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EGP on NYSE

EASTGROUP PROPERTIES INC

EASTGROUP PROPERTIES INC is an American real estate investment trust, incorporated in Maryland.1 It is headquartered in Ridgeland, Mississippi.1 Its shares trade on NYSE under the symbol EGP.1

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Last updated Oct 21, 2026.

Overview

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  • TickerEGP on NYSE1
  • IndustryReal Estate Investment Trusts1
  • HeadquartersRidgeland, Mississippi1
  • Incorporated inMD2
  • Business address400 W. Parkway Place, Suite 100, Ridgeland, Ms 391572
  • Filer categoryLarge accelerated filer2

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EastGroup Properties, Inc., which we refer to in this Annual Report as the “Company,” “EastGroup,” “we,” “us” or “our,” is an internally-managed equity REIT first organized in 1969. EastGroup is focused on the development, acquisition and operation of industrial properties in high-growth markets throughout the United States, primarily in the states of Texas, Florida, California, Arizona and North Carolina. EastGroup’s strategy for growth is based on ownership of premier distribution facilities generally clustered near major transportation features in supply-constrained submarkets. EastGroup is a Maryland corporation, and its common stock is publicly traded on the New York Stock Exchange (“NYSE”) under the symbol “EGP.” The Company has elected to be taxed and intends to continue to qualify as a REIT under the Internal Revenue Code of 1986, as amended (the “Internal Revenue Code”).4 From its latest annual report

Financials

From the company’s reports to the SEC. Every number links to the filing it came from.

Key numbers, fiscal 2025

35.7%Net margin5
12.7%Revenue growth, 20255
7.4%Return on equity5

Where the money goes

Where each dollar of revenue went, fiscal 2025

  • Other costs60¢$431.8M
  • Interest4¢$32.1M
  • Profit36¢$257.5M

Out of $721.3M in revenue.5

Where each dollar of operating cash went, fiscal 2025

  • Kept or used elsewhere100¢$480.7M

Out of $480.7M of cash from operations.5

Financial statements

Revenue67895$721.3M in 2025+118% since 2019
0$200.0M$400.0M$600.0M$800.0M2019: $331.4M$331.4M20192020: $363.0M$363.0M2020+10%2021: $409.5M$409.5M2021+13%2022: $487.0M$487.0M2022+19%2023: $570.6M$570.6M2023+17%2024: $640.2M$640.2M2024+12%2025: $721.3M$721.3M2025+13%
Net income67895$257.5M in 2025+109% since 2019
0$100.0M$200.0M$300.0M2019: $123.3M$123.3M20192020: $108.4M$108.4M2020−12%2021: $157.6M$157.6M2021+45%2022: $186.3M$186.3M2022+18%2023: $200.5M$200.5M2023+8%2024: $227.8M$227.8M2024+14%2025: $257.5M$257.5M2025+13%

Every line of the income statement as filed: the last 3 fiscal years, latest first.5

Period ending2025-12-312024-12-312023-12-31
Income from real estate operations$719.4M$638.0M$566.2M
Other revenue$1.9M$2.2M$4.4M
Revenues$721.3M$640.2M$570.6M
Expenses from real estate operations$192.2M$174.2M$154.0M
Depreciation and amortization$216.7M$189.4M$171.1M
General and administrative$24.0M$20.6M$16.8M
Indirect leasing costs$839.0K$785.0K$582.0K
Expenses$433.8M$385.0M$342.4M
Interest expense-$32.1M-$39.0M-$48.0M
Gain on sales of real estate investments$0$8.8M$18.0M
Other$2.0M$2.8M$2.4M
NET INCOME$257.5M$227.8M$200.5M
Net income attributable to noncontrolling interest in joint ventures-$56.0K-$56.0K-$57.0K
NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS$257.4M$227.8M$200.5M
Other comprehensive loss Interest rate swaps-$13.6M-$2.9M-$11.5M
TOTAL COMPREHENSIVE INCOME$243.8M$224.8M$189.0M
Net income attributable to common stockholders$4.88$4.67$4.43
Weighted average shares outstanding (in shares)52.7M shares48.8M shares45.2M shares
Net income attributable to common stockholders$4.87$4.66$4.42
Weighted average shares outstanding (in shares)52.8M shares48.9M shares45.3M shares

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Corporate structure

EASTGROUP PROPERTIES INC sits at the top of its group. 14 entities, 1 country on record. Switch between the flow chart and the network, and select any entity to see its details.

Major holders of EASTGROUP PROPERTIES INC

  • EASTGROUP PROPERTIES INC Ridgeland, Mississippi
    • Arista 36 BP, LLC Subsidiary · Delaware, United States
    • EastGroup Gold Rush, L.P. Subsidiary · Delaware, United States
    • EastGroup Kearn Creek, LLC Subsidiary · Delaware, United States
    • EastGroup Properties General Partners, Inc. Subsidiary · Delaware, United States
    • EastGroup Properties Holdings, Inc. Subsidiary · Delaware, United States
    • EastGroup Property Services of Florida, LLC Subsidiary · Delaware, United States
    • EastGroup Property Services, LLC Subsidiary · Delaware, United States
    • EastGroup Tennessee Holdings, LLC Subsidiary · Delaware, United States
    • EastGroup TRS, Inc. Subsidiary · Delaware, United States
    • EGP Schertz 3009, LLC Subsidiary · Texas, United States
    • EGP Yosemite Land, LLC Subsidiary · California, United States
    • Miramar Industrial, LLC Subsidiary · Delaware, United States
    • Otay Enrico Industial, LLC Subsidiary · Delaware, United States

Built from subsidiaries listed in Exhibit 21 of annual reports filed with the SEC; major holders from Schedules 13D and 13G. Each entity in the chart links to its source.

What it owns

What EASTGROUP PROPERTIES INC reports owning in its annual reports to the SEC: buildings, land and equipment, real estate and locations, investments, intangible assets and inventory, at the end of its latest fiscal year and a year before.

Property and equipment

ItemLatestA year beforeChange
Land$951.8M5 Dec 31, 2025$888.1M5 Dec 31, 2024+7.2%
Operating-lease assets (leased space)$35.0M5 Dec 31, 2025$38.4M5 Dec 31, 2024−8.9%

Real estate and locations

ItemLatestA year beforeChange
Real estate investments, net$5.1B5 Dec 31, 2025$4.8B5 Dec 31, 2024+7.4%
Real estate investments, at cost$6.7B5 Dec 31, 2025$6.2B5 Dec 31, 2024+8.5%
Real estate accumulated depreciation$1.6B5 Dec 31, 2025$1.4B5 Dec 31, 2024+11.9%

Investments

ItemLatestA year beforeChange
Cash and cash equivalents$17.5M9 Dec 31, 2024$40.3M9 Dec 31, 2023−56.5%
Stakes in other companies (equity method)$7.0M5 Dec 31, 2025$7.4M5 Dec 31, 2024−5.9%

Intangibles and goodwill

ItemLatestA year beforeChange
Goodwill$990.0K5 Dec 31, 2025$990.0K5 Dec 31, 20240%
Accumulated amortization$28.2M5 Dec 31, 2025$20.4M5 Dec 31, 2024+37.7%
Finite-lived intangibles, net$36.5M5 Dec 31, 2025$38.7M5 Dec 31, 2024−5.7%

Properties, in its own words

EastGroup owned 550 industrial properties as of December 31, 2025. These properties are located primarily in the states of Texas, Florida, California, Arizona and North Carolina, and the majority are clustered around major transportation features in supply constrained submarkets. As of February 10, 2026, EastGroup’s operating portfolio was 96.5% leased and 96.1% occupied by tenants in approximately 1,700 leases, with no single tenant accounting for more than approximately 1.5% of the Company’s annualized base rent, as defined in the table below. The Company has developed approximately 50% of its total portfolio (on a square foot basis), which includes real estate properties and development and value-add properties in lease-up and under construction. The Company’s focus is the ownership of business distribution space (91% of the total portfolio) with the remainder in bulk distribution space (8%) and business service space (1%). Business distribution space properties are typically multi-tenant buildings with a building depth of 200 feet or less, clear height of 24-32 feet, office finish of 10-25% and truck courts with a depth of 100-120 feet. See Consolidated Financial Statement Schedule III – Real Estate Properties and Accumulated Depreciation for a detailed listing of the Company’s properties.

At December 31, 2025, EastGroup did not own any single property with a book value that was 10% or more of total book value or with gross revenues that were 10% or more of total gross revenues.

The rest of Item 2

The Company’s lease expirations are detailed below:

Year of Lease Expiration · Total Rentable Square Feet (1) · Annualized Base Rent of Leases Expiring (1) (2) · % of Total Base Rent of Leases Expiring (1)

2026 · 8,134,000 · 73,434,000 · 13.1%

2027 · 10,338,000 · 95,930,000 · 17.2%

2028 · 9,310,000 · 91,046,000 · 16.3%

2029 · 8,885,000 · 83,768,000 · 15.0%

2030 · 8,353,000 · 80,478,000 · 14.4%

2031 · 4,904,000 · 46,548,000 · 8.3%

2032 · 3,412,000 · 26,382,000 · 4.7%

2033 · 2,581,000 · 24,315,000 · 4.3%

2034 · 1,132,000 · 10,666,000 · 1.9%

2035 and beyond · 2,638,000 · 26,662,000 · 4.8%

(1)Does not include lease renewal options.

(2)Annualized base rent represents the monthly cash rental rate, excluding tenant expense reimbursements, as of December 31, 2025, multiplied by 12 months.

Item 2 of the 10-K filed Feb 11, 2026.4

Leadership

Who has led EASTGROUP PROPERTIES INC, and when. Pick a name to see everywhere that person has worked.

Chief executive

  1. David H. Hoster Ii.2006–2015
  2. Marshall A. Loeb2016–now

Chair

  1. Leland R. Speed2006–2009

President

  1. David H. Hoster Ii.2006–2015
  2. Marshall A. Loeb2015–2026
  3. Richard Reid Dunbar2026–now

Chief financial officer

  1. N. Keith McKey2010–2017
  2. Brent Wood2017–2026
  3. Staci H. Tyler2026–now

Chief operating officer

  1. Marshall A. Loeb2015
  2. Brent Wood2026–now
2010201520202025
Board members and other officers (24)

Subsidiaries and ownership

Subsidiaries (Exhibit 21)

  • Arista 36 BP, LLC Delaware3
  • EGP Schertz 3009, LLC Texas3
  • EGP Yosemite Land, LLC California3
  • EastGroup Gold Rush, L.P. Delaware3
  • EastGroup Kearn Creek, LLC Delaware3
  • EastGroup Properties General Partners, Inc. Delaware3
  • EastGroup Properties Holdings, Inc. Delaware3
  • EastGroup Properties, LP Delaware3
  • EastGroup Property Services of Florida, LLC Delaware3
  • EastGroup Property Services, LLC Delaware3
  • EastGroup TRS, Inc. Delaware3
  • EastGroup Tennessee Holdings, LLC Delaware3
  • Miramar Industrial, LLC Delaware3
  • Otay Enrico Industial, LLC Delaware3

The subsidiaries the company lists in Exhibit 21 of its annual report, as filed.

Former names

  • EASTGROUP PROPERTIES II INCMay 15, 1997 to Apr 24, 19972
  • EASTGROUP PROPERTIESFeb 14, 1994 to Feb 5, 19972

Timeline

  1. Oct 13, 20268-K Executive or director change44
  2. Oct 1, 20268-K Executive or director change; Regulation FD disclosure45
  3. Jul 22, 20268-K Results of operations46
  4. May 26, 20268-K Shareholder vote47
  5. Apr 22, 20268-K Results of operations48
  6. Feb 4, 20268-K Results of operations49
  7. Dec 16, 20258-K Executive or director change; Regulation FD disclosure50
  8. Dec 5, 20258-K Other events51
  9. Nov 25, 20258-K Entered a material agreement; New debt or obligation; Other events52
  10. Oct 23, 20258-K Results of operations53
  11. Jul 23, 20258-K Results of operations54
  12. May 27, 20258-K Shareholder vote55
  13. Mar 4, 2016New chief executive Marshall A. Loeb becomes CEO13
  14. Mar 13, 2006New chief executive David H. Hoster Ii. becomes CEO14

Calendar

Coming up

  1. Oct 21, 2026 · After the closeReports results for the quarter ending Sep/2026 A year earlier it reported $2.27 a share, on Oct 23, 2025.56

When it reported results

  1. Jul 22, 2026Reported quarterly or annual results46
  2. Apr 22, 2026Reported quarterly or annual results48
  3. Feb 4, 2026Reported quarterly or annual results49
  4. Oct 23, 2025Reported quarterly or annual results53
  5. Jul 23, 2025Reported quarterly or annual results54
  6. Apr 23, 2025Reported quarterly or annual results57
  7. Feb 6, 2025Reported quarterly or annual results58
  8. Oct 23, 2024Reported quarterly or annual results59

Upcoming dates from Nasdaq's calendar; past results from the company's 8-K filings (Item 2.02). The full markets calendar

Filings

282 filings to the SEC since October 2021: 5 annual reports, 15 quarterly reports, 40 major events, 161 insider forms, 28 large holders, 33 other. The latest 20:

  1. Oct 13, 20264 EDGAR
  2. Oct 13, 20264 EDGAR
  3. Oct 13, 20268-K/A EDGAR
  4. Oct 13, 20263 EDGAR
  5. Oct 13, 20263 EDGAR
  6. Oct 1, 20268-K EDGAR
  7. Jul 22, 202610-Q EDGAR
  8. Jul 22, 20268-K EDGAR
  9. Jul 2, 20263 EDGAR
  10. Jun 8, 20264 EDGAR
  11. Jun 4, 2026144 EDGAR
  12. Jun 2, 20264 EDGAR
  13. Jun 2, 20264 EDGAR
  14. Jun 2, 20264 EDGAR
  15. Jun 2, 20264 EDGAR
  16. Jun 2, 20264 EDGAR
  17. Jun 2, 20264 EDGAR
  18. Jun 1, 20263 EDGAR
  19. May 26, 20268-K EDGAR
  20. May 15, 2026SCHEDULE 13G/A EDGAR

The 282 filings since October 2021 can be filtered by form type and year here when JavaScript is on.

Every filing from the last five years, summarized. The full record is on SEC EDGAR.

Insider trades

12 open-market trades by officers, directors and large owners since October 2021: 1 buys and 11 sales. Grants, option exercises and gifts are left out.

DateWhoTradeSharesPriceValueFiling
Jun 4, 2026Fields David MichaelDirectorSale504$195.77$98.7KForm 4
Nov 5, 2025Dunbar Richard ReidPresidentSale2,000$175.00$350.0KForm 4
Sep 12, 2024WOOD BRENTExecutive Vice President & COOSale1,670$184.42$308.0KForm 4
Sep 12, 2024Dunbar Richard ReidPresidentSale1,650$183.99$303.6KForm 4
Feb 13, 2024WOOD BRENTExecutive Vice President & COOSale2,500$182.74$456.9KForm 4
Dec 6, 2023COLEMAN JOHN FExecutive Vice PresidentSale1,000$173.05$173.1KForm 4
Jul 27, 2023Dunbar Richard ReidPresidentSale1,600$181.25$290.0KForm 4
Apr 27, 2023EAVES HAYDEN C IIIDirectorSale638$163.42$104.3KForm 4
Dec 7, 2022Dunbar Richard ReidPresidentSale1,000$152.69$152.7KForm 4
Jun 8, 2022EAVES HAYDEN C IIIDirectorBuy600$163.29$98.0KForm 4
Nov 19, 2021Dunbar Richard ReidPresidentSale500$204.27$102.1KForm 4
Nov 16, 2021COLEMAN JOHN FExecutive Vice PresidentSale3,199$206.57$660.8KForm 4

From Forms 4 filed with the SEC.

Major holders

Investors who own more than 5% of the shares must tell the SEC: a 13D if they may seek to influence the company, a 13G if they hold passively.

Executive pay

What the company paid its top executives, from the summary compensation table in its proxy statement. Total pay includes salary, bonus, stock and option awards and other pay, as the company valued them.

YearExecutiveAgeSalaryTotal pay
2025Marshall A. LoebChief Executive Officer and Director63$885.0K$9.4M68
2025Brent W. WoodExecutive Vice President and Chief Operating Officer$546.0K$3.5M68
2025John F. ColemanExecutive Vice President$535.6K$2.5M68
2025R. Reid DunbarPresident$517.0K$2.4M68
2025Ryan M. CollinsExecutive Vice President$437.8K$2.0M68
2024Marshall A. LoebChief Executive Officer and Director63$850.0K$7.1M68
2024Brent W. WoodExecutive Vice President and Chief Operating Officer$525.0K$3.0M68
2024John F. ColemanExecutive Vice President$515.0K$2.1M68
2024R. Reid DunbarPresident$490.0K$2.0M68
2024Ryan M. CollinsExecutive Vice President$422.0K$1.6M68
2023Marshall A. LoebChief Executive Officer and Director63$775.0K$6.9M68
2023Brent W. WoodExecutive Vice President and Chief Operating Officer$505.0K$3.1M68
2023John F. ColemanExecutive Vice President$495.0K$2.2M68
2023R. Reid DunbarPresident$460.0K$2.1M68
2023Ryan M. CollinsExecutive Vice President$405.0K$1.7M68

Held by these funds

The largest holders among investment managers' 13F reports for the quarter ending Jun 30, 2026, the top 25 of 100. Change is in shares since the quarter before.

FundSharesValueShare of the fundChange
BlackRock, Inc.7,668,918$1.6B0.0%+414,571
Vanguard Portfolio Management LLC4,657,356$943.3M0.0%+74,536
State Street Corp2,607,217$532.1M0.0%−1,639
Vanguard Capital Management LLC2,428,567$491.9M0.0%+25,153
Principal Financial Group Inc2,310,283$467.9M0.2%−18,431
Norges Bank1,493,398$302.5M0.0%New
Boston Partners1,340,324$271.5M0.2%+40,386
Geode Capital Management, LLC1,137,064$230.3M0.0%+18,212
Morgan Stanley1,114,758$225.8M0.0%−28,805
Nuveen, LLC1,073,341$217.4M0.1%−203,195
Daiwa Securities Group Inc.842,272$170.6M0.4%−37,886
Charles Schwab Investment Management Inc841,816$170.5M0.0%+31,987
Cbre Investment Management Listed Real Assets LLC819,322$165.9M2.3%+27,904
Dimensional Fund Advisors LP801,279$162.3M0.0%+1,283
Invesco Ltd.775,011$157.0M0.0%−73,690
Northern Trust Corp762,262$154.4M0.0%+220,062
Millennium Management LLC686,816$139.1M0.1%+295,821
Raymond James Financial Inc649,323$131.5M0.0%−41,943
Quantinno Capital Management LP599,901$121.5M0.1%+98,615
Deutsche Bank Ag\566,705$114.8M0.0%+114,239
Jpmorgan Chase & Co522,802$108.7M0.0%−203,360
Bank Of America Corp /de/466,624$94.5M0.0%+35,346
Bank of New York Mellon Corp460,584$93.3M0.0%−7,782
Goldman Sachs Group Inc436,944$88.5M0.0%+109,692
UBS AM, a distinct business unit of UBS ASSET MANAGEMENT AMERICAS LLC388,843$78.8M0.0%+448

13F reports cover disclosed long positions in U.S. stocks only.

SEC filer profile

How EASTGROUP PROPERTIES INC is registered with the Securities and Exchange Commission, from its EDGAR record and the cover page of its latest annual report.

  • Name on EDGAREASTGROUP PROPERTIES INC1
  • CIK0000049600
  • Employer ID (EIN)13-27111354
  • Filer statusLarge accelerated filer not an emerging growth company; not a smaller reporting company; not a shell company4
  • Incorporated inMaryland4
  • Fiscal year endsDecember 311
  • Industry code (SIC)6798 Real Estate Investment Trusts1
  • SEC reviewing officeOffice of Real Estate & Construction, Division of Corporation Finance1
  • Business address400 W. Parkway Place, Suite 100, Ridgeland, MS 391571
  • Phone60135435551
  • Shares outstanding53,773,317 as of Jul 21, 202611
  • Public float$8.7B as of Jun 30, 20254
  • AuditorKPMG LLP, Chicago, IL PCAOB ID 185; it also attests to the company’s internal control over financial reporting4
  • On EDGAR sinceFeb 14, 19941
  • Filings1,542 in all: 4 (813), 8-K (200), SC 13G/A (109), 10-Q (95), DEF 14A (31), 10-K (27), SC 13G (27), SC 13D/A (24)1
    All 48 form types

    424B5 (23), DEFA14A (20), ARS (18), 3 (16), 4/A (9), S-3ASR (9), 10-Q/A (8), 144 (8), S-4/A (8), 10-K/A (7), S-8 (7), 5 (6), S-3 (6), S-8 POS (6), SC 13D (6), SCHEDULE 13G (6), UPLOAD (6), 10-K405 (4), SC 13E3/A (4), SC 14D1/A (4), SCHEDULE 13G/A (4), 8-A12B (3), CORRESP (3), S-3D (3), S-3DPOS (3), S-4 (3), 144/A (2), 424B2 (2), 25 (1), 25-NSE (1), 424B1 (1), 424B3 (1), 8-B12B (1), 8-K/A (1), CERTNYS (1), POS AM (1), PRE 14A (1), S-3/A (1), SC 13E3 (1), SC 14D1 (1)

  • Latest filingsAnnual report (10-K) Feb 11, 2026
    Quarterly report (10-Q) Jul 22, 2026
    Proxy statement (DEF 14A) Apr 10, 2026
    Latest 8-K (8-K) Oct 1, 2026

Securities registered for trading

ClassSymbolExchange
Common stock, $0.0001 par value per shareEGPNew York Stock Exchange

From the cover page of the 10-K filed Feb 11, 2026 (Section 12(b) of the Exchange Act).4

Risk factors and legal proceedings

The risks EASTGROUP PROPERTIES INC names in Item 1A of its 10-K filed Feb 11, 2026: 24 risks under these headings, as written.4

  • Real Estate Industry Risks
  • We face risks associated with local real estate conditions in areas where we own properties.
  • We are subject to significant regulation that constrains our activities.
  • Risks Associated with Our Properties
  • We may be unable to lease space on favorable terms or at all.
  • We may be affected negatively by tenant bankruptcies and leasing delays.
  • We face risks associated with our property development.
  • We face risks due to lack of geographic and real estate sector diversity.
  • We face risks due to the illiquidity of real estate which may limit our ability to vary our portfolio.
  • We are subject to environmental laws and regulations.
  • Climate change and its effects, including compliance with new laws or regulations such as “green” building codes, may require us to make improvements to our existing properties or result in unanticipated losses that could affect our business and financial condition.
  • Financing Risks
The other 15 risks
  • We face risks associated with the use of debt to fund acquisitions and developments, including refinancing risk.
  • We face risks associated with our dependence on external sources of capital.
  • Adverse changes in our credit ratings could impair our ability to obtain additional debt and equity financing on favorable terms, if at all.
  • Increases in interest rates would increase our interest expense.
  • The number of shares of our common stock available for future sale and future offerings of debt or equity securities may be dilutive to existing stockholders and adversely affect the market price of our common stock.
  • General Risk Factors
  • Inflation and related volatility in the economy could negatively impact our tenants, our results of operations and the value of our publicly-traded equity securities.
  • The market value of our common stock could decrease based on our performance and market perception and conditions.
  • The state of the economy, geopolitical conflict or adverse changes in general or local economic conditions may adversely affect our operating results and financial condition.
  • Deficiencies in internal control over financial reporting could adversely affect our business.
  • We may fail to qualify as a REIT.
  • Legislative or regulatory action with respect to tax laws and regulations could adversely affect the Company and our stockholders.
  • The Company faces risks in attracting and retaining key personnel.
  • We have severance and change in control agreements with certain of our officers that may deter changes in control of the Company.
  • We rely on information technology in our operations, and any material failure, inadequacy, interruption or cyber-attack of that technology could harm our business.
  • We may be impacted by changes in U.S. social, political, regulatory and economic conditions or laws and policies.

Legal proceedings

The Company is not presently involved in any litigation nor, to its knowledge, is any litigation threatened against the Company or its properties, other than routine litigation arising in the ordinary course of business and other actions not deemed to be material. Management believes that any such matters will not have a material adverse effect on the Company’s financial condition or results of operations, individually or in the aggregate. Substantially all of these matters are anticipated to be covered by the Company’s liability insurance. However, the Company cannot predict the outcome of any litigation with certainty, and some lawsuits, claims or proceedings may be disposed of unfavorably to the Company, which could materially affect its financial condition or results of operations.

The opening of Item 3, Legal Proceedings.4

Sources

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