Q3 2026 Revenue up 10% year over year to $199M · 39¢ of every $1 of revenue kept as net profit · operating margin 41.6%
Eastgroup Properties made $199M in Q3 2026 (+10% Y/Y). Operating margin 41.6%, net earnings $78.4M. See where every dollar goes — costs, profit and cash — as a Sankey from the 10-Q filed Oct 21, 2026.
Revenue$199M
Year over year+10%
Operating margin41.6%
Net earnings$78.4M
Operating cash flow$176M
Drawing the Sankey…
Open the interactive Sankey →click any line for what the company wrote about it, compare Y/Y and Q/Q, export as PNG or PDF
What changed this quarter
Revenue was $199.4M in Q3 2026, up 9% year over year and up 3% from the previous quarter.
Operating profit was $82.9M, a 41.6% margin (up 0.8 points year over year). Of the extra revenue versus Q3 2025, 50% reached operating profit, above the 41% margin then. Total costs grew 8% against revenue growth of 9%. The fastest-growing cost line was General & admin (+11%). Net earnings were $78.4M, up 17% year over year. The effective tax rate was 0.0%.
Operating cash flow was $176.1M (up 27% year over year), 225% of net earnings. Non-cash charges added back $58.2M of depreciation and amortization and $3.1M of share-based compensation. Working capital and other items added $36.5M. Capital expenditures of $115.9M left free cash flow of $60.2M.
Quarterly history
Quarter
Form
Filed
Revenue
Y/Y
Op. margin
Net earnings
Op. cash flow
Q3 2026
10-Q
Oct 21, 2026
$199M
+10%
41.6%
$78.4M
$176M
Q2 2026
10-Q
Jul 22, 2026
$193M
+9%
40.8%
$75.5M
$160M
Q1 2026
10-Q
Apr 22, 2026
$190M
+9%
40.2%
$94.6M
$142M
Q4 2025
10-K
Feb 11, 2026
$187M
+14%
40.5%
$67.8M
$64.7M
Q3 2025
10-Q
Oct 23, 2025
$182M
+12%
40.7%
$67.0M
$139M
Q2 2025
10-Q
Jul 23, 2025
$177M
+11%
39.7%
$63.3M
$143M
Q1 2025
10-Q
Apr 23, 2025
$174M
+13%
38.4%
$59.4M
$134M
Charts
Latest (Q3 2026): Y/Y +10%, Q/Q +3%.From the cash-flow statement as filed (SEC XBRL). Cash is fungible: the bars do not say which dollar paid for what.Latest (Q3 2026): Net income $78.4M, Operating cash flow $176M.+34.4% since FY2020: more shares outstanding (issuance, stock pay).Real Estate Investment Trusts; dot size is quarterly revenue; dashed lines are the industry's medians.
Interactive views
The same charts as the app — open one to draw it.
💵Where each $1 goesinteractive
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🌏Named in Asian annual reportsinteractive
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🔄Rotation against the market and its industry (RRG)interactive
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 high-growth 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”).
In its own words, from its 10-K, filed Feb 11, 2026.
Eastgroup Properties against its Real Estate Investment Trusts peers
The largest companies of the same SEC industry, each at its latest quarter. Revenue growth: +10% against the peers' median +11%. Operating margin: 41.6% against the peers' median 20.6%.