# EDGAR Filing Document

**Accession Number:** 0000049600
**File Stem:** 0000049600-26-000028
**Filing Date:** 2026-4
**Character Count:** 107734
**Document Hash:** a8f92e44ebe3bf9584ae0ab8fdfc35d6
**Contains OCR:** False
**Source Format:** 

## Filing Content

## Filing Summary
**0000049600-26-000028.hdr.sgml**: 20260422

**ACCESSION NUMBER**: 0000049600-26-000028

**CONFORMED SUBMISSION TYPE**: 8-K

**PUBLIC DOCUMENT COUNT**: 39

**CONFORMED PERIOD OF REPORT**: 20260422

**ITEM INFORMATION**: Results of Operations and Financial Condition

**ITEM INFORMATION**: Financial Statements and Exhibits

**FILED AS OF DATE**: 20260422

**DATE AS OF CHANGE**: 20260422

**FILER**: 

**COMPANY DATA:**
- **COMPANY CONFORMED NAME:** EASTGROUP PROPERTIES INC
- **CENTRAL INDEX KEY:** 0000049600
- **STANDARD INDUSTRIAL CLASSIFICATION:** REAL ESTATE INVESTMENT TRUSTS [6798]
- **ORGANIZATION NAME:** 05 Real Estate & Construction
- **EIN:** 132711135
- **STATE OF INCORPORATION:** MD
- **FISCAL YEAR END:** 1231

**FILING VALUES:**
- **FORM TYPE:** 8-K
- **SEC ACT:** 1934 Act
- **SEC FILE NUMBER:** 001-07094
- **FILM NUMBER:** 26883883

**BUSINESS ADDRESS:**
- **STREET 1:** 400 W. PARKWAY PLACE
- **STREET 2:** SUITE 100
- **CITY:** RIDGELAND
- **STATE:** MS
- **ZIP:** 39157
- **BUSINESS PHONE:** 6013543555

**MAIL ADDRESS:**
- **STREET 1:** 400 W. PARKWAY PLACE
- **STREET 2:** SUITE 100
- **CITY:** RIDGELAND
- **STATE:** MS
- **ZIP:** 39157

**FORMER COMPANY:**
- **FORMER CONFORMED NAME:** EASTGROUP PROPERTIES II INC
- **DATE OF NAME CHANGE:** 19970529

**FORMER COMPANY:**
- **FORMER CONFORMED NAME:** ICM REALTY
- **DATE OF NAME CHANGE:** 19830719

?xml version='1.0' encoding='ASCII'? egp-20260422

**UNITED STATES**

**SECURITIES AND EXCHANGE COMMISSION**

**Washington, D.C. 20549**

**<u>__________________________</u>**

**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): April 22, 2026

**EASTGROUP PROPERTIES, INC**.

(Exact Name of Registrant as Specified in its Charter)

 Maryland 1-07094 13-2711135 <br> (State or Other Jurisdictionof Incorporation) (Commission File Number) (IRS EmployerIdentification No.)

400 W. Parkway Place, Suite 100, Ridgeland, MS 39157

(Address of Principal Executive Offices, including zip code)

(601) 354-3555

(Registrant's telephone number, including area code)

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions (see General Instruction A.2. below):

☐ Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

☐ Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

☐ Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

☐ Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

Securities registered pursuant to Section 12(b) of the Act:

---

| | | |
|:---|:---|:---|
| **Title of each class** | **Trading symbol(s)** | **Name of each exchange on which registered** |
| Common stock, $0.0001 par value per share | EGP | New York Stock Exchange |

---

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).

Emerging growth company ☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐

1 of 2 Pages

------

**ITEM 2.02&nbsp;&nbsp;&nbsp;&nbsp;Results of Operations and Financial Condition**

On April 22, 2026, EastGroup Properties, Inc. (the "Company") furnished the following documents: (i) a press release relating to its results of operations for the quarter ended March 31, 2026 and related matters; and (ii) quarterly supplemental financial information for the fiscal quarter ended March 31, 2026. A copy of the press release as well as a copy of the supplemental financial information are made available on the Company's website and are attached hereto as Exhibits 99.1 and 99.2, respectively, and are incorporated by reference herein.

The information furnished in this Item 2.02 and in the attached Exhibits 99.1 and 99.2 is deemed to be "furnished" and shall not be deemed to be "filed" for purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the "Exchange Act"), or otherwise subject to the liabilities of that Section and shall not be deemed incorporated by reference into any filing under the Exchange Act or the Securities Act of 1933, as amended, regardless of any general incorporation language in such filing.

**ITEM 9.01&nbsp;&nbsp;&nbsp;&nbsp;Financial Statements and Exhibits**

(d) Exhibits.

---

| | |
|:---|:---|
| Exhibit No. | Description |
| <u>[99.1](exhibit99142226.htm)</u> | Press Release dated April 22, 2026. |
| <u>[99.2](supplementalinformation_.htm)</u> | Quarterly Supplemental Information for the Quarter Ended March 31, 2026. |
| <u>[104](#if8249760f90f475ba7079ecf76daa5ed_4)</u> | Cover Page Interactive Data File (embedded within the Inline XBRL document). |

---

SIGNATURES

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:&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; April 22, 2026

---

| |
|:---|
| EASTGROUP PROPERTIES, INC. |
| By: /s/ STACI H. TYLER |
| Staci H. Tyler<br>Executive Vice President, Chief Financial Officer and Treasurer |

---

2 of 2 Pages

## Exhibit 99.1

**Exhibit 99.1**<br>

---

| | | |
|:---|:---|:---|
| ![egpressreleasetemplata13.gif](egpressreleasetemplata13.gif) |  |  |
| ![egpressreleasetemplata13.gif](egpressreleasetemplata13.gif) | **EastGroup Properties Announces** |  |
| ![egpressreleasetemplata13.gif](egpressreleasetemplata13.gif) | **EastGroup Properties Announces** | **First Quarter 2026 Results** |
| ![egpressreleasetemplata13.gif](egpressreleasetemplata13.gif) | **First Quarter 2026 Results** |  |
| ![egpressreleasetemplata13.gif](egpressreleasetemplata13.gif) |  |  |

---

**Quarter Highlights**

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;**• Net Income Attributable to Common Stockholders of $1.77 Per Diluted Share for First Quarter 2026 Compared to $1.14 Per Diluted Share for First Quarter 2025 (Gains on Sales of Real Estate Investments were $25 Million, of $0.46 Per Diluted Share, in First Quarter 2026; There Were No Sales in First Quarter 2025)**

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;**• Funds from Operations ("FFO"), Excluding Gain on Involuntary Conversion and Business Interruption Claims, of $2.30 Per Diluted Share for First Quarter 2026 Compared to $2.12 Per Diluted Share for First Quarter 2025, an Increase of 8.5%**

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;**• Same Property Net Operating Income for the Same Property Pool, Excluding Income From Lease Terminations, Increased 7.5% on a Straight-Line Basis and 9.2% on a Cash Basis for First Quarter 2026 Compared to the Same Period in 2025** 

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;**• Operating Portfolio was 96.5% Leased and 95.9% Occupied as of March 31, 2026; Average Occupancy of Operating Portfolio was 96.1% for First Quarter 2026 as Compared to 95.8% for First Quarter 2025**

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;**• Rental Rates on New and Renewal Leases Increased an Average of 36.8% on a Straight-Line Basis**

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;**• Acquired an Operating Property in Jacksonville Containing 177,000 Square Feet for Approximately $38 Million**

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;**• Sold an Operating Property in Fresno Totaling 398,000 Square Feet for Approximately $37 Million (Gains of $25 Million Not Included in FFO)**

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;**• Raised Approximately $120 Million Pursuant to the Company's Continuous Common Equity Offering Program at a Weighted Average Price of $194.25**

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;**• Transferred Two Development Projects Containing 562,000 Square Feet to the Operating Portfolio**

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;**• Started Construction of Four Development Projects, Including an Expansion of a Current Building, Totaling 586,000 Square Feet with Projected Total Costs of Approximately $84 Million**

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;**• Signed 11 Leases on Active Development and First Generation Development Properties From January 1, 2026 through April 21, 2026, Totaling Approximately 813,000 Square Feet**

**JACKSON, MISSISSIPPI,** April 22, 2026 - EastGroup Properties, Inc. (NYSE: EGP) (the "Company", "we", "us" or "EastGroup") announced today the results of its operations for the three months ended March 31, 2026.

Commenting on EastGroup's performance, Marshall Loeb, CEO, stated, "I'm pleased with how we began the year in terms of FFO per share exceeding our expectations, as well as the development leases we signed. With limited supply and anticipated growing demand, we are excited about our pathway. Looking beyond this environment, I remain bullish on the continuing external trends benefitting our shallow bay, last mile, high-growth market portfolio."

Reid Dunbar, President, added, "Our solid first quarter results reflect the strength and focus of our teams in the field, who continued to execute at a high level amid ongoing global uncertainty. Executive leadership transitions are progressing smoothly, and we are pleased with the momentum we've built to start the year."

400 W. Parkway Place, Suite 100, Ridgeland, MS 39157 \| TEL: 601-354-3555 \| www.EastGroup.net

------

**<u>EARNINGS PER SHARE</u>**

**Three Months Ended March 31, 2026**

On a diluted per share basis, earnings per common share ("EPS") were $1.77 for the three months ended March 31, 2026, compared to $1.14 for the same period of 2025. The increase in EPS was primarily due to the following:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• The Company's property net operating income ("PNOI") was $140,020,000 ($2.61 per diluted share) for the three months ended March 31, 2026, as compared to $126,178,000 ($2.43 per diluted share) for the same period of 2025, which was an increase of $0.18 per diluted share.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• EastGroup recognized gains on sales of real estate investments of $24,885,000 ($0.46 per diluted share) during the three months ended March 31, 2026. There were no sales during the three months ended March 31, 2025.

The increase in EPS was partially offset by the following:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Depreciation and amortization expense was $55,497,000 ($1.04 per diluted share) for the three months ended March 31, 2026, as compared to $52,520,000 ($1.01 per diluted share) for the same period of 2025, which was an increase of $0.03 per diluted share.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Interest expense was $9,079,000 ($0.17 per diluted share) for the three months ended March 31, 2026, as compared to $8,025,000 ($0.15 per diluted share) for the same period of 2025, which was an increase of $0.02 per diluted share.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Weighted average shares outstanding increased by 1,518,000 shares on a diluted basis for the three months ended March 31, 2026, as compared to the same period of 2025.

**<u>FUNDS FROM OPERATIONS AND PROPERTY NET OPERATING INCOME</u>**

**Three Months Ended March 31, 2026**

For the three months ended March 31, 2026, funds from operations attributable to common stockholders ("FFO") were $2.34 per diluted share compared to $2.15 per diluted share during the same period of 2025, an increase of 8.8%.

FFO, Excluding Gain on Involuntary Conversion and Business Interruption Claims, was $2.30 per diluted share for the three months ended March 31, 2026, compared to $2.12 per diluted share for the same period of 2025, an increase of 8.5%.

PNOI increased by $13,842,000, or 11.0%, during the three months ended March 31, 2026, compared to the same period of 2025. PNOI increased $8,783,000 due to same property operations (based on the same property pool), $2,703,000 due to newly developed and value-add properties, and $2,658,000 due to 2025 and 2026 acquisitions.

Same PNOI, Excluding Income from Lease Terminations, increased 7.5% on a straight-line basis for the three months ended March 31, 2026, compared to the same period of 2025; on a cash basis (excluding straight-line rent adjustments and amortization of above/below market rent intangibles), Same PNOI increased 9.2%.

On a straight-line basis, rental rates on new and renewal leases signed during the three months ended March 31, 2026 (representing 3.3% of our total square footage) increased an average of 36.8%.

The same property pool for the three months ended March 31, 2026 includes properties which were included in the operating portfolio for the entire period from January 1, 2025 through March 31, 2026; this pool is comprised of properties containing 58,315,000 square feet.

FFO, FFO Excluding Gain on Involuntary Conversion and Business Interruption Claims, PNOI, and Same PNOI are non-GAAP financial measures, which are defined under *Definitions* later in this release. Reconciliations of Net Income to PNOI and Same PNOI, and Net Income Attributable to EastGroup Properties, Inc. Common Stockholders to FFO and FFO, Excluding Gain on Involuntary Conversion and Business Interruption Claims, are presented in the attached schedule "Reconciliations of GAAP to Non-GAAP Measures."

400 W. Parkway Place, Suite 100, Ridgeland, MS 39157 \| TEL: 601-354-3555 \| www.eastgroup.net

------

**<u>ACQUISITIONS AND DISPOSITIONS</u>**

As previously announced, in February 2026, the Company closed on the acquisition of Legend Point Logistics Crossing 2 & 3 in Jacksonville for $38,130,000. The property includes two buildings totaling 177,000 square feet which are 100% leased to five tenants.

Also, as previously announced, in February 2026, the Company closed on the disposition of Shaw Commerce Center in Fresno, California containing six buildings totaling 398,000 square feet, representing the Company's exit from the Fresno market. The property was sold for $37,000,000 resulting in a gain of $24,885,000.

Subsequent to March 31, 2026, EastGroup sold Beach Commerce Center, a 46,000 square foot building in Jacksonville. The property was sold for approximately $7,000,000 resulting in a gain of approximately $5,200,000, which will be recorded in the second quarter of 2026.

Gains on sales of real estate investments are excluded from FFO.

**<u>DEVELOPMENT AND VALUE-ADD PROPERTIES</u>**

During the first quarter of 2026, EastGroup began construction of four new development projects containing 586,000 square feet located in four markets, with projected total costs of $84,100,000.

The development projects started during the three months ended March 31, 2026 are detailed in the table below:

---

| | | | | |
|:---|:---|:---|:---|:---|
| **Development Projects Started in the First Quarter of 2026** | **Location** | **Size** | **Anticipated Conversion Date** | **Projected Total Costs** |
|  |  | *(Square feet)* |  | *(In thousands)* |
| Country Club 5 Expansion <sup>(1)</sup> | Tucson, AZ | 100000 | 04/2027 | $10600 |
| Crossroads 3 | Tampa, FL | 156000 | 10/2027 | 26900 |
| Grand West Crossing 3 & 4 | Houston, TX | 128000 | 02/2028 | 18900 |
| Schertz Summit Park 1 & 2 | San Antonio, TX | 202000 | 04/2028 | 27700 |
| &nbsp;&nbsp;&nbsp;&nbsp;Total Development Projects Started |  | 586000 |  | $84100 |

---

<sup>(1)</sup> 100% pre-leased expansion of an existing building that currently contains 305,000 square feet.

Subsequent to March 31, 2026, the Company began construction of Skyway 3 in Charlotte, which is anticipated to contain 156,000 square feet, with projected total costs of $20,400,000.

At March 31, 2026, EastGroup's development and value-add program consisted of 19 projects (3,497,000 square feet) in 13 markets. The projects, which were collectively 30% leased as of April 21, 2026, have a projected total cost of $508,100,000, of which $186,807,000 remained to be invested as of March 31, 2026.

During the first quarter of 2026, EastGroup transferred two projects to the operating portfolio. The Company transfers projects to the portfolio at the earlier of 90% occupancy or one year after completion.

400 W. Parkway Place, Suite 100, Ridgeland, MS 39157 \| TEL: 601-354-3555 \| www.eastgroup.net

------

The development projects transferred to the operating portfolio during the three months ended March 31, 2026 are detailed in the table below:

---

| | | | | | |
|:---|:---|:---|:---|:---|:---|
| **Development and Value-Add Properties Transferred to the Operating Portfolio in the First Quarter of 2026** | **Location** | **Size** | **Conversion Date** | **Cumulative Cost as of 3/31/26** | **Percent Leased as of 4/21/26** |
|  |  | *(Square feet)* |  | *(In thousands)* |  |
| Denton 35 Exchange 1 & 2 | Dallas, TX | 244000 | 02/2026 | $32998 | 47% |
| Skyway 1 & 2 | Charlotte, NC | 318000 | 03/2026 | 36304 | 54% |
| &nbsp;&nbsp;&nbsp;&nbsp;Total Projects Transferred |  | 562000 |  | $69302 | 51% |
| **Projected Stabilized Yield** <sup>(1)</sup> | **7.3%** |  |  |  |  |

---

<sup>(1)</sup> Weighted average yield based on projected stabilized annual property net operating income on a straight-line basis at 100% occupancy divided by projected total costs.

Subsequent to March 31, 2026, the Company transferred three development projects (407,000 square feet) in Houston and Austin, which were collectively 91% leased as of April 21, 2026, to the operating portfolio.

**<u>DIVIDENDS</u>**

EastGroup declared a cash dividend of $1.55 per share of common stock in the first quarter of 2026, which was paid on April 15, 2026. This was the Company's 185<sup>th</sup> consecutive quarterly cash distribution to shareholders. The Company has increased or maintained its dividend for 33 consecutive years and has increased it 30 years over that period, including increases in each of the last 14 years. The annualized dividend rate of $6.20 per share represents a dividend yield of 3.1% based on the closing stock price of $201.79 on April 21, 2026.

**<u>FINANCIAL STRENGTH AND FLEXIBILITY</u>**

EastGroup continues to maintain a strong and flexible balance sheet. Debt-to-total market capitalization was 14.0% at March 31, 2026. The Company's interest and fixed charge coverage ratio was 14.8x for the three months ended March 31, 2026. The Company's ratio of debt to earnings before interest, taxes, depreciation and amortization for real estate ("EBITDAre") was 3.0x for the three months ended March 31, 2026. EBITDAre and the Company's interest and fixed charge coverage ratio are non-GAAP financial measures defined under *Definitions* later in this release. Refer to the schedule "Reconciliations of GAAP to Non-GAAP Measures" attached for the calculation of the Company's interest and fixed charge coverage ratio, the debt to EBITDAre ratio, and the reconciliation of Net Income to EBITDAre.

As previously announced, in February 2026, Moody's Ratings upgraded EastGroup's issuer rating to Baa1, outlook stable from Baa2, outlook positive. A security rating is not a recommendation to buy, sell or hold securities and may be subject to revision or withdrawal at any time by the assigning rating agency. Each rating should be evaluated independently of any other rating.

During the first quarter of 2026, EastGroup sold 365,620 shares of common stock directly through its sales agents under its continuous common equity offering program at a weighted average price of $191.46 per share, providing aggregate net proceeds to the Company of approximately $69,300,000.

Also during the three months ended March 31, 2026, the Company entered into forward equity sale agreements with respect to 252,136 shares of common stock with an initial weighted average forward price of $196.16 per share and approximate gross sales proceeds of $49,459,000 based on the initial forward price. The Company did not receive any proceeds from the sale of common shares by the forward purchasers at the time it entered into forward equity sale agreements. As of April 21, 2026, EastGroup had 252,136 shares of common stock available for settlement prior to the expiration of the applicable settlement periods in March 2027, for approximate net proceeds of $48,914,000, based on a weighted average forward price of $194.00 per share.

400 W. Parkway Place, Suite 100, Ridgeland, MS 39157 \| TEL: 601-354-3555 \| www.eastgroup.net

------

**<u>COMPANY UPDATE</u>**

The Company is pleased to announce the hiring of Jim Traynor as Executive Vice President, Central Region, effective April 27, 2026. Mr. Traynor brings more than 15 years of experience in real estate. Prior to joining the Company, he most recently served as Managing Director and Partner at Foundry Commercial, where he was responsible for all development and investments throughout Dallas-Fort Worth. In his role as head of EastGroup's Central Region, Mr. Traynor will be responsible for the Company's operations in our Texas, Louisiana and Tennessee markets. He is a graduate of the University of Central Florida and also graduated from the Hough Graduate School of Business at the University of Florida with a master's degree in real estate.

**<u>OUTLOOK FOR 2026</u>**

We estimate EPS for 2026 to be in the range of $5.66 to $5.86 and FFO per share attributable to common stockholders for 2026 to be in the range of $9.46 to $9.66. The table below reconciles projected net income attributable to common stockholders to projected FFO. The Company is providing a projection of estimated net income attributable to common stockholders in order to meet the disclosure requirements of the U.S. Securities and Exchange Commission.

EastGroup's projections are based on management's current beliefs and assumptions about our business, the industry and the markets in which we operate; there are known and unknown risks and uncertainties associated with these projections. We assume no obligation to update publicly any forward-looking statements, including our Outlook for 2026, whether as a result of new information, future events or otherwise. Please refer to the "Forward-Looking Statements" disclosures included in this earnings release and "Risk Factors" disclosed in our annual and quarterly reports filed with the Securities and Exchange Commission for more information.

**The following table presents the guidance range for 2026:**

---

| | | | | |
|:---|:---|:---|:---|:---|
| | **Low Range** | **Low Range** | **High Range** | **High Range** |
| | **Q2 2026** | **Y/E 2026** | **Q2 2026** | **Y/E 2026** |
|  | *(In thousands, except per share data)* | *(In thousands, except per share data)* | *(In thousands, except per share data)* | *(In thousands, except per share data)* |
| Net income attributable to common stockholders | $66801 | 303997 | 71101 | 314741 |
| Depreciation and amortization | 56641 | 228812 | 56641 | 228812 |
| Gain on sales of real estate investments and non-operating <br> real estate |  | (24885) |  | (24885) |
| Funds from operations attributable to common stockholders\* | $123442 | 507924 | 127742 | 518668 |
| Weighted average shares outstanding — Diluted | 53743 | 53717 | 53743 | 53717 |
| Per share data (diluted): |  |  |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Net income attributable to common stockholders | $1.24 | 5.66 | 1.32 | 5.86 |
| &nbsp;&nbsp;&nbsp;&nbsp;Funds from operations attributable to common stockholders | 2.30 | 9.46 | 2.38 | 9.66 |

---

\*This is a non-GAAP financial measure. Please refer to Definitions.

400 W. Parkway Place, Suite 100, Ridgeland, MS 39157 \| TEL: 601-354-3555 \| www.eastgroup.net

------

**The following assumptions were used for the mid-point:**

---

| | | | |
|:---|:---|:---|:---|
| **Metrics** | **Revised Guidance for Year 2026** | **Initial Guidance for Year 2026** | **Actual for Year 2025** |
| FFO per share | $9.46 - $9.66 | $9.40 - $9.60 | $8.98 |
| FFO per share increase over prior year | 6.5% | 5.8% | 7.5% |
| FFO per share, excluding gain on involuntary conversion and business interruption claims | $9.42 - $9.62 | $9.40 - $9.60 | $8.95 |
| FFO per share increase over prior year, excluding gain on involuntary conversion and business interruption claims | 6.4% | 6.1% | 7.7% |
| Same PNOI growth: cash basis <sup>(1)</sup> | 5.7% - 6.7% <sup>(2)</sup> | 5.6% - 6.6% <sup>(2)</sup> | 6.7% |
| Average month-end occupancy — Operating portfolio | 95.0% - 96.0%<sup>(3)</sup> | 95.0% - 96.0% | 95.9% |
| Average month-end occupancy — Same property pool | 95.9% - 96.9% <sup>(2)</sup> | 95.8% - 96.8% <sup>(2)</sup> | 96.5% |
| Development starts: |  |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp; Square feet | 1.8 million | 1.7 million | 1.4 million |
| &nbsp;&nbsp;&nbsp;&nbsp; Projected total investment | $265 million | $250 million | $179 million |
| Operating property acquisitions | $160 million | $160 million | $143 million |
| Operating property dispositions<br>&nbsp;&nbsp;&nbsp;&nbsp; (Potential gains on dispositions are not included in the projections) | $75 million | $70 million | $4 million |
| Gross capital proceeds <sup>(4)</sup> | $300 million | $300 million | $517 million |
| General and administrative expense  | $26.3 million | $27.0 million | $24.0 million |

---

<sup>(1)</sup> Excludes straight-line rent adjustments, amortization of market rent intangibles for acquired leases, and income from lease terminations.

<sup>(2)</sup> Includes properties which have been in the operating portfolio since 1/1/25 and are projected to be in the operating portfolio through 12/31/26; includes 58,269,000 square feet.

<sup>(3)</sup> Represents estimated average month-end occupancy from January-December 2026. Average month-end occupancy for April-June 2026 is estimated to be between 94.6%-95.6%.

<sup>(4)</sup> Gross capital proceeds includes proceeds raised from external sources, such as new long-term debt or equity issuances; excludes borrowings on the unsecured bank credit facilities.

**<u>DEFINITIONS</u>**

*Net income* is used by the Company's management as the primary measure of operating results in making decisions. Investor and industry analysts primarily utilize two supplemental operating performance measures in analyzing operating results, which include: (1) funds from operations attributable to common stockholders ("FFO"), including FFO as adjusted as described below, and (2) property net operating income ("PNOI"), as defined below.

FFO is computed in accordance with standards established by the National Association of Real Estate Investment Trusts, Inc. ("Nareit"). Nareit's guidance allows preparers an option as it pertains to whether gains or losses on sale, or impairment charges, on real estate assets incidental to a real estate investment trust's ("REIT's") business are excluded from the calculation of FFO. EastGroup has made the election to exclude activity related to such assets that are incidental to our business. FFO is calculated as net income (loss) attributable to common stockholders computed in accordance with U.S. generally accepted accounting principles ("GAAP"), excluding gains and losses from sales of real estate property (including other assets incidental to the Company's business) and impairment losses, adjusted for real estate related depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures.

FFO, Excluding Gain on Involuntary Conversion and Business Interruption Claims, is calculated as FFO (as defined above), adjusted to exclude gains on involuntary conversion and business interruption claims. The Company believes that this exclusion presents a more meaningful comparison of operating performance across periods.

PNOI is defined as *Income from real estate operations* less *Expenses from real estate operations* (including market-based internal management fee expense) plus the Company's share of income and property operating expenses from its less-than-wholly-owned real estate investments. EastGroup sometimes refers to PNOI from Same Properties as

400 W. Parkway Place, Suite 100, Ridgeland, MS 39157 \| TEL: 601-354-3555 \| www.eastgroup.net

------

"Same PNOI" in this press release and the accompanying reconciliation; the Company also presents Same PNOI Excluding Income from Lease Terminations. The Company presents Same PNOI and Same PNOI, Excluding Income from Lease Terminations, as a property-level supplemental measure of performance used to evaluate the performance of the Company's investments in real estate assets and its operating results on a same property basis. The Company believes it is useful to evaluate Same PNOI, Excluding Income from Lease Terminations, on both a straight-line and cash basis. The straight-line basis is calculated by averaging the customers' rent payments over the lives of the leases; GAAP requires the recognition of rental income on a straight-line basis. The cash basis excludes adjustments for straight-line rent and amortization of market rent intangibles for acquired leases; cash basis is an indicator of the rents charged to customers by the Company during the periods presented and is useful in analyzing the embedded rent growth in the Company's portfolio. "Same Properties" is defined as operating properties owned during the entire current period and prior year reporting period. Operating properties are stabilized real estate properties (land including building and improvements) that make up the Company's operating portfolio. Properties developed or acquired are excluded from the same property pool until held in the operating portfolio for both the current and prior year reporting periods. Properties sold during the current or prior year reporting periods are also excluded. A key component of the change in PNOI is the rental rate change on new and renewal leases. The Company calculates rental rate changes on new and renewal leases on a cash basis and straight-line basis. The cash basis rental changes are calculated as the difference, weighted by square feet, of the annualized base rent due the first month of the new lease's term and the annualized base rent of the rent due the last month of the former lease's term, for leases signed during the reporting period. If free rent, discounts, or premiums are in the lease terms, then the first full rent value is used. The straight-line basis rental changes are calculated as the difference, weighted by square feet, of the average rent over the life of the new lease and the average rent over the life of the former lease, for leases signed during the reporting period. Rent amounts exclude amortization of market rent intangibles for acquired leases, hold over rent, and base stop amounts. These calculations exclude leases with terms of less than 12 months and leases for first generation space on properties acquired or developed by EastGroup.

FFO and PNOI are supplemental industry reporting measurements used to evaluate the performance of the Company's investments in real estate assets and its operating results. The Company believes that the exclusion of depreciation and amortization in the industry's calculations of PNOI and FFO provides supplemental indicators of the properties' performance since real estate values have historically risen or fallen with market conditions. PNOI and FFO as calculated by the Company may not be comparable to similarly titled but differently calculated measures for other REITs. Investors should be aware that items excluded from or added back to FFO are significant components in understanding and assessing the Company's financial performance.

Earnings Before Interest, Taxes, Depreciation and Amortization for Real Estate ("EBITDAre") is also used by the Company's management as a key performance measure. EBITDAre is computed in accordance with standards established by Nareit and defined as Net Income, adjusted for gains and losses from sales of real estate investments, non-operating real estate and other assets incidental to the Company's business, interest expense, income tax expense, depreciation and amortization. EBITDAre is a non-GAAP financial measure used by the Company's management to measure the Company's operating performance and its ability to meet interest payment obligations and pay quarterly stock dividends on an unleveraged basis.

Debt-to-EBITDAre ratio is a non-GAAP financial measure calculated by dividing the Company's debt by its EBITDAre, and is used by the Company's management in analyzing the financial condition and operating performance of the Company relative to its leverage.

The Company's interest and fixed charge coverage ratio is a non-GAAP financial measure calculated by dividing the Company's EBITDAre by its interest expense. The Company believes this ratio is useful to investors because it provides a basis for analysis of the Company's leverage, operating performance and its ability to service the interest payments due on its debt.

**<u>CONFERENCE CALL</u>**

EastGroup will host a conference call and webcast to discuss the results of its first quarter, review the Company's current operations, and present its earnings outlook for 2026 on Thursday, April 23, 2026, at 10:00 a.m. Eastern Time. A live broadcast of the conference call is available by dialing 1-800-836-8184 (conference ID EastGroup) or

400 W. Parkway Place, Suite 100, Ridgeland, MS 39157 \| TEL: 601-354-3555 \| www.eastgroup.net

------

by webcast through a link on the Company's website at www.eastgroup.net. If you are unable to listen to the live conference call, a telephone and webcast replay will be available on Thursday, April 23, 2026. The telephone replay will be available through April 30, 2026, and can be accessed by dialing 1-888-660-6345 (access code 76507#). The webcast replay can be accessed through a link on the Company's website at www.eastgroup.net.

**<u>SUPPLEMENTAL INFORMATION</u>**

Supplemental financial information is available under Quarterly Results in the Investor Relations section of the Company's website at www.eastgroup.net.

**<u>COMPANY INFORMATION</u>**

EastGroup Properties, Inc. (NYSE: EGP), a member of the S&P Mid-Cap 400 and Russell 2000 Indexes, is a self-administered equity real estate investment trust focused on the development, acquisition and operation of industrial properties in high-growth markets throughout the United States with an emphasis in the states of Texas, Florida, California, Arizona and North Carolina. The Company's goal is to maximize shareholder value by being a leading provider in its markets of functional, flexible and quality business distribution space for location sensitive customers (primarily in the 20,000 to 100,000 square foot range). The Company's strategy for growth is based on ownership of premier distribution facilities generally clustered near major transportation features in supply-constrained submarkets. The Company's portfolio, including development projects and value-add acquisitions in lease-up and under construction, currently includes approximately 65.5 million square feet. EastGroup Properties, Inc. press releases are available at www.eastgroup.net.

The Company announces information about the Company and its business to investors and the public using the Company's website (eastgroup.net), including the investor relations website (investor.eastgroup.net), filings with the Securities and Exchange Commission, press releases, public conference calls, and webcasts. The Company also uses social media to communicate with its investors and the public. While not all the information that the Company posts to the Company's website or on the Company's social media channels is of a material nature, some information could be deemed to be material. Therefore, the Company encourages investors, the media, and others interested in the Company to review the information that it posts on the social media channels, including Facebook (facebook.com/eastgroupproperties), LinkedIn (linkedin.com/company/eastgroup-properties-inc), and X (X.com/eastgroupprop). The list of social media channels that the company uses may be updated on its investor relations website from time to time. The information contained on, or that may be accessed through, our website or any of our social media channels is not incorporated by reference into, and is not a part of, this document.

**<u>FORWARD-LOOKING STATEMENTS</u>**

The statements and certain other information contained in this press release, which can be identified by the use of forward-looking terminology such as "may," "will," "seek," "expects," "anticipates," "believes," "targets," "intends," "should," "estimates," "could," "continue," "assume," "projects," "goals," "plans" or variations of such words and similar expressions or the negative of such words, constitute "forward-looking statements" within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended, and are subject to the safe harbors created thereby. These forward-looking statements reflect the Company's current views about its plans, intentions, expectations, strategies and prospects, which are based on the information currently available to the Company and on assumptions it has made. For instance, the amount, timing and frequency of future dividends is subject to authorization by the Company's Board of Directors and will be based upon a variety of factors. Although the Company believes that its plans, intentions, expectations, strategies and prospects as reflected in or suggested by those forward-looking statements are reasonable, the Company can give no assurance that such plans, intentions, expectations or strategies will be attained or achieved. Furthermore, these forward-looking statements should be considered as subject to the many risks and uncertainties that exist in the Company's operations and business environment. Such risks and uncertainties could cause actual results to differ materially from those projected. These uncertainties include, but are not limited to:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• international, national, regional and local economic conditions and conflicts;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• the competitive environment in which the Company operates;

400 W. Parkway Place, Suite 100, Ridgeland, MS 39157 \| TEL: 601-354-3555 \| www.eastgroup.net

------

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• fluctuations of occupancy or rental rates;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• potential defaults (including bankruptcies or insolvency) on or non-renewal of leases by tenants, or our ability to lease space at current or anticipated rents, particularly in light of the ongoing uncertainty around interest rates, tariffs and general economic conditions;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• disruption in supply and delivery chains;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• increased construction and development costs, including as a result of tariffs or the recent inflationary environment;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• acquisition and development risks, including failure of such acquisitions and development projects to perform in accordance with our projections or to materialize at all;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• potential changes in the law or governmental regulations and interpretations of those laws and regulations, including changes in real estate laws, real estate investment trust ("REIT") or corporate income tax laws, potential changes in zoning laws, or increases in real property tax rates, and any related increased cost of compliance;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• our ability to maintain our qualification as a REIT;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• natural disasters such as fires, floods, tornadoes, hurricanes, earthquakes or other extreme weather events, which may or may not be directly caused by longer-term shifts in climate patterns, could destroy buildings and damage regional economies;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• the availability of financing and capital, increases in or long-term elevated interest rates, and our ability to raise equity capital on attractive terms;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• financing risks, including the risks that our cash flows from operations may be insufficient to meet required payments of principal and interest, and we may be unable to refinance our existing debt upon maturity or obtain new financing on attractive terms or at all;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• our ability to retain our credit agency ratings;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• our ability to comply with applicable financial covenants;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• credit risk in the event of non-performance by the counterparties to our interest rate swaps;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• how and when pending forward equity sales may settle;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• lack of or insufficient amounts of insurance;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• litigation, including costs associated with prosecuting or defending claims and any adverse outcomes;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• our ability to attract and retain key personnel or lack of adequate succession planning;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• risks related to the failure, inadequacy or interruption of our data security systems and processes, including security breaches through cyber attacks;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• pandemics, epidemics or other public health emergencies, such as the coronavirus pandemic;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• potentially catastrophic events, such as escalation or expansion of the war in the Middle East, other acts of war, civil unrest or terrorism; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• environmental liabilities, including costs, fines or penalties that may be incurred due to necessary remediation of contamination of properties presently owned or previously owned by us.

All forward-looking statements should be read in light of the risks identified in Part I, Item 1A. Risk Factors within the Company's most recent Annual Report on Form 10-K, as such factors may be updated from time to time in the Company's periodic filings and current reports filed with the SEC.

The Company assumes no obligation to update publicly any forward-looking statements, including its Outlook for 2026, whether as a result of new information, future events or otherwise.

**<u>CONTACT</u>**

Investor@eastgroup.net

400 W. Parkway Place, Suite 100, Ridgeland, MS 39157 \| TEL: 601-354-3555 \| www.eastgroup.net

------

---

| | | |
|:---|:---|:---|
| **EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES** | **EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES** | **EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES** |
| **CONSOLIDATED STATEMENTS OF INCOME AND COMPREHENSIVE INCOME** | **CONSOLIDATED STATEMENTS OF INCOME AND COMPREHENSIVE INCOME** | **CONSOLIDATED STATEMENTS OF INCOME AND COMPREHENSIVE INCOME** |
| **(IN THOUSANDS, EXCEPT PER SHARE DATA)** | **(IN THOUSANDS, EXCEPT PER SHARE DATA)** | **(IN THOUSANDS, EXCEPT PER SHARE DATA)** |
| **(UNAUDITED)** | **(UNAUDITED)** | **(UNAUDITED)** |
| | **Three Months Ended** | **Three Months Ended** |
| | **March 31,** | **March 31,** |
|  | **2026** | **2025** |
| **REVENUES** |  |  |
| &nbsp;&nbsp;&nbsp;Income from real estate operations | $190234 | 172644 |
| &nbsp;&nbsp;&nbsp;Other revenue | 22 | 1805 |
|  | 190256 | 174449 |
| **EXPENSES** |  |  |
| &nbsp;&nbsp;&nbsp;Expenses from real estate operations | 50523 | 46760 |
| &nbsp;&nbsp;&nbsp;Depreciation and amortization | 55497 | 52520 |
| &nbsp;&nbsp;&nbsp;General and administrative | 7616 | 7954 |
| &nbsp;&nbsp;&nbsp;Indirect leasing costs | 225 | 263 |
|  | 113861 | 107497 |
| **OTHER INCOME (EXPENSE)** |  |  |
| &nbsp;&nbsp;&nbsp;Interest expense | (9079) | (8025) |
| &nbsp;&nbsp;&nbsp;Gain on sales of real estate investments | 24885 |  |
| &nbsp;&nbsp;&nbsp;Other income | 2423 | 510 |
| **NET INCOME** | 94624 | 59437 |
| &nbsp;&nbsp;&nbsp;Net income attributable to noncontrolling interest in joint ventures |  | (14) |
| **NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS** | 94624 | 59423 |
| &nbsp;&nbsp;&nbsp;Other comprehensive income (loss) — Interest rate swaps | 1979 | (6927) |
| **TOTAL COMPREHENSIVE INCOME** | $96603 | 52496 |
| **BASIC PER COMMON SHARE DATA FOR NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS** |  |  |
| &nbsp;&nbsp;&nbsp;Net income attributable to common stockholders | $1.77 | 1.14 |
| &nbsp;&nbsp;&nbsp;Weighted average shares outstanding — Basic | 53451 | 51965 |
| **DILUTED PER COMMON SHARE DATA FOR NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS** |  |  |
| &nbsp;&nbsp;&nbsp;Net income attributable to common stockholders | $1.77 | 1.14 |
| &nbsp;&nbsp;&nbsp;Weighted average shares outstanding — Diluted | 53546 | 52028 |

---

------

---

| | | |
|:---|:---|:---|
| **EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES** | **EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES** | **EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES** |
| **RECONCILIATIONS OF GAAP TO NON-GAAP MEASURES** | **RECONCILIATIONS OF GAAP TO NON-GAAP MEASURES** | **RECONCILIATIONS OF GAAP TO NON-GAAP MEASURES** |
| **(IN THOUSANDS, EXCEPT PER SHARE DATA)** | **(IN THOUSANDS, EXCEPT PER SHARE DATA)** | **(IN THOUSANDS, EXCEPT PER SHARE DATA)** |
| **(UNAUDITED)** | **(UNAUDITED)** | **(UNAUDITED)** |
| | **Three Months Ended** | **Three Months Ended** |
| | **March 31,** | **March 31,** |
|  | **2026** | **2025** |
| **NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS** | $94624 | 59423 |
| Depreciation and amortization | 55497 | 52520 |
| Company's share of depreciation from unconsolidated investment | 31 | 31 |
| Depreciation and amortization attributable to noncontrolling interest | (1) | (1) |
| Gain on sales of real estate investments | (24885) |  |
| **FUNDS FROM OPERATIONS ("FFO") ATTRIBUTABLE TO COMMON STOCKHOLDERS**<sup>\*</sup> | 125266 | 111973 |
| Gain on involuntary conversion and business interruption claims | (1950) | (1763) |
| **FFO ATTRIBUTABLE TO COMMON STOCKHOLDERS, EXCLUDING GAIN ON INVOLUNTARY CONVERSION AND BUSINESS INTERRUPTION CLAIMS**<sup>\*</sup> | $123316 | 110210 |
| **NET INCOME** | $94624 | 59437 |
| Interest expense <sup>(1)</sup> | 9079 | 8025 |
| Depreciation and amortization | 55497 | 52520 |
| Company's share of depreciation from unconsolidated investment | 31 | 31 |
| **EARNINGS BEFORE INTEREST, TAXES, DEPRECIATION AND AMORTIZATION ("EBITDA")** | 159231 | 120013 |
| Gain on sales of real estate investments | (24885) |  |
| **EBITDA FOR REAL ESTATE ("EBITDAre")**<sup>\*</sup> | $134346 | 120013 |
| Debt | $1608956 | 1453938 |
| **Debt-to-EBITDAre ratio**<sup>\*</sup> | 3.0 | 3.0 |
| EBITDAre<sup>\*</sup> | $134346 | 120013 |
| Interest expense <sup>(1)</sup> | 9079 | 8025 |
| **Interest and fixed charge coverage ratio**<sup>\*</sup> | 14.8 | 15.0 |
| **DILUTED PER COMMON SHARE DATA FOR EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS** |  |  |
| Net income attributable to common stockholders | $1.77 | 1.14 |
| FFO attributable to common stockholders<sup>\*</sup> | $2.34 | 2.15 |
| FFO attributable to common stockholders, excluding gain on involuntary conversion and business interruption claims<sup>\*</sup>  | $2.30 | 2.12 |
| Weighted average shares outstanding for EPS and FFO purposes — Diluted | 53546 | 52028 |
| <sup>(1)</sup> Net of capitalized interest of $5,923 and $5,160 for the three months ended March 31, 2026 and 2025, respectively. | <sup>(1)</sup> Net of capitalized interest of $5,923 and $5,160 for the three months ended March 31, 2026 and 2025, respectively. | <sup>(1)</sup> Net of capitalized interest of $5,923 and $5,160 for the three months ended March 31, 2026 and 2025, respectively. |
| <sup>\*</sup>This is a non-GAAP financial measure. Please refer to Definitions. |  |  |

---

------

---

| | | |
|:---|:---|:---|
| **EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES** | **EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES** | **EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES** |
| **RECONCILIATIONS OF GAAP TO NON-GAAP MEASURES (Continued)** | **RECONCILIATIONS OF GAAP TO NON-GAAP MEASURES (Continued)** | **RECONCILIATIONS OF GAAP TO NON-GAAP MEASURES (Continued)** |
| **(IN THOUSANDS)** | **(IN THOUSANDS)** | **(IN THOUSANDS)** |
| **(UNAUDITED)** | **(UNAUDITED)** | **(UNAUDITED)** |
| | **Three Months Ended** | **Three Months Ended** |
| | **March 31,** | **March 31,** |
|  | **2026** | **2025** |
| **NET INCOME** | $94624 | 59437 |
| Gain on sales of real estate investments | (24885) |  |
| Gain on involuntary conversion and business interruption claims | (1950) | (1763) |
| Interest income | (195) | (232) |
| Other | (22) | (42) |
| Indirect leasing costs | 225 | 263 |
| Depreciation and amortization | 55497 | 52520 |
| Company's share of depreciation from unconsolidated investment | 31 | 31 |
| Interest expense <sup>(1)</sup> | 9079 | 8025 |
| General and administrative expense <sup>(2)</sup> | 7616 | 7954 |
| Noncontrolling interest in PNOI of consolidated joint ventures |  | (15) |
| **PROPERTY NET OPERATING INCOME ("PNOI")**<sup>\*</sup> | 140020 | 126178 |
| PNOI from 2025 and 2026 acquisitions | (2658) |  |
| PNOI from 2025 and 2026 development and value-add properties | (4487) | (1784) |
| PNOI from 2025 and 2026 operating property dispositions | (269) | (634) |
| Other PNOI | 195 | 258 |
| **SAME PNOI (Straight-Line Basis)**<sup>\*</sup> | 132801 | 124018 |
| Lease termination fee income from same properties | (43) | (539) |
| **SAME PNOI, EXCLUDING INCOME FROM LEASE TERMINATIONS (Straight-Line Basis)**<sup>\*</sup> | 132758 | 123479 |
| Straight-line rent adjustments for same properties | (1541) | (2998) |
| Acquired leases — Market rent adjustment amortization for same properties | (1369) | (1567) |
| **SAME PNOI, EXCLUDING INCOME FROM LEASE TERMINATIONS (Cash Basis)**<sup>\*</sup> | $129848 | 118914 |
| <sup>(1)</sup> Net of capitalized interest of $5,923 and $5,160 for the three months ended March 31, 2026 and 2025, respectively. | <sup>(1)</sup> Net of capitalized interest of $5,923 and $5,160 for the three months ended March 31, 2026 and 2025, respectively. | <sup>(1)</sup> Net of capitalized interest of $5,923 and $5,160 for the three months ended March 31, 2026 and 2025, respectively. |
| <sup>(2)</sup> Net of capitalized development costs of $2,339 and $1,954 for the three months ended March 31, 2026 and 2025, respectively.  | <sup>(2)</sup> Net of capitalized development costs of $2,339 and $1,954 for the three months ended March 31, 2026 and 2025, respectively.  | <sup>(2)</sup> Net of capitalized development costs of $2,339 and $1,954 for the three months ended March 31, 2026 and 2025, respectively.  |
| <sup>\*</sup>This is a non-GAAP financial measure. Please refer to Definitions. |  |  |

---

## Exhibit 99.2

![](supplementalinformation_001.jpg)

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Q1 2026 Supplemental \| Page 1 **Table of Contents** Conference Call 1-800-836-8184 \| ID – EastGroup April 23, 2026 10:00 a.m. Eastern Time webcast available at EastGroup.net SUPPLEMENTAL INFORMATION March 31, 2026 A ris ta 3 6 B us in es s Pa rk , D en ve r, CO

------

![](supplementalinformation_002.jpg)

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Q1 2026 Supplemental \| Page 2 **Table of Contents** Financial Information: Consolidated Balance Sheets ................................................................................ 3 Consolidated Statements of Income and Comprehensive Income ......................... 4 Reconciliations of GAAP to Non-GAAP Measures ................................................. 5 Consolidated Statements of Cash Flows ................................................................ 7 Same Property Portfolio Analysis ........................................................................... 8 Additional Financial Information ............................................................................. 9 Financial Statistics ................................................................................................. 10 Capital Deployment: Development and Value-Add Properties Summary ................................................ 11 Development and Value-Add Properties Transferred to Real Estate Properties ..... 12 Acquisitions and Dispositions ................................................................................. 13 Real Estate Improvements and Leasing Costs ....................................................... 14 Property Information: Leasing Statistics and Occupancy Summary ......................................................... 15 Core Market Operating Statistics ........................................................................... 16 Lease Expiration Summary .................................................................................... 17 Top 10 Customers by Annualized Base Rent ......................................................... 18 Capitalization: Debt and Equity Market Capitalization ................................................................... 19 Continuous Common Equity Program .................................................................... 20 Debt-to-EBITDAre Ratios ....................................................................................... 21 Other Information: Components of Net Asset Value ............................................................................ 22 Outlook for 2026 .................................................................................................... 23 Glossary of REIT Terms ........................................................................................ 24 FORWARD-LOOKING STATEMENTS The statements and certain other information contained herein, which can be identified by the use of forward-looking terminology such as "may," "will," "seek," "expects," "anticipates," "believes," "targets," "intends," "should," "estimates," "could," "continue," "assume," "projects," "goals" "plans" or variations of such words and similar expressions or the negative of such words, constitute "forward-looking statements" within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended, and are subject to the safe harbors created thereby. These forward-looking statements reflect the current views of EastGroup Properties, Inc. (the "Company" or "EastGroup") about its plans, intentions, expectations, strategies, and prospects, which are based on the information currently available to the Company and on assumptions it has made. For instance, the amount, timing and frequency of future dividends is subject to authorization by the Company's Board of Directors and will be based upon a variety of factors. Although the Company believes that its plans, intentions, expectations, strategies and prospects as reflected in or suggested by those forward-looking statements are reasonable, the Company can give no assurance that such plans, intentions, expectations, or strategies will be attained or achieved. Furthermore, these forward-looking statements should be considered as subject to the many risks and uncertainties that exist in the Company's operations and business environment. Such risks and uncertainties could cause actual results to differ materially from those projected. These uncertainties include, but are not limited to: international, national, regional and local economic conditions and conflicts; the competitive environment in which the Company operates; fluctuations of occupancy or rental rates; potential defaults (including bankruptcies or insolvency) on or non-renewal of leases by tenants, or our ability to lease space at current or anticipated rents, particularly in light of the ongoing uncertainty around interest rates, tariffs and general economic conditions; disruption in supply and delivery chains; increased construction and development costs, including as a result of tariffs or the recent inflationary environment; acquisition and development risks, including failure of such acquisitions and development projects to perform in accordance with our projections or to materialize at all; potential changes in the law or governmental regulations and interpretations of those laws and regulations, including changes in real estate laws, real estate investment trust ("REIT") or corporate income tax laws, potential changes in zoning laws, or increases in real property tax rates, and any related increased cost of compliance; our ability to maintain our qualification as a REIT; natural disasters such as fires, floods, tornadoes, hurricanes, earthquakes, or other extreme weather events, which may or may not be caused by longer-term shifts in climate patterns, could destroy buildings and damage regional economies; the availability of financing and capital, increases in or long-term elevated interest rates, and our ability to raise equity capital on attractive terms; financing risks, including the risks that our cash flows from operations may be insufficient to meet required payments of principal and interest, and we may be unable to refinance our existing debt upon maturity or obtain new financing on attractive terms or at all; our ability to retain our credit agency ratings; our ability to comply with applicable financial covenants; credit risk in the event of non-performance by the counterparties to our interest rate swaps; how and when pending forward equity sales may settle; lack of or insufficient amounts of insurance; litigation, including costs associated with prosecuting or defending claims and any adverse outcomes; our ability to attract and retain key personnel or lack of adequate succession planning; risks related to the failure, inadequacy or interruption of our data security systems and processes, including security breaches through cyber attacks; pandemics, epidemics or other public health emergencies, such as the coronavirus pandemic; potentially catastrophic events, such as escalation or expansion of the war in the Middle East, other acts of war, civil unrest or terrorism; and environmental liabilities, including costs, fines or penalties that may be incurred due to necessary remediation of contamination of properties presently owned or previously owned by us. All forward-looking statements should be read in light of the risks identified in Part I, Item 1A. Risk Factors within the Company's most recent Annual Report on Form 10-K, as such factors may be updated from time to time in the Company's periodic filings and current reports filed with the SEC. The Company assumes no obligation to update publicly any forward-looking statements, including its Outlook for 2026, whether as a result of new information, future events or otherwise.

------

![](supplementalinformation_003.jpg)

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Q1 2026 Supplemental \| Page 3 Consolidated Balance Sheets (In thousands, except share and per share data) (Unaudited) March 31, 2026 December 31, 2025 ASSETS Real estate properties 6,063,923$5,989,788 Development and value-add properties 698,412 710,200 6,762,335 6,699,988 Accumulated depreciation (1,608,368) (1,583,532) 5,153,967 5,116,456 Real estate assets held for sale 1,352 - Unconsolidated investment 6,885 7,007 Cash and cash equivalents 31,358 1,007 Other assets, net 296,702 307,337 TOTAL ASSETS 5,490,264$5,431,807 LIABILITIES AND EQUITY LIABILITIES Unsecured bank credit facilities, net of debt issuance costs (2,347)$16,249 Unsecured debt, net of debt issuance costs 1,611,303 1,611,026 Accounts payable and accrued expenses 169,414 169,945 Other liabilities 134,914 137,999 Total Liabilities 1,913,284 1,935,219 EQUITY Stockholders' Equity: Common shares; $0.0001 par value; 70,000,000 shares authorized; 53,755,161 shares issued and outstanding at March 31, 2026 and 53,348,800 at December 31, 2025 5 5 Excess shares; $0.0001 par value; 30,000,000 shares authorized; no shares issued - - Additional paid-in capital 4,014,198 3,946,792 Distributions in excess of earnings (447,946) (458,953) Accumulated other comprehensive income 10,336 8,357 Total Stockholders' Equity 3,576,593 3,496,201 Noncontrolling interest in joint ventures 387 387 Total Equity 3,576,980 3,496,588 TOTAL LIABILITIES AND EQUITY 5,490,264$5,431,807

------

![](supplementalinformation_004.jpg)

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Q1 2026 Supplemental \| Page 4 Consolidated Statements of Income and Comprehensive Income (In thousands, except per share data) (Unaudited) 2026 2025 REVENUES Income from real estate operations 190,234$172,644 Other revenue 22 1,805 190,256 174,449 EXPENSES Expenses from real estate operations 50,523 46,760 Depreciation and amortization 55,497 52,520 General and administrative 7,616 7,954 Indirect leasing costs 225 263 113,861 107,497 OTHER INCOME (EXPENSE) Interest expense (9,079) (8,025) Gain on sales of real estate investments 24,885 - Other income 2,423 510 NET INCOME 94,624 59,437 Net income attributable to noncontrolling interest in joint ventures - (14) NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS 94,624 59,423 Other comprehensive income (loss) — interest rate swaps 1,979 (6,927) TOTAL COMPREHENSIVE INCOME 96,603$52,496 BASIC PER COMMON SHARE DATA FOR NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS Net income attributable to common stockholders 1.77$1.14 Weighted average shares outstanding — Basic 53,451 51,965 DILUTED PER COMMON SHARE DATA FOR NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS Net income attributable to common stockholders 1.77$1.14 Weighted average shares outstanding — Diluted 53,546 52,028 March 31, Three Months Ended

------

![](supplementalinformation_005.jpg)

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Q1 2026 Supplemental \| Page 5 Reconciliations of GAAP to Non-GAAP Measures (In thousands, except per share data) (Unaudited) 2026 2025 NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS 94,624$59,423 Depreciation and amortization 55,497 52,520 Company's share of depreciation from unconsolidated investment 31 31 Depreciation and amortization attributable to noncontrolling interest (1) (1) Gain on sales of real estate investments (24,885) - FUNDS FROM OPERATIONS ("FFO") ATTRIBUTABLE TO COMMON STOCKHOLDERS\* 125,266 111,973 Gain on involuntary conversion and business interruption claims (1,950) (1,763) FFO ATTRIBUTABLE TO COMMON STOCKHOLDERS - EXCLUDING GAIN ON INVOLUNTARY CONVERSION AND BUSINESS INTERRUPTION CLAIMS\* 123,316$110,210 NET INCOME 94,624$59,437 Interest expense (1) 9,079 8,025 Depreciation and amortization 55,497 52,520 Company's share of depreciation from unconsolidated investment 31 31 EARNINGS BEFORE INTEREST, TAXES, DEPRECIATION AND AMORTIZATION ("EBITDA") 159,231 120,013 Gain on sales of real estate investments (24,885) - EBITDA FOR REAL ESTATE ("EBITDAre")\* 134,346$120,013 DILUTED PER COMMON SHARE DATA FOR EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS Net income attributable to common stockholders 1.77$1.14 FFO attributable to common stockholders\* 2.34$2.15 FFO attributable to common stockholders - excluding gain on involuntary conversion and business interruption claims\* 2.30$2.12 Weighted average shares outstanding for EPS and FFO purposes - Diluted 53,546 52,028 (1) Net of capitalized interest of $5,923 and $5,160 for the three months ended March 31, 2026 and 2025, respectively. \* This is a non-GAAP financial measure. Please refer to Glossary of REIT Terms. Three Months Ended March 31,

------

![](supplementalinformation_006.jpg)

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Q1 2026 Supplemental \| Page 6 Reconciliations of GAAP to Non-GAAP Measures (continued) (In thousands) (Unaudited) 2026 2025 NET INCOME 94,624$59,437 Gain on sales of real estate investments (24,885) - Gain on involuntary conversion and business interruption claims (1,950) (1,763) Interest income (195) (232) Other (22) (42) Indirect leasing costs 225 263 Depreciation and amortization 55,497 52,520 Company's share of depreciation from unconsolidated investment 31 31 Interest expense (1) 9,079 8,025 General and administrative expense (2) 7,616 7,954 Noncontrolling interest in PNOI of consolidated joint ventures - (15) PROPERTY NET OPERATING INCOME ("PNOI")\* 140,020 126,178 PNOI from 2025 and 2026 acquisitions (2,658) - PNOI from 2025 and 2026 development and value-add properties (4,487) (1,784) PNOI from 2025 and 2026 operating property dispositions (269) (634) Other PNOI 195 258 SAME PNOI (Straight-Line Basis)\* 132,801 124,018 Lease termination fee income from same properties (43) (539) SAME PNOI EXCLUDING INCOME FROM LEASE TERMINATIONS (Straight-Line Basis)\* 132,758 123,479 Straight-line rent adjustments for same properties (1,541) (2,998) Acquired leases — Market rent adjustment amortization for same properties (1,369) (1,567) SAME PNOI EXCLUDING INCOME FROM LEASE TERMINATIONS (Cash Basis)\* 129,848$118,914 \* This is a non-GAAP financial measure. Please refer to Glossary of REIT Terms. March 31, (1) Net of capitalized interest of $5,923 and $5,160 for the three months ended March 31, 2026 and 2025, respectively. (2) Net of capitalized development costs of $2,339 and $1,954 for the three months ended March 31, 2026 and 2025, respectively. Three Months Ended

------

![](supplementalinformation_007.jpg)

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Q1 2026 Supplemental \| Page 7 Consolidated Statements of Cash Flows (In thousands) (Unaudited) 2026 2025 OPERATING ACTIVITIES Net income 94,624$59,437 Adjustments to reconcile net income to net cash provided by operating activities: Depreciation and amortization 55,497 52,520 Stock-based compensation expense 4,159 4,232 Gain on sales of real estate investments (24,885) - Gain on involuntary conversion and business interruption claims (1,950) (1,763) Changes in operating assets and liabilities: Accrued income and other assets 9,768 168 Accounts payable, accrued expenses and prepaid rent 4,467 18,603 Other 666 511 NET CASH PROVIDED BY OPERATING ACTIVITIES 142,346 133,708 INVESTING ACTIVITIES Development and value-add properties (45,312) (56,346) Purchases of real estate properties (38,130) - Real estate improvements (15,623) (19,795) Net proceeds from sales of real estate investments and non-operating real estate 36,291 - Leasing commissions (7,164) (11,085) Proceeds from involuntary conversion on real estate assets 2,143 3,099 Changes in accrued development costs (4,729) 7,209 Changes in other assets and other liabilities 329 804 NET CASH USED IN INVESTING ACTIVITIES (72,195) (76,114) FINANCING ACTIVITIES Proceeds from unsecured bank credit facilities 111,627 12,406 Repayments on unsecured bank credit facilities (130,472) (12,406) Repayments on unsecured debt - (50,000) Debt issuance costs (19) (91) Distributions paid to stockholders (not including dividends accrued) (83,684) (73,205) Proceeds from common stock offerings 69,300 72,908 Common stock offering related costs (411) (59) Other (6,141) (4,161) NET CASH USED IN FINANCING ACTIVITIES (39,800) (54,608) INCREASE IN CASH AND CASH EQUIVALENTS 30,351 2,986 CASH AND CASH EQUIVALENTS AT BEGINNING OF PERIOD 1,007 17,529 CASH AND CASH EQUIVALENTS AT END OF PERIOD 31,358$20,515 SUPPLEMENTAL CASH FLOW INFORMATION Cash paid for interest, net of amounts capitalized of $5,923 and $5,160 for 2026 and 2025, respectively 4,430$2,970 Cash paid for operating lease liabilities 983 822 SUPPLEMENTAL NON-CASH BALANCES AT END OF PERIOD Development costs payable 10,214$22,679 Retainage payable 7,300 11,838 Real estate improvements and capitalized leasing costs payable 8,007 9,593 Dividends payable 84,658 74,153 Three Months Ended March 31,

------

![](supplementalinformation_008.jpg)

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Q1 2026 Supplemental \| Page 8 Same Property Portfolio Analysis (In thousands) (Unaudited) 2026 2025 % Change Same Property Portfolio (1) Square feet as of period end 58,315 58,315 Average occupancy 97.3% 96.1% 1.2% Occupancy as of period end 97.4% 96.6% 0.8% Same Property Portfolio Analysis (Straight-Line Basis) (1) \* Income from real estate operations 180,553$169,807 6.3% Less cash received for lease terminations (43) (539) Income excluding lease termination income 180,510 169,268 6.6% Expenses from real estate operations (47,752) (45,789) 4.3% PNOI, excluding income from lease terminations 132,758$123,479 7.5% Same Property Portfolio Analysis (Cash Basis) (1) \* Income from real estate operations 177,643$165,242 7.5% Less cash received for lease terminations (43) (539) Income excluding lease termination income 177,600 164,703 7.8% Expenses from real estate operations (47,752) (45,789) 4.3% PNOI, excluding income from lease terminations 129,848$118,914 9.2% (1) Includes properties which were included in the operating portfolio for the entire period of 1/1/25 through 3/31/26. \* This is a non-GAAP financial measure. Please refer to Glossary of REIT Terms. March 31, Three Months Ended

------

![](supplementalinformation_009.jpg)

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Q1 2026 Supplemental \| Page 9 Additional Financial Information (In thousands) (Unaudited) 2026 2025 Lease income - operating leases 144,013$130,066 Variable lease income (1) 46,221 42,578 Income from real estate operations 190,234 172,644 Straight-line rent income adjustment 3,175 3,564 Stock-based compensation expense (4,159) (4,232) Debt issuance costs amortization (545) (466) Gain on involuntary conversion and business interruption claims 1,950 1,763 Acquired leases - market rent adjustment amortization 1,576 1,567 2026 2025 WEIGHTED AVERAGE COMMON SHARES Weighted average common shares - Basic 53,451 51,965 BASIC SHARES FOR EARNINGS PER SHARE ("EPS") 53,451 51,965 Potential common shares: Effect of dilutive securities 95 63 DILUTED SHARES FOR EPS AND FFO 53,546 52,028 (1) Primarily includes tenant reimbursements for real estate taxes, insurance and common area maintenance. March 31, Three Months Ended Three Months Ended March 31, SELECTED INCOME STATEMENT INFORMATION (Items below represent increases or (decreases) in FFO)

------

![](supplementalinformation_010.jpg)

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Q1 2026 Supplemental \| Page 10 Financial Statistics ($ in thousands, except per share data) (Unaudited) Quarter Ended 3/31/26 2025 2024 2023 2022 ASSETS/MARKET CAPITALIZATION Assets 5,490,264$5,431,807 5,077,476 4,519,213 4,035,837 Equity Market Capitalization 9,949,543 9,503,555 8,317,522 8,754,937 6,451,794 Total Market Capitalization (Debt and Equity) (1) 11,564,543 11,137,400 9,827,522 10,434,937 8,318,835 Shares Outstanding - Common 53,755,161 53,348,800 51,825,798 47,700,432 43,575,539 Price per share 185.09$178.14 160.49 183.54 148.06 FFO CHANGE\* FFO per diluted share 2.34$8.98 8.35 7.79 7.00 Change compared to same period prior year 8.8% 7.5% 7.2% 11.3% 14.9% COMMON DIVIDEND PAYOUT RATIO\* Dividend distribution 1.55$5.90 5.34 5.04 4.70 FFO per diluted share 2.34 8.98 8.35 7.79 7.00 Dividend payout ratio 66% 66% 64% 65% 67% COMMON DIVIDEND YIELD (2) Dividend distribution 1.55$5.90 5.34 5.04 4.70 Price per share 185.09 178.14 160.49 183.54 148.06 Dividend yield 3.3% 3.3% 3.3% 2.7% 3.2% FFO MULTIPLE (3) \* FFO per diluted share 2.34$8.98 8.35 7.79 7.00 Price per share 185.09 178.14 160.49 183.54 148.06 Multiple 19.8 19.8 19.2 23.6 21.2 INTEREST & FIXED CHARGE COVERAGE RATIO\* EBITDAre 134,346$506,427 447,186 401,335 337,536 Interest expense 9,079 32,113 38,956 47,996 38,499 Interest and fixed charge coverage ratio 14.8 15.8 11.5 8.4 8.8 DEBT-TO-EBITDAre RATIO (4) \* Debt 1,608,956$1,627,275 1,503,562 1,674,827 1,861,744 EBITDAre 134,346 506,427 447,186 401,335 337,536 Debt-To-EBITDAre ratio (4) 3.0 3.2 3.4 4.2 5.5 Adjusted debt-to-pro forma EBITDAre ratio (4) 2.4 2.5 2.3 3.2 4.5 DEBT-TO-TOTAL MARKET CAPITALIZATION (1) 14.0% 14.7% 15.4% 16.1% 22.4% ISSUER RATINGS (5) Issuer Rating Outlook Moody's Ratings Baa1 Stable (1) Before deducting unamortized debt issuance costs. (2) Quarterly calculation: (Dividend distributions for the quarter x 4)/price per share. Yearly calculation: Dividend for the 12-month period/price per share. (3) Quarterly calculation: (FFO per diluted share for the quarter x 4)/price per share. Yearly calculation: FFO per diluted share for the 12-month period/price per share. (4) Quarterly calculation: Debt/(EBITDAre for the quarter x 4). Yearly calculation: Debt/EBITDAre for the 12-month period. (5) During the quarter ended March 31, 2026, Moody's Ratings upgraded EastGroup's issuer rating to Baa1, outlook stable from Baa2, outlook positive. A security rating is not a recommendation to buy, sell or hold securities and may be subject to revision or withdrawal at any time by the assigning rating agency. \* This is a non-GAAP financial measure. Please refer to Glossary of REIT Terms. Years Ended

------

![](supplementalinformation_011.jpg)

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Q1 2026 Supplemental \| Page 11 Development and Value-Add Properties Summary ($ in thousands) (Unaudited) Cumulative Anticipated Costs at Projected Conversion % Leased Square Feet (SF) 3/31/26 Total Costs Date (1) 4/21/26 Lease-Up Grand West Crossing 2 Houston, TX 97,000 11,136$12,900 04/26 100% Texas Avenue 1 & 2 Austin, TX 129,000 20,359 22,500 04/26 71% World Houston 46 Houston, TX 181,000 16,765 17,900 04/26 100% Arista 36 1-3 Denver, CO 360,000 67,493 80,300 10/26 0% Dominguez (2) Los Angeles, CA 262,000 7,731 9,200 11/26 35% Hillside 2 Greenville, SC 141,000 13,351 15,300 11/26 22% Crossroads 2 Tampa, FL 203,000 29,863 32,300 12/26 89% Gateway Interchange A & B Phoenix, AZ 137,000 24,803 26,200 02/27 31% Gateway Interchange F & G Phoenix, AZ 224,000 37,510 38,000 03/27 29% Total Lease-up 1,734,000 229,011 254,600 45% Wgt Avg % Under Construction Horizon West 9 Orlando, FL 113,000 9,434 15,900 08/26 100% Country Club 5 Expansion Tucson, AZ 100,000 73 10,600 04/27 100% Greenway 100 & 200 Atlanta, GA 289,000 23,821 34,200 05/27 0% McKinney 5 & 6 Dallas, TX 161,000 11,855 27,000 08/27 0% Station 24 1 & 2 Nashville, TN 180,000 11,416 35,700 08/27 0% Crossroads 3 Tampa, FL 156,000 15,276 26,900 10/27 0% Braselton 1 Atlanta, GA 205,000 4,957 23,500 12/27 0% North Ridge Trail Orlando, FL 229,000 9,626 33,100 12/27 0% Grand West Crossing 3 & 4 Houston, TX 128,000 3,127 18,900 02/28 0% Schertz Summit Park 1 & 2 San Antonio, TX 202,000 2,697 27,700 04/28 29% Total Under Construction 1,763,000 92,282 253,500 15% Wgt Avg % Total Lease-Up and Under Construction 3,497,000 321,293$508,100 30% Wgt Avg % Projected Stabilized Yields (3) Yield Lease-Up 8.3% Under Construction 7.5% Lease-Up and Under Construction 7.9% Prospective Development Acres Projected SF Phoenix, AZ 33 419,000 19,517$ Sacramento, CA 4 78,000 2,866 San Diego, CA 6 60,000 14,257 Fort Myers, FL 20 210,000 4,270 Miami, FL 24 313,000 28,089 Orlando, FL 24 252,000 10,156 Tampa, FL 125 991,000 44,703 Atlanta, GA 88 916,000 16,084 Charlotte, NC 112 828,000 15,304 Greenville, SC 65 523,000 8,742 Nashville, TN 15 190,000 6,298 Austin, TX 132 1,583,000 55,159 Dallas, TX 119 1,355,000 70,754 Fort Worth, TX 121 1,312,000 35,294 Houston, TX 69 1,013,000 25,984 San Antonio, TX 106 1,322,000 19,642 Total Prospective Development 1,063 11,365,000 377,119 Total Development and Value-Add Properties 1,063 14,862,000 698,412$(1) Development projects will transfer to the operating portfolio at the earlier of 90% occupancy or one year after shell completion. (2) Represents a redevelopment project. (3) Weighted average yield based on projected stabilized annual property net operating income on a straight-line basis at 100% occupancy divided by projected total costs.

------

![](supplementalinformation_012.jpg)

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Q1 2026 Supplemental \| Page 12 Development and Value-Add Properties Transferred to Real Estate Properties ($ in thousands) (Unaudited) Cumulative Costs at Conversion % Leased Square Feet (SF) 3/31/26 Date 4/21/26 1st Quarter Denton 35 Exchange 1 & 2 Dallas, TX 244,000 32,998$02/26 47% Skyway 1 & 2 Charlotte, NC 318,000 36,304 03/26 54% Total Transferred to Real Estate Properties 562,000 69,302$51% Wgt Avg % Projected Stabilized Yield (1) 7.3% (1) Weighted average yield based on projected stabilized annual property net operating income on a straight-line basis at 100% occupancy divided by projected total costs.

------

![](supplementalinformation_013.jpg)

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Q1 2026 Supplemental \| Page 13 Acquisitions and Dispositions Through March 31, 2026 ($ in thousands) (Unaudited) Date Property Name Location Size Purchase Price (1) 1st Quarter 02/18/26 Legend Point Logistics Crossing 2 & 3 Jacksonville, FL 177,000 SF 38,130$ Total Acquisitions 177,000 SF 38,130$ Date Property Name Location Size Gross Sales Price 1st Quarter 02/12/26 Shaw Commerce Center Fresno, CA 398,000 SF 37,000$24,885 (2) Total Dispositions 398,000 SF 37,000$24,885 DISPOSITIONS ACQUISITIONS (2) Included in Gain on sales of real estate investments on the Consolidated Statements of Income and Comprehensive Income; not included in FFO. (1) Represents acquisition price plus closing costs. Realized Gain

------

![](supplementalinformation_014.jpg)

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Q1 2026 Supplemental \| Page 14 Real Estate Improvements and Leasing Costs (In thousands) (Unaudited) REAL ESTATE IMPROVEMENTS 2026 2025 Upgrade on acquisitions 41$52 Tenant improvements: New tenants 3,873 5,507 Renewal tenants 1,663 1,411 Building improvements 2,109 5,532 Roofs 3,307 5,793 Parking lots 2,074 800 Other 821 1,158 TOTAL REAL ESTATE IMPROVEMENTS (1) 13,888$20,253 CAPITALIZED LEASING COSTS (Principally Commissions) Development and value-add 1,509$2,087 New tenants 1,564 4,414 Renewal tenants 3,018 4,068 TOTAL CAPITALIZED LEASING COSTS (2)(3) 6,091$10,569 (1) Reconciliation of Total Real Estate Improvements to Real Estate Improvements on the Consolidated Statements of Cash Flows: 2026 2025 Total Real Estate Improvements 13,888$20,253 Change in real estate property payables 1,261 (1,356) Change in construction in progress 474 898 15,623$19,795 (2) Included in Other Assets on the Consolidated Balance Sheets. (3) Reconciliation of Total Capitalized Leasing Costs to Leasing Commissions on the Consolidated Statements of Cash Flows: 2026 2025 Total Capitalized Leasing Costs 6,091$10,569 Change in leasing commissions payables 1,073 516 7,164$11,085 Three Months Ended March 31, Three Months Ended Three Months Ended March 31, Leasing Commissions on the Consolidated Statements of Cash Flows March 31, Real Estate Improvements on the Consolidated Statements of Cash Flows

------

![](supplementalinformation_015.jpg)

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Q1 2026 Supplemental \| Page 15 Leasing Statistics and Occupancy Summary (Unaudited) Three Months Ended Number of Square Feet Weighted Rental Rate Change Rental Rate Change PSF Tenant PSF Leasing PSF Total March 31, 2026 Leases Signed Signed Average Term Straight-Line Basis (1) Cash Basis (1) Improvement (2) Commission (2) Leasing Cost (2) (In Thousands) (In Years) New Leases (3) 22 368 5.1 34.4% 22.3% $6.74 $4.16 $10.90 Renewal Leases 47 1,680 3.8 37.5% 19.8% 1.20 1.78 2.98 Total/Weighted Average 69 2,048 4.1 36.8% 20.3% $2.20 $2.21 $4.41 Per Year $0.54 $0.54 $1.08 Weighted Average Retention (4) 83.3% 03/31/26 12/31/25 09/30/25 06/30/25 03/31/25 Percentage Leased 96.5% 97.0% 96.7% 97.1% 97.3% Percentage Occupied 95.9% 96.5% 95.9% 96.0% 96.5% (1) Rental Rate Change is reported for leases signed during the periods presented. Refer to full definition in the Glossary of REIT Terms. (2) Per square foot (PSF) amounts represent total amounts for the life of the lease, except as noted for the Per Year amounts. (3) Does not include leases with terms less than 12 months and leases for first generation space. (4) Calculated as SF of renewal leases signed during the quarter / SF of leases expiring during the quarter plus early renewals signed (not including early terminations or bankruptcies).

------

![](supplementalinformation_016.jpg)

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Q1 2026 Supplemental \| Page 16 Core Market Operating Statistics March 31, 2026 (Unaudited) Total % of Total Square Feet Annualized % Straight-Line Cash Straight-Line Cash of Properties Base Rent (1) Leased 2026 (2) 2027 Basis Basis Basis Basis Texas Dallas 6,672,000 11.2% 97.0% 360,000 1,003,000 8.6% 9.3% 66.4% 43.9% Houston 7,108,000 9.5% 96.7% 452,000 1,066,000 8.4% 11.2% 27.7% 9.0% San Antonio 4,899,000 7.1% 95.2% 391,000 911,000 9.9% 10.9% 18.5% 7.6% Austin 1,756,000 3.6% 97.7% 106,000 274,000 11.7% 7.5% 17.7% 13.0% Fort Worth 1,459,000 2.0% 89.3% 54,000 106,000 24.2% 20.1% 99.3% 63.6% El Paso 1,126,000 1.4% 96.1% 50,000 279,000 0.6% 4.8% 53.3% 35.2% 23,020,000 34.8% 96.1% 1,413,000 3,639,000 9.5% 10.3% 42.6% 25.5% Florida Orlando 4,984,000 8.4% 98.1% 321,000 548,000 10.6% 13.5% 35.3% 24.6% Tampa 4,656,000 7.4% 96.1% 878,000 877,000 9.8% 11.3% 30.8% 18.8% Miami/Fort Lauderdale 2,034,000 4.2% 94.2% 343,000 267,000 2.0% 7.3% 9.4% 4.4% Jacksonville 2,450,000 3.4% 96.4% 217,000 415,000 11.9% 14.7% 23.2% 15.6% Fort Myers 996,000 1.8% 98.0% - 141,000 5.6% 9.0% 70.4% 54.0% 15,120,000 25.2% 96.7% 1,759,000 2,248,000 8.8% 11.7% 29.0% 19.3% California San Francisco 2,463,000 5.4% 96.4% 533,000 239,000 8.8% 16.6% N/A N/A Los Angeles (4) 2,146,000 4.6% 97.1% 250,000 1,012,000 5.8% 5.1% 47.7% 41.1% San Diego 1,933,000 3.9% 94.7% 67,000 199,000 -7.2% -0.8% 34.6% 19.1% Sacramento 329,000 0.4% 87.6% - 172,000 -20.7% -31.9% N/A N/A 6,871,000 14.3% 95.7% 850,000 1,622,000 1.9% 6.0% 36.2% 21.7% Arizona Phoenix 3,518,000 6.5% 98.2% 141,000 1,054,000 11.7% 8.9% 64.3% 45.2% Tucson 848,000 1.1% 100.0% 5,000 66,000 4.8% 5.3% 28.8% 3.0% 4,366,000 7.6% 98.6% 146,000 1,120,000 10.7% 8.4% 41.5% 17.1% Other Core Charlotte 4,200,000 5.7% 95.4% 235,000 793,000 16.3% 17.1% 33.8% 1.7% Las Vegas 1,497,000 3.4% 100.0% 155,000 262,000 1.4% 3.5% N/A N/A Atlanta 2,941,000 3.6% 92.7% 170,000 188,000 -3.6% -2.3% 41.9% 30.9% Denver 886,000 1.5% 100.0% 132,000 155,000 4.3% 2.5% 34.8% 20.0% Greenville 1,102,000 1.3% 100.0% 165,000 157,000 0.5% 3.5% N/A N/A 10,626,000 15.5% 96.2% 857,000 1,555,000 5.6% 6.9% 35.3% 9.6% Total Core Markets 60,003,000 97.4% 96.4% 5,025,000 10,184,000 7.6% 9.3% 36.9% 20.4% Total Other Markets 1,898,000 2.6% 99.8% 60,000 146,000 4.7% 6.5% 18.0% 4.0% Total Operating Properties 61,901,000 100.0% 96.5% 5,085,000 10,330,000 7.5% 9.2% 36.8% 20.3% (1) Based on the Annualized Base Rent as of the reporting period for occupied square feet (without S/L Rent). (2) Square Feet expiring during the remainder of the year, including month-to-month leases. (3) Rental Rate Change is reported for leases signed during the periods presented. Refer to full definition in the Glossary of REIT Terms. (4) Includes the Company's share of its less-than-wholly-owned real estate investments. \* This is a non-GAAP financial measure. Please refer to Glossary of REIT Terms. in Square Feet Same PNOI Change\* Rental Rate Change (excluding income from lease terminations) New and Renewal Leases (3) Lease Expirations QTR QTR

------

![](supplementalinformation_017.jpg)

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Q1 2026 Supplemental \| Page 17 Lease Expiration Summary - Total Square Feet of Operating Properties Based on Leases Signed Through March 31, 2026 ($ in thousands) (Unaudited) Annualized Current % of Total Base Rent of Base Rent of Total Rentable Leases Expiring Leases Expiring Year of Lease Expiration Square Feet (without S/L Rent) (without S/L Rent) Available 2,180,000 -$0.0% 2026 - remainder of year 5,085,000 47,181 8.2% 2027 10,330,000 98,626 17.2% 2028 9,699,000 95,155 16.6% 2029 8,978,000 88,228 15.4% 2030 8,791,000 84,278 14.7% 2031 6,379,000 61,712 10.8% 2032 3,086,000 26,067 4.6% 2033 2,944,000 27,670 4.8% 2034 1,323,000 12,886 2.2% 2035 and beyond 3,106,000 31,223 5.5% TOTAL 61,901,000 573,026$100.0%

------

![](supplementalinformation_018.jpg)

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Q1 2026 Supplemental \| Page 18 Top 10 Customers by Annualized Base Rent As of March 31, 2026 (Unaudited) % of Total # of % of Total Annualized Customer Leases Location Portfolio SF Base Rent (1) 1 Amazon 2 San Diego, CA 710,000 1 San Antonio, TX 57,000 1.2% 1.5% 2 DSV Air & Sea Inc. 3 Houston, TX 385,000 1 Phoenix, AZ 41,000 1 San Diego, CA 20,000 0.7% 0.7% 3 Mattress Firm 1 Houston, TX 202,000 1 Tampa, FL 108,000 1 San Diego, CA 66,000 1 Jacksonville, FL 49,000 1 Fort Myers, FL 25,000 0.7% 0.7% 4 REPET, Inc. 1 Los Angeles, CA 300,000 0.5% 0.6% 5 Consolidated Electrical Distributors 2 San Antonio, TX 145,000 1 Orlando, FL 104,000 1 San Francisco, CA 84,000 1 Charlotte, NC 41,000 0.6% 0.6% 6 FedEx Corp. 1 Dallas, TX 157,000 1 Fort Myers, FL 63,000 1 San Diego, CA 51,000 1 Fort Lauderdale, FL 50,000 0.5% 0.6% 7 Leviat 1 San Antonio, TX 264,000 1 Tampa, FL 48,000 0.5% 0.5% 8 S.P. Richards Co. 1 Orlando, FL 404,000 0.7% 0.5% 9 The Chamberlain Group 2 Tucson, AZ 350,000 0.6% 0.5% 10 Novolex 1 Los Angeles, CA 286,000 0.5% 0.5% 29 4,010,000 6.5% 6.7% (1) Calculation: Customer Annualized Base Rent as of 3/31/26 (without S/L Rent) / Total Annualized Base Rent (without S/L Rent). Total SF Leased

------

![](supplementalinformation_019.jpg)

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Q1 2026 Supplemental \| Page 19 Debt and Equity Market Capitalization March 31, 2026 ($ in thousands, except per share data) (Unaudited) Unsecured debt (fixed rate) (1) Maturity Dates Weighted Average Interest Rate Principal Payments Maturing Average Years to Maturity October 10, 2026 1.98% 100,000$ December 15, 2026 3.75% 40,000 March 25, 2027 1.70% 100,000 August 31, 2027 3.89% 75,000 Year 2028 3.04% 160,000 Year 2029 3.88% 155,000 Year 2030 3.83% 300,000 Year 2031 and beyond 3.63% 685,000 Total unsecured debt (fixed rate) (1) 3.43% 1,615,000 4.1 Unsecured bank credit facilities (variable rate) $50MM Line - 4.405% - matures 7/31/2028 - $625MM Line - 4.403% - matures 7/31/2028 - Total carrying amount of debt 1,615,000 Total unamortized debt issuance costs (6,044) Total debt, net of unamortized debt issuance costs 1,608,956$ Equity market capitalization Shares outstanding - common 53,755,161 Price per share at quarter end 185.09$ Total equity market capitalization 9,949,543$ Total market capitalization (debt and equity) (2) 11,564,543$ Total debt / total market capitalization (2) 14.0% (1) These loans have a fixed interest rate or an effectively fixed interest rate due to interest rate swaps. (2) Debt refers to total carrying amount of debt.

------

![](supplementalinformation_020.jpg)

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Q1 2026 Supplemental \| Page 20 Continuous Common Equity Program ($ in thousands, except per share data) (Unaudited) Common Stock Weighted Average Price Gross Proceeds (1) (In shares) (Per share) (In thousands) 1st Quarter 2026: Total shares issued and proceeds received 365,620 191.46$70,000$(2) Common Stock Weighted Average Price Gross Proceeds (1) (In shares) (Per share) (In thousands) Forward Shares Agreements Outstanding at 12/31/2025 - -$-$1st Quarter 2026: New forward sale agreements 252,136 196.16 49,459 Forward shares issued and proceeds received - - - Forward Shares Agreements Outstanding at 3/31/2026 252,136 196.16$49,459$ Gross Sales Price (In thousands) Total Gross Sales Price Authorized for Issuance on 12/5/2025 1,000,000$ Amount settled from 12/6/2025 through 4/21/2026 (70,000) Amount of outstanding forward equity sale agreements as of 4/21/2026 (49,459) (3) Remaining Capacity for Issuance as of 4/21/2026 880,541$ DIRECT COMMON STOCK ISSUANCE ACTIVITY (3) Available through forward equity sale agreements before the applicable settlement periods expire in March 2027. FORWARD EQUITY SALE AGREEMENTS ACTIVITY (2) Gross proceeds received under the Company's continuous equity offering from 1/1/2026 through 4/21/2026 were $70,000. (1) During the three months ended March 31, 2026, the Company recognized offering-related costs for direct issuances and forward agreements of $1,110, which is not deducted from proceeds above. SALES AGENCY FINANCING AGREEMENTS

------

![](supplementalinformation_021.jpg)

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Q1 2026 Supplemental \| Page 21 Debt-to-EBITDAre Ratios ($ in thousands) (Unaudited) Quarter Ended March 31, 2026 (1) 2025 2024 2023 2022 2021 Debt 1,608,956$1,627,275$1,503,562 1,674,827 1,861,744 1,451,778 EBITDAre\* 134,346 506,427 447,186 401,335 337,536 278,959 DEBT-TO-EBITDAre RATIO\* 3.0 3.2 3.4 4.2 5.5 5.2 Debt 1,608,956$1,627,275$1,503,562 1,674,827 1,861,744 1,451,778 Subtract development and value-add properties in lease-up or under construction (321,293) (338,583) (424,068) (374,924) (324,831) (376,611) Adjusted Debt\* 1,287,663$1,288,692$1,079,494 1,299,903 1,536,913 1,075,167 EBITDAre\* 134,346$506,427$447,186 401,335 337,536 278,959 Adjust for acquisitions as if owned for entire period (3) 315 6,406 26,514 5,490 6,900 4,213 Adjust for development and value-add properties in lease-up or under construction (3) (731) (1,076) (1,558) (1,909) (857) (700) Adjust for properties sold during the period (3) (269) (40) (177) (2,001) (235) (1,517) Pro Forma EBITDAre\* 133,661$511,717$471,965 402,915 343,344 280,955 ADJUSTED DEBT-TO-PRO FORMA EBITDAre RATIO\* 2.4 2.5 2.3 3.2 4.5 3.8 (1) Quarterly calculations annualize EBITDAre for the quarter. (2) Yearly calculations use EBITDAre for the 12-month period. (3) PNOI on a Straight-Line Basis. \* This is a non-GAAP financial measure. Please refer to Glossary of REIT Terms. Years Ended December 31, (2)

------

![](supplementalinformation_022.jpg)

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Q1 2026 Supplemental \| Page 22 Components of Net Asset Value (In thousands) (Unaudited) Three Months Ended March 31, 2026 Quarterly property net operating income (PNOI) (Straight-Line Basis) 140,020$ Stabilized occupancy adjustment (97.0% occupancy) 1,689 (1) Development and value-add projects adjustment (100% occupancy) 10,454 (2) Adjust for acquisitions as if owned for entire period 275 (3) Remove PNOI for properties sold during the period (269) (4) Straight-line rent income adjustment (3,175) Market rent amortization - acquired leases (1,576) Adjusted PNOI (Cash Basis) 147,418$ x 4 Annualized PNOI (Cash Basis) 589,674$ March 31, 2026 Cash and cash equivalents 31,358$ Company's share of unconsolidated investment assets, net of non-cash assets 170 Other assets, net of non-cash assets 25,993 Prospective development (primarily land) - cumulative costs incurred 377,119 Total Other Assets 434,640$ Liabilities, net of non-cash liabilities 1,851,549$ Projected costs remaining on current development pipeline 194,490 (5) Company's share of unconsolidated investment liabilities, net of non-cash liabilities 57 Total Liabilities 2,046,096$ Shares Outstanding 53,755 (1) Adjustment reflects the potential PNOI impact of leasing the operating portfolio to a stabilized average occupancy of 97.0%. This will add PNOI when average occupancy is below 97.0% and subtract from PNOI when average occupancy is above 97.0%. (2) Adjustment reflects the potential additional PNOI impact of development and value-add projects in lease-up, under construction and transferred to the operating portfolio during the current quarter at 100% occupancy. (5) Adjustment includes projected remaining costs on development and value-add projects in lease-up and under construction as well as projected remaining costs on projects transferred from development to the operating portfolio during the current quarter. (3) Adjustment reflects the PNOI (cash basis) for real estate properties acquired during the quarter as if owned for the entire period. See page 13 for a complete list of acquisitions during the quarter. (4) Adjustment reflects the PNOI (cash basis) for real estate properties sold during the quarter. See page 13 for a complete list of dispositions during the quarter.

------

![](supplementalinformation_023.jpg)

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Q1 2026 Supplemental \| Page 23 Outlook for 2026 (Unaudited) Q2 2026 Y/E 2026 Q2 2026 Y/E 2026 Net income attributable to common stockholders $66,801 303,997 71,101 314,741 Depreciation and amortization 56,641 228,812 56,641 228,812 Gain on sales of real estate investments and non-operating real estate — (24,885) — (24,885) Funds from operations attributable to common stockholders\* $123,442 507,924 127,742 518,668 Weighted average shares outstanding — Diluted 53,743 53,717 53,743 53,717 Per share data (diluted): Net income attributable to common stockholders $1.24 5.66 1.32 5.86 Funds from operations attributable to common stockholders 2.30 9.46 2.38 9.66 The following assumptions were used for the mid-point: Metrics FFO per share $9.46 - $9.66 $9.40 - $9.60 $8.98 FFO per share increase over prior year 6.5% 5.8% 7.5% FFO per share,excluding gain on involuntary conversion and business interruption claims $9.42 - $9.62 $9.40 - $9.60 $8.95 FFO per share increase over prior year, excluding gain on involuntary conversion and business interruption claims 6.4% 6.1% 7.7% Same PNOI growth: cash basis (1) 5.7% - 6.7% (2) 5.6% - 6.6% (2) 6.7% Average month-end occupancy — Operating portfolio 95.0% - 96.0%(3) 95.0% - 96.0% 95.9% Average month-end occupancy — Same property pool 95.9% - 96.9%(2) 95.8% - 96.8%(2) 96.5% Development starts: Square feet 1.8 million 1.7 million 1.4 million Projected total investment $265 million $250 million $179 million Operating property acquisitions $160 million $160 million $143 million Operating property dispositions (Potential gains on dispositions are not included in the projections) $75 million $70 million $4 million Gross capital proceeds (4) $300 million $300 million $517 million General and administrative expense $26.3 million $27.0 million $24.0 million (4) Gross capital proceeds includes proceeds raised from external sources, such as new long-term debt or equity issuances; excludes borrowings on the unsecured bank credit facilities. (3) Represents estimated average month-end occupancy from January-December 2026. Average month-end occupancy for April-June 2026 is estimated to be between 94.6%-95.6%. (2) Includes properties which have been in the operating portfolio since 1/1/25 and are projected to be in the operating portfolio through 12/31/26; includes 58,269,000 square feet. (1) Excludes straight-line rent adjustments, amortization of market rent intangibles for acquired leases, and income from lease terminations. Low Range (In thousands, except per share data) High Range \*This is a non-GAAP financial measure. Please refer to Glossary of REIT Terms. Revised Guidance for Year 2026 Initial Guidance for Year 2026 Actual for Year 2025

------

![](supplementalinformation_024.jpg)

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Q1 2026 Supplemental \| Page 24 Glossary of REIT Terms Listed below are definitions of commonly used real estate investment trust ("REIT") industry terms. For additional information on REITs, please see the National Association of Real Estate Investment Trusts ("Nareit") web site at www.reit.com. Adjusted Debt-to-Pro Forma EBITDAre Ratio: A ratio calculated by dividing a company's adjusted debt by its pro forma EBITDAre. Debt is adjusted by subtracting the cost of development and value-add properties in lease-up or under construction. EBITDAre is further adjusted by adding an estimate of NOI for significant acquisitions as if the acquired properties were owned for the entire period, and by subtracting NOI from development and value-add properties in lease-up or under construction and from properties sold during the period. The Adjusted Debt-to-Pro Forma EBITDAre Ratio is a non-GAAP financial measure used to analyze the Company's financial condition and operating performance relative to its leverage, on an adjusted basis, so as to normalize and annualize property changes during the period. Cash Basis: The Company adjusts its GAAP reporting to exclude straight-line rent adjustments and amortization of market rent intangibles for acquired leases. The cash basis is an indicator of the rents charged to customers by the Company during the periods presented and is useful in analyzing the embedded rent growth in the Company's portfolio. Debt-to-EBITDAre Ratio: A ratio calculated by dividing a company's debt by its EBITDAre; this non-GAAP measure is used to analyze the Company's financial condition and operating performance relative to its leverage. Debt-to-Total Market Capitalization Ratio: A ratio calculated by dividing a company's debt by the total amount of a company's equity (at market value) and debt. Earnings Before Interest Taxes Depreciation and Amortization for Real Estate ("EBITDAre"): In accordance with standards established by Nareit, EBITDAre is computed as Earnings, defined as Net Income, excluding gains or losses from sales of real estate investments and non-operating real estate, plus interest, taxes, depreciation and amortization. EBITDAre is a non-GAAP financial measure used to measure the Company's operating performance and its ability to meet interest payment obligations and pay quarterly stock dividends on an unleveraged basis. Funds From Operations ("FFO"): FFO is the most commonly accepted reporting measure of a REIT's operating performance, and the Company computes FFO in accordance with standards established by Nareit in the Nareit Funds from Operations White Paper — 2018 Restatement. It is equal to a REIT's net income (loss) attributable to common stockholders computed in accordance with generally accepted accounting principles ("GAAP"), excluding gains and losses from sales of real estate property (including other assets incidental to the Company's business) and impairment losses, adjusted for real estate related depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures. FFO is a non-GAAP financial measure used to evaluate the performance of the Company's investments in real estate assets and its operating results. FFO, Excluding Gain on Involuntary Conversion and Business Interruption Claims: A reporting measure calculated as FFO (as defined above), adjusted to exclude gain on involuntary conversion and business interruption claims. The Company believes that this exclusion presents a more meaningful comparison of operating performance. Interest and Fixed Charge Coverage Ratio: A non-GAAP financial measure calculated by dividing the Company's EBITDAre by its interest expense. We believe this ratio is useful to investors because it provides a basis for analysis of the Company's leverage, operating performance and its ability to service the interest payments due on its debt. Industrial Properties: Generally consisting of one or more buildings comprised of four concrete walls tilted up on a slab of concrete. An internal office component is then added. Business uses include warehousing, distribution, light manufacturing and assembly, research and development, showroom, office, or a combination of some or all of the aforementioned. Leases Expiring and Renewal Leases Signed of Expiring Square Feet: Includes renewals during the period with terms commencing during the period and after the end of the period. Operating Land: Land with no buildings or improvements that generates income from leases with tenants; included in Real estate properties on the Consolidated Balance Sheets. Operating Properties: Stabilized real estate properties (land including buildings and improvements) in the Company's operating portfolio; included in Real estate properties on the Consolidated Balance Sheets. Percentage Leased: The percentage of total leasable square footage for which there is a signed lease, including month-to- month leases, as of the close of the reporting period. Space is considered leased upon execution of the lease. Percentage Occupied: The percentage of total leasable square footage for which the lease term has commenced as of the close of the reporting period.

------

![](supplementalinformation_025.jpg)

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Q1 2026 Supplemental \| Page 25 Glossary of REIT Terms Property Net Operating Income ("PNOI"): Income from real estate operations less Expenses from real estate operations (including market-based internal management fee expense) plus the Company's share of income and property operating expenses from its less-than-wholly-owned real estate investments. PNOI is a non-GAAP, property-level supplemental measure of performance used to evaluate the performance of the Company's investments in real estate assets and its operating results. Real Estate Investment Trust ("REIT"): A company that owns and, in most cases, operates income-producing real estate such as apartments, shopping centers, offices, hotels and warehouses. Some REITs also engage in financing real estate. The shares of most REITs are freely traded, usually on a major stock exchange. To qualify as a REIT, a company must distribute at least 90 percent of its taxable income to its stockholders annually. A company that qualifies as a REIT is permitted to deduct dividends paid to its stockholders from its corporate taxable income. As a result, most REITs remit at least 100 percent of their taxable income to their stockholders and therefore owe no corporate federal income tax. Taxes are paid by stockholders on the dividends received. Most states honor this federal treatment and also do not require REITs to pay state income tax. Rental rate changes on new and renewal leases: • Cash Basis - Rental rate changes are calculated as the difference, weighted by square feet, of the annualized base rent due the first month of the new lease's term and the annualized base rent of the rent due the last month of the former lease's term, for leases signed during the reporting period. If free rent, discounts, or premiums are in the lease terms, then the first full rent value is used. • Straight-Line Basis - Rental rate changes are calculated as the difference, weighted by square feet, of the average rent over the life of the new lease and the average rent over the life of the former lease, for leases signed during the reporting period. • Rent amounts exclude amortization of market rent intangibles for acquired leases, hold over rent, and base stop amounts. These calculations exclude leases with terms of less than 12 months and leases for first generation space on properties acquired or developed by EastGroup. Same Properties: Operating properties owned during the entire current and prior year reporting periods. Properties developed or acquired are excluded until held in the operating portfolio for both the current and prior year reporting periods. Properties sold during the current or prior year reporting periods are excluded. The Same Property Pool includes properties which were included in the operating portfolio for the entire period from January 1, 2025 through March 31, 2026. Same Property Net Operating Income ("Same PNOI"): Income from real estate operations less Expenses from real estate operations (including market-based internal management fee expense), plus the Company's share of income and property operating expenses from its less-than-wholly-owned real estate investments, for the same properties owned by the Company during the entire current and prior year reporting periods. Same PNOI is a non-GAAP, property-level supplemental measure of performance used to evaluate the performance of the Company's investments in real estate assets and its operating results on a same property basis. Same PNOI, Excluding Income from Lease Terminations: Same PNOI (as defined above), adjusted to exclude income from lease terminations. The Company believes it is useful to evaluate Same PNOI, Excluding Income from Lease Terminations, on both a straight-line and cash basis. The straight-line basis is calculated by averaging the customers' rent payments over the lives of the leases; GAAP requires the recognition of rental income on the straight-line basis. The cash basis excludes adjustments for straight-line rent and amortization of market rent intangibles for acquired leases; the cash basis is an indicator of the rents charged to customers by the Company during the periods presented and is useful in analyzing the embedded rent growth in the Company's portfolio. Straight-Lining: The process of averaging the customer's rent payments over the life of the lease. GAAP requires real estate companies to "straight-line" rents. Total Return: A stock's dividend income plus capital appreciation/depreciation over a specified period as a percentage of the stock price at the beginning of the period. Value-Add Properties: Properties that are either acquired but not stabilized or can be converted to a higher and better use. Properties meeting either of the following two conditions are considered value-add properties: (1) Less than 75% leased as of the acquisition date (or will be less than 75% leased within one year of acquisition date based on near term lease roll), or (2) 20% or greater of the cumulative gross cost will be spent to redevelop the property. Properties qualifying under these conditions are placed into Value-Add Properties in the quarter in which (1) they are acquired, if condition 1 above is met, or (2) when construction to redevelop begins. Value-Add Properties are moved into the operating portfolio upon stabilization, meaning the earlier of achieving 90% or greater occupancy or 12 months from the acquisition date or completion of the redevelopment, as applicable.

------