Slide 1: Second Quarter 2026
Second Quarter 2026 Denton 35 Dallas, Texas
Slide 2: Forward-Looking Statements
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,”
Slide 3: Company Profile
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 St
Slide 4: Company Highlights
Company Highlights • Multi-Tenant Urban Distribution Property Focus • High-Growth Markets • Four-Pronged Growth Strategy • Demonstrated Track Record Riverside 1 & 2 Atlanta, GA 4
Slide 5: Industrial Real Estate
Industrial Real Estate • Stability • Limited Capital Requirements • Lack of Obsolescence • Flexibility • Location Mesa Gateway Phoenix, AZ 5
Slide 6: Geographic Focus
• High-Growth Markets Geographic Focus • Emphasis in Local Economies Growing Faster than the U.S. Economy • Economic Cycle Diversification Sacramento San Francisco Denver Las Vegas Raleigh LOS ANGELES Nashville Charlotte San Diego Greenville JACKSON Phoenix ATLANTA Tucson DALLAS/FT. WORTH El Paso Au
Slide 7: 5 Year GDP Growth
5 Year GDP Growth (2020-2025) U.S. Average versus EGP Market Weighted Average 30.0% 25.0% 24.2% 20.0% 17.7% 15.0% 10.0% 5.0% 0.0% US EGP EGP Growth Rate is 37% Greater than the U.S. Average Source: Oxford Economics 7
Slide 8: Portfolio by State
Portfolio by State (Annualized base rent, quarter ended 6/30/26) • Texas 35% • Florida 25% • California 14% • Arizona 8% • North Carolina 6% • Other 12% Northeast Trade Center San Antonio, TX 8
Slide 9: Property Focus
Property Focus • 65.8 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 9
Slide 10: Large Gap Between Big Box and Shallow Bay Vacancy
Large Gap Between Big Box and Shallow Bay Vacancy The long-term historical average spread between big box and shallow bay vacancy is ~2.4 percentage points. This spread is currently at 3.5 percentage points. Notably, big box is seeing consecutive quarters of vacancy decline, while small bay continue
Slide 11: The Construction Pipeline Has Stabilized
The Construction Pipeline Has Stabilized A long contraction period now over, the development pipeline has stabilized around 2019 levels (<330 msf). Small bay product represents around a fifth of the total pipeline currently. U.S. Industrial Development Pipeline By Size 800 700 600 Larger Box Shallow
Slide 12: Customer Focus
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 6.6% of Annualized Base Rent as of June 30, 2026 • 75% of Revenue is Generated from T
Slide 13: The 100,000 SF and Under Segment Is the Bedrock of the Market
The 100,000 SF and Under Segment Is the Bedrock of the Market The sub-100,000-square-foot building tranche, inclusive of small-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.
Slide 14: Property Selection
Property Selection • Specifications Keyed to Local Sub-Markets • Maximum Customer Flexibility • Clustering of Properties Around Transportation Features in High Growth Areas Skyway Logistics Park Charlotte, NC 14 14
Slide 15: Flexible Building Configurations
We acquire and develop multi-tenant buildings with suites that can grow or Flexible be resized based on tenant needs. Building Demising walls and office components can be added or removed to Configurations accommodate changing operational requirements. Example layouts to show space configuration opt
Slide 16: Growth Strategy
Growth Strategy • Targeted Development • Acquisitions – Operating, Value-Add, Redevelopment • Recycling of Capital • Internal Growth Rocky Point Distribution Center San Diego, CA 16
Slide 17: Targeted Development
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 Te
Slide 18: Steele Creek Commerce Park, Charlotte, NC
Steele Creek Commerce Park Charlotte, NC 18
Slide 19: Sky Harbor Business Park, Phoenix, AZ
Sky Harbor Business Park Phoenix, AZ 19
Slide 20: Southwest Commerce Center
Southwest Orlando, FL Commerce Center Las Vegas, NV 20
Slide 21: Eisenhauer Point, San Antonio, TX
Eisenhauer Point 21 San Antonio, TX 21
Slide 22: Development History
Development History (Through 6/30/26) • 51% of Portfolio • 281 Properties – Since 1996 • 33.3 Million Square Feet • $3.6 Billion Investment Gilbert Crossroads Phoenix, AZ 22 22
Slide 23: Value-Add
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 23
Slide 24: Access Point, Greenville, SC
Access Point Greenville, SC 24
Slide 25: Current Development and Value-Add Program
Current Development and Value-Add Program (As of 6/30/26) • 17 Projects Located in 12 Markets • 3.2 Million Square Feet • Projected Total Costs of $487 Million 25 25
Slide 26: Recycling of Capital
Recycling of Capital • Sales of Assets with Lower Upside Potential • Reinvestment of Capital into Higher-Growth Opportunities Kyrene 202 Business Park Phoenix, AZ 26
Slide 27: Operating Property Acquisitions
Operating Property Acquisitions • 2026 (through July 21, 2026) - $66 Million - 320,000 Square Feet in 2 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 M
Slide 28: Operating Results – Three Months Ended 6/30/26
Operating Results – Three Months Ended 6/30/26 • Increase in Same Property Results (Cash Basis): 8.3% • FFO per Diluted Share Increase: 6.8% • Leased at June 30, 2026: 96.8% Steele Creek Commerce Park Charlotte, NC 28
Slide 29: Capitalization
Capitalization (as of 6/30/26) Fixed Rate Debt $1.6 Billion, Average Rate of 3.43% 13% 87% Shareholders’ Market Equity $10.9 Billion (common @ $202.53 per share) 29
Slide 30: Dividend Growth
Dividend Growth (Through 6/30/26) • Declared 186th Consecutive Quarterly Cash Dividend – $1.55 per Share • Increased or Maintained Dividend for 33 Consecutive Years • Dividend Has Increased 30 of the Past 33 Years – Increased Each of the Last 14 Years Horizon West Commerce Park Orlando, FL 30
Slide 31: Dividend FFO Payout Ratio
Dividend FFO Payout Ratio 80% 70% 67% 65% 66% 66% 66% 64% 64% 64% 61% 59% 58% 59% 57% 59% 60% 50% 40% 30% 20% 10% 0% 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 1Q26 2Q26 Dividend Payout 31
Slide 32: Compound Annual Total Return
Compound Annual Total Return (For Period Ended June 30, 2026) 25.3% 25.0% 20.0% 14.6% 14.6% 15.0% 11.6% 10.0% 8.7% 7.4% 5.0% 0.0% 1 Year 3 Year 5 Year 10 Year 15 Year 20 Year Compound Annual Total Return 32
Slide 33: Who We Are
Who We Are 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 tha
Slide 34: Corporate Responsibility
Corporate Responsibility 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 environ
Slide 35: EastGroup Properties: Things to Remember
EastGroup Properties Things to Remember: • Track Record • Product Type • Growth Markets • Value Creation • Financial Strength • Dividend History 35 35
Slide 36: Resources
Resources www.EastGroup.net Tel: 601-354-3555 investor@eastgroup.net 400 W. Parkway Place Suite 100 Ridgeland, MS 39157 36 36