EGP

New in FY2025

• Corporate Responsibility Matters EastGroup’s commitment to corporate responsibility is evidenced by its building standards, corporate policies and procedures and company culture.
• During 2025, EastGroup continued to work with a sustainability consulting firm to track and benchmark the Company's environmental data and further expand its corporate responsibility policies, practices and voluntary disclosures.
• Using the data obtained from these efforts, EastGroup completed its third annual GRESB ® Real Estate Assessment, which provided the Company with additional insight into its environmental, social and governance management and performance as compared to its industry peers.
• The Company adopted its Corporate Responsibility Policy during 2024, formalizing EastGroup's commitments, goals and targets related to topics such as environmental sustainability, climate resilience, social responsibility, stakeholder engagement and corporate governance.
• EastGroup assesses climate-related risks using information obtained through third-party risk and resilience assessments and seeks to engage with tenants on climate risk and other environmental matters through biennial engagement surveys, periodic newsletters and engagement activities at many of its properties, including recycling initiatives, Earth Day celebrations and other tenant appreciation events.
• Human Capital Matters We believe our employees are a critical component of the success and sustainability of our Company, and we are committed to providing a diverse and inclusive work environment that encourages collaboration and teamwork. • Workforce Diversity: As of December 31, 2025, we employed 103 full-time team members and one temporary employee, across 16 locations in Texas, Florida, California, Arizona, North Carolina, Nevada, Georgia, Mississippi and South Carolina.
• As of such date, none of these employees were members of a union or subject to a collective bargaining agreement.
• Unless otherwise noted, the human capital metrics and initiatives described below reflect our full-time employee base as of December 31, 2025.
• Our employee base is comprised of 73% women and 27% men, and 13% of our employees self-identified as members of a racial or ethnic minority group.
• Of the employees hired during the year ended December 31, 2025, 78% were women and 22% self-identified as members of a racial or ethnic minority group.
• The officer group is comprised of 47% women and 53% men.
• Women constitute 29% of our Board of Directors, and one of the seven directors self-identified as a member of a racial or ethnic minority group. • Employee Tenure: We believe our culture supports our employees and creates a positive, professional environment that encourages longevity for our team members.
• As of December 31, 2025, the average tenure of our workforce was 9 years, and 12 years for our officers; 74% of our employees at the manager level and above were promoted from within the Company.
• Our voluntary turnover rate was 3%, and our involuntary turnover rate was 4% during the year ended December 31, 2025. • Compensation, Benefits, Health and Safety: We offer a competitive pay structure along with a comprehensive employee benefits program and what we believe are socially-responsible policies and practices in order to support the overall well-being of our employees and create a safe, professional and inclusive work environment.
• Additional training covering numerous environmental sustainability topics and trends are available to employees through our third-party sustainability consultant.
• We conduct biennial employee engagement surveys and use the results as part of our efforts to enhance workplace culture, performance and employee experience.
• On a regular basis, Company management holds corporate responsibility discussions with the Board of Directors; in 2025, our management and the Board of Directors formally met to discuss these topics four times.
• The Nominating and Corporate Governance Committee of the Board of Directors has direct oversight of our corporate responsibility program and initiatives, and in 2025, met for one formal discussion on these topics and also received periodic updates from Company management.
• Risks associated with our current and future development and construction activities include: • the availability of favorable financing alternatives; • the risk that we may not be able to obtain land on which to develop or that due to the increased cost of land, our activities may not be as profitable; • construction costs exceeding original estimates due to tariffs or elevated interest rates and increases in the costs of materials and labor; • disruption in supply and delivery chains; • construction and lease-up delays resulting in increased debt service, fixed expenses and construction costs; • expenditure of funds and devotion of management’s time to projects that we do not complete; • fluctuations of occupancy and rental rates at newly completed properties, which depend on a number of factors, including market and economic conditions, resulting in lower than projected rental rates and a corresponding lower return on our investment; and • complications (including building moratoriums and anti-growth legislation) in obtaining necessary zoning, occupancy and other governmental permits, including delays or challenges arising from community opposition, administrative appeals, legal proceedings or other third-party actions that may increase costs, delay project completion or prevent development altogether.
• Our acquisition activities and their success are subject to the following risks: • when we are able to locate desired property, competition from other real estate investors may significantly increase the purchase price; • acquired properties may fail to perform as we project; • the actual costs of repositioning or redeveloping acquired properties may be higher than our estimates; • acquired properties may be located in new markets where we face risks associated with an incomplete knowledge or understanding of the local market, a limited number of established business relationships in the area and a relative unfamiliarity with local governmental and permitting procedures; • we may be unable to quickly and efficiently integrate new acquisitions, particularly acquisitions of portfolios of properties, into our existing operations, and as a result, our results of operations and financial condition could be adversely affected; and • we may acquire properties subject to liabilities and without any recourse, or with only limited recourse, to the transferor with respect to unknown liabilities.
• Coverage under our existing insurance policies may be inadequate to cover losses, or we may not be able to obtain adequate insurance for certain properties in the future .
• Substantially all of our properties are located in high-growth regions of the United States with an emphasis in the states of Texas, Florida, California, Arizona and North Carolina.
• As of December 31, 2025, our largest markets were Houston and Dallas.
• We owned operating properties totaling 7,108,000 square feet in Houston and 6,428,000 square feet in Dallas, which represent 9.5% and 10.9%, respectively, of the Company’s total Real estate properties based on percentage of total annualized base rent (as defined in

Gone since FY2024

• Risk Factors within this Annual Report on Form 10-K for the year ended December 31, 2024.
• The Company EastGroup Properties, Inc., which we refer to in this Annual Report as the “Company,” “EastGroup,” “we,” “us” or “our,” is an internally-managed equity REIT first organized in 1969.
• EastGroup is focused on the development, acquisition and operation of industrial properties in major Sunbelt markets throughout the United States, primarily in the states of Texas, Florida, California, Arizona and North Carolina.
• EastGroup’s strategy for growth is based on ownership of premier distribution facilities generally clustered near major transportation features in supply-constrained submarkets.
• EastGroup is a Maryland corporation, and its common stock is publicly traded on the New York Stock Exchange (“NYSE”) under the symbol “EGP.” The Company has elected to be taxed and intends to continue to qualify as a REIT under the Internal Revenue Code of 1986, as amended (the “Internal Revenue Code”).
• Available Information The Company maintains a website at www.eastgroup.net.
• The Company posts to its website all of the reports it files or furnishes with the Securities and Exchange Commission (the “SEC”) pursuant to the Exchange Act, including its annual reports on Form 10-K, quarterly reports on Form 10-Q, current reports on Form 8-K and the exhibits and amendments to those reports, as soon as reasonably practicable after it electronically files or furnishes such materials to the SEC.
• In addition, the Company’s website includes items related to corporate governance matters, including, among other things, the Company’s corporate governance guidelines, charters of various committees of the Board of Directors, the Company's whistleblower program and the Company’s code of ethics and business conduct applicable to all employees, officers and directors.
• The Company intends to disclose on its website any amendment to, or waiver of, any provision of this code of business conduct and ethics applicable to the Company’s directors and executive officers that would otherwise be required to be disclosed under the rules of the SEC or the New York Stock Exchange.
• Copies of these reports and corporate governance documents may be obtained, free of charge, from the Company’s website.
• We are providing our website address solely for the information of investors, and the information on our website is not a part of or incorporated by reference into this annual report on Form 10-K or our other filings with the SEC.
• You may also access any materials we file with the SEC through the EDGAR database on the SEC’s website at www.sec.gov.
• Administration EastGroup maintains its principal executive office and headquarters in Ridgeland, Mississippi.
• The Company also has regional offices in Dallas, Los Angeles and Atlanta and asset management offices in Houston, Orlando, Tampa and Phoenix.
• EastGroup's property management teams are located in San Antonio, Austin, Miami, Jacksonville, San Francisco, Charlotte, Las Vegas and Greenville.
• These locations allow the Company to provide property management services to 87% of the Company’s operating portfolio on a square foot basis.
• In addition, the Company currently provides property administration (accounting of operations) for its entire portfolio.
• The regional offices in Texas, California and Georgia provide oversight of the Company’s development and value-add program (as described in Note 1(e) in the Notes to Consolidated Financial Statements).
• As of December 31, 2024 , EastGroup had 101 full-time employees.
• Business Overview EastGroup’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 develops, acquires and operates distribution facilities, the majority of which are clustered around major transportation features in supply-constrained submarkets in major Sunbelt regions.
• The Company’s core markets are in the states of Texas, Florida, California, Arizona and North Carolina.
• As of December 31, 2024 , EastGroup owned 536 industrial properties in 12 states.
• As of that same date, the Company’s portfolio, including development projects and value-add properties in lease-up and under construction, included approximately 63.1 million square feet consisting of 497 business distribution properties containing 57.8 million square feet, 17 bulk distribution properties containing 4.4 million square feet, and 22 business service properties containing 900,000 square feet.
• As of December 31, 2024 , EastGroup’s operating portfolio was 97.1% leased to tenants in approximately 1,600 leases, with no single tenant accounting for more than approximately 1.6% of the Company’s annualized based rent (as defined in Item 2.
• Properties ) for the year ended December 31, 2024 .
• The properties in the Company's development and value-add program were 21.8% leased as of December 31, 2024 .
• During 2024, EastGroup increased its holdings in real estate properties through its acquisition and development programs.
• The Company acquired 2,474,000 square feet of operating properties and 61.1 acres of land for a total of $403,773,000.
• Also during 2024, the Company began construction of 10 development projects containing 1,585,000 square feet and transferred seven projects, which contain 1,519,000 square feet and had costs of $199,971,000 at the date of transfer, from its development and value-add program to real estate properties.
• During 2024, EastGroup sold a group of operating properties in the Jackson, Mississippi market, containing 159,000 square feet and disposed of 5.4 acres of land in two markets, generating gross sales proceeds of $18,311,000.
• In the near term, the Company funds its development and acquisition programs through its $675,000,000 unsecured bank credit facilities, as discussed under the heading Liquidity and Capital Resources in Part II, Item 7 of this Annual Report on Form 10-K.
• As market conditions permit, EastGroup issues equity or employs fixed rate debt, including variable rate debt that has been swapped to an effectively fixed rate through the use of interest rate swaps, to replace short-term bank borrowings.
• Moody’s Investors Service has assigned EastGroup an issuer rating of Baa2 with a stable outlook.
• A security rating is not a recommendation to buy, sell, or hold securities and may be subject to revision or withdrawal at any time by the assigning rating agency.
• Each rating should be evaluated independently of any other rating.
• For future debt issuances, the Company intends to issue primarily unsecured fixed rate debt, including variable rate debt that has been swapped to an effectively fixed rate through the use of interest rate swaps.
• The Company may also access the public debt market in the future as a means to raise capital.
• EastGroup plans to hold its properties as long-term investments but may determine to sell certain properties that no longer meet its investment criteria.
• The Company may provide financing to a prospective purchaser in connection with such sales of property if market conditions require.

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