2023 FIRST QUARTER Conference Call 888-346-0688 | ID – EastGroup April 26, 2023 11:00 a.m. Eastern Time webcast available at EastGroup.net Supplemental Information 400 W. Parkway Place, Suite 100, Ridgeland, MS 39157 | TEL: 601-354-3555 | FAX: 601-352-1441 | EastGroup.net March 31, 2023

Page 2 of 24 Table of Contents Financial Information: Consolidated Balance Sheets ................................................................................ 3 Consolidated Statements of Income and Comprehensive Income ......................... 4 Reconciliations of GAAP to Non-GAAP Measures ................................................. 5 Consolidated Statements of Cash Flows ................................................................ 7 Same Property Portfolio Analysis ........................................................................... 8 Additional Financial Information ............................................................................. 9 Financial Statistics ................................................................................................. 10 Capital Deployment: Development and Value-Add Properties Summary ................................................ 11 Development and Value-Add Properties Transferred to Real Estate Properties ..... 12 Acquisitions and Dispositions ................................................................................. 13 Real Estate Improvements and Leasing Costs ....................................................... 14 Property Information: Leasing Statistics and Occupancy Summary ......................................................... 15 Core Market Operating Statistics ........................................................................... 16 Lease Expiration Summary .................................................................................... 17 Top 10 Customers by Annualized Base Rent ......................................................... 18 Capitalization: Debt and Equity Market Capitalization ................................................................... 19 Continuous Common Equity Program .................................................................... 20 Debt-to-EBITDAre Ratios ....................................................................................... 21 Other Information: Outlook for 2023 .................................................................................................... 22 Glossary of REIT Terms ........................................................................................ 23 FORWARD-LOOKING STATEMENTS The statements and certain other information contained herein, which can be identified by the use of forward-looking terminology such as “may,” “will,” “seek,” “expects,” “anticipates,” “believes,” “targets,” “intends,” “should,” “estimates,” “could,” “continue,” “assume,” “projects,” “goals” or “plans” and variations of such words or similar expressions or the negative of such words, constitute “forward-looking statements” within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended, and are subject to the safe harbors created thereby. These forward-looking statements reflect the current views of EastGroup Properties, Inc. (the “Company” or “EastGroup”) about its plans, intentions, expectations, strategies, and prospects, which are based on the information currently available to the Company and on assumptions it has made. Although the Company believes that its plans, intentions, expectations, strategies and prospects as reflected in or suggested by those forward-looking statements are reasonable, the Company can give no assurance that such plans, intentions, expectations, strategies, and will be attained or achieved. Furthermore, these forward-looking statements should be considered as subject to the many risks and uncertainties that exist in the Company’s operations and business environment. Such risks and uncertainties could cause actual results to differ materially from those projected. These uncertainties include, but are not limited to: international, national, regional and local economic conditions; disruption in supply and delivery chains; construction costs could increase as a result of inflation impacting the costs to develop properties; the competitive environment in which the Company operates; fluctuations of occupancy or rental rates; potential defaults (including bankruptcies or insolvency) on or non-renewal of leases by tenants, or our ability to lease space at current or anticipated rents, particularly in light of the impacts of inflation; potential changes in the law or governmental regulations and interpretations of those laws and regulations, including changes in real estate laws, Real Estate Investment Trust (“REIT”) or corporate income tax laws, or potential changes in zoning laws, or increases in real property tax rates, and any related increased cost of compliance; our ability to maintain our qualification as a REIT; acquisition and development risks, including failure of such acquisitions and development projects to perform in accordance with projections; natural disasters such as fires, floods, tornadoes, hurricanes and earthquakes; pandemics, epidemics or other public health emergencies, such as the coronavirus pandemic; availability of financing and capital, increase in interest rates, and ability to raise equity capital on attractive terms; financing risks, including the risks that our cash flows from operations may be insufficient to meet required payments of principal and interest, and we may be unable to refinance our existing debt upon maturity or obtain new financing on attractive terms or at all; our ability to retain our credit agency ratings; our ability to comply with applicable financial covenants; credit risk in the event of non-performance by the counterparties to our interest rate swaps; lack of or insufficient amounts of insurance; litigation, including costs associated with prosecuting or defending claims and any adverse outcomes; our ability to attract and retain key personnel; risks related to the failure, inadequacy or interruption of our data security systems and processes; potentially catastrophic events such as acts of war, civil unrest and terrorism; and environmental liabilities, including costs, fines or penalties that may be incurred due to necessary remediation of contamination of properties presently owned or previously owned by us. All forward-looking statements should be read in light of the risks identified in Part I, Item 1A. Risk Factors within the Company’s Annual Report on Form 10-K for the year ended December 31, 2022, and in its subsequent Quarterly Reports on Form 10-Q. The Company assumes no obligation to update publicly any forward-looking statements, including its Outlook for 2023, whether as a result of new information, future events or otherwise.

Page 3 of 24 Consolidated Balance Sheets (In thousands, except share and per share data) (Unaudited) March 31, 2023 December 31, 2022 ASSETS Real estate properties 4,478,505$ 4,395,972 Development and value-add properties 524,929 538,449 5,003,434 4,934,421 Less accumulated depreciation (1,179,134) (1,150,814) 3,824,300 3,783,607 Unconsolidated investment 7,507 7,230 Cash 9,390 56 Other assets 239,264 244,944 TOTAL ASSETS 4,080,461$ 4,035,837 LIABILITIES AND EQUITY LIABILITIES Unsecured bank credit facilities, net of debt issuance costs 69,787$ 168,454 Unsecured debt, net of debt issuance costs 1,725,805 1,691,259 Secured debt, net of debt issuance costs 2,003 2,031 Accounts payable and accrued expenses 157,644 136,988 Other liabilities 88,840 83,666 Total Liabilities 2,044,079 2,082,398 EQUITY Stockholders' Equity: Common shares; $0.0001 par value; 70,000,000 shares authorized; 44,242,699 shares issued and outstanding at March 31, 2023 and 43,575,539 at December 31, 2022 4 4 Excess shares; $0.0001 par value; 30,000,000 shares authorized; no shares issued - - Additional paid-in capital 2,355,476 2,251,521 Distributions in excess of earnings (345,622) (334,898) Accumulated other comprehensive income 26,109 36,371 Total Stockholders' Equity 2,035,967 1,952,998 Noncontrolling interest in joint ventures 415 441 Total Equity 2,036,382 1,953,439 TOTAL LIABILITIES AND EQUITY 4,080,461$ 4,035,837

Page 4 of 24 Consolidated Statements of Income and Comprehensive Income (In thousands, except per share data) (Unaudited) 2023 2022 REVENUES Income from real estate operations 133,964$ 112,952 Other revenue 1,061 22 135,025 112,974 EXPENSES Expenses from real estate operations 36,186 31,064 Depreciation and amortization 41,014 36,341 General and administrative 5,204 4,310 Indirect leasing costs 140 175 82,544 71,890 OTHER INCOME (EXPENSE) Interest expense (13,025) (8,110) Gain on sales of real estate investments 4,809 30,352 Other 439 278 NET INCOME 44,704 63,604 Net income attributable to noncontrolling interest in joint ventures (14) (24) NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS 44,690 63,580 Other comprehensive income (loss) - interest rate swaps (10,262) 15,828 TOTAL COMPREHENSIVE INCOME 34,428$ 79,408 BASIC PER COMMON SHARE DATA FOR NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS Net income attributable to common stockholders 1.02$ 1.54 Weighted average shares outstanding 43,751 41,246 DILUTED PER COMMON SHARE DATA FOR NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS Net income attributable to common stockholders 1.02$ 1.54 Weighted average shares outstanding 43,823 41,359 March 31, Three Months Ended

Page 5 of 24 Reconciliations of GAAP to Non-GAAP Measures (In thousands, except per share data) (Unaudited) 2023 2022 NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS 44,690$ 63,580 Depreciation and amortization 41,014 36,341 Company's share of depreciation from unconsolidated investment 31 31 Depreciation and amortization from noncontrolling interest (1) (3) Gain on sales of real estate investments (4,809) (30,352) Gain on sales of non-operating real estate (81) - FUNDS FROM OPERATIONS ("FFO") ATTRIBUTABLE TO COMMON STOCKHOLDERS* 80,844 69,597 Gain on casualties and involuntary conversion (1,027) - FFO ATTRIBUTABLE TO COMMON STOCKHOLDERS - EXCLUDING GAIN ON CASUALTIES AND INVOLUNTARY CONVERSION* 79,817$ 69,597 NET INCOME 44,704$ 63,604 Interest expense (1) 13,025 8,110 Depreciation and amortization 41,014 36,341 Company's share of depreciation from unconsolidated investment 31 31 EARNINGS BEFORE INTEREST, TAXES, DEPRECIATION AND AMORTIZATION ("EBITDA") 98,774 108,086 Gain on sales of real estate investments (4,809) (30,352) Gain on sales of non-operating real estate (81) - EBITDA FOR REAL ESTATE ("EBITDAre")* 93,884$ 77,734 DILUTED PER COMMON SHARE DATA FOR NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS Net income attributable to common stockholders 1.02$ 1.54 FFO attributable to common stockholders* 1.84$ 1.68 FFO Excluding Gain on Casualties and Involuntary Conversion attributable to common stockholders* 1.82$ 1.68 Weighted average shares outstanding for EPS and FFO purposes 43,823 41,359 * This is a non-GAAP financial measure. Please refer to Glossary of REIT Terms. Three Months Ended March 31, (1) Net of capitalized interest of $3,735 and $2,244 for the three months ended March 31, 2023 and 2022, respectively.

Page 6 of 24 Reconciliations of GAAP to Non-GAAP Measures (Continued) (In thousands) (Unaudited) 2023 2022 NET INCOME 44,704$ 63,604 Gain on sales of real estate investments (4,809) (30,352) Gain on sales of non-operating real estate (81) - Interest income (81) - Other revenue (1,061) (22) Indirect leasing costs 140 175 Depreciation and amortization 41,014 36,341 Company's share of depreciation from unconsolidated investment 31 31 Interest expense (1) 13,025 8,110 General and administrative expense (2) 5,204 4,310 Noncontrolling interest in PNOI of consolidated joint ventures (16) (21) PROPERTY NET OPERATING INCOME ("PNOI")* 98,070 82,176 PNOI from 2022 acquisitions (4,039) - PNOI from 2022 and 2023 development and value-add properties (9,591) (1,896) PNOI from 2022 and 2023 operating property dispositions 94 (273) Other PNOI 112 11 SAME PNOI (Straight-Line Basis)* 84,646 80,018 Lease termination fee income from same properties (38) (1,394) SAME PNOI EXCLUDING INCOME FROM LEASE TERMINATIONS (Straight-Line Basis)* 84,608 78,624 Straight-line rent adjustments for same properties (245) (2,075) Acquired leases — market rent adjustment amortization for same properties (161) (713) SAME PNOI EXCLUDING INCOME FROM LEASE TERMINATIONS (Cash Basis)* 84,202$ 75,836 Three Months Ended * This is a non-GAAP financial measure. Please refer to Glossary of REIT Terms. March 31, (1) Net of capitalized interest of $3,735 and $2,244 for the three months ended March 31, 2023 and 2022, respectively. (2) Net of capitalized development costs of $2,455 and $2,469 for the three months ended March 31, 2023 and 2022, respectively.

Page 7 of 24 Consolidated Statements of Cash Flows (In thousands) (Unaudited) 2023 2022 OPERATING ACTIVITIES Net income 44,704$ 63,604 Adjustments to reconcile net income to net cash provided by operating activities: Depreciation and amortization 41,014 36,341 Stock-based compensation expense 2,784 1,903 Gain on sales of real estate investments (4,809) (30,352) Gain on sales of non-operating real estate (81) - Gain on casualties and involuntary conversion on real estate assets (1,027) - Changes in operating assets and liabilities: Accrued income and other assets 1,005 1,372 Accounts payable, accrued expenses and prepaid rent 9,674 9,380 Other 197 16 NET CASH PROVIDED BY OPERATING ACTIVITIES 93,461 82,264 INVESTING ACTIVITIES Development and value-add properties (64,112) (127,112) Real estate improvements (15,777) (9,840) Net proceeds from sales of real estate investments 10,765 38,133 Leasing commissions (7,921) (9,344) Changes in accrued development costs 12,271 4,494 Changes in other assets and other liabilities (49) (10,476) NET CASH USED IN INVESTING ACTIVITIES (64,823) (114,145) FINANCING ACTIVITIES Proceeds from unsecured bank credit facilities 143,872 217,290 Repayments on unsecured bank credit facilities (241,845) (229,187) Proceeds from unsecured debt 100,000 100,000 Repayments on unsecured debt (65,000) (75,000) Repayments on secured debt (24) (23) Debt issuance costs (1,631) (648) Distributions paid to stockholders (not including dividends accrued) (55,173) (46,033) Proceeds from common stock offerings 105,716 74,249 Common stock offering related costs (395) (70) Other (4,824) (7,372) NET CASH PROVIDED BY (USED IN) FINANCING ACTIVITIES (19,304) 33,206 INCREASE IN CASH AND CASH EQUIVALENTS 9,334 1,325 CASH AND CASH EQUIVALENTS AT BEGINNING OF PERIOD 56 4,393 CASH AND CASH EQUIVALENTS AT END OF PERIOD 9,390$ 5,718 SUPPLEMENTAL CASH FLOW INFORMATION Cash paid for interest, net of amounts capitalized of $3,735 and $2,244 for 2023 and 2022, respectively 7,756$ 5,476 Cash paid for operating lease liabilities 569 515 Three Months Ended March 31,

Page 8 of 24 Same Property Portfolio Analysis (In thousands) (Unaudited) 2023 2022 % Change Same Property Portfolio (1) Square feet as of period end 46,514 46,514 Average occupancy 98.7% 97.4% 1.3% Occupancy as of period end 98.6% 97.8% 0.8% Same Property Portfolio Analysis (Straight-Line Basis) (1) * Income from real estate operations 115,766$ 109,926 5.3% Less cash received for lease terminations (38) (1,394) Income excluding lease termination income 115,728 108,532 6.6% Expenses from real estate operations (31,120) (29,908) 4.1% PNOI excluding income from lease terminations 84,608$ 78,624 7.6% Same Property Portfolio Analysis (Cash Basis) (1) * Income from real estate operations 115,360$ 107,138 7.7% Less cash received for lease terminations (38) (1,394) Income excluding lease termination income 115,322 105,744 9.1% Expenses from real estate operations (31,120) (29,908) 4.1% PNOI excluding income from lease terminations 84,202$ 75,836 11.0% (1) Includes properties which were included in the operating portfolio for the entire period of 1/1/22 through 3/31/23. * This is a non-GAAP financial measure. Please refer to Glossary of REIT Terms. March 31, Three Months Ended

Page 9 of 24 Additional Financial Information (In thousands) (Unaudited) 2023 2022 Straight-line rent income adjustment 3,481$ 2,440 Recoveries (reserves) of uncollectible straight-line rent (250) 29 Net straight-line rent adjustment 3,231 2,469 Lease termination fee income 55 1,394 Recoveries (reserves) of uncollectible cash rent (119) 77 Stock-based compensation expense (2,784) (1,903) Debt issuance costs amortization (484) (310) Indirect leasing costs (140) (175) Gain on casualties and involuntary conversion (1) 1,027 - Acquired leases - market rent adjustment amortization 599 845 2023 2022 WEIGHTED AVERAGE COMMON SHARES Weighted average common shares 43,751 41,246 BASIC SHARES FOR EARNINGS PER SHARE ("EPS") 43,751 41,246 Potential common shares: Unvested restricted stock 72 113 DILUTED SHARES FOR EPS AND FFO 43,823 41,359 (1) Included in Other revenue on the Consolidated Statements of Income and Comprehensive Income; included in FFO. (Items below represent increases or (decreases) in FFO) March 31, Three Months Ended Three Months Ended March 31, SELECTED INCOME STATEMENT INFORMATION

Page 10 of 24 Financial Statistics ($ in thousands, except per share data) (Unaudited) Quarter Ended 3/31/23 2022 2021 2020 2019 ASSETS/MARKET CAPITALIZATION Assets 4,080,461$ 4,035,837 3,215,336 2,720,803 2,546,078 Equity Market Capitalization 7,314,203 6,451,794 9,403,107 5,477,783 5,164,306 Total Market Capitalization (Debt and Equity) (1) 9,118,242 8,318,835 10,859,473 6,791,879 6,350,438 Shares Outstanding - Common 44,242,699 43,575,539 41,268,846 39,676,828 38,925,953 Price per share 165.32$ 148.06 227.85 138.06 132.67 FFO CHANGE* FFO per diluted share 1.84$ 7.00 6.09 5.38 4.98 Change compared to same period prior year 9.5% 14.9% 13.2% 8.0% 6.9% COMMON DIVIDEND PAYOUT RATIO* Dividend distribution 1.25$ 4.70 3.58 3.08 2.94 FFO per diluted share 1.84 7.00 6.09 5.38 4.98 Dividend payout ratio 68% 67% 59% 57% 59% COMMON DIVIDEND YIELD (2) Dividend distribution 1.25$ 4.70 3.58 3.08 2.94 Price per share 165.32 148.06 227.85 138.06 132.67 Dividend yield 3.02% 3.17% 1.57% 2.23% 2.22% FFO MULTIPLE (3) * FFO per diluted share 1.84$ 7.00 6.09 5.38 4.98 Price per share 165.32 148.06 227.85 138.06 132.67 Multiple 22.46 21.15 37.41 25.66 26.64 INTEREST & FIXED CHARGE COVERAGE RATIO* EBITDAre 93,884$ 337,536 278,959 245,669 221,517 Interest expense 13,025 38,499 32,945 33,927 34,463 Interest and fixed charge coverage ratio 7.21 8.77 8.47 7.24 6.43 DEBT-TO-EBITDAre RATIO (4) * Debt 1,797,595$ 1,861,744 1,451,778 1,310,895 1,182,602 EBITDAre 93,884 337,536 278,959 245,669 221,517 Debt-To-EBITDAre ratio (4) 4.79 5.52 5.20 5.34 5.34 Adjusted debt-to-pro forma EBITDAre ratio (4) 3.95 4.48 3.83 4.43 3.92 DEBT-TO-TOTAL MARKET CAPITALIZATION (1) 19.8% 22.4% 13.4% 19.3% 18.7% ISSUER RATINGS (5) Issuer Rating Outlook Moody's Investors Service Baa2 Stable (1) Before deducting unamortized debt issuance costs. (2) Quarterly calculation: (Dividend distributions for the quarter x 4)/price per share. Yearly calculation: Dividend for the 12-month period/price per share. (3) Quarterly calculation: (FFO per diluted share for the quarter x 4)/price per share. Yearly calculation: FFO per diluted share for the 12-month period/price per share. (4) Quarterly calculation: Debt/(EBITDAre for the quarter x 4). Yearly calculation: Debt/EBITDAre for the 12-month period. (5) 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. * This is a non-GAAP financial measure. Please refer to Glossary of REIT Terms. Years Ended

Page 11 of 24 Development and Value-Add Properties Summary ($ in thousands) (Unaudited) Cumulative Anticipated Costs at Projected Conversion % Leased Square Feet (SF) 3/31/23 Total Costs Date (1) 4/24/23 Lease-Up Zephyr (2) San Francisco, CA 82,000 29,043$ 29,800 04/23 42% McKinney 3 & 4 Dallas, TX 212,000 26,017 27,800 06/23 100% Access Point 3 (2) Greenville, SC 299,000 23,274 25,400 07/23 72% Horizon West 1 Orlando, FL 97,000 11,581 12,600 07/23 100% Grand Oaks 75 4 Tampa, FL 185,000 16,582 19,000 09/23 61% LakePort 4 & 5 Dallas, TX 177,000 20,330 25,000 09/23 100% Arlington Tech 3 Fort Worth, TX 77,000 9,305 10,300 02/24 0% Gateway 2 Miami, FL 133,000 19,906 23,700 02/24 36% Total Lease-up 1,262,000 156,038 173,600 71% Wgt Avg % Under Construction Hillside 1 Greenville, SC 122,000 10,166 11,600 04/24 0% I-20 West Business Center Atlanta, GA 155,000 13,378 14,500 04/24 68% Springwood 1 & 2 Houston, TX 292,000 27,452 33,300 05/24 9% Steele Creek 11 & 12 Charlotte, NC 241,000 21,219 25,900 05/24 87% Stonefield 35 1-3 Austin, TX 274,000 22,152 35,300 06/24 19% SunCoast 10 Fort Myers, FL 100,000 5,820 13,600 06/24 66% McKinney 1 & 2 Dallas, TX 172,000 12,657 27,300 08/24 0% Horizon West 10 Orlando, FL 357,000 10,712 44,600 10/24 82% Baswood 3-5 Fort Worth, TX 351,000 14,235 45,000 11/24 0% Cass White 1 & 2 Atlanta, GA 296,000 6,818 31,900 12/24 0% Riverside 1 & 2 Atlanta, GA 284,000 3,653 33,700 12/24 0% Eisenhauer Point 10-12 San Antonio, TX 223,000 5,565 29,400 01/25 0% Gateway South Dade 1 & 2 Miami, FL 169,000 11,311 33,400 02/25 0% Total Under Construction 3,036,000 165,138 379,500 25% Wgt Avg % Total Lease-Up and Under Construction 4,298,000 321,176$ 553,100 38% Wgt Avg % Projected Stabilized Yields (3) Yield Lease-Up 6.9% Under Construction 6.7% Development 6.8% Value-Add 6.1% Prospective Development Acres Projected SF Phoenix, AZ 50 655,000 15,542$ Sacramento, CA 7 82,000 3,186 San Francisco, CA 4 65,000 3,561 Fort Myers, FL 28 364,000 8,944 Miami, FL 25 341,000 20,988 Orlando, FL 57 696,000 19,053 Tampa, FL 2 32,000 825 Atlanta, GA 117 1,206,000 12,658 Jackson, MS 3 28,000 706 Charlotte, NC 158 1,146,000 14,206 Greenville, SC 71 476,000 6,662 Austin, TX 141 1,681,000 52,148 Dallas, TX 12 - 4,594 Fort Worth, TX 16 313,000 5,972 Houston, TX 108 1,536,000 31,109 San Antonio, TX 17 201,000 3,599 Total Prospective Development 816 8,822,000 203,753 Total Development and Value-Add Properties 816 13,120,000 524,929$ (1) Development properties will transfer to the operating portfolio at the earlier of 90% occupancy or one year after shell completion. Value-add properties will transfer at the earlier of 90% occupancy or one year after acquisition. (2) Represents value-add acquisitions. (3) Weighted average yield based on projected stabilized annual property net operating income on a straight-line basis at 100% occupancy divided by projected total costs.

Page 12 of 24 Development and Value-Add Properties Transferred to Real Estate Properties ($ in thousands) (Unaudited) Cumulative Costs at Conversion % Leased Square Feet (SF) 3/31/23 Date 4/24/23 1st Quarter Grand West Crossing 1 Houston, TX 121,000 13,204$ 02/23 100% SunCoast 11 Fort Myers, FL 79,000 9,766 02/23 100% Cypress Preserve 1 & 2 (1) Houston, TX 516,000 54,128 03/23 100% Total Transferred to Real Estate Properties 716,000 77,098$ Projected Stabilized Yield (2) 5.8% 100% Wgt Avg % (1) Represents value-add acquisition. (2) Weighted average yield based on projected stabilized annual property net operating income on a straight-line basis at 100% occupancy divided by projected total costs.

Page 13 of 24 Acquisitions and Dispositions Through March 31, 2023 ($ in thousands) (Unaudited) Date Property Name Location Size Purchase Price 1st Quarter None Date Property Name Location Size Gross Sales Price 1st Quarter 03/02/23 Basswood Land Fort Worth, TX 2.0 Acres 1,550$ 81 (1) 03/31/23 World Houston 23 Houston, TX 125,000 SF 9,600 4,809 (2) 125,000 SF Total Dispositions 2.0 Acres 11,150$ 4,890 (2) Included in Gain on sales of real estate investments on the Consolidated Statements of Income and Comprehensive Income; not included in FFO. DISPOSITIONS ACQUISITIONS Realized Gain (1) Included in Other on the Consolidated Statements of Income and Comprehensive Income; not included in FFO.

Page 14 of 24 Real Estate Improvements and Leasing Costs (In thousands) (Unaudited) REAL ESTATE IMPROVEMENTS 2023 2022 Upgrade on acquisitions 270$ 278 Tenant improvements: New tenants 5,441 3,456 Renewal tenants 911 710 Other: Building improvements 2,203 2,569 Roofs 7,070 1,151 Parking lots 842 236 Other 150 326 TOTAL REAL ESTATE IMPROVEMENTS (1) 16,887$ 8,726 CAPITALIZED LEASING COSTS (Principally Commissions) Development and value-add 4,550$ 4,286 New tenants 2,137 3,586 Renewal tenants 2,363 3,401 TOTAL CAPITALIZED LEASING COSTS (2)(3) 9,050$ 11,273 (1) Reconciliation of Total Real Estate Improvements to Real Estate Improvements on the Consolidated Statements of Cash Flows: 2023 2022 Total Real Estate Improvements 16,887$ 8,726 Change in real estate property payables (887) (192) Change in construction in progress (223) 1,306 15,777$ 9,840 (2) Included in Other Assets on the Consolidated Balance Sheets. (3) Reconciliation of Total Capitalized Leasing Costs to Leasing Commissions on the Consolidated Statements of Cash Flows: 2023 2022 Total Capitalized Leasing Costs 9,050$ 11,273 Change in leasing commissions payables (1,129) (1,929) 7,921$ 9,344 Three Months Ended March 31, Three Months Ended Three Months Ended March 31, Leasing Commissions on the Consolidated Statements of Cash Flows March 31, Real Estate Improvements on the Consolidated Statements of Cash Flows

Page 15 of 24 Leasing Statistics and Occupancy Summary (Unaudited) Three Months Ended Number of Square Feet Weighted Rental Change Rental Change PSF Tenant PSF Leasing PSF Total March 31, 2023 Leases Signed Signed Average Term Straight-Line Basis Cash Basis Improvement (1) Commission (1) Leasing Cost (1) (In Thousands) (In Years) New Leases (2) 18 458 6.6 40.5% 25.5% 3.06$ 4.43$ 7.49$ Renewal Leases 63 1,201 3.7 51.6% 34.5% 0.65 1.85 2.50 Total/Weighted Average 81 1,659 4.5 48.5% 32.0% 1.32$ 2.56$ 3.88$ Per Year 0.29$ 0.57$ 0.86$ Weighted Average Retention (3) 72.9% 03/31/23 12/31/22 09/30/22 06/30/22 03/31/22 Percentage Leased 98.7% 98.7% 99.0% 99.1% 98.8% Percentage Occupied 97.9% 98.3% 98.5% 98.5% 97.9% (1) Per square foot (PSF) amounts represent total amounts for the life of the lease, except as noted for the Per Year amounts. (2) Does not include leases with terms less than 12 months and leases for first generation space. (3) Calculated as square feet of renewal leases signed during the quarter / square feet of leases expiring during the quarter (not including early terminations or bankruptcies).

Page 16 of 24 Core Market Operating Statistics March 31, 2023 (Unaudited) Total % of Total Square Feet Annualized % % Straight-Line Cash Straight-Line Cash of Properties Base Rent (1) Leased Occupied 2023 (2) 2024 Basis Basis (4) Basis Basis (4) Florida Tampa 4,348,000 7.7% 99.7% 99.6% 347,000 627,000 14.5% 12.9% 48.3% 34.5% Orlando 4,191,000 8.2% 100.0% 100.0% 368,000 684,000 12.6% 9.8% 49.4% 42.0% Jacksonville 2,273,000 3.5% 100.0% 100.0% 146,000 530,000 13.0% 13.6% 38.2% 25.8% Miami/Fort Lauderdale 1,733,000 3.6% 91.8% 90.6% 192,000 349,000 -9.8% 2.9% 51.6% 40.4% Fort Myers 784,000 1.4% 100.0% 100.0% 90,000 102,000 2.6% 1.9% 45.8% 27.7% 13,329,000 24.4% 98.8% 98.6% 1,143,000 2,292,000 9.0% 9.9% 47.9% 36.3% Texas Houston 6,816,000 10.6% 97.4% 93.6% 272,000 915,000 15.0% 17.2% 28.4% 10.2% Dallas 4,862,000 9.0% 99.7% 99.1% 437,000 777,000 3.6% 13.5% 74.2% 52.6% San Antonio 4,411,000 8.3% 97.5% 97.3% 251,000 665,000 5.5% 9.0% 29.0% 16.2% Austin 1,302,000 3.1% 97.7% 97.7% 76,000 275,000 3.9% 5.1% 23.3% 15.4% El Paso 1,126,000 1.7% 100.0% 100.0% 106,000 194,000 5.1% 5.9% 59.4% 41.9% Fort Worth 1,031,000 1.8% 100.0% 98.0% 75,000 81,000 -6.4% -7.5% 63.6% 44.0% 19,548,000 34.5% 98.3% 96.7% 1,217,000 2,907,000 7.1% 11.5% 35.7% 18.9% California Los Angeles (5) 2,484,000 7.2% 100.0% 100.0% 149,000 141,000 8.1% 11.8% N/A N/A San Francisco 2,421,000 6.3% 94.1% 94.1% 192,000 360,000 11.1% 6.5% N/A N/A San Diego (5) 1,933,000 5.4% 100.0% 100.0% 123,000 59,000 1.1% 21.0% N/A N/A Fresno 398,000 0.5% 88.8% 88.8% 68,000 48,000 4.7% 4.1% 13.0% 3.6% Sacramento 329,000 0.7% 100.0% 100.0% - 10,000 N/A N/A N/A N/A 7,565,000 20.1% 97.5% 97.5% 532,000 618,000 7.2% 11.9% 13.0% 3.6% Arizona Phoenix 3,000,000 5.4% 100.0% 98.7% 206,000 336,000 2.3% 11.6% 96.3% 71.8% Tucson 848,000 1.4% 100.0% 100.0% - 101,000 0.7% 3.0% 50.6% 30.4% 3,848,000 6.8% 100.0% 99.0% 206,000 437,000 1.9% 9.7% 89.6% 65.7% Other Core Charlotte 3,642,000 5.8% 100.0% 99.0% 157,000 703,000 14.5% 15.9% 72.8% 49.2% Atlanta 1,312,000 2.1% 100.0% 100.0% 30,000 376,000 1.9% 3.8% N/A N/A Denver 886,000 2.0% 99.0% 99.0% 25,000 61,000 7.2% 10.0% N/A N/A Las Vegas 754,000 1.8% 100.0% 98.4% 117,000 66,000 11.6% 15.8% 104.4% 78.2% Greenville 470,000 0.7% 100.0% 100.0% - - -5.8% -3.6% N/A N/A 7,064,000 12.4% 99.9% 99.2% 329,000 1,206,000 9.9% 12.1% 85.1% 60.7% Total Core Markets 51,354,000 98.2% 98.7% 97.8% 3,427,000 7,460,000 7.6% 11.1% 49.2% 32.7% Total Other Markets 1,293,000 1.8% 99.6% 99.0% 88,000 465,000 8.8% 8.9% 27.3% 13.5% Total Operating Properties 52,647,000 100.0% 98.7% 97.9% 3,515,000 7,925,000 7.6% 11.0% 48.5% 32.0% (1) Based on the Annualized Base Rent as of the reporting period for occupied square feet (without S/L Rent). (2) Square Feet expiring during the remainder of the year, including month-to-month leases. (3) Does not include leases with terms less than 12 months and leases for first generation space. (4) Excludes straight-line rent adjustments. (5) Includes the Company's share of its less-than-wholly-owned real estate investments. * This is a non-GAAP financial measure. Please refer to Glossary of REIT Terms. Same PNOI Change* Rental Change (excluding income from lease terminations) New and Renewal Leases (3) in Square Feet Lease Expirations QTR QTR

Page 17 of 24 Lease Expiration Summary - Total Square Feet of Operating Properties Based on Leases Signed Through March 31, 2023 ($ in thousands) (Unaudited) Annualized Current % of Total Base Rent of Base Rent of Square Footage of % of Leases Expiring Leases Expiring LEASE EXPIRATION Leases Expiring Total SF (without S/L Rent) (without S/L Rent) Vacancy 686,000 1.3% -$ 0.0% 2023 - remainder of year (1) 3,515,000 6.7% 26,950 6.9% 2024 7,925,000 15.0% 56,113 14.4% 2025 8,113,000 15.4% 63,129 16.2% 2026 9,433,000 17.9% 72,442 18.6% 2027 8,581,000 16.3% 69,266 17.8% 2028 4,595,000 8.7% 31,997 8.2% 2029 2,771,000 5.3% 20,503 5.3% 2030 1,792,000 3.4% 11,167 2.9% 2031 934,000 1.8% 8,591 2.2% 2032 and beyond 4,302,000 8.2% 29,112 7.5% TOTAL 52,647,000 100.0% 389,270$ 100.0% (1) Includes month-to-month leases.

Page 18 of 24 Top 10 Customers by Annualized Base Rent As of March 31, 2023 (Unaudited) % of Total # of % of Total Annualized Customer Leases Location Portfolio Base Rent (1) 1 Amazon 2 San Diego, CA 710,000 1 San Antonio, TX 57,000 1 Tucson, AZ 10,000 1.5% 2.0% 2 REPET, Inc. 1 Los Angeles, CA 300,000 0.6% 0.9% 3 Starship Logistics LLC 1 Los Angeles, CA 262,000 0.5% 0.9% 4 Consolidated Electrical Distributors 2 San Antonio, TX 145,000 2 Orlando, FL 91,000 1 San Francisco, CA 84,000 1 Charlotte, NC 28,000 0.7% 0.8% 5 FedEx Corp. 1 Dallas, TX 157,000 1 Fort Myers, FL 63,000 1 San Diego, CA 51,000 1 Fort Lauderdale, FL 50,000 1 Jackson, MS 6,000 0.6% 0.7% 6 The Chamberlain Group 2 Tucson, AZ 350,000 1 Charlotte, NC 11,000 0.7% 0.7% 7 Infinite Electronics Inc. 4 Dallas, TX 320,000 0.6% 0.7% 8 Novolex Holdings, LLC 1 Los Angeles, CA 286,000 0.5% 0.6% 9 Mattress Firm 1 Houston, TX 202,000 1 Tampa, FL 109,000 1 Jacksonville, FL 49,000 1 Fort Myers, FL 25,000 0.7% 0.6% 10 Essendant Co. 1 Orlando, FL 404,000 0.8% 0.6% 30 3,770,000 7.2% 8.5% (1) Calculation: Customer Annualized Base Rent as of 03/31/23 (without S/L Rent) / Total Annualized Base Rent (without S/L Rent). Leased Total SF

Page 19 of 24 Debt and Equity Market Capitalization March 31, 2023 ($ in thousands, except per share data) (Unaudited) Remainder of 2023 2024 2025 2026 2027 2028 and Beyond Total Average Years to Maturity Unsecured debt (fixed rate) (1) 50,000$ 170,000 145,000 140,000 175,000 1,050,000 1,730,000 5.9 Weighted average interest rate 3.80% 3.65% 3.12% 2.57% 2.74% 3.61% 3.41% Secured debt (fixed rate) 90 122 128 1,672 - - 2,012 3.2 Weighted average interest rate 3.85% 3.85% 3.85% 3.85% - - 3.85% Total unsecured debt and secured debt 50,090$ 170,122 145,128 141,672 175,000 1,050,000 1,732,012 5.9 Weighted average interest rate 3.80% 3.65% 3.12% 2.58% 2.74% 3.61% 3.41% Unsecured debt and secured debt (fixed rate) 1,732,012$ Unsecured bank credit facilities (variable rate) $50MM Line - 5.745% - matures 7/30/2025 17,027 $625MM Line - 5.682% - matures 7/30/2025 55,000 Total carrying amount of debt 1,804,039$ Total unamortized debt issuance costs (6,444) Total debt, net of unamortized debt issuance costs 1,797,595$ Equity market capitalization Shares outstanding - common 44,242,699 Price per share at quarter end 165.32$ Total equity market capitalization 7,314,203$ Total market capitalization (debt and equity) (2) 9,118,242$ Total debt / total market capitalization (2) 19.8% (1) These loans have a fixed interest rate or an effectively fixed interest rate due to interest rate swaps. (2) Before deducting unamortized debt issuance costs.

Page 20 of 24 Continuous Common Equity Program Through March 31, 2023 ($ in thousands, except per share data) (Unaudited) Shares Issued and Sold (1) Weighted Average Sales Price (Per Share) Gross Proceeds Offering-Related Fees and Expenses Net Proceeds 1st Quarter 652,909 163.55$ 106,782$ (1,461)$ 105,321$ 2nd Quarter (2) 168,125 163.35 27,463 (275) 27,188 TOTAL 2023 821,034 163.51$ 134,245$ (1,736)$ 132,509$ (1) As of April 25, 2023, the Company had common shares with an aggregate gross sales price of $615.8 million authorized and remaining for issuance under its continuous common equity program. (2) On March 30 and 31, 2023, the Company sold 168,125 shares of common stock under its continuous common equity offering program at a weighted average price of $163.35. These shares were deemed to be issued and outstanding upon settlement in April 2023.

Page 21 of 24 Debt-to-EBITDAre Ratios ($ in thousands) (Unaudited) Quarter Ended March 31, 2023 (1) 2022 2021 2020 2019 Debt 1,797,595$ 1,861,744$ 1,451,778 1,310,895 1,182,602 EBITDAre* 93,884 337,536 278,959 245,669 221,517 DEBT-TO-EBITDAre RATIO* 4.79 5.52 5.20 5.34 5.34 Debt 1,797,595$ 1,861,744$ 1,451,778 1,310,895 1,182,602 Subtract development and value-add properties in lease-up or under construction (321,176) (324,831) (376,611) (225,964) (315,794) Adjusted Debt* 1,476,419$ 1,536,913$ 1,075,167 1,084,931 866,808 EBITDAre* 93,884$ 337,536$ 278,959 245,669 221,517 Adjust for acquisitions as if owned for entire period - 6,900 4,213 1,906 5,590 Adjust for development and value-add properties in lease-up or under construction (612) (857) (700) (1,327) (2,072) Adjust for properties sold during the period 94 (235) (1,517) (1,081) (3,812) Pro Forma EBITDAre* 93,366$ 343,344$ 280,955 245,167 221,223 ADJUSTED DEBT-TO-PRO FORMA EBITDAre RATIO* 3.95 4.48 3.83 4.43 3.92 (1) Quarterly calculations annualize EBITDAre for the quarter. (2) Yearly calculations use EBITDAre for the 12-month period. * This is a non-GAAP financial measure. Please refer to Glossary of REIT Terms. Years Ended December 31, (2)

Page 22 of 24 Outlook for 2023 (Unaudited) Q2 2023 Y/E 2023 Q2 2023 Y/E 2023 Net income attributable to common stockholders 39,074$ 165,698 41,742 171,030 Depreciation and amortization 42,301 172,118 42,301 172,118 Gain on sales of real estate investments and non-operating real estate - (4,890) - (4,890) Funds from operations attributable to common stockholders* 81,375$ 332,926 84,043 338,258 Diluted shares 44,474 44,428 44,474 44,428 Per share data (diluted): Net income attributable to common stockholders 0.88$ 3.73 0.94 3.85 Funds from operations attributable to common stockholders 1.83 7.49 1.89 7.61 *This is a non-GAAP financial measure. Please refer to Glossary of REIT Terms. The following assumptions were used for the mid-point: Metrics FFO per share $7.49 - $7.61 $7.30 - $7.50 $7.00 FFO per share increase over prior year 7.9% 5.7% 14.9% Same PNOI growth: cash basis (1) 6.5% - 7.5%(2) 5.5% - 6.5%(2) 8.9% Average month-end occupancy - operating portfolio 97.2% - 98.2% 96.7% - 97.7% 98.0% Lease termination fee income $425,000 $1.0 million $2.7 million Reserves of uncollectible rent (Currently no identified bad debt for Q2-Q4) $1.9 million $2.0 million $138,000 Development starts: Square feet 2.6 million 2.7 million 2.7 million Projected total investment $340 million $330 million $329 million Value-add property acquisitions (Projected total investment) none none $135 million Operating property acquisitions $60 million $50 million $378 million Operating property dispositions (Potential gains on dispositions are not included in the projections) $75 million $70 million $52 million Unsecured debt closing in period $200 million at 5.50% weighted average interest rate $350 million at 5.00% weighted average interest rate $525 million at 3.82% weighted average interest rate Common stock issuances $180 million $100 million $75 million General and administrative expense $17.8 million $17.4 million $16.4 million Low Range High Range (In thousands, except per share data) Revised Guidance for Year 2023 Initial Guidance for Year 2023 Actual for Year 2022 (2) Includes properties which have been in the operating portfolio since 1/1/22 and are projected to be in the operating portfolio through 12/31/23; includes 46,437,000 square feet. (1) Excludes straight-line rent adjustments, amortization of market rent intangibles for acquired leases, and income from lease terminations.

Page 23 of 24 Glossary of REIT Terms Listed below are definitions of commonly used real estate investment trust (“REIT”) industry terms. For additional information on REITs, please see the National Association of Real Estate Investment Trusts (“Nareit”) web site at www.reit.com. Adjusted Debt-to-Pro Forma EBITDAre Ratio: A ratio calculated by dividing a company’s adjusted debt by its pro forma EBITDAre. Debt is adjusted by subtracting the cost of development and value-add properties in lease-up or under construction. EBITDAre is further adjusted by adding an estimate of NOI for significant acquisitions as if the acquired properties were owned for the entire period, and by subtracting NOI from development and value-add properties in lease-up or under construction and from properties sold during the period. The Adjusted Debt-to-Pro Forma EBITDAre Ratio is a non-GAAP financial measure used to analyze the Company’s financial condition and operating performance relative to its leverage, on an adjusted basis, so as to normalize and annualize property changes during the period. Cash Basis: The Company adjusts its GAAP reporting to exclude straight-line rent adjustments and amortization of market rent intangibles for acquired leases. The cash basis is an indicator of the rents charged to customers by the Company during the periods presented and is useful in analyzing the embedded rent growth in the Company’s portfolio. Debt-to-EBITDAre Ratio: A ratio calculated by dividing a company’s debt by its EBITDAre; this non-GAAP measure is used to analyze the Company’s financial condition and operating performance relative to its leverage. Debt-to-Total Market Capitalization Ratio: A ratio calculated by dividing a company’s debt by the total amount of a company’s equity (at market value) and debt. Earnings Before Interest Taxes Depreciation and Amortization for Real Estate (“EBITDAre”): In accordance with standards established by Nareit, EBITDAre is computed as Earnings, defined as Net Income, excluding gains or losses from sales of real estate investments and non-operating real estate, plus interest, taxes, depreciation and amortization. EBITDAre is a non-GAAP financial measure used to measure the Company’s operating performance and its ability to meet interest payment obligations and pay quarterly stock dividends on an unleveraged basis. Funds From Operations (“FFO”): FFO is the most commonly accepted reporting measure of a REIT’s operating performance, and the Company computes FFO in accordance with standards established by Nareit in the Nareit Funds from Operations White Paper — 2018 Restatement. It is equal to a REIT’s net income (loss) attributable to common stockholders computed in accordance with generally accepted accounting principles (“GAAP”), excluding gains and losses from sales of real estate property (including other assets incidental to the Company’s business) and impairment losses, adjusted for real estate related depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures. FFO is a non-GAAP financial measure used to evaluate the performance of the Company’s investments in real estate assets and its operating results. FFO Excluding Gain on Casualties and Involuntary Conversion: A reporting measure calculated as FFO (as defined above), adjusted to exclude gain on casualties and involuntary conversion. The Company believes that the exclusion of gain on casualties and involuntary conversion presents a more meaningful comparison of operating performance across periods. Interest and Fixed Charge Coverage Ratio: A non-GAAP financial measure calculated by dividing the Company’s EBITDAre by its interest expense. We believe this ratio is useful to investors because it provides a basis for analysis of the Company’s leverage, operating performance and its ability to service the interest payments due on its debt. Industrial Properties: Generally consisting of four concrete walls tilted up on a slab of concrete. An internal office component is then added. Business uses include warehousing, distribution, light manufacturing and assembly, research and development, showroom, office, or a combination of some or all of the aforementioned. Leases Expiring and Renewal Leases Signed of Expiring Square Feet: Includes renewals during the period with terms commencing during the period and after the end of the period. Operating Land: Land with no buildings or improvements that generates income from leases with tenants; included in Real estate properties on the Consolidated Balance Sheets. Operating Properties: 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.

Page 24 of 24 Glossary of REIT Terms (Continued) Percentage Leased: The percentage of total leasable square footage for which there is a signed lease, including month-to-month leases, as of the close of the reporting period. Space is considered leased upon execution of the lease. Percentage Occupied: The percentage of total leasable square footage for which the lease term has commenced as of the close of the reporting period. Property Net Operating Income (“PNOI”): Income from real estate operations less Expenses from real estate operations (including market-based internal management fee expense) plus the Company’s share of income and property operating expenses from its less-than-wholly-owned real estate investments. PNOI is a non-GAAP, property-level supplemental measure of performance used to evaluate the performance of the Company’s investments in real estate assets and its operating results. Real Estate Investment Trust (“REIT”): A company that owns and, in most cases, operates income-producing real estate such as apartments, shopping centers, offices, hotels and warehouses. Some REITs also engage in financing real estate. The shares of most REITs are freely traded, usually on a major stock exchange. To qualify as a REIT, a company must distribute at least 90 percent of its taxable income to its stockholders annually. A company that qualifies as a REIT is permitted to deduct dividends paid to its stockholders from its corporate taxable income. As a result, most REITs remit at least 100 percent of their taxable income to their stockholders and therefore owe no corporate federal income tax. Taxes are paid by stockholders on the dividends received. Most states honor this federal treatment and also do not require REITs to pay state income tax. Rental changes on new and renewal leases: Rental changes are calculated as the difference, weighted by square feet, of the annualized base rent due the first month of the new lease’s term and the annualized base rent of the rent due the last month of the former lease’s term. If free rent is given, then the first positive full rent value is used. Rental amounts exclude base stop amounts, holdover rent, and premium or discounted rent amounts. This calculation excludes leases with terms less than 12 months and leases for first generation space on properties acquired or developed by EastGroup. Same Properties: Operating properties owned during the entire current and prior year reporting periods. Properties developed or acquired are excluded until held in the operating portfolio for both the current and prior year reporting periods. Properties sold during the current or prior year reporting periods are excluded. The Same Property Pool includes properties which were included in the operating portfolio for the entire period from January 1, 2022 through March 31, 2023. Same Property Net Operating Income (“Same PNOI”): Income from real estate operations less Expenses from real estate operations (including market-based internal management fee expense), plus the Company’s share of income and property operating expenses from its less-than-wholly-owned real estate investments, for the same properties owned by the Company during the entire current and prior year reporting periods. Same PNOI is a non-GAAP, property-level supplemental measure of performance used to evaluate the performance of the Company’s investments in real estate assets and its operating results on a same property basis. Same PNOI Excluding Income from Lease Terminations: Same PNOI (as defined above), adjusted to exclude income from lease terminations. The Company believes it is useful to evaluate Same PNOI Excluding Income from Lease Terminations on both a straight-line and cash basis. The straight-line basis is calculated by averaging the customers’ rent payments over the lives of the leases; GAAP requires the recognition of rental income on the straight-line basis. The cash basis excludes adjustments for straight-line rent and amortization of market rent intangibles for acquired leases; the cash basis is an indicator of the rents charged to customers by the Company during the periods presented and is useful in analyzing the embedded rent growth in the Company’s portfolio. Straight-Lining: The process of averaging the customer’s rent payments over the life of the lease. GAAP requires real estate companies to “straight-line” rents. Total Return: A stock’s dividend income plus capital appreciation/depreciation over a specified period as a percentage of the stock price at the beginning of the period. Value-Add Properties: Properties that are either acquired but not stabilized or can be converted to a higher and better use. Acquired properties meeting either of the following two conditions are considered value-add properties: (1) Less than 75% occupied as of the acquisition date (or will be less than 75% occupied within one year of acquisition date based on near term lease roll), or (2) 20% or greater of the acquisition cost will be spent to redevelop the property.