EastGroup Properties (EGP) Earnings: Q3 2026 Results

The quarter ended September 30, 2026 and EastGroup Properties published the results on October 21, 2026. Revenue and diluted EPS are shown against Q3 2025, the same quarter a year earlier, which takes seasonal swings out of the comparison. EastGroup Properties reports EPS two ways: GAAP, under the accounting rules every US filer follows, and FFO per diluted share, which leaves out items the company considers outside its operating results. The release reconciles the two, and when they diverge, the reconciliation says why.

• EastGroup Properties is a REIT. Revenue here is the line EastGroup reports as total revenues: income from real estate operations plus other revenue. EastGroup reports in thousands; figures here are in millions.
• EastGroup's adjusted figure is FFO attributable to common stockholders per diluted share. In Q3 2026 it equalled FFO excluding gain on involuntary conversion and business interruption claims, since there were none in the quarter.

Source: EastGroup Properties Q3 2026 results, October 21, 2026. Also in the Form 10-Q for the quarter ended September 30, 2026. Figures as reported; checked against the release on November 10, 2026.

How EastGroup Properties splits revenue in its own release, under its own labels, for Q3 2026 against Q3 2025. Indented lines are parts of the line above them.

• EastGroup Properties's Lease income, operating leases revenue was $152 million in Q3 2026, up 10% from $138 million in Q3 2025, 76% of total revenue.
• EastGroup Properties's Variable lease income revenue was $47.9 million in Q3 2026, up 8% from $44.4 million in Q3 2025, 24% of total revenue.
• EastGroup Properties's Other revenue revenue was $0.0 million in Q3 2026, down 21% from $0.0 million in Q3 2025, under 1% of total revenue.

Segment lines are the figures writers cite most often, because they show where the growth in a quarter came from. Companies redraw their segments from time to time and restate the prior year to match, so a year-ago figure here can differ from the one printed a year ago. When that has happened, the note above says so.

From the earnings release

For Q4 2026 alone, EastGroup projects EPS of $1.36 to $1.42 and FFO of $2.47 to $2.53 per diluted share.

In its Q3 2026 release, EastGroup Properties said:

“We now estimate EPS for 2026 to be in the range of $5.99 to $6.05 and FFO per share attributable to common stockholders for 2026 to be in the range of $9.62 to $9.68.”

“Continued leasing momentum gave us the confidence to raise our development starts again, to $390 million for the year, and attractive opportunities allowed us to increase our acquisition guidance to $360 million.”

Source: EastGroup Properties Q3 2026 release, Oct 21, 2026.

This is the company's own guidance as of Oct 21, 2026, quoted as given. Walnut does not make forecasts of its own. Analyst estimates for the coming quarters are on the EGP forecast page.

Revenue and diluted EPS for the last 5 quarters. Each date links to that quarter's release.

Total revenues and diluted EPS attributable to common stockholders, each as first reported in that quarter's release. Q1 2026 EPS of $1.77 includes gains on sales of real estate investments.

We do not hold a confirmed date for EastGroup Properties's next report. Companies post the date on their investor relations site a few weeks ahead, usually with the time of the conference call.

Each quarter keeps its own page with the figures as reported, so a link to one stays pointed at the same numbers after the next report.

• Q3 2026 (this page), reported Oct 21, 2026

EastGroup Properties' total revenues were $199.4 million in Q3 2026, up from $182.1 million. Almost all of it is income from real estate operations, $199.4 million, made up of $151.5 million of lease income from operating leases and $47.9 million of variable lease income, mainly tenant reimbursements for real estate taxes, insurance and common area maintenance under triple net leases. (EastGroup Properties Q3 2026 release, Oct 21, 2026; EastGroup Properties Form 10-Q, Q3 2026, Oct 21, 2026)

EastGroup has one reportable segment, industrial properties, mostly in the 20,000 to 100,000 square foot range. Its property net operating income (PNOI) rose $13.5 million, or 10.1%, to $147.9 million: $6.8 million came from same-property operations, $4.2 million from newly developed and value-add properties and $3.2 million from 2025 and 2026 acquisitions, less $0.6 million from properties sold. (EastGroup Properties Form 10-Q, Q3 2026, Oct 21, 2026; EastGroup Properties Q3 2026 release, Oct 21, 2026)

On a straight-line basis, rental rates on new and renewal leases signed in Q3 2026 rose an average of 36.3%, and the same-property average rental rate was $9.46 per square foot, against $8.99. The operating portfolio was 97.3% leased and 96.5% occupied at September 30, 2026. (EastGroup Properties Q3 2026 release, Oct 21, 2026)

EastGroup's rent comes from many small tenants in a handful of states. Texas markets hold 35.4% of annualized base rent, led by Dallas at 11.0% and Houston at 9.6%, with Florida at 24.8%, California at 14.3% and Arizona at 7.8%. The ten largest customers together account for 6.5% of annualized base rent, and the largest, Amazon, for 1.4%. (EastGroup Properties Q3 2026 supplemental information, Oct 21, 2026)

EastGroup Properties' diluted EPS rose to $1.46 from $1.26. EastGroup breaks the change down per share: PNOI added $0.23 and gains on sales of non-operating real estate of $4.7 million added $0.09, while depreciation and amortization took $0.06 and interest expense, up to $9.6 million from $7.7 million, took $0.04. (EastGroup Properties Q3 2026 release, Oct 21, 2026)

EastGroup's FFO per diluted share, which adds back real estate depreciation of $58.2 million and removes the land sale gain, was $2.45, up 7.9% from $2.27. Diluted weighted average shares rose by 580,000 to 53.8 million, and at quarter-end EastGroup had forward equity sale agreements for anticipated net sales of approximately $685,234,000 at a weighted average forward price of $199.00 per share. (EastGroup Properties Q3 2026 release, Oct 21, 2026)

Diluted EPS divides net income by the weighted average number of shares outstanding in the quarter, plus the shares that options and other equity awards could add. Buybacks shrink that count and lift EPS for the same profit; share issuance and stock awards enlarge it.

EastGroup Properties publishes a detailed outlook in each release. It raised 2026 FFO per diluted share guidance to $9.62 to $9.68, from $9.52 to $9.66 in July, and now projects EPS of $5.99 to $6.05. For Q4 2026 alone it projects FFO of $2.47 to $2.53 per diluted share. (EastGroup Properties Q3 2026 release, Oct 21, 2026)

EastGroup's 2026 assumptions include same-property cash PNOI growth of 7.2% to 7.8%, average operating portfolio occupancy of 95.6% to 96.2%, development starts of $390 million, operating property acquisitions of $360 million and gross capital proceeds of $625 million. (EastGroup Properties Q3 2026 release, Oct 21, 2026)

A consensus figure is the average of the models published by the analysts who cover EastGroup Properties, collected by a data provider and revised up to the day of the report. A quarter that lands above it says how expectations were set as much as how the business did, and the share price on the day also reflects the guidance and the lines no consensus covers.

The consensus figures on this page are Yahoo Finance's, as pulled on the date shown. Each comes with the number of analysts behind it; the smaller that number, the more one revised estimate can move the average.

The figures below are the ones EastGroup Properties's own release and filings put weight on for Q3 2026, with the latest reported value for each.

What the quarter means for a holding is a separate question from what it reported. The case for and against owning EGP is on is EGP a buy or a sell?, what analysts expect next is on the EGP forecast, and what the company does is on the EastGroup Properties (EGP) stock page.

Every number on this page can be traced to a document EastGroup Properties published. Checking one takes a couple of minutes, and it is worth doing before you quote a figure anywhere.

• The results release is the document linked in the source line above. Companies publish it on their investor relations site at the moment results go out, and it carries the headline tables: revenue, operating income, net income and EPS for the quarter and the year-ago quarter.
• The same release is filed with the SEC as Exhibit 99.1 to a Form 8-K under Item 2.02, usually on the day of the report. The SEC copy does not change after the fact, which makes it the safer thing to link when you cite a number.
• The quarterly report (Form 10-Q) follows within a few weeks and carries the full financial statements, the segment note and management's discussion of what changed. The fourth quarter is covered by the annual report (Form 10-K) instead.
• Restated comparisons are flagged in the notes on this page. When a company redraws its segments or changes how it adjusts EPS, it restates the year-ago column, so the year-ago figure in a new release can differ from the one printed a year ago. This page always uses the comparison in the newer release, because that is the like-for-like one.

A walk-through of every line in a release, with what each one tells you, is in how to read an earnings report.