Every material Form 8-K EastGroup Properties has filed with the SEC since February 07, 2024, read and summarized by AI: what happened, the key figures, whether it reads positive or negative for shareholders, and how big a deal it is (impact 1-5). Newest first; each brief links to its own page and to the filing on SEC.gov.
EastGroup reported third quarter 2026 diluted EPS of $1.46, up from $1.26 a year earlier, and FFO excluding a gain on involuntary conversion and business interruption claims of $2.45 per diluted share, up 7.9%. The company raised its 2026 FFO per share guidance to $9.62-$9.68 from $9.52-$9.66 and its 2026 EPS guidance to $5.99-$6.05, which benefits shareholders by showing higher expected earnings for the year.
Q3 2026 diluted EPS was $1.46 versus $1.26 in Q3 2025; FFO excluding certain claim gains was $2.45 per share versus $2.27, an increase of 7.9%.
Same PNOI, excluding lease termination income, rose 5.3% on a straight-line basis and 7.1% on a cash basis for Q3 2026.
Rental rates on new and renewal leases increased an average of 36.3% on a straight-line basis in Q3 2026.
Development starts guidance was raised to $390 million from $325 million, and operating property acquisition guidance to $360 million from $215 million.
EastGroup Properties appointed Bethany Logan Ropa and Robyn R. Werner as independent directors effective October 1, 2026, increasing the board from seven to nine members. The filing says committee assignments have not yet been set and describes director pay and indemnification terms, which affect the company's governance and costs.
Board increased from seven to nine directors; Ropa and Werner appointed effective October 1, 2026
Ropa is CFO of JE Dunn Construction Group; previously a UBS real estate investment banking managing director from 2008 to 2025
Werner is a retired Ernst & Young assurance partner (2008 to 2025) and a Certified Public Accountant
Non-employee directors receive a $80,000 annual cash retainer and $145,000 annual restricted stock grant, plus a $25,000 initial restricted stock grant
EastGroup Properties reported second-quarter 2026 diluted EPS of $1.40, up from $1.20, and FFO excluding gains on involuntary conversion and business interruption claims of $2.36 per share, up 6.8% from $2.21. The company revised its 2026 FFO guidance to $9.52 to $9.66 per share from $9.46 to $9.66 in April, which raises the low end for shareholders.
Q2 2026 diluted EPS was $1.40 versus $1.20 in Q2 2025, including $5 million ($0.10 per share) in gains on sales of real estate.
FFO excluding gains on involuntary conversion and business interruption claims was $2.36 per diluted share, up 6.8% from $2.21.
2026 FFO per share guidance is now $9.52 to $9.66, up from $9.46 to $9.66 in April; 2026 EPS guidance is $5.83 to $5.97.
A quarterly dividend of $1.55 per share was paid on July 15, 2026, the company's 186th consecutive quarterly cash distribution.
EastGroup reported first-quarter 2026 diluted EPS of $1.77, up from $1.14, and FFO of $2.34 per share, up 8.8% from $2.15, with $25 million of property sale gains included in EPS but excluded from FFO. The company raised its 2026 FFO per share outlook to $9.46 to $9.66 from $9.40 to $9.60, a higher expected operating earnings range for shareholders.
Diluted EPS was $1.77 versus $1.14 a year earlier, including $0.46 per share from $25 million of property sale gains.
FFO excluding gain on involuntary conversion and business interruption claims was $2.30 per share, up 8.5% from $2.12.
Same PNOI excluding lease terminations rose 7.5% on a straight-line basis and 9.2% on a cash basis.
Revised 2026 FFO per share guidance is $9.46 to $9.66, up from $9.40 to $9.60; the Q1 dividend of $1.55 per share was paid April 15, 2026.
EastGroup reported fourth-quarter 2025 diluted EPS of $1.27, up from $1.16, and FFO excluding gain on involuntary conversion and business interruption claims of $2.34 per share, up 8.8% from $2.15. The company also projected 2026 diluted EPS of $4.93 to $5.13 and FFO per share of $9.40 to $9.60, against 2025 FFO of $8.98 per share.
Q4 2025 diluted EPS was $1.27 versus $1.16 a year earlier; same-property NOI, excluding lease termination income, rose 8.5% on a straight-line basis
Full-year 2025 FFO per share was $8.98, up 7.5%; FFO excluding certain claims was $8.95, up 7.7%
2026 guidance: EPS $4.93 to $5.13 and FFO per share $9.40 to $9.60; the company expects about $4.0 million of executive transition costs in G&A
Quarterly dividend was raised by $0.15 to $1.55 per share, a 10.7% increase; the company sold no equity under its offering program in Q4 2025
EastGroup Properties announced a set of executive leadership changes effective January 1, 2026, including Reid Dunbar as President and Staci Tyler as Chief Financial Officer, with Brent Wood moving to a new Chief Operating Officer role. The company also said Executive Vice President John Coleman will retire on June 30, 2026, and Todd Johnson will succeed him, which shows continuity in senior management for shareholders.
Reid Dunbar becomes President effective January 1, 2026, and will oversee capital allocation decisions and play a larger role in corporate strategy and investor relations.
Staci Tyler becomes Executive Vice President, Chief Financial Officer and Treasurer, replacing Brent Wood in that role.
Brent Wood takes on the newly created role of Chief Operating Officer, overseeing leasing and property management for the portfolio of approximately 65 million square feet.
John Coleman retires as Executive Vice President of the Eastern Region on June 30, 2026; Todd Johnson will succeed him.
On November 19, 2025, EastGroup Properties and its operating partnership signed a $250 million unsecured term loan with PNC Bank as agent, and the company used interest rate swaps to fix the weighted average rate at 4.15% per year. The same day, they amended the $625 million revolving credit facility and six other unsecured credit facilities and term loans to remove a 0.10% upward interest rate adjustment for SOFR loans.
Term loan totals $250 million: Tranche A is $100 million maturing April 30, 2030, and Tranche B is $150 million maturing March 14, 2031.
Weighted average effectively fixed rate under the loan is 4.15% per year, after interest rate swaps.
Margin over Daily Simple SOFR is 0.85% as of November 19, 2025, based on current credit ratings and leverage ratio.
Amendments remove the 0.10% upward SOFR adjustment on the $625 million revolver and other facilities totaling $475 million, with no other material changes reported.
EastGroup Properties reported third-quarter 2025 diluted EPS of $1.26, up from $1.13, and FFO of $2.27 per share, up 6.6% from $2.13. The company narrowed its 2025 FFO per share guidance to $8.94 to $8.98 from $8.89 to $9.03 and raised its quarterly dividend 10.7% to $1.55 per share.
Q3 2025 diluted EPS was $1.26 versus $1.13 in Q3 2024; FFO was $2.27 per diluted share versus $2.13.
2025 FFO per share guidance is $8.94 to $8.98, compared with the July range of $8.89 to $9.03; 2025 EPS guidance is $4.85 to $4.89.
Quarterly dividend increased by $0.15 to $1.55 per share, an annualized rate of $6.20 per share.
Operating portfolio was 96.7% leased as of September 30, 2025; rental rates on new and renewal leases rose an average of 35.9% on a straight-line basis.
EastGroup Properties reported second-quarter 2025 results on July 23, 2025, with diluted EPS of $1.20 versus $1.14 a year earlier and FFO excluding gains on involuntary conversion and business interruption claims of $2.21 per share, up 7.8%. The company narrowed its 2025 FFO per share outlook to $8.89 to $9.03 from $8.84 to $9.04 in April, while average occupancy of the operating portfolio fell to 95.9% from 97.0%. For shareholders, the per-share earnings and FFO measures improved, although occupancy declined.
Diluted EPS was $1.20 for Q2 2025 versus $1.14 for Q2 2024; FFO excluding certain gains was $2.21 versus $2.05, an increase of 7.8%.
Same PNOI excluding lease terminations rose 6.6% on a straight-line basis for Q2 2025; rental rates on new and renewal leases rose an average of 44.4%.
Average occupancy of the operating portfolio was 95.9% in Q2 2025 versus 97.0% in Q2 2024; the portfolio was 96.0% occupied at June 30, 2025.
2025 guidance: FFO per share of $8.89 to $9.03 (April range $8.84 to $9.04) and EPS of $4.76 to $4.90.
EastGroup Properties reported first quarter 2025 results on April 23, 2025. Diluted EPS fell to $1.14 from $1.22, mainly because the prior-year quarter included $8,751,000 in real estate sale gains and no properties were sold in the first quarter of 2025, while FFO per diluted share rose 8.6% to $2.15 and the company raised its 2025 FFO per share outlook to $8.84 to $9.04 from $8.80 to $9.00. CEO Marshall Loeb said global trade concerns have created uncertainty in leasing and capital markets.
Diluted EPS was $1.14 versus $1.22 a year earlier; the 2024 quarter included $0.18 per share from property sale gains, and there were no sales in Q1 2025.
FFO per diluted share was $2.15 versus $1.98, up 8.6%; excluding gains on involuntary conversion and business interruption claims, it was $2.12, up 7.1%.
Revised 2025 FFO per share guidance is $8.84 to $9.04, up from the initial $8.80 to $9.00; 2025 EPS guidance is $4.67 to $4.87.
The first quarter dividend of $1.40 per share was paid April 15, 2025, the company's 181st consecutive quarterly cash distribution.
EastGroup Properties reported fourth-quarter 2024 diluted EPS of $1.16, down from $1.35 a year earlier, mainly because the 2023 quarter included $13 million in property sale gains and there were no sales in the 2024 quarter. Funds from operations (FFO) excluding gains on involuntary conversion and business interruption claims rose 5.9% to $2.15 per diluted share, and the company set 2025 guidance of $8.80 to $9.00 in FFO per share.
Q4 2024 diluted EPS was $1.16 versus $1.35 in Q4 2023; the 2023 quarter included $13 million in real estate sale gains and there were no sales in Q4 2024.
Q4 2024 FFO excluding certain claim gains was $2.15 per diluted share versus $2.03, an increase of 5.9%.
Full-year 2024 diluted EPS was $4.66 versus $4.42, and FFO excluding certain claim gains was $8.31 versus $7.70, an increase of 7.9%.
2025 guidance calls for EPS of $4.71 to $4.91 and FFO of $8.80 to $9.00 per diluted share.
EastGroup Properties reported third-quarter 2024 diluted EPS of $1.13, up from $1.07 a year earlier, and FFO excluding gains on involuntary conversion and business interruption claims of $2.13 per share, up 9.2%. The company revised its 2024 FFO per share guidance to $8.33 to $8.37 from $8.28 to $8.38, a narrower range with a slightly higher midpoint, which matters to shareholders because it reflects management's updated view of full-year earnings.
Q3 2024 diluted EPS was $1.13 versus $1.07 in Q3 2023; FFO excluding gains was $2.13 per share versus $1.95, up 9.2%.
2024 FFO per share guidance revised to $8.33 to $8.37 from the July range of $8.28 to $8.38; 2024 EPS guidance is $4.64 to $4.68.
Operating portfolio was 96.9% leased and 96.5% occupied as of September 30, 2024.
Q3 dividend of $1.40 per share was paid October 15, 2024, a 10.2% increase over the prior quarter's dividend.
EastGroup reported second-quarter 2024 diluted EPS of $1.14, up from $0.97 a year earlier, and FFO of $2.09 per share, up 9.4%. The company also revised its 2024 FFO guidance to $8.28-$8.38 per share from $8.17-$8.37 in April, a higher range for shareholders.
Q2 2024 diluted EPS was $1.14 versus $0.97 in Q2 2023; FFO excluding gains was $2.05 per share, up 8.5%
Same PNOI excluding lease termination income rose 5.3% on both straight-line and cash bases for the quarter
2024 FFO per share guidance revised to $8.28-$8.38; 2024 EPS guidance set at $4.63-$4.73
Operating portfolio was 97.4% leased as of June 30, 2024, with average occupancy of 97.0% for the quarter versus 98.1% a year earlier
EastGroup Properties entered a Sixth Amended and Restated Credit Agreement on June 13, 2024, replacing its existing $625 million unsecured revolving credit facility and repaying all outstanding obligations under the prior agreement. The new facility also carries a $625 million accordion feature and an initial maturity of July 31, 2028, and the company separately extended its working cash line on the same terms and date.
New credit facility allows borrowings of up to $625 million, with an initial rate of SOFR plus 0.765%, equal to 6.10% at June 13, 2024
Initial maturity is July 31, 2028, with two six-month extensions at the company's option
Covenants include total liabilities to total asset value of 60% or less and a fixed charge coverage ratio of at least 1.50:1.00
Working cash line with PNC Bank was extended to July 31, 2028 under substantially the same terms
EastGroup Properties reported first-quarter 2024 results on April 23, 2024. Diluted earnings per share were $1.22, up from $1.02 a year earlier, and FFO excluding a gain on involuntary conversion and business interruption claims was $1.98 per share, up 8.8% from $1.82. The company's 2024 outlook calls for EPS of $4.45 to $4.65 and FFO of $8.17 to $8.37 per share, and management plans to discuss a revised outlook on a call on April 24, 2024.
Diluted EPS of $1.22 for Q1 2024 versus $1.02 for Q1 2023
FFO excluding gain on involuntary conversion and business interruption claims of $1.98 per share, up 8.8%
2024 outlook: EPS of $4.45 to $4.65 and FFO of $8.17 to $8.37 per share
Quarterly dividend of $1.27 per share paid April 15, 2024; conference call on April 24, 2024 at 11:00 a.m. Eastern Time
EastGroup Properties reported fourth-quarter 2023 diluted EPS of $1.35 and FFO of $2.03 per share, up 11.5% from a year earlier, with 98.7% of its operating portfolio leased at year-end. The company also gave 2024 guidance of $8.17 to $8.37 in FFO per share, compared with $7.79 for 2023, which the filing says reflects 6.2% growth at the midpoint. For shareholders, the results and outlook are the key figures, along with a declared quarterly dividend of $1.27 per share.
Q4 2023 diluted EPS was $1.35, compared with $0.89 in Q4 2022; FFO was $2.03 per share, compared with $1.82.
Full-year 2023 FFO was $7.79 per share, up 11.3% from $7.00; diluted EPS was $4.42, compared with $4.36.
2024 guidance: EPS of $4.09 to $4.29 and FFO of $8.17 to $8.37 per share.
Quarterly cash dividend of $1.27 per share declared, the company's 176th consecutive quarterly dividend.
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