Filing Flows › Eastgroup Properties (EGP) › Q2 2026
Eastgroup Properties (EGP) Q2 2026 earnings results (second quarter 2026)
10-Q filed Jul 22, 2026
Eastgroup Properties (EGP) reported revenue of $193M for the second quarter 2026 (Q2 2026), +9% from a year earlier and +2% from the quarter before. Operating margin was 40.8%, net earnings $75.5M (39.1% of revenue).
Eastgroup Properties, Q2 2026: revenue $193M (+9% year over year), operating margin 40.8%, net earnings $75.5M, operating cash flow $160M. The chart follows the revenue to costs, profit and cash.
| Q2 2026 | Amount | Q/Q | Y/Y |
|---|---|---|---|
| Revenue | $193M | +2% | +9% |
| Operating profit | $78.8M | +3% | +12% |
| Net earnings | $75.5M | -20% | +19% |
| Operating cash flow | $160M | +12% | +11% |
| Free cash flow | $105M | +9% | +157% |
What changed
Revenue was $193.3M in Q2 2026, up 9% year over year and up 2% from the previous quarter.
Operating profit was $78.8M, a 40.8% margin (up 1.0 points year over year). Of the extra revenue versus Q2 2025, 52% reached operating profit, above the 40% margin then. Total costs grew 7% against revenue growth of 9%. The fastest-growing cost line was General & admin (+36%). Net earnings were $75.5M, up 19% year over year. The effective tax rate was 0.0%.
Operating cash flow was $159.6M (up 11% year over year), 211% of net earnings. Non-cash charges added back $56.4M of depreciation and amortization and $2.8M of share-based compensation. Working capital and other items added $24.9M. Capital expenditures of $54.2M left free cash flow of $105.4M.
Questions
What was Eastgroup Properties' revenue in the second quarter 2026?
Eastgroup Properties (EGP) reported revenue of $193M for the second quarter 2026 (Q2 2026), +9% from a year earlier and +2% from the quarter before.
Was Eastgroup Properties profitable in the second quarter 2026?
Operating profit was $78.8M (40.8% of revenue) and net earnings $75.5M.