Revenue: As of FY2026 Q2, the actual value is USD 193.33 M.

EPS: As of FY2026 Q2, the actual value is USD 1.4, beating the estimate of USD 1.2938.

EBIT: As of FY2026 Q2, the actual value is USD 84.51 M.

Net Income Attributable to Common Stockholders

Net Income Attributable to Common Stockholders was $75,523,000 for the three months ended June 30, 2026, an increase from $63,299,000 for the same period in 2025. For the six months ended June 30, 2026, it was $170,147,000, up from $122,722,000 in the same period of 2025.

Funds From Operations (FFO)

FFO attributable to common stockholders for the three months ended June 30, 2026, was $126,771,000, compared to $116,341,000 for the same period in 2025. For the six months ended June 30, 2026, FFO was $252,037,000, up from $228,314,000 in the same period of 2025.

FFO, Excluding Gain on Involuntary Conversion and Business Interruption Claims, was $2.36 per diluted share for the second quarter of 2026, an increase of 6.8% compared to $2.21 per diluted share for the second quarter of 2025. For the six months ended June 30, 2026, this metric was $4.66 per diluted share, an increase of 7.6% compared to $4.33 per diluted share for the same period in 2025.

Property Net Operating Income (PNOI)

PNOI for the three months ended June 30, 2026, increased by $13,732,000, or 10.6%, compared to the same period in 2025, reaching $142,916,000. This increase included $7,644,000 from same property operations, $3,561,000 from newly developed and value-add properties, and $2,965,000 from 2025 and 2026 acquisitions, partially offset by a - $671,000 decrease from operating properties sold.

For the six months ended June 30, 2026, PNOI increased by $27,574,000, or 10.8%, compared to the same period in 2025, reaching $282,936,000. This included $16,434,000 from same property operations, $6,264,000 from newly developed and value-add properties, and $5,623,000 from 2025 and 2026 acquisitions, partially offset by a - $1,043,000 decrease from operating properties sold.

Same PNOI (Excluding Income from Lease Terminations)

On a straight-line basis, Same PNOI, Excluding Income from Lease Terminations, increased 6.2% for the three months ended June 30, 2026, and 6.8% for the six months ended June 30, 2026, compared to the respective periods in 2025. On a cash basis, these figures increased 8.3% and 8.8%, respectively.

Operational Costs

• Depreciation and Amortization: For the three months ended June 30, 2026, this was $56,406,000, up from $53,012,000 in 2025. For the six months, it was $111,903,000 in 2026, compared to $105,532,000 in 2025.
• General and Administrative Expense: For the three months ended June 30, 2026, it was $7,207,000, up from $5,290,000 in 2025. For the six months, it was $14,823,000 in 2026, compared to $13,244,000 in 2025.
• Interest Expense: For the three months ended June 30, 2026, this was $8,990,000, up from $7,690,000 in 2025. For the six months, it was $18,069,000 in 2026, compared to $15,715,000 in 2025.

Real Estate Sales and Acquisitions

EastGroup Properties, Inc. recognized gains on sales of real estate investments of $5,189,000 during the three months ended June 30, 2026, and $30,074,000 during the six months ended June 30, 2026, with no sales in the comparable 2025 periods. Subsequent to quarter-end, EastGroup Properties, Inc. acquired an operating property in Phoenix for approximately $28,000,000 and is under contract to acquire an operating property in Austin for approximately $83,000,000.

Development Activities

During the second quarter of 2026, EastGroup Properties, Inc. started construction on two development projects totaling 347,000 square feet with projected total costs of $39,200,000. Six development projects, totaling 933,000 square feet with projected total costs of $123,300,000, were started during the six months ended June 30, 2026. Six projects, comprising 1,231,000 square feet and collectively 95% leased as of July 21, 2026, were transferred to the operating portfolio during the six months ended June 30, 2026, with a weighted average projected stabilized yield of 9.4%.

Portfolio Performance

The operating portfolio was 96.8% leased and 95.6% occupied as of June 30, 2026. The average month-end occupancy of the operating portfolio for the second quarter of 2026 was 95.6%, compared to 95.9% for the second quarter of 2025. Rental rates on new and renewal leases signed during the three months ended June 30, 2026, increased an average of 34.1% on a straight-line basis.

Financial Strength

Debt-to-total market capitalization was 12.9% at June 30, 2026. The Company’s interest and fixed charge coverage ratio was 15.1x for the three months and 14.9x for the six months ended June 30, 2026. The debt to EBITDAre ratio was 3.0x for both the three and six months ended June 30, 2026.

Outlook for 2026

EastGroup Properties, Inc. estimates EPS for 2026 to be in the range of $5.83 to $5.97 and FFO per share attributable to common stockholders for 2026 to be between $9.52 and $9.66. The company projects FFO per share growth of 6.8% over the prior year and Same PNOI growth on a cash basis between 6.3% and 7.3%. Development starts are projected at 2.2 million square feet with a total investment of $325 million, and operating property acquisitions are estimated at $215 million.