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REAL ESTATE PROPERTIES
 12 Months Ended
Dec. 31, 2025
Real Estate [Abstract]  
REAL ESTATE PROPERTIES REAL ESTATE PROPERTIES AND DEVELOPMENT AND VALUE-ADD PROPERTIES
The Company’s Real estate properties and Development and value-add properties at December 31, 2025 and 2024 were as follows:
 December 31,
20252024
(In thousands)
Real estate properties:  
   Land                                                                  $951,787 888,140 
   Buildings and building improvements                                                                  4,173,416 3,815,850 
   Tenant and other improvements                                                                  829,609 761,061 
   Right of use assets — Ground leases (operating) (1)
34,976 38,393 
Development and value-add properties (2)
710,200 674,472 
 6,699,988 6,177,916 
Accumulated depreciation                                                                  (1,583,532)(1,415,576)
 $5,116,456 4,762,340 

(1)See Ground Leases discussion below for information regarding the Company’s right of use assets for ground leases.
(2)Value-add properties are defined in Note 1(e).

A summary of real estate properties acquired for the years ended December 31, 2025, 2024 and 2023 follows:
REAL ESTATE PROPERTIES ACQUIREDLocation
Size
(unaudited)
Date Acquired
Cost (1)
  (Square feet) (In thousands)
2025
OPERATING PROPERTIES ACQUIRED
LifeScience Logistics CenterRaleigh, NC251,000 07/08/2025$47,150 
Lumley Logistics CenterRaleigh, NC67,000 07/15/202514,174 
McKinney Airport Trade CenterDallas, TX320,000 09/19/202560,641 
EastGroup Point at CheyenneLas Vegas, NV101,000 12/09/202521,134 
Total 2025 operating property acquisitions (2)
739,000 $143,099 
2024
OPERATING PROPERTIES ACQUIRED
Spanish Ridge Industrial ParkLas Vegas, NV231,000 01/23/2024$54,859 
147 ExchangeRaleigh, NC274,000 05/03/202452,945 
Hays Commerce Center 3 & 4Austin, TX179,000 08/19/202435,781 
Riverpoint Industrial ParkAtlanta, GA779,000 11/12/202487,576 
DFW Global Logistics Centre 5-8 (3)
Dallas, TX492,000 11/21/202475,852 
Akimel Gateway (3)
Phoenix, AZ519,000 12/26/202482,998 
Total 2024 operating property acquisitions (2)
2,474,000 $390,011 
2023
OPERATING PROPERTIES ACQUIRED
Craig Corporate CenterLas Vegas, NV156,000 04/18/2023$34,365 
Blue Diamond Business ParkLas Vegas, NV254,000 09/05/202352,973 
McKinney Logistics CenterDallas, TX193,000 10/02/202325,739 
Park at MyattNashville, TN171,000 11/03/202330,793 
Pelzer Point Commerce Center 1Greenville, SC213,000 12/21/202321,246 
Total 2023 operating property acquisitions (2)
987,000 $165,116 
(1)Cost is calculated in accordance with FASB ASC 805, Business Combinations, and represents the sum of the purchase price, closing costs and capitalized acquisition costs.
(2)Operating properties are defined as stabilized real estate properties (land including buildings and improvements) in the Company’s operating portfolio; included in Real estate properties on the Consolidated Balance Sheets. Excludes acquired development land as detailed below.
(3)This operating property is located on land subject to a ground lease. See Ground Leases discussion below for information regarding the Company’s right of use assets for ground leases.

Also during 2025, EastGroup purchased 300.4 acres of development land in four markets for $118,584,000. During 2024, EastGroup purchased 61.1 acres of development land in two markets for $13,762,000. During 2023, EastGroup purchased 328.3 acres of development land in seven markets for $70,664,000.
Sales of Real Estate
A summary of operating properties sold during the years ended December 31, 2025, 2024 and 2023 follows:
REAL ESTATE PROPERTIES SOLDLocation
Size (unaudited)
Date SoldNet Sales PriceBasisRecognized Gain
  (Square feet) (In thousands)
2025
Laura Alice Business CenterSan Francisco, CA12,000 06/02/2025$3,371 3,371 — 
2024
Interchange Business Park and
    Metro Airport Commerce Center
Jackson, MS159,000 03/05/2024$13,614 4,863 8,751 
2023
World Houston 23Houston, TX125,000 03/31/2023$9,327 4,518 4,809 
Ettie Business CenterSan Francisco, CA29,000 11/20/202311,638 8,845 2,793 
Los Angeles Corporate CenterLos Angeles, CA77,000 12/29/202316,006 5,643 10,363 
Total for 2023231,000 $36,971 19,006 17,965 

The table above includes sales of operating properties. The Company did not sell any land during the year ended December 31, 2025. During the year ended December 31, 2024, the Company also sold 5.4 acres of land in two markets for $4,261,000 and recognized gains on the sales of $362,000. During the year ended December 31, 2023, the Company also sold 11.9 acres of land in two markets for $4,750,000 and recognized gains on the sales of $446,000. The gains on sales of non-operating real estate are included in Other on the Consolidated Statements of Income and Comprehensive Income.

Development and Value-Add Properties
As of December 31, 2025, the Company’s development and value-add program consisted of projects in lease-up, under construction and prospective development (primarily land), as detailed in the table below.  Costs incurred include capitalization of interest costs during the period of construction.  The interest costs capitalized on development projects were $21,730,000 for 2025, $19,823,000 for 2024 and $16,235,000 for 2023. In addition, EastGroup capitalized internal development costs of $7,451,000 during 2025, compared to $8,181,000 during 2024 and $10,472,000 in 2023.

Total capital invested for development and value-add properties during 2025 was $321,934,000, which primarily consisted of improvement costs of $196,225,000 on development and value-add properties, $118,584,000 for new land investments, and costs of $7,125,000 on properties subsequent to transfer to Real estate properties. The capitalized costs incurred on development and value-add projects subsequent to transfer to Real estate properties include capital improvements at the properties and do not include other capitalized costs associated with development (i.e., interest expense, property taxes and internal personnel costs).

A summary of the Company’s Development and Value-Add Properties for the year ended December 31, 2025 follows:
Actual or Estimated Building Size
(unaudited)
Cumulative Costs Incurred as of 12/31/2025
 
Projected Total Costs (1)
(unaudited)
(Square feet)(In thousands)
Lease-up1,935,000 $230,578 $266,300 
Under construction1,538,000 108,005 233,600 
Total lease-up and under construction3,473,000 338,583 $499,900 
Prospective development (primarily land)11,798,000 371,617 
Total Development and value-add properties as of December 31, 2025
15,271,000 $710,200 
Total Development and value-add properties transferred to Real estate
            properties during the year ended December 31, 2025
2,109,000 $279,082 (2)
(1)Included in these costs are development obligations of $94,201,000 and tenant improvement obligations of $9,552,000 on properties under development.
(2)Represents cumulative costs at the date of transfer.
Ground Leases
EastGroup applies ASC 842, Leases, for its ground leases, which are classified as operating leases. The right of use assets for ground leases are included in Real estate properties on the Consolidated Balance Sheets. As of December 31, 2025 and 2024, the Company had operating properties subject to ground leases in Florida, Texas and Arizona. As of December 31, 2025 and 2024, the unamortized balances of the Company’s right of use assets for its ground leases were $34,976,000 and $38,393,000, respectively. In 2024, EastGroup assumed ground leases in connection with the acquisitions of DFW Global Logistics Centre 5-8 in Dallas and Akimel Gateway in Phoenix, along with right of use assets and lease liabilities of $10,795,000 and $11,041,000, respectively. In 2025, the Company did not assume any ground leases in connection with acquisitions.

The ground leases have terms of 40 to 65 years and renewal options of 15 to 35 years, except for one lease in Arizona which is automatically and perpetually renewed annually.  With the renewal options included, expiration dates range from August 2051 to December 2085. The Company has included renewal options in the lease terms for calculating the ground lease assets and liabilities as the Company is reasonably certain it will exercise these options. Total ground lease expenditures for the years ended December 31, 2025, 2024 and 2023 were $4,020,000, $1,936,000 and $1,758,000, respectively.  Payments are subject to increases at 3 to 10 year intervals based upon the agreed or appraised fair market value of the leased premises on the adjustment date or the Consumer Price Index percentage increase since the base rent date.  These future changes in payments will be considered variable payments and will not impact the lease classification assessment of the ground lease unless there is a significant event that triggers reassessment, such as amendment with a change in the terms of the lease. The weighted-average remaining lease terms for the Company's ground leases were 46 years and 47 years as of December 31, 2025 and 2024, respectively.

The following schedule indicates approximate future minimum ground lease payments, including renewal periods, for these properties by year as of December 31, 2025:
Years Ending December 31,(In thousands)
2026$2,951 
20272,968 
20283,040 
20293,101 
20303,148 
Thereafter                                                  149,219 
Total minimum payments                                                  164,427 
Imputed interest (1)
(127,355)
   Total ground lease liabilities                                                  $37,072 
(1)As the Company’s leases do not provide an implicit rate, in order to calculate the present value of the remaining ground lease payments, the Company used its incremental borrowing rate, adjusted for a number of factors, including the long-term nature of the ground leases and the Company’s estimated borrowing costs, to determine the imputed interest for its ground leases. The weighted-average discount rate for the Company's ground leases was 6.82% as of December 31, 2025 and 2024.