per weighted average diluted share, for the full year 2008 compared to a net loss of $5.4 million, or $0.20 per weighted average diluted share the prior year.

FFO was $21.8 million and FFO per share/unit was $0.73 in 2008 compared to $25.9 million and $0.88 respectively the prior year. Excluding the impact of approximately $6.8 million related to non-routine charges, funds from operations - adjusted ("FFOA") increased approximately 10.0% to $28.6 million and FFOA per share/unit increased approximately 9.0% to $0.96.

Occupancy and Leasing

The average physical and economic occupancies on a same-community basis for the fourth quarter of 2008 were 93.2% and 94.4%, respectively, compared to 95.9% and 97.5% in the prior year. Physical occupancy is the average of occupied rooms at the end of each month, whereas economic occupancy represents net apartment rent on a US GAAP basis as a percentage of potential rent and reflects the impact of straight-line rent.

On a same-community basis, the 2008-2009 lease year opened with an average rate growth of 5.1% and an occupancy decline of approximately 0.8%, excluding three communities in the currently challenging markets of Kalamazoo, Michigan, Gainesville, Florida, and Oxford, Mississippi. In total, same-community average rates for the 2008-2009 lease year grew about 3.3% and occupancy declined approximately 2.6%. The Place Portfolio opened with an average occupancy of 81.9% compared with 87.8% one year ago.

Fall 2009 Leasing

As of March 12th leasing on a same community basis reflected approximately 50.4% of beds applied for and 42.5% already leased compared to 51.1% and 42.0% at this time last year. Leasing for the three properties in the previously identified challenged markets shows 36.5% of beds applied for and 30.8% leased compared to 33.7% applied for and 25.1% leased one year ago. Regarding the former Place portfolio, approximately 40.5% of the beds have been applied for and 32.9% have been leased compared to 35.4% and 27.2% at this time last year.

An application is defined as a signed student lease without the receipt of an executed parental guarantee, which can take time to obtain.

Place Portfolio Conversion

In February 2008, the Company terminated a lease with Place for 13 properties ("Place Portfolio") owned by the Company but previously operated and managed by Place. As a result, Allen & O'Hara Education Services, Inc., the Company's management subsidiary, began managing these 13 properties and the Company began recognizing the property operating results in its financial results effective February 1, 2008. The agreement included a termination fee of $6.0 million.

The Place Portfolio produced net operating income of $2.6 million for the fourth quarter of 2008 on student housing leasing revenue of $5.5 million and operating expenses of $2.9 million. The net operating income for the fourth quarter 2008 represents a $0.8 million or $0.03 per share/unit decline from the $3.4 million of lease revenue received under the lease agreement with Place in the fourth quarter of 2007. The Company negotiated the lease termination fee in part to offset the expected shortfall in operating results of the properties. Over time, the Company expects to be able to improve the operating results of the Place Portfolio through revenue growth driven by improved marketing and customer service strategies.

Development Activity

The Company's first off-campus owned development, The Reserve at Saluki Point, at Southern Illinois University in Carbondale, Illinois, opened in August 2008 on time and 100% leased. The second phase of the project at this location has begun and is scheduled for a 2009 opening. The Company also began construction on its first on-campus owned development at Syracuse University, which is scheduled to open in 2009.

The Company's development subsidiary, Allen & O'Hara Development Company (AODC), was awarded new development projects at SUNY College of Environment Science and Forestry and at East Stroudsburg University, in Pennsylvania comprising a total of 1,324 beds and estimated total development costs of $84.8 million. AODC was also awarded additional phase work at Indiana University of Pennsylvania and Colorado State University.

Capital Structure

The Company closed a $222.0 million credit facility with Red Mortgage Capital Inc., a Fannie Mae lender, on December 31, 2008. The Company drew down approximately $197.7 million in initial loans. The proceeds were used to retire approximately $185.6 million secured first mortgage debt that was due to mature in July 2009. The remaining proceeds were used to pay approximately $6.4 million in deferred financing and defeasance costs and to reduce the balance on the corporate revolving credit facility.

The Company had $32.9 million outstanding on its credit facility, an increase of $21.4 million from the prior year end, and cash and cash equivalents totaling $9.0 million at December 31, 2008. Total debt outstanding at December 31, 2008, excluding unamortized debt premiums, was $474.0 million with 80.2% of the Company's debt at fixed rates. Approximately $98.7 million or 22.4% of the Company mortgage debt is currently due to mature in December 2009. Management is currently engaged in negotiating replacement financing for this maturing debt. At the end of the quarter, the Company's combined outstanding common stock and partnership units totaled 29.6 million.

Dividend

In January 2009 the Board of Directors adjusted the Company's annual 2009 dividend target to $0.41 per share/unit from the previous rate of $0.82. Based on the January 2, 2009 closing common share price of $5.01, the 2009 estimated dividend represents an annual yield of 8.2%. The Company is expected to be able to retain approximately $12.0 million of cash flow in 2009 as a result of the new dividend policy, which will further strengthen its liquidity and balance sheet position.

On January 5, 2009, the Company declared its fourth quarter dividend of $0.1025 per share/unit, which is payable on February 16, 2009, to holders of record as of the close of business on January 30, 2009.

Earnings Guidance and Outlook

Based upon the Company's current estimates, FFO per share/unit is expected to be in the range of $0.70 to $0.80 for the full year ending December 31, 2009. Education Realty Trust's 2009 earnings guidance is based on the following assumptions:



 * For the same apartment community portfolio, Fall 2009 Net Apartment
   Rent growth of 0.5% to 2%, operating expense growth of flat to 2%,
   and full year NOI growth of flat to 3.0%;

 * For the former Place portfolio, Fall 2009 Net Apartment Rent growth
   of approximately 2% to 5%, annualized operating expense growth of
   flat to 2% and NOI growth of flat to 5.0%;

 * Third-party development fees ranging between $5.0 to $5.5 million,
   excluding potential incentive development fees;

 * Third-party management fees ranging from $3.0 to $3.5 million. This
   range reflects the loss of approximately $0.4 million related to
   the previously reported termination of a 5-property managed
   portfolio in October, 2008;

 * 2009 corporate general and administrative expense of approximately
   $14.5 to $15.0 million;

 * Interest expense is expected to range between $26.0 and $26.5
   million net of capitalized interest of $.5 to $1 million;

 * Income taxes ranging from $1.0 to $1.5 million.

The impact of the following possible events has not been included in determining guidance for 2009:



 * Defeasance or financing costs related to the refinancing of
   existing debt or credit facilities;

 * Any dispositions, acquisitions, or additional wholly-owned
   developments;

 * Any new management contracts.

Earnings Release Delay

The Company had previously delayed its fourth quarter and full year 2008 earnings release and conference call pending completion of an ongoing review of the Company's accrual for certain state tax items. There were no financial statement adjustments as a result of completing this review

Conference Call

The Company will host a conference call for investors and other interested parties beginning at 10:00 a.m. Eastern Time on Tuesday, March 17, 2009. The call will be hosted by Paul O. Bower, Chairman, President and Chief Executive Officer, and Randall H. Brown, Executive Vice President and Chief Financial Officer.

The conference call will be accessible by telephone and the Internet. To access the call, participants from within the U.S. may dial (800) 257-3401, and participants from outside the U.S. may dial (303) 262-2053. The passcode for this call is 11128034. Participants may also access the call via live webcast by visiting the Company's investor relations Web site at www.educationrealty.com.

The replay of the call will be available at approximately 1:00 p.m. Eastern Time on March 17, 2009 through midnight Eastern Time on March 24, 2009. To access the replay, the domestic dial-in number is (800) 405-2236, the international dial-in number is (303) 590-3000, and the passcode is 11128034.

The archive of the webcast will be available on the Company's Web site for a limited time.

Safe Harbor Statement under the Private Securities Litigation Reform Act of 1995

Statements about the Company's business that are not historical facts are "forward-looking statements." Forward-looking statements are based on current expectations. You should not rely on our forward-looking statements because the matters they describe are subject to known and unknown risks and uncertainties that could cause the Company's future results, performance, or achievements to differ significantly from the results, performance, or achievements expressed or implied by such statements. Such risks are set forth under the captions "Item 1A. Risk Factors" and "Forward-Looking Statements" in our annual report on Form 10-K and under the caption "Item 2. Management's Discussion and Analysis of Financial Condition and Results of Operations" (or similar captions) in our quarterly reports on Form 10-Q, and as described in our other filings with the Securities and Exchange Commission. Forward-looking statements speak only as of the date on which they are made, and EDR undertakes no obligation to update publicly or revise any guidance or other forward-looking statement, whether as a result of new information, future developments, or otherwise.

About Education Realty Trust

Education Realty Trust, Inc. (NYSE:EDR) is a self-administered, self-managed real estate investment trust that owns, develops and manages high-quality student housing communities throughout the United States. Led by a team with over 200 years of shared industry experience, EDR is one of America's largest owners and operators of collegiate student housing. Its portfolio includes 69 communities in 21 states with 41,329 owned and managed beds. For more information please visit the Company's Web site at www.educationrealty.com.



            EDUCATION REALTY TRUST, INC. AND SUBSIDIARIES
                CONDENSED CONSOLIDATED BALANCE SHEETS
            (Amounts in thousands, except per share data)

                                            December 31,  December 31,
                                                2008          2007
                                            ------------  ------------
                                             (unaudited)
 Assets
  Student housing properties, net           $    733,507  $    732,979
  Assets under development                         6,572         5,675
  Corporate office furniture, net                  1,465         1,693
  Cash and cash equivalents                        9,003         4,034
  Restricted cash                                  5,595         8,188
  Student contracts receivable, net                  533           329
  Receivable from affiliates                          25            18
  Management fee receivable from third
   parties                                           401           606
  Goodwill and other intangibles, net              3,111         3,531
  Other assets                                    17,435        10,407
                                            ------------  ------------

 Total assets                               $    777,647  $    767,460
                                            ============  ============

 Liabilities and stockholders' equity
 Liabilities:
  Mortgage and construction loans, net of
   unamortized premium/discount             $    442,259  $    420,940
  Revolving line of credit                        32,900        11,500
  Accounts payable and accrued expenses           10,605        11,092
  Accounts payable affiliate                          --            60
  Deferred revenue                                 9,954         7,928
                                            ------------  ------------
 Total liabilities                               495,718       451,520
                                            ------------  ------------

 Minority interest                                14,669        18,121
                                            ------------  ------------

 Commitments and contingencies                        --            --

 Stockholders' equity:
   Common stock, $.01 par value, 200,000,000
    shares authorized, 28,475,855 and
    28,431,855 shares issued and outstanding
    at December 31, 2008 and December 31,
    2007, respectively                               285           284
  Preferred shares, $0.01 par value,
   50,000,000 shares authorized, no shares
   issued and outstanding                             --            --
  Additional paid-in capital                     308,356       330,969
  Accumulated deficit                            (41,381)      (33,434)
                                            ------------  ------------
 Total stockholders' equity                      267,260       297,819
                                            ------------  ------------

 Total liabilities and stockholders'
  equity                                    $    777,647  $    767,460
                                            ============  ============


            EDUCATION REALTY TRUST, INC. AND SUBSIDIARIES
           CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS
            (Amounts in thousands, except per share data)
                              Unaudited

                                            Three months  Three months
                                               ended         ended
                                            December 31,  December 31,
                                                2008          2007
                                            ------------  ------------
 Revenues:
  Student housing leasing revenue           $     29,737  $     23,270
  Student housing food service revenue               574           615
  Other leasing revenue                              200         3,434
  Third-party development services                 2,079         2,057
  Third-party management services                    995           944
  Operating expense reimbursements                 2,604         2,275
                                            ------------  ------------
  Total revenues                                  36,189        32,595
                                            ------------  ------------

 Operating expenses:
  Student housing leasing operations              12,505         9,988
  Student housing food service operations            529           553
  General and administrative                       4,481         3,772
  Depreciation and amortization                    7,521         8,214
  Loss on impairment                               2,021            --
  Reimbursable operating expenses                  2,604         2,275
                                            ------------  ------------

 Total operating expenses                         29,661        24,802
                                            ------------  ------------

 Operating income                                  6,528         7,793
                                            ------------  ------------

 Nonoperating expenses:
  Interest expense                                 6,673         6,281
  Amortization of deferred financing costs           252           244
  Interest income                                   (106)         (139)
  Loss on early retirement of debt                 4,360            --
                                            ------------  ------------
 Total nonoperating expenses                      11,179         6,386
                                            ------------  ------------

 Income (loss) before equity in earnings of
  unconsolidated entities, income taxes,
  minority interest, and discontinued
  operations                                      (4,651)        1,407

 Equity in earnings of unconsolidated
  entities                                            27           (32)
                                            ------------  ------------

 Income (loss) before income taxes, minority
  interest, and discontinued operations           (4,624)        1,375
 Income tax expense                                  241           361
                                            ------------  ------------
 Net income (loss) before minority interest
  and discontinued operations                     (4,865)        1,014

 Minority interest                                    30           302
                                            ------------  ------------

 Income (loss) from continuing operations         (4,895)          712

 Loss from discontinued operations, net of
  minority interest                                   --           (29)
                                            ------------  ------------

 Net income (loss)                          $     (4,895) $        683
                                            ============  ============

 Earnings per share information:
 Income/(loss) per share - basic
  Continuing operations                     $      (0.17) $       0.02
  Discontinued operations                             --            --
                                            ------------  ------------
 Net income/(loss) per share                $      (0.17) $       0.02
                                            ============  ============

 Income/(loss) per share - diluted
  Continuing operations                     $      (0.17) $       0.02
  Discontinued operations                             --            --
                                            ------------  ------------
 Net income/(loss) per share                $      (0.17) $       0.02
                                            ============  ============

 Weighted-average common shares outstanding
  - basic                                     28,471,352    28,427,352
                                            ============  ============

 Weighted-average common shares outstanding
  - diluted                                   28,471,352    29,610,846
                                            ============  ============
 ---------------------------------------------------------------------


            EDUCATION REALTY TRUST, INC. AND SUBSIDIARIES
           CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS
            (Amounts in thousands, except per share data)

                                             Year ended    Year ended
                                            December 31,  December 31,
                                                2008          2007
                                            ------------  ------------
 Revenues:                                  (unaudited)
  Student housing leasing revenue           $    107,566  $     85,651
  Student housing food service revenue             2,378         2,359
  Other leasing revenue                            7,145        13,811
  Third-party development services                 8,303         5,411
  Third-party management services                  3,672         3,391
  Operating expense reimbursements                10,796         9,330
                                            ------------  ------------
 Total revenues                                  139,860       119,953
                                            ------------  ------------

 Operating expenses:
  Student housing leasing operations              55,569        41,215
  Student housing food service operations          2,257         2,236
  General and administrative                      16,348        14,561
  Depreciation and amortization                   29,417        32,223
  Loss on impairment                               2,021            --
  Reimbursable operating expenses                 10,796         9,330
                                            ------------  ------------
 Total operating expenses                        116,408        99,565
                                            ------------  ------------

 Operating income                                 23,452        20,388
                                            ------------  ------------
 Nonoperating expenses:
  Interest expense                                25,229        26,957
  Amortization of deferred financing costs           992         1,036
  Interest income                                   (373)         (492)
  Loss on early retirement of debt                 4,360           174
                                            ------------  ------------
 Total nonoperating expenses                      30,208        27,675
                                            ------------  ------------

 Loss before equity in earnings of
  unconsolidated entities, income taxes,
  minority interest, and discontinued
  operations                                      (6,756)       (7,287)

 Equity in earnings of unconsolidated
  entities                                          (196)         (277)
                                            ------------  ------------

 Loss before income taxes, minority interest
  and discontinued operations                     (6,952)       (7,564)
 Income tax expense                                1,123           258
                                            ------------  ------------
 Net loss before minority interest and
  discontinued operations                         (8,075)       (7,822)

 Minority interest                                  (128)          (39)
                                            ------------  ------------
 Loss from continuing operations                  (7,947)       (7,783)
                                            ------------  ------------

 Discontinued operations:(1)
  Income from discontinued operations, net
   of minority interest                               --           788
  Gain on sale of student housing property,
   net of minority interest                           --         1,579
                                            ------------  ------------
 Income from discontinued operations                  --         2,367
                                            ------------  ------------

 Net loss                                   $     (7,947) $     (5,416)
                                            ============  ============

 Earnings per share information:
 Income (loss) per share - basic & diluted:
  Continuing operations                     $      (0.28) $      (0.28)
  Discontinued operations                             --          0.08
                                            ------------  ------------
 Net loss per share                         $      (0.28) $      (0.20)
                                            ============  ============

 Weighted-average common shares outstanding
  - basic & diluted                           28,455,713    28,010,144
                                            ============  ============

 (1) Student housing properties that are designated as held for sale
 and/or sold during a period are included in discontinued operations.
 For the year ended December 31, 2007, the operating results of The
 Village on Tharpe are included in discontinued operations net of
 minority interest.

             EDUCATION REALTY TRUST, INC. AND SUBSIDIARIES
                          CALCULATION OF FFO
        (Amounts in thousands, except share and per share data)
                               Unaudited

                         Three months ended          Year ended
                            December 31,            December 31,
                         2008         2007       2008         2007
                      ----------- -----------------------------------

 Net loss             $   (4,895) $      683  $   (7,947) $   (5,416)
 Gain on sale of
  student housing
  property,  net of
  minority interest           --          --          --      (1,579)
 Loss on sale of
  student housing
  assets                      --          --         512          --
 Real estate related
  depreciation and
  amortization             7,324       8,147      28,819      31,780
 Equity portion of
  real estate
  depreciation and
  amortization on
  equity investees           125          85         496         424
 Depreciation and
  amortization of
  discontinued
  operations                  --          --          --         711
 Minority interest            30         300        (128)         (6)
                      ----------  ----------  ----------  ----------
 Funds from
  operations ("FFO")  $    2,584  $    9,215  $   21,752  $   25,914

 Elimination of
  impairment and
  refinancing
  charges:
   Development cost
    write-off, net of
    tax               $      417  $       --  $      417  $       --
   Loss on impairment      2,021          --       2,021          --
   Loss on early
    retirement of
    debt                   4,360          --       4,360          --
                      ----------  ----------  ----------  ----------
 Impact of impairment
  and refinancing
  charges             $    6,798          --       6,798          --
                      ----------  ----------  ----------  ----------

 Funds from
  operations -
  adjusted ("FFOA")   $    9,382  $    9,215  $   28,550  $   25,914
                      ==========  ==========  ==========  ==========

 FFO per weighted
  average share/unit
  (1)                 $     0.09  $     0.31  $     0.73  $     0.88
                      ==========  ==========  ==========  ==========
 FFOA per weighted
  average share/unit
  (1)                 $     0.31  $     0.31  $     0.96  $     0.88
                      ==========  ==========  ==========  ==========

 Weighted average
 shares/units (1)     29,872,207  29,887,513  29,867,388  29,466,229
                      ==========  ==========  ==========  ==========

 Notes:
 -----
  (1) - Funds from operations (FFO) per weighted average share/unit
  was computed using the weighted average of all shares and
  partnership units outstanding, regardless of their dilutive impact.
          FFO is an important supplemental measure of operating
          performance for EDR. Because FFO excludes depreciation and
          amortization unique to real estate, gains and losses from
          property dispositions and extraordinary items, it provides a
          performance measure that when compared year over year,
          reflects the impact to operations from trends in occupancy
          rate, rental rates, operating costs, development activities
          and interest costs, providing perspective not immediately
          apparent from net income.

          For a definition of FFO and a statement by management
          regarding the reasons for and significance of reporting FFO
          as a measure of performance, see Management's Discussion and
          Analysis of Financial Condition and Results of Operations in
          the EDR annual report on Form 10-K for the year ended
          December 31, 2008.


            EDUCATION REALTY TRUST, INC. AND SUBSIDIARIES
                 2009 GUIDANCE - RECONCILIATION OF FFO
        (Amounts in thousands, except share and per share data)
                               Unaudited

 The following is a reconciliation of the Company's 2009 FFO guidance
 to net loss:

                                                     Year ending
                                                  December 31, 2009
                                              -------------------------
                                                Low End      High End
                                              -------------------------
 FFO guidance:

 Net loss                                     $    (8,750) $    (5,358)

 Add (subtract):
    Real estate related depreciation and
     amortization                                  28,865       28,865
    Minority interest                                 699          565
                                              -----------  -----------

 Funds from operations ("FFO")                $    20,814  $    24,072
                                              ===========  ===========

 FFO per weighted average share/unit          $      0.70  $      0.80
                                              ===========  ===========

 Weighted average shares/units                 29,904,000   29,904,000
                                              ===========  ===========

          FFO is an important supplemental measure of operating
          performance for EDR. Because FFO excludes depreciation and
          amortization unique to real estate, gains and losses from
          property dispositions and extraordinary items, it provides a
          performance measure that when compared year over year,
          reflects the impact to operations from trends in occupancy
          rate, rental rates, operating costs, development activities
          and interest costs, providing perspective not immediately
          apparent from net income.

          For a definition of FFO and a statement by management
          regarding the reasons for and significance of reporting FFO
          as a measure of performance, see Management's Discussion and
          Analysis of Financial Condition and Results of Operations in
          the EDR annual report on Form 10-K for the year ended
          December 31, 2008.


            

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