UNITED STATES
                       SECURITIES AND EXCHANGE COMMISSION
                             Washington, D.C. 20549


                                    FORM 8-K

                                 CURRENT REPORT
                     PURSUANT TO SECTION 13 OR 15(D) OF THE
                         SECURITIES EXCHANGE ACT OF 1934



        Date of report (Date of earliest event reported):  July 26, 2004



                           WEINGARTEN REALTY INVESTORS
             (Exact name of Registrant as specified in its Charter)

<TABLE>
<CAPTION>


<S>                               <C>                       <C>
  Texas                                     1-9876              74-1464203

(State or other jurisdiction of                                (I.R.S. Employer
incorporation or organization)    (Commission file number)  Identification Number)

</TABLE>




            2600 Citadel Plaza Drive, Suite 300, Houston, Texas 77008
               (Address of principal executive offices) (Zip Code)


       Registrant's telephone number, including area code:  (713) 866-6000


                                 Not applicable
          (Former name or former address, if changed since last report)




<PAGE>


ITEM  7.  EXHIBITS.

         99.1  Press  Release  dated  July  26,  2004.



ITEM  12.  RESULTS  OF  OPERATIONS  AND  FINANCIAL  CONDITION.

     On  July  26,  2004,  we  issued  a press release describing our results of
operations  for  the  second  quarter  ended June 30, 2004.  A copy of the press
release is attached as Exhibit 99.1 to this report.  In the earnings release, we
used  the  non-GAAP  financial  measure  of  Funds  from  Operations ("FFO").  A
reconciliation  of  FFO to the comparable GAAP financial measure (Net income) is
contained in the attached earnings release.  Disclosure regarding the definition
of  FFO  used  by  us  and  why  our management believes the presentation of FFO
provides  useful  information  to  investors is included in our annual report on
Form  10-K  for  the  fiscal  year  ended  December  31,  2003.

     The  information  contained  in  this Current Report on Form 8-K, including
Exhibit  99.1,  is  being  furnished  and  shall  not be deemed "filed" with the
Securities  and  Exchange  Commission  nor  incorporated  by  reference  in  any
registration statement filed by Weingarten Realty Investors under the Securities
Act  of  1933,  as  amended.




                                        2
<PAGE>
                                    SIGNATURE


     Pursuant  to  the  requirements of the Securities Exchange Act of 1934, the
registrant  has  duly  caused  this  report  to  be  signed on its behalf by the
undersigned  hereunto  duly  authorized.

Date:  July  28,  2004

                                               WEINGARTEN REALTY INVESTORS


                                               By: /s/   Joe D. Shafer
                                                   -------------------------
                                                   Joe D. Shafer
                                                   Vice President/Controller




                                        3
<PAGE>


                                INDEX TO EXHIBITS


99.1     Press  Release  dated  July  26,  2004.




                                        4
<PAGE>
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UNITED STATES
                       SECURITIES AND EXCHANGE COMMISSION
                             Washington, D.C. 20549

                                    FORM 8-K

                                 CURRENT REPORT
                     PURSUANT TO SECTION 13 OR 15(D) OF THE
                         SECURITIES EXCHANGE ACT OF 1934

        Date of report (Date of earliest event reported):  July 26, 2004

                           WEINGARTEN REALTY INVESTORS
             (Exact name of Registrant as specified in its Charter)
Texas                                     1-9876              74-1464203

(State or other jurisdiction of                                (I.R.S. Employer
incorporation or organization)    (Commission file number)  Identification Number)
2600 Citadel Plaza Drive, Suite 300, Houston, Texas 77008
               (Address of principal executive offices) (Zip Code)

       Registrant's telephone number, including area code:  (713) 866-6000

                                 Not applicable
          (Former name or former address, if changed since last report)
ITEM  7.  EXHIBITS.

         99.1  Press  Release  dated  July  26,  2004.

ITEM  12.  RESULTS  OF  OPERATIONS  AND  FINANCIAL  CONDITION.

     On  July  26,  2004,  we  issued  a press release describing our results of
operations  for  the  second  quarter  ended June 30, 2004.  A copy of the press
release is attached as Exhibit 99.1 to this report.  In the earnings release, we
used  the  non-GAAP  financial  measure  of  Funds  from  Operations ("FFO").  A
reconciliation  of  FFO to the comparable GAAP financial measure (Net income) is
contained in the attached earnings release.  Disclosure regarding the definition
of  FFO  used  by  us  and  why  our management believes the presentation of FFO
provides  useful  information  to  investors is included in our annual report on
Form  10-K  for  the  fiscal  year  ended  December  31,  2003.

     The  information  contained  in  this Current Report on Form 8-K, including
Exhibit  99.1,  is  being  furnished  and  shall  not be deemed "filed" with the
Securities  and  Exchange  Commission  nor  incorporated  by  reference  in  any
registration statement filed by Weingarten Realty Investors under the Securities
Act  of  1933,  as  amended.

                                        2
SIGNATURE

     Pursuant  to  the  requirements of the Securities Exchange Act of 1934, the
registrant  has  duly  caused  this  report  to  be  signed on its behalf by the
undersigned  hereunto  duly  authorized.

Date:  July  28,  2004

                                               WEINGARTEN REALTY INVESTORS

                                               By: /s/   Joe D. Shafer
                                                   -------------------------
                                                   Joe D. Shafer
                                                   Vice President/Controller

                                        3
INDEX TO EXHIBITS

99.1     Press  Release  dated  July  26,  2004.

                                        4