# Eastgroup Properties Inc: overview

EGP · NYSE · CIK 49600 · [Real estate](/sectors/real-estate.md) · fiscal year ends Dec 31

Pages: [Overview](/companies/egp.md) · [Financials](/companies/egp/financials.md) · [Filings](/companies/egp/filings.md) · [Insiders](/companies/egp/insiders.md)

Latest reported revenue: [$199.4m](/filings/0000049600-26-000048.md) for Q3 FY2026, three months to 2026-09-30, from the 10-Q filed Oct 21, 2026 (XBRL us-gaap:Revenues, accession 0000049600-26-000048).

## Last eight quarters

| Line item | Unit | Q4 FY2024 (2024-12-31) | Q1 FY2025 (2025-03-31) | Q2 FY2025 (2025-06-30) | Q3 FY2025 (2025-09-30) | Q4 FY2025 (2025-12-31) | Q1 FY2026 (2026-03-31) | Q2 FY2026 (2026-06-30) | Q3 FY2026 (2026-09-30) |
| --- | --- | ---: | ---: | ---: | ---: | ---: | ---: | ---: | ---: |
| Revenue | $m | [164 d](/filings/0000049600-26-000010.md) | [174](/filings/0000049600-26-000029.md) | [177](/filings/0000049600-26-000041.md) | [182](/filings/0000049600-26-000048.md) | [187 d](/filings/0000049600-26-000010.md) | [190](/filings/0000049600-26-000029.md) | [193](/filings/0000049600-26-000041.md) | [199](/filings/0000049600-26-000048.md) |
| Gross margin | % | not reported | not reported | not reported | not reported | not reported | not reported | not reported | not reported |
| Operating margin | % | not reported | not reported | not reported | not reported | not reported | not reported | not reported | not reported |
| Net margin | % | [35.8% d](/filings/0000049600-26-000010.md) | [34.1%](/filings/0000049600-26-000048.md) | [35.7%](/filings/0000049600-26-000048.md) | [36.8%](/filings/0000049600-26-000048.md) | [36.1% d](/filings/0000049600-26-000010.md) | [49.7%](/filings/0000049600-26-000048.md) | [39.1%](/filings/0000049600-26-000048.md) | [39.3%](/filings/0000049600-26-000048.md) |
| Diluted EPS | $ per share | not reported | [1.14](/filings/0000049600-26-000029.md) | [1.20](/filings/0000049600-26-000041.md) | [1.26](/filings/0000049600-26-000048.md) | not reported | [1.77](/filings/0000049600-26-000029.md) | [1.40](/filings/0000049600-26-000041.md) | [1.46](/filings/0000049600-26-000048.md) |
| Free cash flow | $m | not reported | not reported | not reported | not reported | not reported | not reported | not reported | not reported |

- Revenue. XBRL Revenue: us-gaap:Revenues. Derived values: 12-month figure less the 9-month figure.
- Gross margin (gross profit / revenue). XBRL Revenue: us-gaap:Revenues. Derived values: 12-month figure less the 9-month figure.
- Operating margin (operating income / revenue). XBRL Revenue: us-gaap:Revenues. Derived values: 12-month figure less the 9-month figure.
- Net margin (net income / revenue). XBRL Net income: us-gaap:ProfitLoss; Revenue: us-gaap:Revenues. Derived values: 12-month figure less the 9-month figure.
- Diluted EPS. XBRL Diluted EPS: us-gaap:EarningsPerShareDiluted.
- Free cash flow (operating cash flow − capital expenditure). XBRL Operating cash flow: us-gaap:NetCashProvidedByUsedInOperatingActivities. Derived values: 12-month figure less the 9-month figure; 6-month figure less the 3-month figure; 9-month figure less the 6-month figure.

## Last five fiscal years

| Line item | Unit | FY2021 (2021-12-31) | FY2022 (2022-12-31) | FY2023 (2023-12-31) | FY2024 (2024-12-31) | FY2025 (2025-12-31) |
| --- | --- | ---: | ---: | ---: | ---: | ---: |
| Revenue | $m | [409](/filings/0000049600-24-000021.md) | [487](/filings/0000049600-25-000019.md) | [571](/filings/0000049600-26-000010.md) | [640](/filings/0000049600-26-000010.md) | [721](/filings/0000049600-26-000010.md) |
| Gross margin | % | not reported | not reported | not reported | not reported | not reported |
| Operating margin | % | not reported | not reported | not reported | not reported | not reported |
| Net margin | % | [38.5%](/filings/0000049600-24-000021.md) | [38.2%](/filings/0000049600-25-000019.md) | [35.1%](/filings/0000049600-26-000010.md) | [35.6%](/filings/0000049600-26-000010.md) | [35.7%](/filings/0000049600-26-000010.md) |
| Diluted EPS | $ per share | [3.90](/filings/0000049600-24-000021.md) | [4.36](/filings/0000049600-25-000019.md) | [4.42](/filings/0000049600-26-000010.md) | [4.66](/filings/0000049600-26-000010.md) | [4.87](/filings/0000049600-26-000010.md) |
| Free cash flow | $m | not reported | not reported | not reported | not reported | not reported |

- Revenue. XBRL Revenue: us-gaap:Revenues.
- Gross margin (gross profit / revenue). XBRL Revenue: us-gaap:Revenues.
- Operating margin (operating income / revenue). XBRL Revenue: us-gaap:Revenues.
- Net margin (net income / revenue). XBRL Net income: us-gaap:ProfitLoss; Revenue: us-gaap:Revenues.
- Diluted EPS. XBRL Diluted EPS: us-gaap:EarningsPerShareDiluted.
- Free cash flow (operating cash flow − capital expenditure). XBRL Operating cash flow: us-gaap:NetCashProvidedByUsedInOperatingActivities.

Each value links to the filing it came from. d marks a derived value. A ratio is not reported when any input is missing.

## Insider purchases and sales

The last 20 open-market transactions on Form 4 (codes P and S). Reported price is as stated on the form, not a market price. [All insider transactions](/companies/egp/insiders.md)

| Date | Insider | Role | Transaction | Shares | Reported price | Value | Filing |
| --- | --- | --- | --- | ---: | ---: | ---: | --- |
| 2026-10-23 | [Tyler Staci H.](/insiders/1814024.md) | Executive Vice President, CFO, Officer | Sale (S) | 1,600 | $201.69 | $322.7k | [Form 4](/filings/0001628280-26-067278.md) |

## Funds that report holding it

From each manager’s latest Form 13F, largest reported value first. Reported value is as filed: filing data, not a price. [All funds](/funds.md)

| Fund | Quarter ended | Reported value | Shares | Put or call | Change on the quarter before |
| --- | --- | ---: | ---: | --- | --- |
| [BlackRock, Inc.](/funds/2012383.md) | 2026-06-30 | $1.55bn | 7,668,918 |  | Added +414,571 |
| [VANGUARD PORTFOLIO MANAGEMENT LLC](/funds/2100121.md) | 2026-06-30 | $943.3m | 4,657,356 |  | Added +74,536 |
| [STATE STREET CORP](/funds/93751.md) | 2026-06-30 | $532.1m | 2,607,217 |  | Reduced −1,639 |
| [VANGUARD CAPITAL MANAGEMENT LLC](/funds/2100119.md) | 2026-06-30 | $491.9m | 2,428,567 |  | Added +25,153 |
| [PRINCIPAL FINANCIAL GROUP INC](/funds/1126328.md) | 2026-06-30 | $467.9m | 2,310,283 |  | Reduced −18,431 |
| [NORGES BANK](/funds/1374170.md) | 2026-06-30 | $302.5m | 1,493,398 |  | New +1,493,398 |
| [Boston Partners](/funds/1386060.md) | 2026-06-30 | $271.5m | 1,340,324 |  | Added +40,386 |
| [GEODE CAPITAL MANAGEMENT, LLC](/funds/1214717.md) | 2026-06-30 | $230.3m | 1,137,064 |  | Added +18,212 |
| [MORGAN STANLEY](/funds/895421.md) | 2026-06-30 | $225.8m | 1,114,758 |  | Reduced −28,805 |
| [Nuveen, LLC](/funds/1871926.md) | 2026-06-30 | $217.4m | 1,073,341 |  | Reduced −203,195 |

## Recent filings

[All 1,015 filings](/companies/egp/filings.md)

| Filed | Accepted | Form | What it is | Accession |
| --- | --- | --- | --- | --- |
| 2026-10-21 | 16:10 ET | [10-Q](/filings/0000049600-26-000048.md) | Quarterly report, period 2026-09-30 | 0000049600-26-000048 |
| 2026-10-21 | 16:09 ET | [8-K](/filings/0000049600-26-000047.md) | 2.02 Results of operations; 9.01 Financial statements and exhibits | 0000049600-26-000047 |
| 2026-10-13 | 17:14 ET | [8-K/A](/filings/0001628280-26-065759.md) | 5.02 Departure or appointment of officers or directors | 0001628280-26-065759 |
| 2026-10-01 | 16:26 ET | [8-K](/filings/0001628280-26-064276.md) | 5.02 Departure or appointment of officers or directors; 7.01 Regulation FD disclosure; 9.01 Financial statements and exhibits | 0001628280-26-064276 |
| 2026-07-22 | 16:20 ET | [10-Q](/filings/0000049600-26-000041.md) | Quarterly report, period 2026-06-30 | 0000049600-26-000041 |
| 2026-07-22 | 16:18 ET | [8-K](/filings/0000049600-26-000040.md) | 2.02 Results of operations; 9.01 Financial statements and exhibits | 0000049600-26-000040 |
| 2026-05-26 | 16:11 ET | [8-K](/filings/0000049600-26-000034.md) | 5.07 Shareholder vote results | 0000049600-26-000034 |
| 2026-04-22 | 17:04 ET | [10-Q](/filings/0000049600-26-000029.md) | Quarterly report, period 2026-03-31 | 0000049600-26-000029 |
| 2026-04-22 | 16:10 ET | [8-K](/filings/0000049600-26-000028.md) | 2.02 Results of operations; 9.01 Financial statements and exhibits | 0000049600-26-000028 |
| 2026-04-10 | 16:07 ET | [DEF 14A](/filings/0000049600-26-000019.md) | Proxy statement, period 2025-12-31 | 0000049600-26-000019 |

## Latest annual report

[Form 10-K for the fiscal year ended Dec 31, 2025](/filings/0000049600-26-000010.md), filed Feb 11, 2026.

## Forecast league

Not in this season’s league. [This season’s league](/leagues.md)

## About the filer

- CIK: 49600
- Tickers: EGP
- Exchange: NYSE
- SIC code: 6798 Real Estate Investment Trusts
- State of incorporation: MD
- Filer category: Large accelerated filer

Source: SEC EDGAR, XBRL company facts, the filing index and Forms 4. Last ingested by Listed: Oct 27, 2026, 17:30 ET. No prices; not investment advice.