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THIRD QUARTER 2026 Airgate Mesa Corporate Center Phoenix, Arizona
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Forward-Looking Statements 2 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,” or “plans” and variations of such words or 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 Com pany and on assumptions it has made. For instance, the amount, timing and frequency of future dividends are 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 m aterially 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 ongoing interest rate uncertainty; • disruption in supply and delivery chains; • increased construction and development costs, including as a result of tariffs or an inflationary environment; • acquisition and development risks, including failure of such acquisitions and development projects to perform in accordance w ith 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, 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 ca pital 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 breac hes through cyber attacks; • pandemics, epidemics or other public health emergencies, such as the coronavirus pandemic; • potentially catastrophic events, such as acts armed conflicts, civil unrest and terrorism, including escalation or expansion of armed conflicts in the Middle East; and • environmental liabilities, including costs, fines or penalties that may be incurred due to necessary remediation of contamina tion 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, whether as a result of new information, future events or otherwise.
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3 Company Profile 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 Florida, Texas, Arizona, California 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. EastGroup's portfolio, including development projects and value-add acquisitions in lease-up and under construction, currently includes approximately 68.3 million square feet.
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4 Company Highlights • Multi-Tenant Urban Distribution Property Focus • High-Growth Markets • Four-Pronged Growth Strategy • Demonstrated Track Record Riverside 1 & 2 Atlanta, GA
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5 Industrial Real Estate • Stability • Limited Capital Requirements • Lack of Obsolescence • Flexibility • Location Mesa Gateway Phoenix, AZ
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Geographic Focus San Francisco LOS ANGELES 6 • High-Growth Markets • Emphasis in Local Economies Growing Faster than the U.S. Economy • Economic Cycle Diversification Properties Corporate Headquarters Regional Offices Fort Lauderdale Sacramento Orlando Ft. Myers TampaNew Orleans Jacksonville DALLAS/FT. WORTH Houston Austin San Antonio El PasoTucson Phoenix Las Vegas San Diego ATLANTA Charlotte JACKSON Denver Miami Greenville Raleigh Nashville
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7 5 Year GDP Growth (2020-2025) U.S. Average versus EGP Market Weighted Average 17.7% 24.2% 0.0% 5.0% 10.0% 15.0% 20.0% 25.0% 30.0% US EGP EGP Growth Rate is 37% Greater than the U.S. Average Source: Oxford Economics
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8 Portfolio by State (Annualized base rent, quarter ended 9/30/26) • Texas 35% • Florida 25% • California 14% • Arizona 8% • North Carolina 6% • Other 12% Northeast Trade Center San Antonio, TX
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9 Property Focus • 68.3 Million Square Feet Under Ownership • Multi-tenant • Infill Sites/Supply Constrained Submarkets • Last Mile E-commerce Locations • Shallow Bay Industrial • Competitive Protection Through Location Gateway Commerce Park Miami, FL
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NEWMARK Chart Title 10 Source: Newmark Research, CoStar, October 2026 Large Gap Between Big Box and Shallow Bay Vacancy U.S. Industrial Vacancy By Shallow Bay and Big Box 10 The spread between big box and shallow bay vacancy has narrowed to roughly 3.1 percentage points. That is still above the long-term average of ~2.4 percentage points, but well below the ~4.3 percentage point peak reached in late 2023. Big box vacancy has declined for three consecutive quarters, to ~9.0% from a ~9.6% peak, while shallow bay vacancy has edged up to ~5.9% and was flat in the latest quarter. The gap is normalizing, though big box remains the looser segment. 0% 2% 4% 6% 8% 10% 12% Shallow Bay Vacancy (<140K) Big Box Vacancy
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NEWMARK 11 The Construction Pipeline Has Stabilized Source: Newmark Research, CoStar, October 2026 U.S. Industrial Development Pipeline By Size Shallow Bay – Buildings Under 140K SF Larger Box – Buildings Above 140K SF 11 After a sharp contraction, the U.S. industrial development pipeline has stabilized at roughly 314 MSF, about 56% below the 3Q22 peak of ~710 MSF and close to 2019 levels. The pullback has been concentrated in big box, with pipeline over 140K SF down ~59% from its peak while sub-140K SF fell about a third. Shallow bay now represents ~18% of the pipeline, up from ~12% at the peak and back to its 2016 share. - 100 200 300 400 500 600 700 800 Larger Box Shallow Bay Pipeline Share by SF Millions
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12 Customer Focus • Location-Sensitive Customers • Compete on Location Not Rent • Users in the Broadest Portion of the Market – 20,000 to 100,000 Square Feet • Diversified Tenant Base – Top 10 Customers Represent Only 6.5% of Annualized Base Rent as of September 30, 2026 • 75% of Revenue is Generated from Tenants That Lease Under 100,000 Square Feet
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NEWMARK 13 Source: CoStar, Newmark Research, October 2026. The 100,000 SF and Under Segment Is the Bedrock of the Market Industrial Vacancy Rates 4.0% 6.2% 9.9% 10.3% 8.4% 6.5% 3.7% 5.7% 9.2% 10.0% 10.6% 8.7% 0% 10% 0-25,000 SF 25,000 - 100,000 100,001-300,000 SF 300,001-500,000 SF 500,001-700,000 SF 700,001+ SF Vacancy Rate 3Q26 Vacancy Rate 3Q25 Vacancy Rate The sub-100,000-square-foot building tranche, inclusive of shallow-bay and single-tenant, is the largest in terms of share of inventory and lowest in vacancy and contains a significant portion of the industrial buildings built before 2000. While vacancy in this segment has risen, it is growing slower the mid-box bulk category (100 – 300K); meanwhile on the other end of the spectrum, vacancy in the largest size segments of bulk (500K+) has already peaked.
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14 Property Selection • Specifications Keyed to Local Sub-Markets • Maximum Customer Flexibility • Clustering of Properties Around Transportation Features in High Growth AreasSkyway Logistics Park Charlotte, NC
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We acquire and develop multi-tenant buildings with suites that can grow or be resized based on tenant needs. Demising walls and office components can be added or removed to accommodate changing operational requirements. Example layouts to show space configuration options. Flexible Building Configurations Legend Point II & III Jacksonville, FL 15
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16 Growth Strategy • Targeted Development • Acquisitions – Operating, Value-Add, Redevelopment • Recycling of Capital • Internal Growth 25 Commerce Park Denver , CO
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17 Targeted Development Development in Markets Where EastGroup Already Has a Presence Benefits: • We Build Park Settings • Creates Sense of Place • Properties Designed to EGP Specifications for Functionality and Sustainability • Increased Returns with Lower Risks • Meet Customer Needs • Creates Long Term Value for our Shareholders Gateway Commerce Park Miami, FL
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18 Steele Creek Commerce Park Charlotte, NC
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19 Sky Harbor Business Park Phoenix, AZ
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20 Orlando, FLSouthwest Commerce Center Las Vegas, NV
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21 Eisenhauer Point San Antonio, TX 21
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22 Development History (Through 9/30/26) • 51% of Portfolio • 286 Properties – Since 1996 • 34.3 Million Square Feet • $3.8 Billion Investment Gilbert Crossroads Phoenix, AZ
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23 Value-Add In Markets Where EastGroup Already Has a Presence Benefits: • In-fill locations • Higher return than market value for calculated leasing risk • Creates long term value for shareholders Broadmoor Commerce Park Atlanta, GA
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24 Access Point Greenville, SC
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25 (As of 9/30/26) • 21 Projects Located in 14 Markets • 4.1 Million Square Feet • Projected Total Costs of $637 Million Current Development and Value-Add Program 25 Arista 36 Business Park Denver , CO
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Recycling of Capital • Sales of Assets with Lower U pside Potential • Reinvestment of Capital into H igher-Growth Opportunities 26 Kyrene 202 Business Park Phoenix, AZ
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27 Operating Property Acquisitions • 2026 (through October 20, 2026) - $362 Million - 1,739,000 Square Feet in 5 Markets • 2025 - $143 Million - 739,000 Square Feet in 3 Markets • 2024 - $390 Million - 2,474,000 Square Feet in 6 Markets • 2023 - $165 Million - 987,000 Square Feet in 4 Markets • 2022 - $359 Million - 1,706,000 Square Feet in 2 Markets • 2021 - $108 Million - 760,000 Square Feet in 4 Markets
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28 Operating Results – Three Months Ended 9/30/26 • Increase in Same Property Results (Cash Basis): 7.1% • FFO per Diluted Share Increase: 7.9% • Leased at September 30, 2026: 97.3% Steele Creek Commerce Park Charlotte, NC
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Capitalization (as of 9/30/26) 29 Shareholders’ Market Equity $10.6 Billion (common @ $197.45 per share) 87% 13% Fixed Rate Debt $1.6 Billion, Average Rate of 3.43%
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30 Dividend Growth (Through 9/30/26) • Declared 187th Consecutive Quarterly Cash Dividend – $1.75 per Share • Increased or Maintained Dividend for 34 Consecutive Years • Dividend Has Increased 31 of the Past 34 Years – Increased Each of the Last 15 Years Horizon West Commerce Park Orlando, FL
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Compound Annual Total Return (For Period Ended September 30, 2026) 20.6% 9.3% 6.7% 13.6% 15.2% 11.1% 0.0% 5.0% 10.0% 15.0% 20.0% 25.0% 1 Year 3 Year 5 Year 10 Year 15 Year 20 Year Compound Annual Total Return 31
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EastGroup is recognized for a distinctive culture— family-oriented, employee-focused, and grounded in an entrepreneurial spirit. We believe our employees are essential to the Company’s long-term performance and sustainability, and we strive to foster a positive, professional workplace that encourages collaboration, teamwork, and shared achievement. A core part of our culture is our commitment to giving back, and we take pride in supporting the communities where we live and work. Who We Are 32
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EastGroup operates on the premise that good corporate governance is fundamental to our business and core values. We aim to be good neighbors and partners within our community, while operating responsibly and investing in sustainable practices. We integrate a range of environmentally conscious design features and strategies across our portfolio to help enhance building performance, improve resource efficiency, and protect native ecosystems. Across many of our development sites we’ve installed: Building Efficiency - LED lighting - ENERGY STAR certified HVAC e quipment - White, reflective roofing - Low-E insulated glass Water Conservation - Smart sensor irrigation systems - Native, drought-to lerant landscaping - Reclaimed water for irrigation - Water-e fficient plumbing fixtures Supportive Environment - Habitat preservation - EV charging stations - Bike storage - Shaded rest areas and outdoor w alking paths Corporate Responsibility Our latest corporate responsibility reports can be viewed at http://eastgroup.net/priorities. 33
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34 EastGroup Properties Things to Remember: • Track Record • Product Type • Growth Markets • Value Creation • Financial Strength • Dividend History 34
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35 Resources www.EastGroup.net Tel: 601-354-3555 investor@eastgroup.net 400 W. Parkway Place Suite 100 Ridgeland, MS 39157 35