UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

__________________________

FORM 10-Q

Quarterly Report Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934

For the quarterly period ended June 30, ~~2021~~2022

Commission File Number: 1-07094

EASTGROUP PROPERTIES, INC.

(Exact Name of Registrant as Specified in its Charter)


Maryland		13-2711135
(State or other jurisdiction of incorporation or organization)		(I.R.S. Employer Identification No.)

400 W Parkway Place
Suite 100
Ridgeland,	Mississippi	39157
(Address of principal executive offices)		(Zip code)

Registrant’s telephone number: (601) 354-3555

Securities registered pursuant to Section 12(b) of the Act:


Title of each class	Trading symbol(s)	Name of each exchange on which registered
Common stock, $0.0001 par value per share	EGP	New York Stock Exchange

Indicate by check mark whether the Registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the ~~Registrant~~registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes ☒ No ☐

Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files). Yes ☒ No ☐

-1-

Indicate by check mark whether the ~~Registrant~~registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company, or an emerging growth company. See definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company,” and “emerging growth company” in Rule 12b-2 of the Exchange Act.

Large Accelerated Filer

☒

Accelerated Filer

☐

Non-accelerated Filer

☐

Smaller Reporting Company

☐

Emerging Growth Company

☐

If an emerging growth company, indicate by check mark if the Registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐

Indicate by check mark whether the Registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).

Yes ☐ No ☒

The number of shares of common stock, $0.0001 par value, outstanding as of July ~~27, 2021~~26, 2022 was ~~40,405,380.~~43,566,016.

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EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES

FORM 10-Q

TABLE OF CONTENTS

FOR THE QUARTER ENDED JUNE 30, ~~2021~~2022


		Page
PART I.	FINANCIAL INFORMATION

Item 1.	Financial Statements

	Consolidated Balance Sheets, June 30 ~~2021~~, 2022 and December 31, ~~2020~~2021 (unaudited)	4

	Consolidated Statements of Income and Comprehensive Income for the th~~ree~~three and six months ended June 30, ~~2021~~2022 and ~~2020~~2021 (unaudited)	5

	Consolidated Statements of Changes in Equity for the ~~six~~s ix months ended June ~~30,~~ 3 0 , 2022 and 2021 ~~and 2020~~ (unaudited)	6

	Consolidated Statements of Cash Flows for the six si x months ended June 30 , 2022 and 2021 ~~and~~ ~~2020~~ (unaudited)	8

	Notes to Consolidated Financial Statements (unaudited)	9

Item 2.	Management’s Discussion and Analysis of Financial Condition and Results of Operations	2326

Item 3.	Quantitative and Qualitative Disclosures About Market Risk	4247

Item 4.	Controls and Procedures	4248

PART II.	OTHER INFORMATION

Item 1.	Legal Proceedings	4348

Item 1A.	Risk Factors	4348

Item 2.	Unregistered Sales of Equity Securities and Use of Proceeds	48

Item 3.	Defaults Upon Senior Securities	48

Item 4.	Mine Safety Disclosures	48

Item 5.	Other Information	48

Item 6.	Exhibits	4349

SIGNATURES

Authorized signatures		4450

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PART I. FINANCIAL INFORMATION.

ITEM 1. FINANCIAL STATEMENTS.

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES

CONSOLIDATED BALANCE SHEETS

(IN THOUSANDS, EXCEPT SHARE AND PER SHARE DATA)

(UNAUDITED)


		June 30, 2021		December 31, 2020		June 30, 2022		December 31, 2021
ASSETS	ASSETS				ASSETS
Real estate properties	Real estate properties	$	3,336,219	3,159,497	Real estate properties	$	4,155,513	3,546,711
Development and value-add properties	Development and value-add properties	320,005		359,588	Development and value-add properties	554,363		504,614

		3,656,224		3,519,085		4,709,876		4,051,325
Less accumulated depreciation	Less accumulated depreciation	(1,004,428)		(955,328)	Less accumulated depreciation	(1,089,156)		(1,035,617)
		2,651,796		2,563,757		3,620,720		3,015,708

Real estate assets held for sale					Real estate assets held for sale	—		5,695
Unconsolidated investment	Unconsolidated investment	7,353		7,446	Unconsolidated investment	7,376		7,320
Cash	Cash	38,565		21	Cash	5,555		4,393
Other assets	Other assets	157,908		149,579	Other assets	218,066		182,220
TOTAL ASSETS	TOTAL ASSETS	$	2,855,622	2,720,803	TOTAL ASSETS	$	3,851,717	3,215,336

LIABILITIES AND EQUITY	LIABILITIES AND EQUITY				LIABILITIES AND EQUITY

LIABILITIES	LIABILITIES				LIABILITIES
Unsecured bank credit facilities, net of debt issuance costs	Unsecured bank credit facilities, net of debt issuance costs	$	(2,437)	124,194	Unsecured bank credit facilities, net of debt issuance costs	$	204,573	207,066
Unsecured debt, net of debt issuance costs	Unsecured debt, net of debt issuance costs	1,282,438		1,107,708	Unsecured debt, net of debt issuance costs	1,416,876		1,242,570
Secured debt, net of debt issuance costs	Secured debt, net of debt issuance costs	36,128		78,993	Secured debt, net of debt issuance costs	2,087		2,142
Accounts payable and accrued expenses	Accounts payable and accrued expenses	101,912		69,573	Accounts payable and accrued expenses	156,208		109,760
Other liabilities	Other liabilities	64,250		69,817	Other liabilities	85,899		82,338
Total Liabilities	Total Liabilities	1,482,291		1,450,285	Total Liabilities	1,865,643		1,643,876

EQUITY	EQUITY				EQUITY
Stockholders’ Equity:	Stockholders’ Equity:				Stockholders’ Equity:
Common shares; $0.0001 par value; 70,000,000 shares authorized; 40,396,180 shares issued and outstanding at June 30, 2021 and 39,676,828 at December 31, 2020		4		4
Excess shares; $0.0001 par value; 30,000,000 shares authorized; no shares issued		0		0
Common shares; $0.0001 par value; 70,000,000 shares authorized; 43,566,016 shares issued and outstanding at June 30, 2022 and 41,268,846 at December 31, 2021					Common shares; $0.0001 par value; 70,000,000 shares authorized; 43,566,016 shares issued and outstanding at June 30, 2022 and 41,268,846 at December 31, 2021	4		4
Excess shares; $0.0001 par value; 30,000,000 shares authorized; zero shares issued					Excess shares; $0.0001 par value; 30,000,000 shares authorized; zero shares issued	—		—
Additional paid-in capital	Additional paid-in capital	1,714,661		1,610,053	Additional paid-in capital	2,263,072		1,886,820
Distributions in excess of earnings	Distributions in excess of earnings	(338,423)		(329,667)	Distributions in excess of earnings	(302,324)		(318,056)
Accumulated other comprehensive loss		(3,801)		(10,752)
Accumulated other comprehensive income					Accumulated other comprehensive income	23,971		1,302
Total Stockholders’ Equity	Total Stockholders’ Equity	1,372,441		1,269,638	Total Stockholders’ Equity	1,984,723		1,570,070
Noncontrolling interest in joint ventures	Noncontrolling interest in joint ventures	890		880	Noncontrolling interest in joint ventures	1,351		1,390
Total Equity	Total Equity	1,373,331		1,270,518	Total Equity	1,986,074		1,571,460
TOTAL LIABILITIES AND EQUITY	TOTAL LIABILITIES AND EQUITY	$	2,855,622	2,720,803	TOTAL LIABILITIES AND EQUITY	$	3,851,717	3,215,336

See accompanying Notes to Consolidated Financial Statements (unaudited).

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EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF INCOME AND COMPREHENSIVE INCOME

(IN THOUSANDS, EXCEPT PER SHARE DATA)

(UNAUDITED)


		Three Months Ended			Six Months Ended			Three Months Ended			Six Months Ended
		June 30,			June 30,			June 30,			June 30,
		2021		2020	2021	2020		2022		2021	2022	2021
REVENUES	REVENUES						REVENUES
Income from real estate operations	Income from real estate operations	$	99,562	89,500	197,479	178,077	Income from real estate operations	$	118,498	99,562	231,450	197,479
Other revenue	Other revenue	13		215	27	266	Other revenue	55		13	77	27
		99,575		89,715	197,506	178,343		118,553		99,575	231,527	197,506
EXPENSES	EXPENSES						EXPENSES
Expenses from real estate operations	Expenses from real estate operations	28,057		25,351	55,877	51,180	Expenses from real estate operations	32,546		28,057	63,610	55,877
Depreciation and amortization	Depreciation and amortization	31,349		28,570	61,662	56,462	Depreciation and amortization	37,461		31,349	73,802	61,662
General and administrative	General and administrative	4,486		4,025	8,522	7,306	General and administrative	4,226		4,486	8,536	8,522
Indirect leasing costs	Indirect leasing costs	134		166	464	274	Indirect leasing costs	116		134	291	464
		64,026		58,112	126,525	115,222		74,349		64,026	146,239	126,525

OTHER INCOME (EXPENSE)	OTHER INCOME (EXPENSE)						OTHER INCOME (EXPENSE)
Interest expense	Interest expense	(8,181)		(8,346)	(16,457)	(16,803)	Interest expense	(8,970)		(8,181)	(17,080)	(16,457)

Gain on sales of real estate investments							Gain on sales of real estate investments	10,647		—	40,999	—
Other	Other	210		230	411	467	Other	284		210	562	411

NET INCOME	NET INCOME	27,578		23,487	54,935	46,785	NET INCOME	46,165		27,578	109,769	54,935
Net income attributable to noncontrolling interest in joint ventures	Net income attributable to noncontrolling interest in joint ventures	(20)		(3)	(38)	(4)	Net income attributable to noncontrolling interest in joint ventures	(26)		(20)	(50)	(38)
NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS	NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS	27,558		23,484	54,897	46,781	NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS	46,139		27,558	109,719	54,897
Other comprehensive income (loss) - interest rate swaps	Other comprehensive income (loss) - interest rate swaps	(1,263)		(1,824)	6,951	(17,614)	Other comprehensive income (loss) - interest rate swaps	6,841		(1,263)	22,669	6,951
TOTAL COMPREHENSIVE INCOME	TOTAL COMPREHENSIVE INCOME	$	26,295	21,660	61,848	29,167	TOTAL COMPREHENSIVE INCOME	$	52,980	26,295	132,388	61,848
BASIC PER COMMON SHARE DATA FOR NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS	BASIC PER COMMON SHARE DATA FOR NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS						BASIC PER COMMON SHARE DATA FOR NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS

Net income attributable to common stockholders	Net income attributable to common stockholders	$	0.69	0.60	1.38	1.20	Net income attributable to common stockholders	$	1.09	0.69	2.63	1.38
Weighted average shares outstanding	Weighted average shares outstanding	40,068		39,007	39,871	38,945	Weighted average shares outstanding	42,211		40,068	41,729	39,871
DILUTED PER COMMON SHARE DATA FOR NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS	DILUTED PER COMMON SHARE DATA FOR NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS						DILUTED PER COMMON SHARE DATA FOR NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS

Net income attributable to common stockholders	Net income attributable to common stockholders	$	0.69	0.60	1.37	1.20	Net income attributable to common stockholders	$	1.09	0.69	2.62	1.37
Weighted average shares outstanding	Weighted average shares outstanding	40,165		39,077	39,965	39,019	Weighted average shares outstanding	42,316		40,165	41,838	39,965

See accompanying Notes to Consolidated Financial Statements (unaudited).

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EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF CHANGES IN EQUITY

(IN THOUSANDS, EXCEPT SHARE AND PER SHARE DATA)

(UNAUDITED)

For the six months ended June 30, ~~2021:~~2022:


		Common Shares		Additional Paid-In Capital	Distributions in Excess of Earnings	Accumulated Other Comprehensive Loss	Noncontrolling Interest in Joint Ventures	Total		Common Shares		Additional Paid-In Capital	Distributions in Excess of Earnings	Accumulated Other Comprehensive Income	Noncontrolling Interest in Joint Ventures	Total
BALANCE, DECEMBER 31, 2020		$	4	1,610,053	(329,667)	(10,752)	880	1,270,518
BALANCE, DECEMBER 31, 2021									BALANCE, DECEMBER 31, 2021	$	4	1,886,820	(318,056)	1,302	1,390	1,571,460
Net income	Net income	0		0	27,339	0	18	27,357	Net income	—		—	63,580	—	24	63,604
Net unrealized change in fair value of interest rate swaps	Net unrealized change in fair value of interest rate swaps	0		0	0	8,214	0	8,214	Net unrealized change in fair value of interest rate swaps	—		—	—	15,828	—	15,828
Common dividends declared – $0.79 per share		0		0	(31,672)	0	0	(31,672)
Common dividends declared – $1.10 per share									Common dividends declared – $1.10 per share	—		—	(45,953)	—	—	(45,953)
Stock-based compensation, net of forfeitures	Stock-based compensation, net of forfeitures	0		2,147	0	0	0	2,147	Stock-based compensation, net of forfeitures	—		2,594	—	—	—	2,594
Issuance of 317,538 shares of common stock, common stock offering, net of expenses		0		44,485	0	0	0	44,485
Withheld 30,252 shares of common stock to satisfy tax withholding obligations in connection with the vesting of restricted stock		0		(4,240)	0	0	0	(4,240)
Issuance of 385,538 shares of common stock, common stock offering, net of expenses									Issuance of 385,538 shares of common stock, common stock offering, net of expenses	—		74,179	—	—	—	74,179
Withheld 34,251 shares of common stock to satisfy tax withholding obligations in connection with the vesting of restricted stock									Withheld 34,251 shares of common stock to satisfy tax withholding obligations in connection with the vesting of restricted stock	—		(7,265)	—	—	—	(7,265)

Net distributions to noncontrolling interest	Net distributions to noncontrolling interest	0		0	0	0	(11)	(11)	Net distributions to noncontrolling interest	—		—	—	—	(58)	(58)

BALANCE, MARCH 31, 2021		4		1,652,445	(334,000)	(2,538)	887	1,316,798
BALANCE, MARCH 31, 2022									BALANCE, MARCH 31, 2022	4		1,956,328	(300,429)	17,130	1,356	1,674,389
Net income	Net income	0		0	27,558	0	20	27,578	Net income	—		—	46,139	—	26	46,165
Net unrealized change in fair value of interest rate swaps	Net unrealized change in fair value of interest rate swaps	0		0	0	(1,263)	0	(1,263)	Net unrealized change in fair value of interest rate swaps	—		—	—	6,841	—	6,841
Common dividends declared – $0.79 per share		0		0	(31,981)	0	0	(31,981)
Common dividends declared – $1.10 per share									Common dividends declared – $1.10 per share	—		—	(48,034)	—	—	(48,034)
Stock-based compensation, net of forfeitures	Stock-based compensation, net of forfeitures	0		2,893	0	0	0	2,893	Stock-based compensation, net of forfeitures	—		3,062	—	—	—	3,062
Issuance of 370,177 shares of common stock, common stock offering, net of expenses		0		59,318	0	0	0	59,318
Issuance of 1,868,809 shares of common stock, net of expenses, in the purchase of real estate									Issuance of 1,868,809 shares of common stock, net of expenses, in the purchase of real estate	—		303,682	—	—	—	303,682

Net distributions to noncontrolling interest	Net distributions to noncontrolling interest	0		5	0	0	(17)	(12)	Net distributions to noncontrolling interest	—		—	—	—	(31)	(31)

BALANCE, JUNE 30, 2021		$	4	1,714,661	(338,423)	(3,801)	890	1,373,331
BALANCE, JUNE 30, 2022									BALANCE, JUNE 30, 2022	$	4	2,263,072	(302,324)	23,971	1,351	1,986,074

See accompanying Notes to Consolidated Financial Statements (unaudited).

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EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF CHANGES IN EQUITY

(IN THOUSANDS, EXCEPT SHARE AND PER SHARE DATA)

(UNAUDITED)

For the six months ended June 30, ~~2020:~~2021:


		Common Shares		Additional Paid-In Capital	Distributions in Excess of Earnings	Accumulated Other Comprehensive Income (Loss)	Noncontrolling Interest in Joint Ventures	Total		Common Shares		Additional Paid-In Capital	Distributions in Excess of Earnings	Accumulated Other Comprehensive Loss	Noncontrolling Interest in Joint Ventures	Total
BALANCE, DECEMBER 31, 2019		$	4	1,514,055	(316,302)	2,807	1,765	1,202,329
BALANCE, DECEMBER 31, 2020									BALANCE, DECEMBER 31, 2020	$	4	1,610,053	(329,667)	(10,752)	880	1,270,518
Net income	Net income	0		0	23,297	0	1	23,298	Net income	—		—	27,339	—	18	27,357
Net unrealized change in fair value of interest rate swaps	Net unrealized change in fair value of interest rate swaps	0		0	0	(15,790)	0	(15,790)	Net unrealized change in fair value of interest rate swaps	—		—	—	8,214	—	8,214
Common dividends declared – $0.75 per share		0		0	(29,366)	0	0	(29,366)
Common dividends declared – $0.79 per share									Common dividends declared – $0.79 per share	—		—	(31,672)	—	—	(31,672)
Stock-based compensation, net of forfeitures	Stock-based compensation, net of forfeitures	0		1,781	0	0	0	1,781	Stock-based compensation, net of forfeitures	—		2,147	—	—	—	2,147
Issuance of 105,837 shares of common stock, common stock offering, net of expenses		0		14,734	0	0	0	14,734
Issuance of 317,538 shares of common stock, common stock offering, net of expenses									Issuance of 317,538 shares of common stock, common stock offering, net of expenses	—		44,485	—	—	—	44,485

Withheld 33,963 shares of common stock to satisfy tax withholding obligations in connection with the vesting of restricted stock		0		(4,589)	0	0	0	(4,589)
Withheld 30,252 shares of common stock to satisfy tax withholding obligations in connection with the vesting of restricted stock									Withheld 30,252 shares of common stock to satisfy tax withholding obligations in connection with the vesting of restricted stock	—		(4,240)	—	—	—	(4,240)

Net distributions to noncontrolling interest	Net distributions to noncontrolling interest	0		0	0	0	(34)	(34)	Net distributions to noncontrolling interest	—		—	—	—	(11)	(11)

BALANCE, MARCH 31, 2020		4		1,525,981	(322,371)	(12,983)	1,732	1,192,363
BALANCE, MARCH 31, 2021									BALANCE, MARCH 31, 2021	4		1,652,445	(334,000)	(2,538)	887	1,316,798
Net income	Net income	0		0	23,484	0	3	23,487	Net income	—		—	27,558	—	20	27,578
Net unrealized change in fair value of interest rate swaps	Net unrealized change in fair value of interest rate swaps	0		0	0	(1,824)	0	(1,824)	Net unrealized change in fair value of interest rate swaps	—		—	—	(1,263)	—	(1,263)
Common dividends declared – $0.75 per share		0		0	(29,551)	0	0	(29,551)
Common dividends declared – $0.79 per share									Common dividends declared – $0.79 per share	—		—	(31,981)	—	—	(31,981)
Stock-based compensation, net of forfeitures	Stock-based compensation, net of forfeitures	0		2,694	0	0	0	2,694	Stock-based compensation, net of forfeitures	—		2,893	—	—	—	2,893
Issuance of 243,621 shares of common stock, common stock offering, net of expenses		0		29,647	0	0	0	29,647
Issuance of 370,177 shares of common stock, common stock offering, net of expenses									Issuance of 370,177 shares of common stock, common stock offering, net of expenses	—		59,318	—	—	—	59,318

Net distributions to noncontrolling interest	Net distributions to noncontrolling interest	0		0	0	0	(19)	(19)	Net distributions to noncontrolling interest	—		5	—	—	(17)	(12)

BALANCE, JUNE 30, 2020		$	4	1,558,322	(328,438)	(14,807)	1,716	1,216,797
BALANCE, JUNE 30, 2021									BALANCE, JUNE 30, 2021	$	4	1,714,661	(338,423)	(3,801)	890	1,373,331

See accompanying Notes to Consolidated Financial Statements (unaudited).

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EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF CASH FLOWS

(IN THOUSANDS)

(UNAUDITED)


		Six Months Ended June 30,				Six Months Ended June 30,
		2021		2020		2022		2021
OPERATING ACTIVITIES	OPERATING ACTIVITIES				OPERATING ACTIVITIES
Net income	Net income	$	54,935	46,785	Net income	$	109,769	54,935
Adjustments to reconcile net income to net cash provided by operating activities:	Adjustments to reconcile net income to net cash provided by operating activities:				Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization	Depreciation and amortization	61,662		56,462	Depreciation and amortization	73,802		61,662

Stock-based compensation expense	Stock-based compensation expense	4,011		3,421	Stock-based compensation expense	4,320		4,011
Gain on sales of real estate investments					Gain on sales of real estate investments	(40,999)		—

Gain on casualties and involuntary conversion on real estate assets		0		(161)
Changes in operating assets and liabilities:	Changes in operating assets and liabilities:				Changes in operating assets and liabilities:
Accrued income and other assets	Accrued income and other assets	(3,430)		570	Accrued income and other assets	598		305
Accounts payable, accrued expenses and prepaid rent	Accounts payable, accrued expenses and prepaid rent	19,783		8,460	Accounts payable, accrued expenses and prepaid rent	28,104		19,783
Other	Other	714		1,145	Other	558		714
NET CASH PROVIDED BY OPERATING ACTIVITIES	NET CASH PROVIDED BY OPERATING ACTIVITIES	137,675		116,682	NET CASH PROVIDED BY OPERATING ACTIVITIES	176,152		141,410
INVESTING ACTIVITIES	INVESTING ACTIVITIES				INVESTING ACTIVITIES
Development and value-add properties	Development and value-add properties	(111,378)		(104,863)	Development and value-add properties	(283,451)		(115,113)
Purchases of real estate	Purchases of real estate	(9,177)		(6,231)	Purchases of real estate	(2,049)		(9,177)
Real estate improvements	Real estate improvements	(18,094)		(18,167)	Real estate improvements	(21,723)		(18,094)

Net proceeds from sales of real estate investments					Net proceeds from sales of real estate investments	51,006		—
Leasing commissions	Leasing commissions	(16,813)		(8,075)	Leasing commissions	(18,362)		(16,813)
Proceeds from casualties and involuntary conversion on real estate assets		0		242
Repayments on mortgage loans receivable		0		14
Changes in accrued development costs	Changes in accrued development costs	13,126		(181)	Changes in accrued development costs	16,062		13,126
Changes in other assets and other liabilities	Changes in other assets and other liabilities	526		(9,400)	Changes in other assets and other liabilities	(2,621)		526
NET CASH USED IN INVESTING ACTIVITIES	NET CASH USED IN INVESTING ACTIVITIES	(141,810)		(146,661)	NET CASH USED IN INVESTING ACTIVITIES	(261,138)		(145,545)
FINANCING ACTIVITIES	FINANCING ACTIVITIES				FINANCING ACTIVITIES
Proceeds from unsecured bank credit facilities	Proceeds from unsecured bank credit facilities	195,137		318,115	Proceeds from unsecured bank credit facilities	501,523		195,137
Repayments on unsecured bank credit facilities	Repayments on unsecured bank credit facilities	(320,137)		(363,787)	Repayments on unsecured bank credit facilities	(504,314)		(320,137)
Proceeds from unsecured debt	Proceeds from unsecured debt	175,000		100,000	Proceeds from unsecured debt	250,000		175,000

Repayments on unsecured debt					Repayments on unsecured debt	(75,000)		—
Repayments on secured debt	Repayments on secured debt	(42,924)		(4,465)	Repayments on secured debt	(60,047)		(42,924)
Debt issuance costs	Debt issuance costs	(2,475)		(584)	Debt issuance costs	(1,030)		(2,475)
Distributions paid to stockholders (not including dividends accrued)	Distributions paid to stockholders (not including dividends accrued)	(63,403)		(59,157)	Distributions paid to stockholders (not including dividends accrued)	(91,787)		(63,403)
Proceeds from common stock offerings	Proceeds from common stock offerings	105,745		44,381	Proceeds from common stock offerings	74,249		105,891

Common stock offering related costs					Common stock offering related costs	(70)		(146)
Other	Other	(4,264)		(4,644)	Other	(7,376)		(4,264)
NET CASH PROVIDED BY FINANCING ACTIVITIES	NET CASH PROVIDED BY FINANCING ACTIVITIES	42,679		29,859	NET CASH PROVIDED BY FINANCING ACTIVITIES	86,148		42,679
INCREASE (DECREASE) IN CASH AND CASH EQUIVALENTS		38,544		(120)
INCREASE IN CASH AND CASH EQUIVALENTS					INCREASE IN CASH AND CASH EQUIVALENTS	1,162		38,544
CASH AND CASH EQUIVALENTS AT BEGINNING OF PERIOD	CASH AND CASH EQUIVALENTS AT BEGINNING OF PERIOD	21		224	CASH AND CASH EQUIVALENTS AT BEGINNING OF PERIOD	4,393		21
CASH AND CASH EQUIVALENTS AT END OF PERIOD	CASH AND CASH EQUIVALENTS AT END OF PERIOD	$	38,565	104	CASH AND CASH EQUIVALENTS AT END OF PERIOD	$	5,555	38,565
SUPPLEMENTAL CASH FLOW INFORMATION	SUPPLEMENTAL CASH FLOW INFORMATION				SUPPLEMENTAL CASH FLOW INFORMATION
Cash paid for interest, net of amounts capitalized of $4,394 and $5,184 for 2021 and 2020, respectively		$	15,760	16,161
Cash paid for interest, net of amounts capitalized of $4,943 and $4,394 for 2022 and 2021, respectively					Cash paid for interest, net of amounts capitalized of $4,943 and $4,394 for 2022 and 2021, respectively	$	15,382	15,760
Cash paid for operating lease liabilities	Cash paid for operating lease liabilities	751		719	Cash paid for operating lease liabilities	962		751
Common stock issued in the purchase of real estate					Common stock issued in the purchase of real estate	303,682		—
Debt assumed in the purchase of real estate					Debt assumed in the purchase of real estate	60,000		—
NON-CASH OPERATING ACTIVITY	NON-CASH OPERATING ACTIVITY				NON-CASH OPERATING ACTIVITY
Operating lease liabilities arising from obtaining right of use assets	Operating lease liabilities arising from obtaining right of use assets	$	348	495	Operating lease liabilities arising from obtaining right of use assets	$	398	348

See accompanying Notes to Consolidated Financial Statements (unaudited).

-8-

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (UNAUDITED)

(1)BASIS OF PRESENTATION

The accompanying unaudited financial statements of EastGroup Properties, Inc. (“EastGroup” or “the Company”) have been prepared in accordance with U.S. generally accepted accounting principles (“GAAP”) for interim financial information and with the instructions to Form 10-Q and Rule 10-01 of Regulation S-X. Accordingly, they do not include all of the information and footnotes required by GAAP for complete financial statements. In management’s opinion, all adjustments (consisting of normal recurring accruals) considered necessary for a fair presentation have been included. The financial statements should be read in conjunction with the financial statements contained in the Company’s annual report on Form 10-K for the year ended December 31, ~~2020~~2021 and the notes thereto. Certain reclassifications have been made in the ~~2020~~2021 consolidated financial statements to conform to the ~~2021~~2022 presentation.

(2)PRINCIPLES OF CONSOLIDATION

The consolidated financial statements include the accounts of EastGroup, its wholly owned subsidiaries and its investment in any joint ventures in which the Company has a controlling interest.

As of June 30, ~~2021~~2022 and December 31, ~~2020,~~2021, EastGroup held a controlling interest in 2 joint venture arrangements. In 2019, the Company acquired 6.5 acres of land in San Diego, known by the Company as the Miramar land. Also in 2019, the Company acquired 41.6 acres of land in San Diego, known by the Company as the Otay Mesa land. During the ~~three months~~year ended ~~June 30,~~December 31, 2021, EastGroup began construction of Speed Distribution Center, a 519,000 square foot building on the Otay Mesa land, ~~known by~~which was completed and transferred to the ~~Company as Speed Distribution Center.~~Company’s operating portfolio during the three months ended March 31, 2022. As of ~~both~~ June 30, ~~2021~~2022 and December 31, ~~2020,~~2021, EastGroup had a 95% controlling interest in the Miramar land and a 99% controlling interest in Speed Distribution Center.

The Company records 100% of the assets, liabilities, revenues and expenses of the buildings and land held in joint ventures with the noncontrolling interests provided for in accordance with the joint venture agreements.

The equity method of accounting is used for the Company’s 50% undivided tenant-in-common interest in Industry Distribution Center II. All significant intercompany transactions and accounts have been eliminated in consolidation.

(3) USE OF ESTIMATES

The preparation of financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the reported amounts of assets, liabilities, revenues and expenses during the reporting period and to disclose material contingent assets and liabilities at the date of the financial statements. Actual results could differ from those estimates.

(4)LEASE REVENUE

The Company’s primary revenue is rental income from business distribution space. The table below presents the components of Income from real estate operations for the three and six months ended June 30, ~~2021~~2022 and ~~2020:~~2021:


		Three Months Ended June 30,			Six Months Ended June 30,			Three Months Ended June 30,			Six Months Ended June 30,
		2021		2020	2021	2020		2022		2021	2022	2021
		(In thousands)						(In thousands)
Lease income — operating leases	Lease income — operating leases	$	74,358	66,793	147,740	132,756	Lease income — operating leases	$	88,931	74,358	173,876	147,740
Variable lease income (1)	Variable lease income (1)	25,204		22,707	49,739	45,321	Variable lease income (1)	29,567		25,204	57,574	49,739
Income from real estate operations	Income from real estate operations	$	99,562	89,500	197,479	178,077	Income from real estate operations	$	118,498	99,562	231,450	197,479

(1)Primarily includes tenant reimbursements for real estate taxes, insurance and common area maintenance.

(5)REAL ESTATE PROPERTIES

EastGroup has 1 reportable segment – industrial ~~properties. These~~ properties, ~~are primarily located in major Sunbelt regions~~consistent with the Company’s manner of internal reporting, measurement of operating results and allocation of the ~~United States. The~~ Company’s ~~properties have similar economic characteristics and as a result, have been aggregated into one reportable segment.~~resources.

The Company reviews long-lived assets for impairment whenever events or changes in circumstances indicate the carrying amount of an asset may not be recoverable. Recoverability of assets to be held and used is measured by a comparison of the carrying amount of an asset to future undiscounted net cash flows (including estimated future expenditures necessary to substantially complete the asset) expected to be generated by the asset. If the carrying amount of an asset exceeds its estimated

-9-

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (UNAUDITED)

future cash flows, an impairment charge is recognized for the amount by which the carrying amount of the asset exceeds the fair value of the asset. During the six month periods ended June 30, ~~2021~~2022 and ~~2020,~~2021, the Company did not identify any impairment charges which should be recorded.

Depreciation of buildings and other improvements is computed using the straight-line method over estimated useful lives of generally 40 years for buildings and 3 to 15 years for improvements. Building improvements are capitalized, while maintenance and repair expenses are charged to expense as incurred. Significant renovations and improvements that improve or extend the useful life of the assets are capitalized. Depreciation expense was ~~$25,858,000~~$30,715,000 and ~~$51,005,000~~$60,107,000 for the three and six months ended June 30, ~~2021,~~2022, respectively, and ~~$23,813,000~~$25,858,000 and ~~$46,902,000~~$51,005,000 for the same periods in ~~2020.~~2021.

The Company’s Real estate properties and Development and value-add properties at June 30, ~~2021~~2022 and December 31, ~~2020~~2021 were as follows:


		June 30, 2021		December 31, 2020		June 30, 2022		December 31, 2021
		(In thousands)				(In thousands)
Real estate properties:	Real estate properties:				Real estate properties:
Land	Land	$	526,326	502,739	Land	$	689,195	544,505
Buildings and building improvements	Buildings and building improvements	2,247,617		2,120,731	Buildings and building improvements	2,840,948		2,408,944
Tenant and other improvements	Tenant and other improvements	551,637		524,954	Tenant and other improvements	605,251		570,627
Right of use assets — Ground leases (operating) (1)	Right of use assets — Ground leases (operating) (1)	10,639		11,073	Right of use assets — Ground leases (operating) (1)	20,119		22,635
Development and value-add properties (2)	Development and value-add properties (2)	320,005		359,588	Development and value-add properties (2)	554,363		504,614
		3,656,224		3,519,085		4,709,876		4,051,325
Less accumulated depreciation	Less accumulated depreciation	(1,004,428)		(955,328)	Less accumulated depreciation	(1,089,156)		(1,035,617)
		$	2,651,796	2,563,757		$	3,620,720	3,015,708

(1)EastGroup applies the principles of Financial Accounting Standards Board (“FASB”) Accounting Standards Codification (“ASC”) 842, Leases, and its related Accounting Standards Updates (“ASUs”) to account for its ground leases, which are classified as operating leases. The related operating lease liabilities for ground leases are included in Other liabilities on the Consolidated Balance Sheets.

(2)Value-add properties are defined as 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.

(6)DEVELOPMENT AND VALUE-ADD PROPERTIES

For properties under development and value-add properties acquired in the development stage, costs associated with development (i.e., land, construction costs, interest expense, property taxes and other costs associated with development) are aggregated into the total capitalized costs of the property. Included in these costs are management’s estimates for the portions of internal costs (primarily personnel costs) deemed related to such development activities. The internal costs are allocated to specific development projects based on development activity. As the property becomes occupied, depreciation commences on the occupied portion of the building, and costs are capitalized only for the portion of the building that remains vacant. The Company transfers properties from the development and value-add program to Real estate properties as follows: (i) for development properties, at the earlier of 90% occupancy or one year after completion of the shell construction, and (ii) for value-add properties, at the earlier of 90% occupancy or one year after acquisition. Upon the earlier of 90% occupancy or one year after completion of the shell construction, capitalization of development costs, including interest expense, property taxes and internal personnel costs, ceases and depreciation commences on the entire property (excluding the land).

(7)REAL ESTATE PROPERTY ACQUISITIONS AND ACQUIRED INTANGIBLES

Upon acquisition of real estate properties, EastGroup applies the principles of FASB ASC 805, Business Combinations. The FASB Codification provides a framework for determining whether transactions should be accounted for as acquisitions of assets or businesses. Under the guidance, companies are required to utilize an initial screening test to determine whether substantially all of the fair value of the gross assets acquired is concentrated in a single identifiable asset or a group of similar identifiable assets; if so, the set is not a business. Criteria considered in grouping similar assets include geographic location, market and operational risks and the physical characteristics of the assets. EastGroup determined that its real estate property acquisitions in ~~2020~~2021 and the first six months of ~~2021~~2022 are considered to be acquisitions of groups of similar identifiable assets;

-10-

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (UNAUDITED)

therefore, the acquisitions are not considered to be acquisitions of a business. As a result, the Company capitalized acquisition costs related to its ~~2020~~2021 and ~~2021~~2022 acquisitions.

~~-10-~~

~~EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (UNAUDITED)~~

The FASB Codification also provides guidance on how to properly determine the allocation of the purchase price among the individual components of both the tangible and intangible assets based on their respective fair values. Factors considered by management in allocating the cost of the properties acquired include an estimate of carrying costs during the expected lease-up periods considering current market conditions and costs to execute similar leases. The allocation to tangible assets (land, building and improvements) is based upon management’s determination of the value of the property as if it were vacant using discounted cash flow models. Land is valued using comparable land sales specific to the applicable market, provided by a third party. The Company determines whether any financing assumed is above or below market based upon comparison to similar financing terms for similar properties. The cost of the properties acquired may be adjusted based on indebtedness assumed from the seller that is determined to be above or below market rates.

The purchase price is also allocated among the following categories of intangible assets: the above or below market component of in-place leases, the value of in-place leases, and the value of customer relationships. The value allocable to the above or below market component of an acquired in-place lease is determined based upon the present value (using a discount rate reflecting the risks associated with the acquired leases) of the difference between (i) the contractual amounts to be paid pursuant to the lease over its remaining term and (ii) management’s estimate of the amounts that would be paid using current market rents over the remaining term of the lease.

The amounts allocated to above and below market ~~leases~~lease intangibles are included in Other assets and Other liabilities, respectively, on the Consolidated Balance Sheets and are amortized to rental income over the remaining terms of the respective leases. The total amount of intangible assets is further allocated to in-place lease values and customer relationship values based upon management’s assessment of their respective values. Factors considered by management in the allocation include an estimate of foregone rents and avoided leasing costs during the expected lease-up periods considering current market conditions and costs to execute similar leases. These intangible assets are included in Other assets on the Consolidated Balance Sheets and are amortized over the remaining term of the existing lease or the anticipated life of the customer relationship, as applicable.

Amortization expense for in-place lease intangibles was ~~$1,307,000~~$2,198,000 and ~~$2,738,000~~$4,663,000 for the three and six months ended June 30, ~~2021,~~2022, respectively, and ~~$1,372,000~~$1,307,000 and ~~$2,706,000~~$2,738,000 for the same periods in ~~2020.~~2021. Amortization of above and below market ~~leases~~lease intangibles increased rental income by ~~$245,000~~$507,000 and ~~$474,000~~$1,352,000 for the three and six months ended June 30, ~~2021,~~2022, respectively, and ~~$372,000~~$245,000 and ~~$746,000~~$474,000 for the same periods in ~~2020.~~2021.

-11-

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (UNAUDITED)

During the six months ended June 30, ~~2021,~~2022, EastGroup acquired the following properties:

REAL ESTATE PROPERTIES ACQUIRED IN 2021 Location Size Date
Acquired Cost
(Square feet) (In thousands)
Operating properties acquired (1)
Southpark Distribution Center 2 Phoenix, AZ 79,000 06/10/2021 $ 9,177
Value-add properties acquired (2)
Access Point 1 Greenville, SC 156,000 01/15/2021 10,501
Northpoint 200 Atlanta, GA 79,000 01/21/2021 6,516
Access Point 2 Greenville, SC 159,000 05/19/2021 10,743
Cherokee 75 Business Center 2 Atlanta, GA 105,000 06/17/2021 8,837
Total value-add property acquisitions 499,000 36,597
Total acquired assets 578,000 $ 45,774


REAL ESTATE PROPERTIES ACQUIRED IN 2022	Location	Size	Date Acquired	Cost (1)
		(Square feet)		(In thousands)
Operating properties acquired (2)
Cebrian Distribution Center and Reed Distribution Center (3)	Sacramento, CA	329,000	06/01/2022	$	49,726
6th Street Business Center, Benicia Distribution Center 1-5, Ettie Business Center, Laura Alice Business Center, Preston Distribution Center, Sinclair Distribution Center, Transit Distribution Center and Whipple Business Center (3)	San Francisco, CA	1,377,000	06/01/2022	309,404
Total operating property acquisitions		1,706,000		359,130

Value-add properties acquired (4)
Cypress Preserve 1 & 2	Houston, TX	516,000	03/28/2022	54,462
Zephyr Distribution Center	San Francisco, CA	82,000	04/08/2022	29,017
Mesa Gateway Commerce Center	Phoenix, AZ	147,000	04/15/2022	18,315
Total value-add property acquisitions		745,000		101,794

Total acquired assets		2,451,000		$	460,924

(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.

~~(2)~~(3)~~Value-add~~The Company acquired these operating properties along with 2 land parcels, also in Sacramento, CA and San Francisco, CA, in connection with its acquisition of Tulloch Corporation in June 2022. Size and cost are ~~defined as~~presented on an aggregate basis for the properties ~~that are either acquired but not stabilized or can be converted to~~located in Sacramento, CA and San Francisco, CA, respectively. In consideration for this acquisition, the Company assumed a ~~higher~~$60,000,000 loan and ~~better use. Acquired properties meeting either~~issued 1,868,809 shares of the ~~following two conditions are considered value-add properties: (1) Less than 75% occupied as~~Company’s common stock. The acquisition date fair value of the loan assumed was $60,000,000, and the acquisition date ~~(or will be less than 75% occupied within one year~~fair value of the common shares, which was based on the closing share price on the acquisition date, ~~based on near term lease roll), or (2) 20% or greater of the acquisition cost will be spent to redevelop the property.~~was $303,756,000.

~~-11-~~

~~EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (UNAUDITED)~~

The following table summarizes the allocation of the consideration paid for the acquired assets and assumed liabilities in connection with the acquisitions identified in the table above which were acquired during the six months ended June 30, 2021.


~~ACQUIRED ASSETS AND ASSUMED LIABILITIES IN 2021~~	~~Cost~~
	~~(In thousands)~~
~~Land~~	$	~~6,131~~
~~Buildings~~	~~38,655~~
~~Tenant improvements~~	~~108~~
~~Total real estate properties acquired~~	~~44,894~~
~~In-place lease intangibles~~ ~~(1)~~	~~880~~
~~Above market leases~~ ~~(1)~~	0
~~Below market leases~~ ~~(2)~~	0
~~Total assets acquired, net of liabilities assumed~~	$	~~45,774~~

~~(1)~~In-place lease intangibles and above market leases are each included in Other assets on the Consolidated Balance Sheets. These costs are amortized over the remaining lives of the associated leases in place at the time of acquisition.

~~(2)~~Below market leases are included in Other liabilities on the Consolidated Balance Sheets. These costs are amortized over the remaining lives of the associated leases in place at the time of acquisition.

The leases in the properties acquired during the six months ended June 30, 2021 had a weighted average remaining lease term at acquisition of approximately 2.2 years over which the in-place lease intangibles and above or below market leases are amortized.

~~During 2020, EastGroup acquired the following properties:~~

REAL ESTATE PROPERTIES ACQUIRED IN 2020 Location Size Date
Acquired Cost
(Square feet) (In thousands)
Operating properties acquired (1)
Wells Point One Austin, TX 50,000 02/28/2020 $ 6,231
Cherokee 75 Business Center 1 Atlanta, GA 85,000 12/15/2020 8,323
The Rock Dallas, TX 212,000 12/17/2020 34,102
Total operating property acquisitions 347,000 48,656
Value-add properties acquired (2)
Rancho Distribution Center Los Angeles, CA 162,000 10/15/2020 27,862
Total acquired assets 509,000 $ 76,518

~~(1)~~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.

~~(2)~~(4)Value-add properties are defined as 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.

-12-

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (UNAUDITED)

The following table summarizes the allocation of the total consideration ~~paid~~ for the acquired assets and assumed liabilities in connection with the ~~acquisitions~~acquisition identified in the table above which ~~were~~was acquired during the ~~year~~six months ended ~~December 31, 2020.~~June 30, 2022.


ACQUIRED ASSETS AND ASSUMED LIABILITIES IN ~~2020~~2022	Cost
	(In thousands)
Land	$	~~23,565~~126,067
Buildings and building improvements	~~42,024~~315,996
Tenant and other improvements	~~7,971~~11,502

Total real estate properties acquired	~~73,560~~453,565
In-place lease intangibles (1)	~~3,257~~11,418
~~Above market leases~~ ~~(1)~~	~~104~~
Below market ~~leases~~lease intangibles (2)	~~(403)~~(4,059)

Total assets acquired, net of liabilities assumed	$	~~76,518~~460,924

(1)In-place lease intangibles and above market ~~leases~~lease intangibles are each included in Other assets on the Consolidated Balance Sheets. These costs are amortized over the remaining lives of the associated leases in place at the time of acquisition.

(2)Below market lease intangibles are included in Other liabilities on the Consolidated Balance Sheets. These costs are amortized over the remaining lives of the associated leases in place at the time of acquisition.

The leases in the properties acquired during the six months ended June 30, 2022 had a weighted average remaining lease term at acquisition of approximately 3.7 years.

Also during the six months ended June 30, 2022, the Company acquired 177.5 acres of development land in Miami, Houston, Phoenix, San Francisco, Sacramento and Atlanta for $54,751,000. The land acquisitions in San Francisco and Sacramento were acquired in connection with the Company’s acquisition of Tulloch Corporation in June 2022.

During 2021, EastGroup acquired the following properties:


REAL ESTATE PROPERTIES ACQUIRED IN 2021	Location	Size	Date Acquired	Cost (1)
		(Square feet)		(In thousands)
Operating properties acquired (2)
Southpark Distribution Center 2	Phoenix, AZ	79,000	06/10/2021	$	9,177
DFW Global Logistics Centre	Dallas, TX	611,000	08/26/2021	89,829
Progress Center 3	Atlanta, GA	50,000	09/23/2021	5,000
Texas Avenue	Austin, TX	20,000	10/15/2021	4,143
Total operating property acquisitions		760,000		108,149

Value-add properties acquired (3)
Access Point 1	Greenville, SC	156,000	01/15/2021	10,501
Northpoint 200	Atlanta, GA	79,000	01/21/2021	6,516
Access Point 2	Greenville, SC	159,000	05/19/2021	10,743
Cherokee 75 Business Center 2	Atlanta, GA	105,000	06/17/2021	8,837
Siempre Viva Distribution Center 3-6	San Diego, CA	547,000	12/01/2021	134,479
Total value-add property acquisitions		1,046,000		171,076

Total acquired assets		1,806,000		$	279,225

(1)Represents the sum of the purchase price, closing costs and capitalized acquisition costs.

(3)Value-add properties are defined as 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.

-13-

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (UNAUDITED)

The following table summarizes the allocation of the total consideration for the acquired assets and assumed liabilities in connection with the acquisitions identified in the table above which were acquired during the year ended December 31, 2021.


ACQUIRED ASSETS AND ASSUMED LIABILITIES IN 2021	Cost
	(In thousands)
Land	$	42,554
Buildings and building improvements	225,645
Tenant and other improvements	4,907
Right of use assets — Ground leases (operating)	12,708
Total real estate properties acquired	285,814
In-place lease intangibles (1)	9,949
Above market lease intangibles (1)	6
Below market lease intangibles (2)	(3,836)
Operating lease liabilities — Ground leases (3)	(12,708)
Total assets acquired, net of liabilities assumed	$	279,225

(1)In-place lease intangibles and above market lease intangibles are each included in Other assets on the Consolidated Balance Sheets. These costs are amortized over the remaining lives of the associated leases in place at the time of acquisition.

(3)Operating lease liabilities - Ground leases are included in Other liabilities on the Consolidated Balance Sheets.

The leases in the properties acquired during the year ended December 31, ~~2020~~2021 had a weighted average remaining lease term at acquisition of approximately ~~3.9 years over which~~2.9 years.

Also during 2021, the ~~in-place lease intangibles~~Company acquired 365.8 acres of development land in Austin, Houston, Charlotte, Greenville and ~~above or below market leases are amortized.~~Atlanta for $41,065,000.

The Company periodically reviews the recoverability of goodwill (at least annually) and the recoverability of other intangibles (on a quarterly basis) for possible impairment. No impairment of goodwill or other intangibles existed during the three and six month periods ended June 30, ~~2021~~2022 and ~~2020.~~2021.

(8)REAL ESTATE SOLD AND HELD FOR SALE

The Company considers a real estate property to be held for sale when it meets the criteria established under ASC 360, Property, Plant and Equipment, including when it is probable that the property will be sold within a year. Real estate properties held for sale are reported at the lower of the carrying amount or fair value less estimated costs to sell and are not depreciated while they are held for sale. The Company did not classify any properties as held for sale as of June 30, ~~2021 and~~2022. As of December 31, ~~2020.~~2021, the Company owned 1 operating property that was classified as held for sale on the December 31, 2021 Consolidated Balance Sheet. The property was sold, and a gain on the sale was recorded in the three months ended March 31, 2022.

In accordance with ~~FASB ASU 2014-08,~~ASC 360 and ASC 205, Presentation of Financial Statements ~~(Topic 205) and Property, Plant, and Equipment (Topic 360)~~, ~~Reporting Discontinued Operations and Disclosures of Disposals of Components of an Entity,~~ the Company would report a disposal of a component of an entity or a group of components of an entity in discontinued operations if the disposal represents a strategic shift that has (or will have) a major effect on an entity’s operations and financial results when the component or group of components meets the criteria to be classified as held for sale or when the component or group of components is disposed of by sale or other than by sale. In addition, the Company would provide additional disclosures about both discontinued operations and the disposal of an individually significant component of an entity that does not qualify for discontinued operations presentation in the financial statements. EastGroup performs an analysis of properties sold to determine whether the sales qualify for discontinued operations presentation.

The Company ~~had no sales~~sold operating properties during the six months ended June 30, ~~2021~~2022, as shown in the table below. The results of operations and gains and losses on sales for the properties sold are reported in continuing operations on the Consolidated Statements of Income and Comprehensive Income. The gains and losses on sales are included in Gain on sales of real estate investments. The Company did not consider its sales in 2022 to be disposals of a component of an entity or ~~2020.~~

a group of components of an entity representing a strategic shift that has (or will have) a major effect on the entity’s operations and financial results.

~~-13-~~-14-

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (UNAUDITED)

A summary of Gain on sales of real estate investments for the six months ended June 30, 2022 and the year ended December 31, 2021 follows:


REAL ESTATE PROPERTIES SOLD	Location	Size	Date Sold	Net Sales Price		Basis	Recognized Gain
		(In square feet)		(In thousands)
2022
Metro Business Park	Phoenix, AZ	189,000	01/06/2022	$	32,851	5,880	26,971
Cypress Creek Business Park (1)	Fort Lauderdale, FL	56,000	03/31/2022	5,282		1,901	3,381
World Houston 15 East	Houston, TX	42,000	05/11/2022	12,873		2,226	10,647
Total for 2022		287,000		$	51,006	10,007	40,999

2021
Jetport Commerce Park	Tampa, FL	284,000	11/09/2021	$	44,260	5,401	38,859

(1) Cypress Creek Business Park is located on a ground lease. In conjunction with the sale of the property, the Company fully amortized the associated right-of-use asset and liability of $1,745,000.

The Company had no sales during the six months ended June 30, 2021.

(9)OTHER ASSETS

A summary of the Company’s Other assets follows:


		June 30, 2021		December 31, 2020		June 30, 2022		December 31, 2021
		(In thousands)				(In thousands)
Leasing costs (principally commissions)	Leasing costs (principally commissions)	$	106,954	95,914	Leasing costs (principally commissions)	$	130,445	116,772
Accumulated amortization of leasing costs	Accumulated amortization of leasing costs	(39,065)		(38,371)	Accumulated amortization of leasing costs	(45,555)		(42,193)
Leasing costs (principally commissions), net of accumulated amortization	Leasing costs (principally commissions), net of accumulated amortization	67,889		57,543	Leasing costs (principally commissions), net of accumulated amortization	84,890		74,579

Acquired in-place lease intangibles	Acquired in-place lease intangibles	25,862		28,107	Acquired in-place lease intangibles	39,992		31,561
Accumulated amortization of acquired in-place lease intangibles	Accumulated amortization of acquired in-place lease intangibles	(13,167)		(13,554)	Accumulated amortization of acquired in-place lease intangibles	(14,714)		(13,038)
Acquired in-place lease intangibles, net of accumulated amortization	Acquired in-place lease intangibles, net of accumulated amortization	12,695		14,553	Acquired in-place lease intangibles, net of accumulated amortization	25,278		18,523

Acquired above market lease intangibles	Acquired above market lease intangibles	1,825		1,825	Acquired above market lease intangibles	840		885
Accumulated amortization of acquired above market lease intangibles	Accumulated amortization of acquired above market lease intangibles	(1,352)		(1,231)	Accumulated amortization of acquired above market lease intangibles	(532)		(508)
Acquired above market lease intangibles, net of accumulated amortization	Acquired above market lease intangibles, net of accumulated amortization	473		594	Acquired above market lease intangibles, net of accumulated amortization	308		377

Straight-line rents receivable	Straight-line rents receivable	47,229		43,079	Straight-line rents receivable	55,648		51,970
Accounts receivable	Accounts receivable	8,099		6,256	Accounts receivable	4,206		7,133

Interest rate swap assets	Interest rate swap assets	141		0	Interest rate swap assets	24,912		2,237
Right of use assets — Office leases (operating)	Right of use assets — Office leases (operating)	2,233		2,131	Right of use assets — Office leases (operating)	2,140		1,984
Receivable for common stock offerings		0		1,942

Escrow deposits for pending acquisitions					Escrow deposits for pending acquisitions	4,450		3,050
Prepaid insurance					Prepaid insurance	5,930		7,793
Goodwill	Goodwill	990		990	Goodwill	990		990

Receivable for tenant improvement cost reimbursements					Receivable for tenant improvement cost reimbursements	566		7,680
Prepaid expenses and other assets	Prepaid expenses and other assets	18,159		22,491	Prepaid expenses and other assets	8,748		5,904
Total Other assets	Total Other assets	$	157,908	149,579	Total Other assets	$	218,066	182,220

-15-

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (UNAUDITED)

(10) DEBT

The Company’s debt is detailed ~~below.~~below:


		June 30, 2021		December 31, 2020		June 30, 2022		December 31, 2021
		(In thousands)				(In thousands)
Unsecured bank credit facilities - variable rate, carrying amount	Unsecured bank credit facilities - variable rate, carrying amount	$	0	125,000	Unsecured bank credit facilities - variable rate, carrying amount	$	206,419	209,210

Unamortized debt issuance costs	Unamortized debt issuance costs	(2,437)		(806)	Unamortized debt issuance costs	(1,846)		(2,144)
Unsecured bank credit facilities, net of debt issuance costs	Unsecured bank credit facilities, net of debt issuance costs	(2,437)		124,194	Unsecured bank credit facilities, net of debt issuance costs	204,573		207,066

Unsecured debt - fixed rate, carrying amount (1)	Unsecured debt - fixed rate, carrying amount (1)	1,285,000		1,110,000	Unsecured debt - fixed rate, carrying amount (1)	1,420,000		1,245,000
Unamortized debt issuance costs	Unamortized debt issuance costs	(2,562)		(2,292)	Unamortized debt issuance costs	(3,124)		(2,430)
Unsecured debt, net of debt issuance costs	Unsecured debt, net of debt issuance costs	1,282,438		1,107,708	Unsecured debt, net of debt issuance costs	1,416,876		1,242,570

Secured debt - fixed rate, carrying amount (1)	Secured debt - fixed rate, carrying amount (1)	36,162		79,096	Secured debt - fixed rate, carrying amount (1)	2,099		2,156
Unamortized debt issuance costs	Unamortized debt issuance costs	(34)		(103)	Unamortized debt issuance costs	(12)		(14)
Secured debt, net of debt issuance costs	Secured debt, net of debt issuance costs	36,128		78,993	Secured debt, net of debt issuance costs	2,087		2,142

Total debt, net of debt issuance costs	Total debt, net of debt issuance costs	$	1,316,129	1,310,895	Total debt, net of debt issuance costs	$	1,623,536	1,451,778

(1)These loans have a fixed interest rate or an effectively fixed interest rate due to interest rate swaps.

~~-14-~~

~~EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (UNAUDITED)~~

Until June 29, 2021, EastGroup had $350 million and $45 million unsecured bank credit facilities with margins over ~~LIBOR~~London Interbank Offered Rate (“LIBOR”) of 100 basis points, facility fees of 20 basis points and maturity dates of July 30, 2022. The Company amended and restated these credit facilities on June 29, 2021, expanding ~~the capacity~~their capacities to $425 million and $50 million, respectively, as detailed below.

The $425 million unsecured bank credit facility is with a group of 9 banks and has a maturity date of July 30, 2025. The credit facility contains options for two six-month extensions (at the Company's election) and a $325 million accordion (with agreement by all parties). The interest rate on each tranche is ~~usually~~ reset on a monthly basis and as of June 30, ~~2021,~~2022, was LIBOR plus 77.5 basis points ~~which equated to 0.876%,~~ with an annual facility fee of 15 basis points. ~~The~~As of June 30, 2022, the Company ~~has a standby letter~~had $170,000,000 of ~~credit of $674,000 pledged~~variable rate borrowings on this ~~facility.~~unsecured bank credit facility with a weighted average interest rate of 2.058%.

The Company's $50 million unsecured bank credit facility has a maturity date of July 30, 2025, or such later date as designated by the bank; the Company also has two six-month extensions available if the extension options in the $425 million facility are exercised. The interest rate is reset on a daily basis and as of June 30, ~~2021,~~2022, was LIBOR plus 77.5 basis points ~~which equated to 0.876%,~~ with an annual facility fee of 15 basis points. As of June 30, 2022, the interest rate was 2.562% on a balance of $36,419,000.

For both facilities, the margin and facility fee are subject to changes in the Company's credit ratings. Although the Company’s current credit rating is Baa2, given the strength of the Company’s key credit metrics, initial pricing for the credit facilities is based on the BBB+/Baa1 credit ratings level. This favorable pricing level will be retained provided that the Company’s consolidated leverage ratio, as defined in the applicable agreements, remains less than 32.5%. The facilities also include a sustainability-linked pricing component pursuant to which ~~if the Company meets certain sustainability performance targets,~~ the applicable interest margin will be reduced by ~~one~~1 basis ~~point.~~

~~The Company had no amounts outstanding on its unsecured bank credit facilities as of June 30, 2021.~~

~~In March 2021,~~point if the Company ~~closed a $50 million senior unsecured term loan with a~~ ~~four~~-year term and interest only payments, which bears interest at the annual rate of LIBOR plus an applicable margin (1.00% as of June 30, 2021) based on the Company’s senior unsecured long-term debt rating. The Company also entered into an interest rate swap agreement to convert the loan’s LIBOR rate component to a fixed interest rate for the entire term of the loan providing a total effective fixed interest rate of 1.55%.meets certain sustainability performance targets.

In ~~March 2021, EastGroup repaid (with no penalty) a mortgage loan with a balance of $40.8 million, an interest rate of 4.75% and an original maturity date of June 5, 2021.~~

~~Also in March 2021,~~January 2022, the Company and a group of lenders agreed to terms on the private placement of ~~$125~~$150 million of senior unsecured notes with a fixed interest rate of ~~2.74%~~3.03% and a 10-year term. The notes ~~dated April 8, 2021,~~ were issued and sold on ~~June 10, 2021,~~April 20, 2022 and ~~will~~ require interest-only payments. The notes will not be and have not been registered under the Securities Act of 1933, as amended, and may not be offered or sold in the United States absent registration or an applicable exemption from the registration requirements.

In February 2022, EastGroup repaid a $75 million unsecured term loan at maturity with an effectively fixed interest rate of 3.03%.

In March 2022, the Company closed a $100 million senior unsecured term loan with a 6.5-year term and interest only payments, which bears interest at an annual rate of the Secured Overnight Financing Rate (“SOFR”) plus an applicable margin

-16-

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (UNAUDITED)

(1.30% as of June 30, 2022) based on the Company’s senior unsecured long-term debt rating. The Company also entered into an interest rate swap agreement to convert the loan’s SOFR rate component to a fixed interest rate for the entire term of the loan providing a total effectively fixed interest rate of 3.06%.

Also during March 2022, the Company closed on the refinance of a $100 million senior unsecured term loan with five years remaining. The amended term loan provides for interest only payments currently at an interest rate of SOFR plus 85 basis points, based on the Company’s current credit ratings and consolidated leverage ratio, which is a 60 basis point reduction in the credit spread compared to the original term loan. The Company has an interest rate swap agreement which converts the loan’s SOFR rate component to a fixed interest rate for the entire term of the loan, providing a total effectively fixed interest rate of 1.80%.

In June 2022, the Company assumed a $60 million loan in connection with the acquisition of Tulloch Corporation, the owner of an industrial real estate portfolio comprised of 14 operating properties and 2 parcels of land, which was immediately repaid with no penalty during June 2022.

Also during June 2022, the Company agreed to terms with a bank on a $75 million senior unsecured term loan with interest- only payments, bearing interest at the annual rate of SOFR plus an applicable margin based on the Company’s senior unsecured long-term debt rating and consolidated leverage ratio. The loan is expected to close in the third quarter of 2022 and have a five-year term. The Company also entered into an interest rate swap agreement to convert the loan’s SOFR rate component to a fixed interest rate for the entire term of the loan, providing a total effective fixed interest rate of 4.00%.

Scheduled principal payments on long-term debt, including Unsecured debt, net of debt issuance costs and Secured debt, net of debt issuance costs (not including Unsecured bank credit facilities, net of debt issuance costs), as of June 30, ~~2021,~~2022, are as follows:


Years Ending December 31,	Years Ending December 31,	(In thousands)		Years Ending December 31,	(In thousands)
2021 - Remainder of year		$	41,350
2022		107,770
2022 - Remainder of year				2022 - Remainder of year	$	58
2023	2023	115,119		2023	115,119
2024	2024	120,122		2024	120,122
2025	2025	145,128		2025	145,128
2026 and beyond		791,673
2026				2026	141,672
2027 and beyond				2027 and beyond	900,000
Total	Total	$	1,321,162	Total	$	1,422,099

~~-15-~~-17-

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (UNAUDITED)

(11) ACCOUNTS PAYABLE AND ACCRUED EXPENSES

A summary of the Company’s Accounts payable and accrued expenses follows:


		June 30, 2021		December 31, 2020		June 30, 2022		December 31, 2021
		(In thousands)				(In thousands)
Property taxes payable	Property taxes payable	$	30,671	3,524	Property taxes payable	$	35,603	4,494
Development costs payable	Development costs payable	19,553		6,427	Development costs payable	27,699		17,529
Retainage payable					Retainage payable	16,468		10,576
Real estate improvements and capitalized leasing costs payable	Real estate improvements and capitalized leasing costs payable	6,398		5,692	Real estate improvements and capitalized leasing costs payable	7,630		5,798
Interest payable	Interest payable	6,601		6,537	Interest payable	7,619		6,547
Dividends payable	Dividends payable	32,927		32,677	Dividends payable	49,064		46,864
Book overdraft (1)	Book overdraft (1)	0		5,176	Book overdraft (1)	3,035		4,845
Other payables and accrued expenses	Other payables and accrued expenses	5,762		9,540	Other payables and accrued expenses	9,090		13,107
Total Accounts payable and accrued expenses	Total Accounts payable and accrued expenses	$	101,912	69,573	Total Accounts payable and accrued expenses	$	156,208	109,760

(1)Represents checks written before the end of the period which have not cleared the bank; therefore, the bank has not yet advanced cash to the Company. When the checks clear the bank, they will be funded through the Company’s working cash line of credit, which is included in the Company’s Unsecured bank credit facilities.

(12) OTHER LIABILITIES

A summary of the Company’s Other liabilities follows:


		June 30, 2021		December 31, 2020		June 30, 2022		December 31, 2021
		(In thousands)				(In thousands)
Security deposits	Security deposits	$	25,357	22,140	Security deposits	$	33,220	28,343
Prepaid rent and other deferred income	Prepaid rent and other deferred income	13,600		14,694	Prepaid rent and other deferred income	15,902		16,401
Operating lease liabilities — Ground leases	Operating lease liabilities — Ground leases	10,803		11,199	Operating lease liabilities — Ground leases	20,509		22,898
Operating lease liabilities — Office leases	Operating lease liabilities — Office leases	2,282		2,167	Operating lease liabilities — Office leases	2,190		2,032

Acquired below-market lease intangibles		8,929		9,019
Accumulated amortization of below-market lease intangibles		(6,673)		(6,168)
Acquired below-market lease intangibles, net of accumulated amortization		2,256		2,851
Acquired below market lease intangibles					Acquired below market lease intangibles	11,043		8,124
Accumulated amortization of below market lease intangibles					Accumulated amortization of below market lease intangibles	(2,988)		(2,707)
Acquired below market lease intangibles, net of accumulated amortization					Acquired below market lease intangibles, net of accumulated amortization	8,055		5,417

Interest rate swap liabilities	Interest rate swap liabilities	3,942		10,752	Interest rate swap liabilities	941		935
Prepaid tenant improvement reimbursements		360		364
Tenant improvement cost liabilities					Tenant improvement cost liabilities	1,566		2,796
Other liabilities	Other liabilities	5,650		5,650	Other liabilities	3,516		3,516
Total Other liabilities	Total Other liabilities	$	64,250	69,817	Total Other liabilities	$	85,899	82,338

~~-16-~~-18-

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (UNAUDITED)

(13) COMPREHENSIVE INCOME

Total Comprehensive Income is comprised of net income plus all other changes in equity from non-owner sources and is presented on the Consolidated Statements of Income and Comprehensive Income. The components of Accumulated other comprehensive income (loss) are presented in the Company’s Consolidated Statement of Changes in Equity and are summarized below. See Note 14 for information regarding the Company’s interest rate swaps.


		Three Months Ended June 30,			Six Months Ended June 30,			Three Months Ended June 30,			Six Months Ended June 30,
		2021		2020	2021	2020		2022		2021	2022	2021
		(In thousands)						(In thousands)
ACCUMULATED OTHER COMPREHENSIVE INCOME (LOSS):	ACCUMULATED OTHER COMPREHENSIVE INCOME (LOSS):						ACCUMULATED OTHER COMPREHENSIVE INCOME (LOSS):
Balance at beginning of period	Balance at beginning of period	$	(2,538)	(12,983)	(10,752)	2,807	Balance at beginning of period	$	17,130	(2,538)	1,302	(10,752)
Other comprehensive income (loss) - interest rate swaps	Other comprehensive income (loss) - interest rate swaps	(1,263)		(1,824)	6,951	(17,614)	Other comprehensive income (loss) - interest rate swaps	6,841		(1,263)	22,669	6,951
Balance at end of period	Balance at end of period	$	(3,801)	(14,807)	(3,801)	(14,807)	Balance at end of period	$	23,971	(3,801)	23,971	(3,801)

(14) DERIVATIVE INSTRUMENTS AND HEDGING ACTIVITIES

The Company is exposed to certain risks arising from both its business operations and economic conditions. The Company principally manages its exposures to a wide variety of business and operational risks through management of its core business activities. The Company manages economic risk, including interest rate, liquidity and credit risk primarily by managing the amount, sources and duration of its debt funding and, to a limited extent, the use of derivative instruments.

Specifically, the Company has entered into derivative instruments to manage exposures that arise from business activities that result in the payment of future known and uncertain cash amounts, the value of which are determined by interest rates. The Company’s derivative instruments, described below, are used to manage differences in the amount, timing and duration of the Company’s known or expected cash payments principally related to certain of the Company’s borrowings.

The Company’s objective in using interest rate derivatives is to change variable interest rates to fixed interest rates by using interest rate swaps. Interest rate swaps designated as cash flow hedges involve the receipt of variable-rate amounts from a counterparty in exchange for the Company making fixed-rate payments over the life of the agreements without exchange of the underlying notional amount.

As of June 30, ~~2021,~~2022, the Company had 6 interest rate swaps outstanding, all of which are used to hedge the variable cash flows associated with unsecured loans. All of the Company’s interest rate swaps convert the related loans’ LIBOR or SOFR rate components to effectively fixed interest rates, and the Company has concluded that each of the hedging relationships is highly effective.

The changes in the fair value of derivatives designated and qualifying as cash flow hedges are recorded in Other comprehensive income (loss) and are subsequently reclassified into earnings through Interest expense as interest payments are made or received on the Company’s variable-rate debt in the period that the hedged forecasted transaction affects earnings. The Company estimates that an additional ~~$3,636,000~~$7,416,000 will be reclassified from Other comprehensive income (loss) as ~~an increase~~a decrease to Interest expense over the next twelve months.

The Company’s valuation methodology for over-the-counter (“OTC”) derivatives is to discount cash flows based on Overnight Index Swap (“OIS”) rates. Uncollateralized or partially-collateralized trades are discounted at OIS rates but include appropriate economic adjustments for funding costs (i.e., a LIBOR-OIS basis adjustment to approximate uncollateralized cost of funds) and credit risk. The Company calculates its derivative valuations using mid-market prices.

~~On March 5, 2021,~~In July 2017, the Financial Conduct Authority ~~(“FCA”) that regulates~~announced it intended to stop compelling banks to submit rates for the calculation of LIBOR after 2021. In March 2021, the ICE Benchmark Administration, the administrator of LIBOR, announced ~~that USD-LIBOR will no longer be published~~its intention to cease publication of certain LIBOR settings after 2021, while continuing to publish overnight and one-, three-, six-, and twelve-month U.S. dollar LIBOR rates through June 30, 2023. ~~The~~While this announcement extended the transition period to June 2023, the United States Federal Reserve Board and other regulatory bodies concurrently issued guidance encouraging banks and other financial market participants to cease entering into new contracts that use U.S. dollar LIBOR as a reference rate as soon as practicable and in any event no later than December 31, 2021. In the U.S., the Alternative Reference Rates Committee, ~~(“ARRC”)~~which was convened by the Federal Reserve Board and the Federal Reserve Bank of New York, has proposed that the Secured Overnight Financing Rate (“SOFR”) is the rate that represents best practice as the alternative to USD-LIBOR for use in derivatives and other financial contracts that are currently indexed to USD-LIBOR. ARRC has proposed a paced market transition plan to SOFR from USD-LIBOR and organizations are currently working on industry wide and company specific transition plans as it relates to derivatives and cash markets exposed to USD-LIBOR.

recommended

~~-17-~~-19-

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (UNAUDITED)

~~The Company anticipates~~ that SOFR plus a recommended spread adjustment as its preferred alternative to USD-LIBOR. There are significant differences between LIBOR and SOFR, such as LIBOR being an unsecured lending rate while SOFR is a secured rate, and SOFR is an overnight rate while LIBOR reflects term rates at different maturities.

We expect that all LIBOR settings relevant to us will ~~continue~~cease to be ~~available substantially in its current form at least until~~published or will no longer be representative after June 30, 2023. ~~Any changes adopted by~~As a result, any of our LIBOR-based borrowings that extend beyond such date will need to be converted to a replacement rate. Certain risks may arise in connection with transitioning contracts to SOFR or any other alternative variable rate, including any resulting value transfer that may occur. The value of loans, securities or derivative instruments tied to LIBOR could also be impacted. During the ~~FCA or other governing bodies in~~six months ended June 30, 2022, the ~~method used for determining LIBOR may result in~~Company entered into a ~~sudden or prolonged increase or decrease in reported LIBOR. If that were to occur, our interest payments could change. In addition, uncertainty about the extent~~new term loan and ~~manner of future changes may result in interest rates and/or payments that are higher or lower than if LIBOR were to remain available in its current form. The Company has material contracts that~~2 swap agreements which are indexed to ~~USD-LIBOR~~SOFR. Also, during the six months ended June 30, 2022, EastGroup refinanced an existing term loan modifying the index from LIBOR to SOFR and concurrently amended the related swap to reference SOFR rather than LIBOR. The Company’s unsecured bank credit facilities and 3 of its senior unsecured term loans and interest rate swap contracts are indexed to LIBOR and include provisions for a replacement rate which we believe will be substantially equivalent to the all-in LIBOR-based interest rate in effect prior to its replacement. Therefore, management believes the transition will not have a material impact on the Company’s consolidated financial statements. The Company is continuously monitoring ~~this activity~~ and evaluating the related ~~risks.~~risks, which include interest on loans and amounts received and paid on derivative instruments. These risks arise in connection with transitioning contracts to a new alternative rate, including any resulting value transfer that may occur. The value of loans or derivative instruments indexed to LIBOR could also be impacted if LIBOR is limited or discontinued as interest rates may be adversely affected. While we expect LIBOR to be available in substantially its current form until June 30, 2023, it is possible that LIBOR will become unavailable prior to that point. This could result, for example, if sufficient banks decline to make submissions to the LIBOR administrator. In that case, the risks associated with the transition to an alternative reference rate will be accelerated and magnified.

In March 2020, the FASB issued ASU 2020-04, Reference Rate Reform (Topic 848): Facilitation of the Effects of Reference Rate Reform on Financial Reporting. ASU 2020-04 contains practical expedients for reference rate reform related activities that impact debt, leases, derivatives and other contracts. The guidance in ASU 2020-04 is optional and may be elected over time as reference rate reform activities occur. The Company elected to apply the hedge accounting expedients related to probability and the assessments of effectiveness for future LIBOR-indexed cash flows to assume that the index upon which future hedged transactions will be based matches the index on the corresponding derivatives. Application of these expedients preserves the presentation of derivatives consistent with past presentation. The Company continues to evaluate the impact of the guidance and may apply other elections as applicable as additional changes in the market occur.

As of June 30, ~~2021~~2022 and December 31, ~~2020,~~2021, the Company had the following outstanding interest rate derivatives that are designated as cash flow hedges of interest rate risk:


Interest Rate Derivative	Interest Rate Derivative	Notional Amount as of June 30, 2021	Notional Amount as of December 31, 2020	Interest Rate Derivative	Notional Amount as of June 30, 2022	Notional Amount as of December 31, 2021
		(In thousands)			(In thousands)
Interest Rate Swap	Interest Rate Swap	$75,000	$75,000	Interest Rate Swap	—	$75,000
Interest Rate Swap	Interest Rate Swap	$65,000	$65,000	Interest Rate Swap	$65,000	$65,000
Interest Rate Swap	Interest Rate Swap	$40,000	$40,000	Interest Rate Swap	$100,000	$100,000
Interest Rate Swap	Interest Rate Swap	$100,000	$100,000	Interest Rate Swap	$100,000	$100,000
Interest Rate Swap	Interest Rate Swap	$100,000	$100,000	Interest Rate Swap	$50,000	$50,000
Interest Rate Swap	Interest Rate Swap	$50,000	0	Interest Rate Swap	$100,000	—
Interest Rate Swap				Interest Rate Swap	$75,000	—

The table below presents the fair value of the Company’s derivative financial instruments as well as their classification on the Consolidated Balance Sheets as of June 30, ~~2021~~2022 and December 31, ~~2020.~~2021. See Note 17 for additional information on the fair value of the Company’s interest rate swaps.

Derivatives

As of June 30, 2021

Derivatives

As of December 31, 2020

Derivatives

As of June 30, 2022

Derivatives

As of December 31, 2021

Balance Sheet Location

Fair Value

Balance Sheet Location

Fair Value

Balance Sheet Location

Fair Value

Balance Sheet Location

Fair Value

(In thousands)

Derivatives designated as cash flow hedges:

Interest rate swap assets

Other assets

141

Other assets

Interest rate swap assets

Other assets

24,912

Other assets

2,237

Interest rate swap liabilities

Other liabilities

3,942

Other liabilities

10,752

Interest rate swap liabilities

Other liabilities

941

Other liabilities

935

-20-

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (UNAUDITED)

The table below presents the effect of the Company’s derivative financial instruments on the Consolidated Statements of Income and Comprehensive Income for the three and six months ended June 30, ~~2021~~2022 and ~~2020:~~2021:


		Three Months Ended June 30,			Six Months Ended June 30,			Three Months Ended June 30,			Six Months Ended June 30,
		2021		2020	2021	2020		2022		2021	2022	2021
		(In thousands)						(In thousands)
DERIVATIVES IN CASH FLOW HEDGING RELATIONSHIPS	DERIVATIVES IN CASH FLOW HEDGING RELATIONSHIPS						DERIVATIVES IN CASH FLOW HEDGING RELATIONSHIPS
Interest Rate Swaps:	Interest Rate Swaps:						Interest Rate Swaps:
Amount of income (loss) recognized in Other comprehensive income (loss) on derivatives	Amount of income (loss) recognized in Other comprehensive income (loss) on derivatives	$	(2,395)	(2,869)	4,768	(18,572)	Amount of income (loss) recognized in Other comprehensive income (loss) on derivatives	$	6,403	(2,395)	21,355	4,768
Amount of (income) loss reclassified from Accumulated other comprehensive income (loss) into Interest expense		1,132		1,045	2,183	958
Amount of loss reclassified from Accumulated other comprehensive income (loss) into Interest expense							Amount of loss reclassified from Accumulated other comprehensive income (loss) into Interest expense	438		1,132	1,314	2,183

See Note 13 for additional information on the Company’s Accumulated other comprehensive income (loss) resulting from its interest rate swaps.

~~-18-~~

~~EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (UNAUDITED)~~

Derivative financial agreements expose the Company to credit risk in the event of non-performance by the counterparties under the terms of the interest rate hedge agreements. The Company believes it minimizes the credit risk by transacting with financial institutions the Company regards as credit-worthy.

The Company has an agreement with its derivative counterparties containing a provision stating that the Company could be declared in default on its derivative obligations if the Company defaults on any of its indebtedness, including default where repayment of the indebtedness has not been accelerated by the lender. If the Company breached any of these provisions it would be required to settle its obligations under the agreements at their termination value of ~~$3,942,000~~$24,268,000 as of June 30, ~~2021.~~2022.

(15) EARNINGS PER SHARE

The Company applies ASC 260, Earnings Per Share, which requires companies to present basic and diluted earnings per share (“EPS”). Basic EPS represents the amount of earnings for the period attributable to each share of common stock outstanding during the reporting period. The Company’s basic EPS is calculated by dividing Net Income Attributable to EastGroup Properties, Inc. Common Stockholders by the weighted average number of common shares outstanding. The weighted average number of common shares outstanding does not include any potentially dilutive securities or any unvested restricted shares of common stock. These unvested restricted shares, although classified as issued and outstanding, are considered forfeitable until the restrictions lapse and will not be included in the basic EPS calculation until the shares are vested.

Diluted EPS represents the amount of earnings for the period attributable to each share of common stock outstanding during the reporting period and to each share that would have been outstanding assuming the issuance of common shares for all dilutive potential common shares outstanding during the reporting period. The Company calculates diluted EPS by dividing Net Income Attributable to EastGroup Properties, Inc. Common Stockholders by the weighted average number of common shares outstanding plus the dilutive effect of unvested restricted stock. The dilutive effect of unvested restricted stock is determined using the treasury stock method.

-21-

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (UNAUDITED)

Reconciliation of the numerators and denominators in the basic and diluted EPS computations is as follows:


		Three Months Ended			Six Months Ended
		June 30,			June 30,			Three Months Ended June 30,			Six Months Ended June 30,
		2021		2020	2021	2020		2022		2021	2022	2021
		(In thousands)						(In thousands)
BASIC EPS COMPUTATION FOR NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS	BASIC EPS COMPUTATION FOR NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS						BASIC EPS COMPUTATION FOR NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS
Numerator – net income attributable to common stockholders	Numerator – net income attributable to common stockholders	$	27,558	23,484	54,897	46,781	Numerator – net income attributable to common stockholders	$	46,139	27,558	109,719	54,897
Denominator – weighted average shares outstanding	Denominator – weighted average shares outstanding	40,068		39,007	39,871	38,945	Denominator – weighted average shares outstanding	42,211		40,068	41,729	39,871
DILUTED EPS COMPUTATION FOR NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS	DILUTED EPS COMPUTATION FOR NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS						DILUTED EPS COMPUTATION FOR NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS
Numerator – net income attributable to common stockholders	Numerator – net income attributable to common stockholders	$	27,558	23,484	54,897	46,781	Numerator – net income attributable to common stockholders	$	46,139	27,558	109,719	54,897
Denominator:	Denominator:						Denominator:
Weighted average shares outstanding	Weighted average shares outstanding	40,068		39,007	39,871	38,945	Weighted average shares outstanding	42,211		40,068	41,729	39,871
Unvested restricted stock	Unvested restricted stock	97		70	94	74	Unvested restricted stock	105		97	109	94
Total Shares		40,165		39,077	39,965	39,019
Weighted average diluted shares outstanding							Weighted average diluted shares outstanding	42,316		40,165	41,838	39,965

(16) STOCK-BASED COMPENSATION

EastGroup applies the provisions of ASC 718, Compensation - Stock Compensation, to account for its stock-based compensation ~~awards.~~plans. ASC 718 requires that the compensation cost relating to share-based payment transactions be recognized in the financial statements and that the cost be measured on the fair value of the equity or liability instruments issued. The cost for market-based awards and awards that only require service are expensed on a straight-line basis over the requisite service periods. The cost for performance-based awards is determined using the graded vesting attribution method which recognizes each separate vesting portion of the award as a separate award on a straight-line basis over the requisite service period. This method accelerates the expensing of the award compared to the straight-line method. For awards with a performance condition, compensation expense is recognized when the performance condition is considered probable of achievement.

The total compensation expense for service and performance based awards is based upon the fair market value of the shares on the grant date. The grant date fair value for awards that have been granted and are subject to a future market condition (total shareholder return) are determined using a Monte Carlo simulation pricing model developed to specifically accommodate the unique features of the awards.

During the restricted period for awards no longer subject to contingencies, the Company accrues dividends and holds the certificates for the shares; however, the employee can vote the shares. Share certificates and dividends are delivered to the employee as they vest. Forfeitures of awards are recognized as they occur.

The Compensation Committee of the Company’s Board of Directors (the “Committee”) approves long-term and annual equity compensation awards for the Company’s executive officers. The vesting periods of the Company’s restricted stock plans vary, as determined by the Committee. Restricted stock is granted to executive officers subject to both continued service and the satisfaction of certain annual performance goals and multi-year market conditions as determined by the Committee.

The long-term compensation awards include components based on the Company’s total shareholder return over the upcoming ~~three-year~~three-year period and the employee’s continued service as of the vesting dates. The total shareholder return component is subject to bright-line tests that compare the Company’s total shareholder return to the Nareit Equity Index and to the member companies of the Nareit industrial index. The Company begins recognizing expense for these awards based on the grant date fair value of the awards which is determined using a

~~-19-~~

~~EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (UNAUDITED)~~

simulation pricing model developed to specifically accommodate the unique features of the award. These ~~market based~~market-based awards are expensed on a straight-line basis over the requisite service period (75% vests at the end of the three-year performance period and 25% vests the following year). The ~~long term~~long-term awards subject only to continuing employment are expensed on a straight-line basis over the requisite service ~~period.~~ period (25% vests in each of the following four years).

The annual equity compensation awards include components based on certain annual Company performance measures and individual annual performance goals over the upcoming year. The certain Company performance measures for ~~2021~~2022 are: (i) ~~FFO~~

-22-

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (UNAUDITED)

funds from operations (“FFO”) per share, (ii) cash same property net operating income change, (iii) debt-to-EBITDAre ratio, and (iv) fixed charge coverage. The Company begins recognizing expense for its estimate of the shares that could be earned pursuant to these awards on the grant date; the expense is adjusted to estimated performance levels during the performance period and to actual upon the determination of the awards. The shares are expensed using the graded vesting attribution method which recognizes each separate vesting portion of the award as a separate award on a straight-line basis over the requisite service ~~period.~~period (34% vests at the end of the one-year performance period and 33% vests in each of the following two years). Any shares issued pursuant to the individual annual performance goals are determined by the Committee in its discretion following the performance period. The Company begins recognizing the expense for the shares on the grant date and will expense on a straight-line basis over the remaining service ~~period.~~ period (34% vests at the end of the one-year performance period and 33% vests in each of the following two years).

Equity compensation is also awarded to the Company’s non-executive officers and directors, which are subject to service only conditions and expensed on a straight-line basis over the required service period. The total compensation expense is based upon the fair market value of the shares on the grant date.

The Committee has adopted an Equity Award Retirement Policy (the “retirement policy”) which allows for accelerated vesting of unvested shares for retirement-eligible employees (defined as employees who meet certain age and years of service requirements). In order to qualify for accelerated vesting upon retirement, the eligible employees must provide required notification under the retirement policy and must retire from the Company. The Company has adjusted its stock-based compensation expense to accelerate the recognition of expense for retirement-eligible employees.

Stock-based compensation cost for employees was ~~$2,189,000~~$2,989,000 and ~~$4,333,000~~$5,550,000 for the three and six months ended June 30, ~~2021,~~2022, of which ~~$479,000~~$645,000 and ~~$1,029,000~~$1,336,000 were capitalized as part of the Company’s development costs. For the three and six months ended June 30, ~~2020,~~2021, stock-based compensation cost for employees was ~~$1,893,000~~$2,189,000 and ~~$3,672,000,~~$4,333,000, of which ~~$499,000~~$479,000 and ~~$1,054,000~~$1,029,000 were capitalized as part of the Company’s development costs.

Stock-based compensation expense for directors was ~~$704,000~~$73,000 and ~~$707,000~~$106,000 for the three and six months ended June 30, ~~2021,~~2022, respectively, and ~~$801,000~~$704,000 and ~~$803,000~~$707,000 for the same periods in ~~2020.~~2021.

-23-

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (UNAUDITED)

Following is a summary of the total restricted shares granted, forfeited and delivered (vested) to participants with the related weighted average grant date fair value share prices. Of the shares that vested in the six months ended June 30, ~~2021,~~2022, the Company withheld ~~30,252~~34,251 shares to satisfy the tax obligations for those participants who elected this option as permitted under the applicable equity plan. As of the grant dates, the fair value of shares that were granted during the six months ended June 30, ~~2021~~2022 was ~~$6,133,000.~~$9,560,000. As of the vesting dates, the aggregate fair value of shares that vested during the six months ended June 30, ~~2021~~2022 was ~~$10,322,000.~~$17,124,000.


		Three Months Ended			Six Months Ended
Award Activity:	Award Activity:	June 30, 2021			June 30, 2021			Award Activity:	Three Months Ended June 30, 2022			Six Months Ended June 30, 2022
		Shares	Weighted Average Grant Date Fair Value		Shares	Weighted Average Grant Date Fair Value			Shares	Weighted Average Grant Date Fair Value		Shares	Weighted Average Grant Date Fair Value
Unvested at beginning of period	Unvested at beginning of period	97,134	$	111.44	113,403	$	100.89	Unvested at beginning of period	85,767	$	129.68	106,212	$	116.38
Granted (1) (2)	Granted (1) (2)	0	0		57,423	106.80		Granted (1) (2)	16,793	151.68		76,913	124.30
Forfeited	Forfeited	0	0		0	0		Forfeited	—	—		—	—
Vested	Vested	0	0		(73,692)	91.59		Vested	—	—		(80,565)	102.42
Unvested at end of period	Unvested at end of period	97,134	$	111.44	97,134	$	111.44	Unvested at end of period	102,560	$	133.28	102,560	$	133.28

(1) Includes shares granted in prior years for which performance conditions have been satisfied and the number of shares have been determined.

(2) Does not include the restricted shares that may be earned if the performance goals established in ~~2019~~2020 and ~~2020~~2021 for long-term performance and in ~~2021~~2022 for annual and long-term performance are achieved. Depending on the actual level of achievement of the goals at the end of the open performance periods, the number of shares earned could range from 0zero to ~~118,911.~~105,485.

(17) FAIR VALUE OF FINANCIAL INSTRUMENTS

ASC 820, Fair Value Measurement, defines fair value as the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date. ASC 820 also provides guidance for using fair value to measure financial assets and liabilities. The Codification requires disclosure of the level within the fair value hierarchy in which the fair value measurements fall, including measurements using quoted prices in active markets for identical

~~-20-~~

~~EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (UNAUDITED)~~

assets or liabilities (Level 1), quoted prices for similar instruments in active markets or quoted prices for identical or similar instruments in markets that are not active (Level 2), and significant valuation assumptions that are not readily observable in the market (Level 3).

The following table presents the carrying amounts and estimated fair values of the Company’s financial instruments in accordance with ASC 820 at June 30, ~~2021~~2022 and December 31, ~~2020.~~2021.


		June 30, 2021			December 31, 2020			June 30, 2022			December 31, 2021
		Carrying Amount (1)		Fair Value	Carrying Amount (1)	Fair Value		Carrying Amount (1)		Fair Value	Carrying Amount (1)	Fair Value
		(In thousands)						(In thousands)
Financial Assets:	Financial Assets:						Financial Assets:
Cash and cash equivalents	Cash and cash equivalents	$	38,565	38,565	21	21	Cash and cash equivalents	$	5,555	5,555	4,393	4,393

Interest rate swap assets	Interest rate swap assets	141		141	0	0	Interest rate swap assets	24,912		24,912	2,237	2,237
Financial Liabilities:	Financial Liabilities:						Financial Liabilities:
Unsecured bank credit facilities - variable rate (2)	Unsecured bank credit facilities - variable rate (2)	0		0	125,000	124,820	Unsecured bank credit facilities - variable rate (2)	206,419		203,888	209,210	209,202

Unsecured debt (2)	Unsecured debt (2)	1,285,000		1,326,729	1,110,000	1,141,803	Unsecured debt (2)	1,420,000		1,333,855	1,245,000	1,267,702
Secured debt (2)	Secured debt (2)	36,162		36,675	79,096	80,435	Secured debt (2)	2,099		2,040	2,156	2,269
Interest rate swap liabilities	Interest rate swap liabilities	3,942		3,942	10,752	10,752	Interest rate swap liabilities	941		941	935	935

(1) Carrying amounts shown in the table are included on the Consolidated Balance Sheets under the indicated captions, except as explained in the notes below.

(2) Carrying amounts and fair values shown in the table exclude debt issuance costs (see Note 10 for additional information).

The following methods and assumptions were used to estimate the fair value of each class of financial instruments:

Cash and cash equivalents: The carrying amounts approximate fair value due to the short maturity of those instruments.

Interest rate swap assets (included in Other assets on the Consolidated Balance Sheets): The instruments are recorded at fair value based on models using inputs, such as interest rate yield curves, LIBOR and SOFR swap curves and OIS curves,

-24-

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (UNAUDITED)

observable for substantially the full term of the contract (Level 2 input). See Note 14 for additional information on the Company’s interest rate swaps.

Unsecured bank credit facilities: The fair value of the Company’s unsecured bank credit facilities is estimated by discounting expected cash flows at current market rates (Level 2 input), excluding the effects of debt issuance costs.

Unsecured debt: The fair value of the Company’s unsecured debt is estimated by discounting expected cash flows at the rates currently offered to the Company for debt of the same remaining maturities, as advised by the Company’s bankers (Level 2 input), excluding the effects of debt issuance costs.

Secured debt: The fair value of the Company’s secured debt is estimated by discounting expected cash flows at the rates currently offered to the Company for debt of the same remaining maturities, as advised by the Company’s bankers (Level 2 input), excluding the effects of debt issuance costs.

Interest rate swap liabilities (included in Other liabilities on the Consolidated Balance Sheets): The instruments are recorded at fair value based on models using inputs, such as interest rate yield curves, LIBOR and SOFR swap curves and OIS curves, observable for substantially the full term of the contract (Level 2 input). See Note 14 for additional information on the Company’s interest rate swaps.

(18) RISKS AND UNCERTAINTIES

The state of the overall economy can significantly impact the Company’s operational performance and thus impact its financial position. Should EastGroup experience a significant decline in operational performance due to the current coronavirus (“COVID-19”) pandemic ~~as discussed below,~~ or other general economic conditions, it may affect the Company’s ability to make distributions to its shareholders, service debt or meet other financial obligations.

~~On March 11, 2020, the World Health Organization characterized COVID-19 as a pandemic. The United States, which is where EastGroup’s properties are located, has experienced widespread infection.~~ Although COVID-19 ~~vaccines are actively being administered,~~has had an overall minimal impact on the Company in 2020, 2021 and ~~state and local governments, including in those jurisdictions where EastGroup’s properties are located, have in many cases rescinded~~during the ~~actions (such as “stay-at-home” directives) intended to mitigate the impact~~first six months of ~~the pandemic, the impact of the rapidly changing market and economic conditions created by the pandemic remains uncertain.~~2022, EastGroup remains unable to predict ~~the ultimate~~any future impact that ~~COVID-19 will~~it may have on its business, financial condition, results of operations and cash flows.

~~-21-~~

~~EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (UNAUDITED)~~

EastGroup’s ability to lease its properties and collect rental revenues and expense reimbursements is dependent upon national, regional and local economic conditions. The potential inability to renew leases, lease vacant space or re-lease space as leases expire on favorable terms, or at all, could cause a decline in the Company’s receipt of rental payments. The Company has been in communication with a portion of its customer base regarding rent relief requests and has executed rent deferral agreements totaling $1.7 million, all of which were applicable to periods through December 31, 2020. The majority of these deferral agreements ($1.4 million of the $1.7 million) qualify under modified COVID-19-related guidance provided by the FASB for rental income to be recognized in the periods in which they were charged under the original terms of the leases. When requests were made, they were handled on a case-by-case basis, and the Company’s responses were largely dependent on its understanding of the financial strength of the customer, the operational and earnings impacts being experienced by the customer, and the customer’s ability or inability to obtain capital through debt or equity issuances, government assistance programs or by other means.

Some of the Company’s customers have experienced and may in the future continue to experience a deterioration in their financial position, results of operations and cash flows; as a result, they may not be able to pay their rent and expense reimbursements, which could adversely affect EastGroup’s financial condition, results of operations and cash flows.

Federal, state and local government restrictions associated with the mitigation efforts to prevent the spread of COVID-19 could prevent EastGroup’s customers from accessing their leased space and operating their businesses; such restrictions could also impact the Company’s ability to operate its business, which may cause the business and operating results to decline or impact the Company’s ability to comply with regulatory obligations leading to reputational harm and regulatory issues or fines. Such restrictions could also inhibit the Company’s ability to lease vacant space in its operating portfolio and its development and value-add program. In addition, government restrictions could prevent construction of tenant improvements and development projects, which could delay construction completion and lease commencement dates. In each case, EastGroup may experience an adverse impact on its financial condition and results of operations.

The health and well-being of EastGroup’s customers, employees, directors and other stakeholders is of great importance to the Company. The Company is providing paid leave for employees to obtain the COVID-19 vaccine. The Company is striving to accommodate flexible working arrangements for its employees to ensure the health and safety of its team, while employees are continuing to perform job duties and provide services to the Company’s customers and other stakeholders. There are risks associated with remote working arrangements, including, but not limited to, risks related to cyber-security. EastGroup is continuing to monitor and adhere to federal, state and local government guidelines regarding its work arrangements with the goal of preventing the spread of COVID-19 to the Company’s workforce, customers and communities. There are risks and uncertainties related to the health of the Company’s employees and directors; any potential deterioration of the health of key personnel could impact EastGroup’s business operations.

(19) LEGAL MATTERS

(20) RECENT ACCOUNTING PRONOUNCEMENTS

EastGroup has evaluated all ASUs recently released by the FASB through the date the financial statements were issued and determined that ~~the following ASU applies to the Company.~~

~~In March 2020, the FASB issued~~ ASU 2020-04, Reference Rate Reform (Topic 848): Facilitation of the Effects of Reference Rate Reform on Financial Reporting., applies to the Company. See Note 14 in the Notes to Consolidated Financial Statements for the Company’s evaluation of ASU ~~2020-04 contains practical expedients~~2020-04.

(21) SUBSEQUENT EVENTS

Subsequent to June 30, 2022, the Company closed on the acquisition of Access Point 3 in Greenville, South Carolina for ~~reference~~approximately $21.1 million. This recently constructed 299,000 square foot building is currently in the lease-up phase of the development and value-add portfolio.

Also subsequent to June 30, 2022, EastGroup closed on the acquisition of 2 land parcels. One site is 17.8 acres of undeveloped land in San Antonio. This parcel was acquired for approximately $4.8 million and will accommodate the future development of 3 buildings containing approximately 225,000 square feet. The other site is 33.2 acres located in Greenville and was acquired for approximately $1.2 million. The Company has future plans to construct a building containing approximately 200,000 square feet on this site.

In July 2022, the Company agreed to terms with a bank on a $50 million senior unsecured term loan with interest-only payments, bearing interest at the annual rate ~~reform related activities that impact~~of SOFR plus an applicable margin based on the Company’s senior unsecured long-term debt ~~leases, derivatives~~rating and consolidated leverage ratio. The loan is expected to close in the third quarter of 2022 and have a 2-year term. The Company also entered into an interest rate swap agreement to convert the loan’s SOFR rate component to a fixed interest rate for the entire term of the loan, providing a total effective fixed interest rate of 4.09%.

Also in July 2022, the Company and a group of lenders agreed to terms on the private placement of 2 senior unsecured notes totaling $150 million. One note for $75 million has an 11-year term and a fixed interest rate of 4.90% with semi-annual interest-only payments. The other ~~contracts.~~$75 million note has a 12-year term and a fixed interest rate of 4.95% with semi-annual interest-only payments. The ~~guidance~~notes are expected to be issued and sold in ~~ASU 2020-04 is optional~~October 2022. The notes will not be and have not been registered under the Securities Act of 1933, as amended, and may not be elected over time as reference rate reform activities occur. During 2020, the Company elected to apply the hedge accounting expedients related to probability and the assessments of effectiveness for future LIBOR-indexed cash flows to assume that the index upon which future hedged transactions will be based matches the index on the corresponding derivatives. Application of these expedients preserves the presentation of derivatives consistent with past presentation. The Company continues to evaluate the impact of the guidance and may apply other elections as applicable as additional changesoffered or sold in the ~~market occur.~~United States absent registration or an applicable exemption from the registration requirements.

~~-22-~~-25-

ITEM 2.MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS.

The following discussion and analysis of results of operations and financial condition should be read in conjunction with the consolidated financial statements and notes thereto appearing elsewhere in this Quarterly Report on Form 10-Q.

FORWARD-LOOKING STATEMENTS

This Quarterly Report on Form 10-Q includes “forward-looking statements” (within the meaning of the federal securities laws, Section 27A of the Securities Act of 1933, as amended (the “Securities Act”), and Section 21E of the Exchange Act of 1934, as amended (the “Exchange Act”)) that reflect EastGroup’s expectations and projections about the Company’s future results, performance, prospects, plans and opportunities. The Company has attempted to identify these forward-looking statements by the use of words such as “may,” “will,” “seek,” “expects,” “anticipates,” “believes,” “targets,” “intends,” “should,” “estimates,” “could,” “continue,” “assume,” “projects,” “goals,” “plans” or variations of such words and similar expressions. These forward-looking statements are based on information currently available to the Company and are subject to a number of known and unknown assumptions, risks, uncertainties and other factors that may cause the Company’s actual results, performance, plans or achievements to be materially different from any future results, performance or achievements expressed or implied by these forward-looking statements. These factors include, among other things, those discussed below. The Company intends for all such forward-looking statements to be covered by the safe harbor provisions for forward-looking statements contained in Section 27A of the Securities Act and Section 21E of the Exchange Act, as applicable by law. The Company does not undertake publicly to update or revise any forward-looking statements, whether as a result of changes in underlying assumptions or new information, future events or otherwise, except as may be required to satisfy the Company’s obligations under federal securities ~~law.~~laws.

The following are some, but not all, of the risks, uncertainties and other factors that could cause the Company’s actual results to differ materially from those presented in the Company’s forward-looking statements (the Company refers to itself as “we,” “us” or “our” in the following):

•international, national, regional and local economic conditions;

•the duration and extent of the impact of the coronavirus (“COVID-19”) pandemic, including ~~as a result of~~ any COVID-19 variants or ~~as affected by~~ the ~~rate and~~ efficacy or availability of COVID-19 vaccines, ~~and any related orders or other formal recommendations for social distancing~~ on our business operations or the business operations of our tenants (including their ability to timely make rent payments) and the economy generally;

•disruption in supply and delivery chains;

•construction costs could increase as a result of inflation impacting the ~~general level of~~cost to develop properties;

•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;

•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 significant uncertainty as to the conditions under which current or potential tenants will be able to operate physical locations in the future;

•potential changes in the law or governmental regulations and interpretations of those laws and regulations, including changes in real estate laws or real estate investment trust (“REIT”) or corporate income tax laws, and potential increases in real property tax rates;

•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 outbreak of COVID-19;

•the terms of governmental regulations that affect us and interpretations of those regulations, including the costs of compliance with those regulations, changes in real estate and zoning laws and increases in real property tax rates;

•credit risk in the event of non-performance by the counterparties to our interest rate swaps;

•the discontinuation of London Interbank Offered Rate (“LIBOR”);

•lack of or insufficient amounts of insurance;

-26-

•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;

•the consequences of future terrorist attacks or civil unrest; and

~~-23-~~

•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, ~~2020.~~2021. In addition, the Company’s current and continuing qualification as a ~~real estate investment trust, or~~ REIT involves the application of highly technical and complex provisions of the Internal Revenue Code of 1986, as amended ~~or the Code,~~(the “Code”), and depends on the Company’s ability to meet the various requirements imposed by the Code through actual operating results, distribution levels and diversity of stock ownership.

OVERVIEW

EastGroup’s goal is to maximize shareholder value by being a leading provider in its markets of functional, flexible and quality business distribution space for location-sensitive customers (primarily in the 15,000 to 70,000 square foot range). The Company develops, acquires and operates distribution facilities, the majority of which are clustered around major transportation features in supply constrained submarkets in major Sunbelt regions. The Company’s core markets are in the states of Florida, Texas, Arizona, California and North Carolina.

~~Impact of the COVID-19 Pandemic~~

~~Global, national and local economies continue to be impacted by the~~The COVID-19 pandemic ~~and the mitigation efforts to combat the spread of COVID-19. During the course of the pandemic, the United States~~ has ~~experienced, and may continue to experience, significant health, social and economic impacts from COVID-19.~~not had a materially disruptive effect on EastGroup’s operations, occupancy ~~and~~or rent collections have remained substantially stable during this period. The Company has executed rent deferral agreements totaling $1.7 million, which represents approximately 0.4% of the Company’s 2020 revenue, and of which $1.5 million has been collected by the Company through July 27, 2021. The deferrals all relate to 2020 rental income with no future period deferred rents. The terms differ for each deferral agreement, and all deferred rent payments that were due through June 30, 2021 have been collected with the exception of $33,000. Under modified COVID-19-related guidance provided by the Financial Accounting Standards Board (“FASB”), rental income for the majority of these deferral agreements ($1.4 million of the $1.7 million) qualified to be recognized as rental income in the periods in which it was charged under the original terms of the leases. Rent payment deferrals have not been significant; however, the Company is continuing to actively monitor the evolving COVID-19 situation and its impact on the Company’s cash flows and operations.

As of July 27, 2021, the Company had collected 99.4% of its rental income charges for January through July 2021. Also as of July 27, 2021, the Company had collected 97.7% of amounts due through June 30, 2021 pursuant to deferral agreements with tenants.

~~The future impacts of COVID-19 on the Company are largely dependent on~~date. However, EastGroup cannot predict the severity and duration of the economic uncertainty related to the pandemic, and ~~its~~the pandemic’s effect on EastGroup’s customers and on the Company’s business, future financial condition and operating results cannot be predicted with certainty at this ~~time~~.time. We have received a limited number of, and may in the future receive additional, rent relief requests from our tenants. As of June 30, 2022, we do not believe that these rent relief requests will have a material impact on our rental revenues. The discussions below, including without limitation with respect to liquidity, are subject to the future effects of the COVID-19 pandemic and the related actions to curb its spread, which continue to evolve.

~~General~~

EastGroup believes its current operating cash flow and unsecured bank credit facilities provide the capacity to fund the operations of the Company, and the Company also believes it can issue common and/or preferred equity and obtain debt financing on currently acceptable terms. During the three months ended ~~June 30, 2021,~~March 31, 2022, EastGroup issued ~~370,177~~385,538 shares of common stock through its continuous common equity offering program, providing net proceeds to the Company of ~~$59.3~~$74.2 million. ~~During~~There were no shares issued or sold under the ~~six months ended June 30, 2021, EastGroup issued 687,715 shares of common stock through its~~ continuous common equity offering program ~~providing net proceeds to~~during the ~~Company of $103.8 million.~~three months ended June 30, 2022. Also during the six months ended June 30, ~~2021,~~2022, the Company closed a ~~$50~~$100 million senior unsecured term loan with an ~~effective~~effectively fixed interest rate of ~~1.55%~~3.06% and the private placement of ~~$125~~$150 million of senior unsecured notes with a fixed interest rate of ~~2.74%~~3.03%. The Company amended and restated its two unsecured bank credit facilities on June 29, 2021, expanding the capacity from $350 million and $45 million with maturity dates of July 30, 2022 to $425 million and $50 million, respectively, with maturity dates of July 30, 2025. EastGroup’s financing and equity issuances are further described in Liquidity and Capital Resources below.

The Company’s primary revenue is rental income. During the six months ended June 30, ~~2021,~~2022, EastGroup executed new and renewal leases on ~~5,010,000~~4,968,000 square feet ~~(11.0%~~(10.0% of EastGroup’s total square footage of ~~45,477,000)~~49,881,000). For new and renewal leases signed during the first six months of ~~2021,~~2022, average rental rates increased by ~~28.3%~~35.2% as compared to the former leases on the same spaces.

Property Net Operating Income (“PNOI”) Excluding Income from Lease Terminations from same properties (defined as operating properties owned during the entire current and prior year reporting periods – January 1, ~~2020~~2021 through June 30, ~~2021)~~2022), increased ~~6.1%~~7.6% for the six months ended June 30, ~~2021~~2022 as compared to the same period in ~~2020.~~2021.

~~-24-~~

EastGroup’s operating portfolio was ~~98.3%~~99.1% leased and ~~96.8%~~98.5% occupied as of June 30, ~~2021,~~2022, compared to ~~97.5%~~98.3% and ~~97.0%~~96.8%, respectively, at June 30, ~~2020.~~ 2021. As of July ~~27, 2021~~,26, 2022, the operating portfolio was ~~98.5%~~98.9% leased and ~~96.7%~~98.1% occupied. Leases scheduled to expire for the remainder of ~~2021~~2022 were ~~5.1%~~5.5% of the operating portfolio on a square foot basis at June 30, ~~2021,~~2022, and this percentage was reduced to ~~4.2%~~4.5% as of July ~~27, 2021.~~26, 2022.

The Company generates new sources of leasing revenue through its development and acquisition programs. The Company mitigates risks associated with development through a Board-approved maximum level of land held for development and by adjusting development start dates according to leasing activity.

During the six months ended June 30, ~~2021,~~2022, EastGroup acquired ~~four~~three value-add properties located in Houston, Phoenix and San Francisco containing ~~499,000~~745,000 square feet ~~in Greenville and Atlanta~~ for ~~$36.6 million and 15.1~~$101.8 million. EastGroup also acquired 177.5 acres of development land in Miami, Houston, Phoenix, San Francisco, Sacramento and Atlanta for ~~$289,000.~~$54.8 million. During the same period, the Company

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began construction of ~~seven~~nine development projects containing ~~1,318,000~~1,475,000 square feet in ~~Orlando, Tampa, Fort Myers, Dallas, San Antonio and San Diego.~~seven cities. EastGroup also transferred 11five development ~~projects~~ and value-add ~~acquisitions (1,545,000~~properties (1,517,000 square feet) in ~~Miami, Fort Myers, Dallas, Austin, Houston,~~Tampa, San ~~Antonio, Phoenix, Los Angeles~~Diego and ~~Atlanta~~Greenville from its development and value-add program to real estate properties, with costs of ~~$164.1~~$240.1 million at the date of transfer. As of June 30, ~~2021,~~2022, EastGroup’s development and value-add program consisted of 1628 projects ~~(3,013,000~~(4,609,000 square feet) located in 1215 cities. The projected total investment for the development and value-add projects, which were collectively ~~53%~~52% leased as of July ~~27, 2021,~~26, 2022, is ~~$329~~$557.6 million, of which ~~$134~~$164.7 million remained to be invested as of June 30, ~~2021.~~2022.

During the six months ended June 30, ~~2021,~~2022, EastGroup ~~acquired~~closed the acquisition of Tulloch Corporation, the owner of an industrial real estate portfolio that included 14 operating properties located in Sacramento and San Francisco containing 1,706,000 square feet. The portfolio also included two land parcels located in Sacramento and San Francisco totaling 10.5 acres. As consideration in connection with the acquisition, EastGroup assumed a ~~79,000 square foot operating property~~loan with an outstanding principal balance of $60 million, which the Company immediately repaid with no penalty in ~~Phoenix for $9.2 million.~~June 2022, and issued 1,868,809 shares of the Company’s common stock.

~~There were no property~~During the six months ended June 30, 2022, EastGroup sold 287,000 square feet of operating properties, generating gross sales proceeds of $52.4 million. The Company recognized $41.0 million in Gain on sales of real estate investments during the six months ended June 30, ~~2021.~~2022.

The Company typically initially funds its development and acquisition programs through its unsecured bank credit facilities, the total capacity of which was increased in June 2021 to $475 million (as discussed in Liquidity and Capital Resources). As market conditions permit, EastGroup issues equity and/or employs fixed-rate debt, including variable-rate debt that has been swapped to an effectively fixed rate through the use of interest rate swaps, to replace short-term bank borrowings. ~~In June 2019,~~ Moody’s Investors Service ~~affirmed EastGroup’s~~has assigned the Company’s issuer rating of Baa2 with a stable outlook. 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. Each rating should be evaluated independently of any other rating. For future debt issuances, the Company intends to issue primarily unsecured fixed-rate debt, including variable-rate debt that has been swapped to an effectively fixed rate through the use of interest rate swaps. The Company may also access the public debt market in the future as a means to raise capital.

EastGroup has one reportable segment – industrial ~~properties. These~~ properties, ~~primarily located in major Sunbelt regions~~consistent with the Company’s manner of internal reporting, measurement of operating results and allocation of the ~~United States, have similar economic characteristics and, as a result, have been aggregated into one reportable segment.~~

Company’s resources. The Company’s chief decision makers use two primary measures of operating results in making decisions: (1) funds from operations (“FFO”) attributable to common stockholders, ~~(“FFO”),~~ and (2) property net operating income (“PNOI”).

FFO is computed in accordance with standards established by the National Association of Real Estate Investment Trusts, Inc. (“Nareit”). Nareit’s guidance allows preparers an option as it pertains to whether gains or losses on sale, or impairment charges, on real estate assets incidental to a REIT's business are excluded from the calculation of FFO. EastGroup has made the election to exclude activity related to such assets that are incidental to our business.

FFO is calculated as net income (loss) attributable to common stockholders computed in accordance with U.S. 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 not considered as an alternative to net income (determined in accordance with GAAP) as an indication of the Company’s financial performance, nor is it a measure of the Company’s liquidity or indicative of funds available to provide for the Company’s cash needs, including its ability to make distributions. The Company’s key drivers affecting FFO are changes in PNOI (as discussed below), interest rates, the amount of leverage the Company employs and general and administrative expenses.

PNOI is defined as 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.

~~-25-~~

EastGroup sometimes refers to PNOI from Same Properties as “Same PNOI”; the Company also presents Same PNOI Excluding Income from Lease Terminations. Same Properties is defined as operating properties owned during the entire current period and prior year reporting period. 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 also excluded. For the three and six months ended June 30, ~~2021,~~2022, Same Properties includes properties which were included in the operating portfolio for the entire period from January 1, ~~2020~~2021 through June 30, ~~2021.~~2022. The Company presents Same PNOI and Same PNOI Excluding Income from Lease Terminations as a 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. ~~It is calculated on a lease-by-lease basis by averaging the customers’ rent payments over the life of each individual lease.~~

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FFO and PNOI are supplemental industry reporting measurements used to evaluate the performance of the Company’s investments in real estate assets and its operating results. The Company believes that the exclusion of depreciation and amortization in the ~~industry’s~~ calculations of PNOI and FFO provides supplemental indicators of the properties’ performance since real estate values have historically risen or fallen with market conditions. PNOI and FFO as calculated by the Company may not be comparable to similarly titled but differently calculated measures for other ~~real estate investment trusts (“REITs”).~~REITs. Investors should be aware that items excluded from or added back to FFO are significant components in understanding and assessing the Company’s financial performance. These non-GAAP figures should not be considered a substitute for, and should only be considered together with and as a supplement to, the Company’s financial information presented in accordance with GAAP.

The following table presents reconciliations of Net Income to PNOI, Same PNOI and Same PNOI Excluding Income from Lease Terminations for the three and six months ended June 30, 2022 and 2021.


	Three Months Ended June 30,			Six Months Ended June 30,
	2022		2021	2022	2021
	(In thousands)
NET INCOME	$	46,165	27,578	109,769	54,935
Gain on sales of real estate investments	(10,647)		—	(40,999)	—



Interest income	(6)		(3)	(6)	(4)
Other revenue	(55)		(13)	(77)	(27)
Indirect leasing costs	116		134	291	464

Depreciation and amortization	37,461		31,349	73,802	61,662
Company’s share of depreciation from unconsolidated investment	31		34	62	68
Interest expense	8,970		8,181	17,080	16,457
General and administrative expense	4,226		4,486	8,536	8,522

Noncontrolling interest in PNOI of consolidated joint ventures	(32)		(16)	(53)	(31)
PROPERTY NET OPERATING INCOME (“PNOI”)	86,229		71,730	168,405	142,046
PNOI from 2021 and 2022 acquisitions	(3,142)		(36)	(5,546)	(36)
PNOI from 2021 and 2022 development and value-add properties	(8,237)		(2,008)	(15,116)	(3,340)
PNOI from 2021 and 2022 operating property dispositions	(70)		(881)	(237)	(1,718)
Other PNOI	102		(73)	112	(127)
SAME PNOI	74,882		68,732	147,618	136,825
Net lease termination fee income from same properties	(864)		(18)	(1,091)	(594)
SAME PNOI EXCLUDING INCOME FROM LEASE TERMINATIONS	$	74,018	68,714	146,527	136,231

PNOI was calculated as follows for the three and six months ended June 30, ~~2021~~2022 and ~~2020.~~2021.


		Three Months Ended June 30,			Six Months Ended June 30,			Three Months Ended June 30,			Six Months Ended June 30,
		2021		2020	2021	2020		2022		2021	2022	2021
		(In thousands)						(In thousands)
Income from real estate operations	Income from real estate operations	$	99,562	89,500	197,479	178,077	Income from real estate operations	$	118,498	99,562	231,450	197,479
Expenses from real estate operations	Expenses from real estate operations	(28,057)		(25,351)	(55,877)	(51,180)	Expenses from real estate operations	(32,546)		(28,057)	(63,610)	(55,877)
Noncontrolling interest in PNOI of consolidated joint ventures	Noncontrolling interest in PNOI of consolidated joint ventures	(16)		(41)	(31)	(84)	Noncontrolling interest in PNOI of consolidated joint ventures	(32)		(16)	(53)	(31)
PNOI from 50% owned unconsolidated investment	PNOI from 50% owned unconsolidated investment	241		243	475	486	PNOI from 50% owned unconsolidated investment	309		241	618	475
PROPERTY NET OPERATING INCOME (“PNOI”)	PROPERTY NET OPERATING INCOME (“PNOI”)	$	71,730	64,351	142,046	127,299	PROPERTY NET OPERATING INCOME (“PNOI”)	$	86,229	71,730	168,405	142,046

Income from real estate operations is comprised of rental income, net of reserves for uncollectible rent, expense reimbursement pass-through income and other real estate income including lease termination fees. Expenses from real estate operations is comprised of property taxes, insurance, utilities, repair and maintenance expenses, management fees and other operating costs. Generally, the Company’s most significant operating expenses are property taxes and insurance. Tenant leases may be net leases in which the total operating expenses are recoverable, modified gross leases in which some of the operating expenses

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are recoverable, or gross leases in which no expenses are recoverable (gross leases represent only a small portion of the Company’s total leases). Increases in property operating expenses are fully recoverable under net leases and recoverable to a high degree under modified gross leases. Modified gross leases often include base year amounts, and expense increases over these amounts are recoverable. The Company’s exposure to property operating expenses is primarily due to vacancies and leases for occupied space that limit the amount of expenses that can be recovered.

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~~The following table presents reconciliations of Net Income to PNOI, Same PNOI and Same PNOI Excluding Income from Lease Terminations for the three and six months ended June 30, 2021 and 2020.~~

Three Months Ended
June 30, Six Months Ended
June 30,
2021 2020 2021 2020
(In thousands)
NET INCOME $ 27,578 23,487 54,935 46,785
Interest income (3) (21) (4) (50)
Other revenue (13) (215) (27) (266)
Indirect leasing costs 134 166 464 274
Depreciation and amortization 31,349 28,570 61,662 56,462
Company’s share of depreciation from unconsolidated investment 34 34 68 69
Interest expense 8,181 8,346 16,457 16,803
General and administrative expense 4,486 4,025 8,522 7,306
Noncontrolling interest in PNOI of consolidated joint ventures (16) (41) (31) (84)
PROPERTY NET OPERATING INCOME (“PNOI”) 71,730 64,351 142,046 127,299
PNOI from 2020 and 2021 acquisitions (772) (130) (1,456) (171)
PNOI from 2020 and 2021 development and value-add properties (6,249) (2,832) (11,317) (4,843)
PNOI from 2020 operating property dispositions — (310) — (544)
Other PNOI 42 57 101 104
SAME PNOI 64,751 61,136 129,374 121,845
Net lease termination fee income from same properties (18) (25) (594) (469)
SAME PNOI EXCLUDING INCOME FROM LEASE TERMINATIONS $ 64,733 61,111 128,780 121,376

The following table presents reconciliations of Net Income Attributable to EastGroup Properties, Inc. Common Stockholders to FFO Attributable to Common Stockholders for the three and six months ended June 30, ~~2021~~2022 and ~~2020.~~2021.

Three Months Ended
June 30, Six Months Ended
June 30,
2021 2020 2021 2020
(In thousands, except per share data)
NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS $ 27,558 23,484 54,897 46,781
Depreciation and amortization 31,349 28,570 61,662 56,462
Company’s share of depreciation from unconsolidated investment 34 34 68 69
Depreciation and amortization from noncontrolling interest — (37) — (79)
FUNDS FROM OPERATIONS (“FFO”) ATTRIBUTABLE TO COMMON STOCKHOLDERS $ 58,941 52,051 116,627 103,233
Net income attributable to common stockholders per diluted share $ 0.69 0.60 $ 1.37 1.20
Funds from operations (“FFO”) attributable to common stockholders per diluted share $ 1.47 1.33 $ 2.92 2.65
Diluted shares for earnings per share and funds from operations 40,165 39,077 39,965 39,019


	Three Months Ended June 30,			Six Months Ended June 30,
	2022		2021	2022		2021
	(In thousands, except per share data)
NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS	$	46,139	27,558	109,719		54,897
Depreciation and amortization	37,461		31,349	73,802		61,662
Company’s share of depreciation from unconsolidated investment	31		34	62		68
Depreciation and amortization from noncontrolling interest	(6)		—	(9)		—
Gain on sales of real estate investments	(10,647)		—	(40,999)		—


FUNDS FROM OPERATIONS (“FFO”) ATTRIBUTABLE TO COMMON STOCKHOLDERS	$	72,978	58,941	142,575		116,627
Net income attributable to common stockholders per diluted share	$	1.09	0.69	$	2.62	1.37
Funds from operations (“FFO”) attributable to common stockholders per diluted share	$	1.72	1.47	$	3.41	2.92
Diluted shares for earnings per share and funds from operations	42,316		40,165	41,838		39,965

The Company analyzes the following performance trends in evaluating the revenues and expenses of the Company:

•The change in FFO per share represents the increase or decrease in FFO per share from the current period compared to the same period in the prior year. For the three months ended June 30, ~~2021,~~2022, FFO was ~~$1.47~~$1.72 per share compared with ~~$1.33~~$1.47 per share for the same period of ~~2020,~~2021, an increase of ~~10.5%~~17.0%. For the six months ended June 30, ~~2021,~~2022, FFO was ~~$2.92~~$3.41 per share compared with ~~$2.65~~$2.92 per share for the same period of ~~2020,~~2021, an increase of ~~10.2%~~16.8%.

~~-27-~~

•For the three months ended June 30, ~~2021,~~2022, PNOI increased by ~~$7,379,000,~~$14,499,000, or ~~11.5%~~20.2%, as compared to the same period in ~~2020.~~2021. PNOI increased ~~$3,615,000 from same property operations, $3,417,000~~$6,229,000 from newly developed and value-add properties, $6,150,000 from same property operations and ~~$642,000~~$3,106,000 from ~~2020~~2021 and ~~2021~~2022 acquisitions; PNOI decreased ~~$310,000~~$811,000 from operating properties sold in ~~2020.~~2021 and 2022.

For the six months ended June 30, ~~2021,~~2022, PNOI increased by ~~$14,747,000,~~$26,359,000, or ~~11.6%~~18.6%, as compared to the same period in ~~2020.~~2021. PNOI increased ~~$7,529,000 from same property operations, $6,474,000~~$11,776,000 from newly developed and value-add properties, $10,793,000 from same property operations and ~~$1,285,000~~$5,510,000 from ~~2020~~2021 and ~~2021~~2022 acquisitions; PNOI decreased ~~$544,000~~$1,481,000 from operating properties sold in ~~2020.~~2021 and 2022.

•The change in Same PNOI represents the PNOI increase or decrease for the same operating properties owned during the entire current and prior year reporting periods (January 1, ~~2020~~2021 through June 30, ~~2021)~~2022). Same PNOI, excluding income from lease terminations, increased ~~5.9%~~7.7% and ~~6.1%~~7.6% for the three and six months ended June 30, ~~2021, respectively,~~2022, as compared to the same periods in ~~2020.~~2021.

•Same property average occupancy represents the average month-end percentage of leased square footage for which the lease term has commenced as compared to the total leasable square footage for the same operating properties owned during the entire current period and prior year reporting periods (January 1, ~~2020~~2021 through June 30, ~~2021)~~2022). Same property average occupancy was ~~97.3%~~98.2% for the three months ended June 30, ~~2021,~~2022, compared to ~~96.8%~~97.2% for the same period of ~~2020.~~2021. Same property average occupancy was ~~97.4%~~98.0% for the six months ended June 30, ~~2021,~~2022, compared to ~~96.8%~~97.1% for the same period of ~~2020.~~2021.

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•Occupancy is the percentage of leased square footage for which the lease term has commenced as compared to the total leasable square footage as of the close of the reporting period. Occupancy at June 30, ~~2021~~2022 was ~~96.8%~~98.5%. Quarter-end occupancy ranged from ~~96.4%~~96.8% to ~~97.3%~~97.9% over the previous four quarters ended June 30, ~~2020~~2021 to March 31, ~~2021.~~2022.

•Rental rate change represents the rental rate increase or decrease on new and renewal leases compared to the prior leases on the same space. Rental rate increases on new and renewal leases ~~(5.2%~~(4.8% of total square footage) averaged ~~31.2%~~37.2% for the three months ended June 30, ~~2021.~~2022. For the six months ended June 30, ~~2021,~~2022, rental rate increases on new and renewal leases ~~(11.0%~~(10.0% of total square footage) averaged ~~28.3%~~35.2%.

•Lease termination fee income is included in Income from real estate operations. Lease termination fee income for the three and six months ended June 30, ~~2021~~2022 was $979,000 and $2,373,000, respectively, compared to $18,000 and $594,000 ~~respectively, compared to $25,000 and $469,000~~ for the same periods of ~~2020.~~2021.

•The Company records reserves for uncollectible rent as reductions to Income from real estate operations; recoveries for uncollectible rent are recorded as additions to Income from real estate operations. The Company recorded net ~~recoveries~~reserves for uncollectible rent of ~~$12,000~~$36,000 and ~~$90,000~~net recoveries of uncollectible rent of $70,000 for the three and six months ended June 30, ~~2021,~~2022, respectively, compared to net ~~reserves for uncollectible rent~~recoveries of ~~$725,000~~$12,000 and ~~$1,220,000~~$90,000 for the same periods of ~~2020.~~2021. We evaluate the ~~collectibility~~collectability of rents and other receivables for individual leases at each reporting period based on factors including, among others, ~~tenant's~~tenant payment history, the financial condition of the tenant, business conditions and trends in the industry in which the tenant operates and economic conditions in the geographic area where the property is located. If evaluation of these factors or others indicates it is not probable we will collect substantially all rent we recognize an adjustment to rental revenue. If our judgment or estimation regarding probability of collection changes we may adjust or record additional rental revenue in the period such conclusion is reached. The Company followed its normal process for recording reserves for uncollectible rent during the three and six months ended June 30, ~~2021 and also evaluated all deferred rent related to the COVID-19 pandemic for collectibility.~~2022.

CRITICAL ACCOUNTING POLICIES AND ESTIMATES

The Company’s management considers the following accounting policies and estimates to be critical to the reported operations of the Company.

Acquisition and Development of Real Estate Properties

The ~~FASB~~Financial Accounting Standards Board (“FASB”) Codification provides guidance on how to properly determine the allocation of the purchase price among the individual components of both the tangible and intangible assets based on their respective fair values. Factors considered by management in allocating the cost of the properties acquired include an estimate of carrying costs during the expected lease-up periods considering current market conditions and costs to execute similar leases. The allocation to tangible assets (land, building and improvements) is based upon management’s determination of the value of the property as if it were vacant using discounted cash flow models. Land is valued using comparable land sales specific to the applicable market, provided by a third

~~-28-~~

party. The Company determines whether any financing assumed is above or below market based upon comparison to similar financing terms for similar properties. The cost of the properties acquired may be adjusted based on indebtedness assumed from the seller that is determined to be above or below market rates.

The purchase price is also allocated among the following categories of intangible assets: the above or below market component of in-place leases, the value of in-place leases and the value of customer relationships. The value allocable to the above or below market component of an acquired in-place lease is determined based upon the present value (using a discount rate reflecting the risks associated with the acquired leases) of the difference between (i) the contractual amounts to be paid pursuant to the lease over its remaining term, and (ii) management’s estimate of the amounts that would be paid using current market rents over the remaining term of the lease. The amounts allocated to above and below market ~~leases~~lease intangibles are included in Other assets and Other liabilities, respectively, on the Consolidated Balance Sheets and are amortized to rental income over the remaining terms of the respective leases. The total amount of intangible assets is further allocated to in-place lease values and customer relationship values based upon management’s assessment of their respective values. These intangible assets are included in Other assets on the Consolidated Balance Sheets and are amortized over the remaining term of the existing lease, or the anticipated life of the customer relationship, as applicable.

The ~~relevance~~significance of this accounting policy will fluctuate given the transaction activity during the period.

-31-

of internal costs (primarily personnel costs) deemed related to such development activities. The internal costs are allocated to specific development properties based on development activity.

~~-29-~~

FINANCIAL CONDITION

EastGroup’s Total Assets were ~~$2,855,622,000~~$3,851,717,000 at June 30, ~~2021,~~2022, an increase of ~~$134,819,000~~$636,381,000 from December 31, ~~2020.~~2021. Total Liabilities increased ~~$32,006,000~~$221,767,000 to ~~$1,482,291,000,~~$1,865,643,000, and Total Equity increased ~~$102,813,000~~$414,614,000 to ~~$1,373,331,000~~$1,986,074,000 during the same period. The following paragraphs explain these changes in additional detail.

Assets

Real Estate Properties

Real estate properties increased ~~$176,722,000~~$608,802,000 during the six months ended June 30, ~~2021,~~2022, primarily due to: (i) the acquisition of 14 operating properties; (ii) the transfer of 11five projects from Development and value-add properties to Real estate properties (as detailed under Development and Value-Add Properties below); ~~(ii)~~(iii) capital improvements at the Company’s properties; and ~~(iii) an operating property acquisition.~~(iv) costs incurred on development and value-add projects subsequent to transfer to Real estate properties discussed below. These increases were partially offset by operating property dispositions discussed below.

During the ~~transfer~~six months ended June 30, 2022, EastGroup acquired the following operating properties:

OPERATING PROPERTIES ACQUIRED IN 2022

Location

Size

Date
Acquired

Cost (1)

(Square feet)

(In thousands)

Cebrian Distribution Center and Reed Distribution

Center (2)

Sacramento, CA

329,000

06/01/2022

49,726

6th Street Business Center, Benicia Distribution

Center 1-5, Ettie Business Center, Laura

Alice Business Center, Preston

Distribution Center, Sinclair Distribution

Center, Transit Distribution Center and

Whipple Business Center (2)

San Francisco, CA

1,377,000

06/01/2022

309,404

Total operating property acquisitions

1,706,000

359,130

(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. Refer to Note 7 in the Notes to Consolidated Financial Statements.

(2)The Company acquired these operating properties along with two land ~~costs from~~ ~~Real estate~~parcels, also in Sacramento, CA and San Francisco, CA, in connection with its acquisition of Tulloch Corporation in June 2022. Size and cost are presented on an aggregate basis for the properties to ~~Development~~ located in Sacramento, CA and ~~value-add properties~~.San Francisco, CA, respectively. In consideration for this acquisition, the Company assumed a $60,000,000 loan and issued 1,868,809 shares of the Company’s common stock.

During the six months ended June 30, ~~2021,~~2022, the Company made capital improvements of ~~$18,095,000~~$18,855,000 on existing ~~and acquired~~ properties (included in the Real Estate Improvements table under Results of Operations). Also, the Company incurred costs of ~~$4,244,000~~$6,093,000 on development and value-add properties subsequent to transfer to Real estate properties; the Company records these expenditures as development and value-add costs on the Consolidated Statements of Cash Flows.

During ~~2021,~~the six months ended June 30, 2022, EastGroup ~~acquired the following~~sold 287,000 square feet of operating ~~properties:~~

OPERATING PROPERTIES ACQUIRED IN 2021 Location Size Date
Acquired Cost
(Square feet) (In thousands)
Southpark Distribution Center 2 Phoenix, AZ 79,000 06/10/2021 $ 9,177

properties, generating gross sales proceeds of $52,410,000. The Company ~~had no stabilized operating property~~recognized $40,999,000 in Gain on sales of real estate investments during the six months ended June 30, ~~2021.~~2022.

Development and Value-Add Properties

EastGroup’s investment in Development and value-add properties at June 30, ~~2021~~2022 consisted of projects in lease-up and under construction of ~~$194,971,000~~$392,853,000 and prospective development (primarily land) of ~~$125,034,000.~~$161,510,000. The Company’s total investment in Development and value-add properties at June 30, ~~2021~~2022 was ~~$320,005,000~~$554,363,000 compared to ~~$359,588,000~~$504,614,000 at December 31, ~~2020. EastGroup transferred 11 development and value-add projects to~~ ~~Real estate properties~~ ~~with a total investment of $164,090,000 as of the date of transfer.~~2021. Total capital invested for development during the first six months of ~~2021~~2022 was ~~$111,378,000,~~$283,451,000, which primarily consisted of costs of ~~$93,822,000~~$284,600,000 and ~~$12,927,000~~$5,292,000 as detailed in the Development and Value-Add Properties Activity table below and costs of ~~$4,244,000~~$6,093,000 on properties subsequent to transfer to Real estate ~~properties~~properties.. These costs were partially offset by development spending prepaid in prior periods and the cost of development land acquired in the acquisition of Tulloch Corporation. The capitalized costs incurred on development and value-add properties 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).

-32-

The Company capitalized internal development costs of ~~$1,591,000~~$2,617,000 and ~~$3,280,000~~$5,086,000 for the three and six months ended June 30, ~~2021,~~2022, respectively, compared to ~~$1,761,000~~$1,591,000 and ~~$3,605,000~~$3,280,000 for the same periods of ~~2020.~~

~~During 2021, EastGroup acquired the following value-add properties:~~

VALUE-ADD PROPERTIES ACQUIRED IN 2021 Location Size Date
Acquired Cost
(Square feet) (In thousands)
Access Point 1 Greenville, SC 156,000 01/15/2021 $ 10,501
Northpoint 200 Atlanta, GA 79,000 01/21/2021 6,516
Access Point 2 Greenville, SC 159,000 05/19/2021 10,743
Cherokee 75 Business Center 2 Atlanta, GA 105,000 06/17/2021 8,837
Total value-add property acquisitions 499,000 $ 36,597
2021.

During the six months ended June 30, ~~2021,~~2022, EastGroup acquired the following value-add properties:

VALUE-ADD PROPERTIES ACQUIRED IN 2022

Location

Size

Date
Acquired

Cost (1)

(Square feet)

(In thousands)

Cypress Preserve 1 & 2

Houston, TX

516,000

03/28/2022

54,462

Zephyr Distribution Center

San Francisco, CA

82,000

04/08/2022

29,017

Mesa Gateway Commerce Center

Phoenix, AZ

147,000

04/15/2022

18,315

Total value-add property acquisitions

745,000

101,794

(1)Represents the sum of the purchase price, closing costs and capitalized acquisition costs.

Also during the six months ended June 30, 2022, the Company acquired ~~15.1~~177.5 acres of development land in Miami, Houston, Phoenix, San Francisco, Sacramento and Atlanta for ~~$289,000.~~

$54,751,000. Costs associated with these acquisitions are included in the Development and Value-Add Properties Activity table. The land acquisitions in San Francisco and Sacramento were acquired in connection with the Company’s acquisition of Tulloch Corporation in June 2022. These increases were offset by the transfer of five development and value-add projects to Real estate properties during the six months ended June 30, 2022 with a total investment of $240,143,000 as of the date of transfer.

~~-30-~~-33-

Costs Incurred Anticipated Building Conversion Date
DEVELOPMENT AND
VALUE-ADD PROPERTIES ACTIVITY
Costs Transferred in 2021 (1)
For the Six Months Ended
6/30/2021
Cumulative as of 6/30/2021

Projected Total Costs
(In thousands)
LEASE-UP Building Size (Square feet)
Cherokee 75 Business Center 2, Atlanta, GA (2)
105,000 $ — 8,972 8,972 11,000 07/21
Northwest Crossing 1-3, Houston, TX 278,000 — 1,174 23,496 25,900 09/21
Ridgeview 1 & 2, San Antonio, TX 226,000 — 1,380 18,473 21,000 10/21
LakePort 1-3, Dallas, TX 194,000 — 1,041 20,822 25,300 12/21
Access Point 1, Greenville, SC (2)
156,000 — 11,952 11,952 12,600 01/22
Access Point 2, Greenville, SC (2)
159,000 — 10,803 10,803 12,400 05/22
Total Lease-Up 1,118,000 — 35,322 94,518 108,200
UNDER CONSTRUCTION
Gilbert Crossroads C & D, Phoenix, AZ 178,000 — 9,819 16,436 21,900 12/21
Speed Distribution Center, San Diego, CA 519,000 17,758 (3) 14,460 32,218 88,600 01/22
Grand Oaks 75 3, Tampa, FL 136,000 2,198 6,625 8,823 12,000 07/22
Steele Creek X, Charlotte, NC 162,000 — 5,956 10,190 12,600 07/22
Horizon West 2 & 3, Orlando, FL 210,000 5,505 8,817 14,322 18,200 09/22
CreekView 9 & 10, Dallas, TX 145,000 4,350 1,136 5,486 17,200 12/22
Tri-County Crossing 5, San Antonio, TX 105,000 1,328 275 1,603 10,300 01/23
Basswood 1 & 2, Fort Worth, TX 237,000 — 3,662 8,416 22,100 02/23
SunCoast 12, Fort Myers, FL 79,000 960 250 1,210 8,000 02/23
Tri-County Crossing 6, San Antonio, TX 124,000 1,576 173 1,749 9,900 05/23
Total Under Construction 1,895,000 33,675 51,173 100,453 220,800
PROSPECTIVE DEVELOPMENT (PRIMARILY LAND) Estimated Building Size (Square feet)
Fort Myers, FL 543,000 (960) 658 7,564
Miami, FL 376,000 — 497 20,793
Orlando, FL 1,278,000 (5,505) 2,259 24,432
Tampa, FL 213,000 (2,198) 613 4,138
Atlanta, GA 155,000 — 411 1,803
Jackson, MS 28,000 — — 706
Charlotte, NC 313,000 — 113 4,438
Dallas, TX 556,000 (4,350) 1,325 19,853
El Paso, TX 168,000 — 298 2,885
Fort Worth, TX 652,000 388 14,938
Houston, TX 1,223,000 — 598 21,356
San Antonio, TX 143,000 (2,904) 167 2,128
Total Prospective Development 5,648,000 (15,917) 7,327 125,034
8,661,000 $ 17,758 93,822 320,005
DEVELOPMENT AND VALUE-ADD PROPERTIES TRANSFERRED TO REAL ESTATE PROPERTIES DURING 2021 Building Size (Square feet) Building Conversion Date
Gilbert Crossroads A & B, Phoenix, AZ 140,000 $ — — 16,768 01/21
CreekView 7 & 8, Dallas, TX 137,000 — 1,099 17,658 03/21
Hurricane Shoals 3, Atlanta, GA 101,000 — 124 8,935 03/21
Northpoint 200, Atlanta, GA (2)
79,000 — 6,861 6,861 03/21
Rancho Distribution Center, Los Angeles, CA (2)
162,000 — — 27,325 03/21
World Houston 44, Houston, TX 134,000 — 399 8,525 05/21
Gateway 4, Miami, FL 197,000 — 641 22,688 06/21
Interstate Commons 2, Phoenix, AZ (2)
142,000 — 50 12,291 06/21
Settlers Crossing 3 & 4, Austin, TX 173,000 — 2,477 19,981 06/21
SunCoast 7, Fort Myers, FL 77,000 — 276 7,649 06/21
Tri-County Crossing 3 & 4, San Antonio, TX 203,000 — 1,000 15,409 06/21
Total Transferred to Real Estate Properties 1,545,000 $ — 12,927 164,090 (4)

~~Footnotes for this table are on the following page.~~


		Costs Incurred					Anticipated Building Conversion Date
DEVELOPMENT AND VALUE-ADD PROPERTIES ACTIVITY		Costs Transferred in 2022 (1)		For the Six Months Ended 6/30/2022	Cumulative as of 6/30/2022	Projected Total Costs
		(In thousands)
LEASE-UP	Building Size (Square feet)
Steele Creek 8, Charlotte, NC	72,000	$	—	5,027	7,755	8,400	07/22
CreekView 9 & 10, Dallas, TX	145,000	—		4,068	15,404	17,200	09/22
Horizon West 2 & 3, Orlando, FL	210,000	—		1,517	18,707	21,400	09/22
Ridgeview 3, San Antonio, TX	88,000	—		3,302	9,106	9,700	10/22
Mesa Gateway, Phoenix, AZ (2)	147,000	—		18,484	18,484	22,600	11/22
Cypress Preserve 1 & 2, Houston, TX (2)	516,000	—		53,911	53,911	57,800	03/23
Zephyr, San Francisco, CA (2)	82,000	—		28,798	28,798	29,800	04/23
Total Lease-Up	1,260,000	—		115,107	152,165	166,900
UNDER CONSTRUCTION
Gateway 3, Miami, FL	133,000	—		4,859	18,025	20,700	08/22
Americas Ten 2, El Paso, TX	169,000	—		4,615	13,715	14,900	09/22
SunCoast 11, Fort Myers, FL	79,000	1,524		4,461	5,985	9,900	11/22
SunCoast 12, Fort Myers, FL	79,000	—		2,960	7,138	9,300	11/22
Tri-County Crossing 5, San Antonio, TX	105,000	—		2,728	8,328	11,600	11/22
45 Crossing, Austin, TX	177,000	—		6,663	23,723	26,200	12/22
World Houston 47, Houston, TX	139,000	4,506		7,972	12,478	19,100	12/22
Basswood 1 & 2, Fort Worth, TX	237,000	—		4,177	19,406	24,400	01/23
Grand Oaks 75 4, Tampa, FL	185,000	—		8,385	14,763	17,900	07/23
Grand West Crossing 1, Houston, TX	121,000	—		3,840	12,709	15,700	07/23
Tri-County Crossing 6, San Antonio, TX	124,000	—		4,858	8,640	10,600	07/23
McKinney 3 & 4, Dallas, TX	212,000	—		8,775	19,213	26,800	08/23
LakePort 4 & 5, Dallas, TX	177,000	—		7,587	15,525	22,400	09/23
Arlington Tech 3, Fort Worth, TX	77,000	1,980		3,466	5,446	10,300	10/23
Horizon West 4, Orlando, FL	295,000	6,176		12,245	18,421	28,700	10/23
I-20 West Business Center, Atlanta, GA	155,000	—		7,007	9,971	15,500	10/23
Hillside 1, Greenville, SC	122,000	632		1,252	1,884	11,600	12/23
Horizon West 1, Orlando, FL	97,000	3,730		452	4,182	13,200	12/23
Gateway 2, Miami, FL	133,000	8,049		1,228	9,277	23,700	02/24
Steele Creek 11 & 12, Charlotte, NC	241,000	2,857		1,355	4,212	24,900	02/24
Springwood 1 & 2, Houston, TX	292,000	6,741		906	7,647	33,300	05/24
Total Under Construction	3,349,000	36,195		99,791	240,688	390,700
The Development and Value-Add Properties Activity table is continued on the following page.

~~-31-~~-34-


		Costs Incurred
		Costs Transferred in 2022 (1)		For the Six Months Ended 6/30/2022	Cumulative as of 6/30/2022
		(In thousands)
PROSPECTIVE DEVELOPMENT (PRIMARILY LAND)	Estimated Building Size (Square feet)
Phoenix, AZ	655,000	—		15,050	15,050
Sacramento, CA	93,000	—		3,051	3,051
San Francisco, CA	65,000	—		3,561	3,561
Fort Myers, FL	464,000	(1,524)		1,466	8,240
Miami, FL	510,000	(8,049)		17,216	23,498
Orlando, FL	886,000	(9,906)		669	17,001
Tampa, FL	32,000	—		—	825
Atlanta, GA	934,000	—		4,880	9,938
Jackson, MS	28,000	—		—	706
Charlotte, NC	1,146,000	(2,857)		895	13,142
Greenville, SC	278,000	(632)		1,602	2,706
Austin, TX	274,000	—		3,848	10,279
Dallas, TX	172,000	—		315	8,713
Fort Worth, TX	575,000	(1,980)		1,172	14,519
Houston, TX	1,536,000	(11,247)		15,953	29,539
San Antonio, TX	55,000	—		24	742
Total Prospective Development	7,703,000	(36,195)		69,702	161,510
	12,312,000	$	—	284,600	554,363



DEVELOPMENT AND VALUE-ADD PROPERTIES TRANSFERRED TO REAL ESTATE PROPERTIES DURING 2022	Building Size (Square feet)						Building Conversion Date
Access Point 1, Greenville, SC (2)	156,000	$	—	7	12,529		01/22
Speed Distribution Center, San Diego, CA	519,000	—		2,884	70,702		03/22
Access Point 2, Greenville, SC (2)	159,000	—		601	12,232		05/22
Grand Oaks 75 3, Tampa, FL	136,000	—		1,205	11,397		06/22
Siempre Viva 3-6, San Diego, CA (2)	547,000	—		595	133,283		06/22










Total Transferred to Real Estate Properties	1,517,000	$	—	5,292	240,143	(3)

(1) Represents costs transferred from Prospective Development (primarily land) to Under Construction during the period. Negative amounts represent land inventory costs transferred to Under Construction.

(2) Represents value-add ~~properties acquired by EastGroup.~~acquisitions.

(3) ~~Represents costs transferred from Real estate properties during the year.~~

~~(4)~~ Represents cumulative costs at the date of transfer.

Accumulated Depreciation

Accumulated depreciation on real estate, development and value-add properties increased ~~$49,100,000~~$53,539,000 during the six months ended June 30, ~~2021,~~2022, primarily due to depreciation ~~expense.~~expense, partially offset by the sale of three operating properties totaling 287,000 square feet.

Real Estate Assets Held for Sale

Real estate assets held for sale decreased $5,695,000 during the six months ended June 30, 2022. As of December 31, 2021, the Company owned one operating property that was classified as held for sale on the December 31, 2021 Consolidated Balance Sheet. The property was sold, and a gain on the sale was recorded in the three months ended March 31, 2022. The Company did not classify any properties as held for sale as of June 30, 2022.

-35-

Other Assets

Other assets increased ~~$8,329,000~~$35,846,000 during the six months ended June 30, ~~2021.~~2022. A summary of Other assets follows:

June 30,
2021 December 31,
2020
(In thousands)
Leasing costs (principally commissions) $ 106,954 95,914
Accumulated amortization of leasing costs                                                        (39,065) (38,371)
Leasing costs (principally commissions), net of accumulated amortization 67,889 57,543
Acquired in-place lease intangibles                                                                                   25,862 28,107
Accumulated amortization of acquired in-place lease intangibles (13,167) (13,554)
Acquired in-place lease intangibles, net of accumulated amortization 12,695 14,553
Acquired above market lease intangibles                                                                                   1,825 1,825
Accumulated amortization of acquired above market lease intangibles (1,352) (1,231)
Acquired above market lease intangibles, net of accumulated amortization 473 594
Straight-line rents receivable 47,229 43,079
Accounts receivable 8,099 6,256
Interest rate swap assets 141 —
Right of use assets — Office leases (operating) 2,233 2,131
Receivable for common stock offerings — 1,942
Goodwill                                                                                   990 990
Prepaid expenses and other assets                                                                                   18,159 22,491
Total Other assets
$ 157,908 149,579


	June 30, 2022		December 31, 2021
	(In thousands)
Leasing costs (principally commissions)	$	130,445	116,772
Accumulated amortization of leasing costs	(45,555)		(42,193)
Leasing costs (principally commissions), net of accumulated amortization	84,890		74,579

Acquired in-place lease intangibles	39,992		31,561
Accumulated amortization of acquired in-place lease intangibles	(14,714)		(13,038)
Acquired in-place lease intangibles, net of accumulated amortization	25,278		18,523

Acquired above market lease intangibles	840		885
Accumulated amortization of acquired above market lease intangibles	(532)		(508)
Acquired above market lease intangibles, net of accumulated amortization	308		377

Straight-line rents receivable	55,648		51,970
Accounts receivable	4,206		7,133

Interest rate swap assets	24,912		2,237
Right of use assets — Office leases (operating)	2,140		1,984
Escrow deposits for pending acquisitions	4,450		3,050
Prepaid insurance	5,930		7,793
Goodwill	990		990
Receivable for tenant improvement cost reimbursements	566		7,680
Prepaid expenses and other assets	8,748		5,904
Total Other assets	$	218,066	182,220

Liabilities

Unsecured bank credit facilities, net of debt issuance costs decreased ~~$126,631,000~~$2,493,000 during the six months ended June 30, ~~2021,~~2022, mainly due to repayments of ~~$320,137,000~~$504,314,000 and new debt issuance costs incurred during the period, partially offset by borrowings of ~~$195,137,000~~$501,523,000 and the amortization of debt issuance costs during the period. The Company’s credit facilities are described in greater detail under Liquidity and Capital Resources.

Unsecured debt, net of debt issuance costs increased ~~$174,730,000~~$174,306,000 during the six months ended June 30, ~~2021,~~2022, primarily due to the closing of a ~~$50~~$100 million senior unsecured term loan in March, closing the private placement of ~~$125~~$150 million of senior unsecured notes in ~~June~~April and the amortization of debt issuance costs, partially offset by the repayment of a $75 million term loan in February and new debt issuance costs incurred during the period. The borrowings and repayments on Unsecured debt, net of debt issuance costs are described in greater detail under Liquidity and Capital Resources.

Secured debt, net of debt issuance costs decreased ~~$42,865,000~~$55,000 during the six months ended June 30, ~~2021.~~2022. The decrease resulted from ~~the repayment of a mortgage loan with a principal balance of $40,841,000 in March,~~ regularly scheduled principal payments of ~~$2,083,000~~$47,000 and amortization of premiums, on ~~Secured debt, net of debt issuance costs~~, partially offset by the amortization of debt issuance costs during the period. Also during the six months ended June 30, 2022, the Company assumed a $60 million loan in the acquisition of operating properties and development land, which was repaid with no penalty during the same period.

~~-32-~~-36-

Accounts payable and accrued expenses increased ~~$32,339,000~~$46,448,000 during the six months ended June 30, ~~2021.~~2022. A summary of the Company’s Accounts payable and accrued expenses follows:


		June 30, 2021		December 31, 2020		June 30, 2022		December 31, 2021
		(In thousands)				(In thousands)
Property taxes payable	Property taxes payable	$	30,671	3,524	Property taxes payable	$	35,603	4,494
Development costs payable	Development costs payable	19,553		6,427	Development costs payable	27,699		17,529
Retainage payable					Retainage payable	16,468		10,576
Real estate improvements and capitalized leasing costs payable	Real estate improvements and capitalized leasing costs payable	6,398		5,692	Real estate improvements and capitalized leasing costs payable	7,630		5,798
Interest payable	Interest payable	6,601		6,537	Interest payable	7,619		6,547
Dividends payable	Dividends payable	32,927		32,677	Dividends payable	49,064		46,864
Book overdraft (1)	Book overdraft (1)	—		5,176	Book overdraft (1)	3,035		4,845
Other payables and accrued expenses	Other payables and accrued expenses	5,762		9,540	Other payables and accrued expenses	9,090		13,107
Total Accounts payable and accrued expenses	Total Accounts payable and accrued expenses	$	101,912	69,573	Total Accounts payable and accrued expenses	$	156,208	109,760

facilities.

Other liabilities ~~decreased $5,567,000~~increased $3,561,000 during the six months ended June 30, ~~2021.~~2022. A summary of the Company’s Other liabilities follows:


		June 30, 2021		December 31, 2020		June 30, 2022		December 31, 2021
		(In thousands)				(In thousands)
Security deposits	Security deposits	$	25,357	22,140	Security deposits	$	33,220	28,343
Prepaid rent and other deferred income	Prepaid rent and other deferred income	13,600		14,694	Prepaid rent and other deferred income	15,902		16,401
Operating lease liabilities — Ground leases	Operating lease liabilities — Ground leases	10,803		11,199	Operating lease liabilities — Ground leases	20,509		22,898
Operating lease liabilities — Office leases	Operating lease liabilities — Office leases	2,282		2,167	Operating lease liabilities — Office leases	2,190		2,032

Acquired below-market lease intangibles		8,929		9,019
Accumulated amortization of below-market lease intangibles		(6,673)		(6,168)
Acquired below-market lease intangibles, net of accumulated amortization		2,256		2,851
Acquired below market lease intangibles					Acquired below market lease intangibles	11,043		8,124
Accumulated amortization of below market lease intangibles					Accumulated amortization of below market lease intangibles	(2,988)		(2,707)
Acquired below market lease intangibles, net of accumulated amortization					Acquired below market lease intangibles, net of accumulated amortization	8,055		5,417

Interest rate swap liabilities	Interest rate swap liabilities	3,942		10,752	Interest rate swap liabilities	941		935
Prepaid tenant improvement reimbursements		360		364
Tenant improvement cost liabilities					Tenant improvement cost liabilities	1,566		2,796
Other liabilities	Other liabilities	5,650		5,650	Other liabilities	3,516		3,516
Total Other liabilities	Total Other liabilities	$	64,250	69,817	Total Other liabilities	$	85,899	82,338

Equity

Additional paid-in capital increased ~~$104,608,000~~$376,252,000 during the six months ended June 30, ~~2021,~~2022, primarily due toto: (i) the issuance of 1,868,809 shares of common stock in connection with the acquisition of Tulloch Corporation, the owner of an industrial real estate portfolio comprised of 14 operating properties and two parcels of land, in the net amount of $303,682,000; (ii) the issuance of common stock under the Company’s continuous common equity offering program (as discussed in Liquidity and Capital Resources); and (iii) activity related to stock-based compensation (as discussed in Note 16 in the Notes to Consolidated Financial Statements). During the six months ended June 30, ~~2021,~~2022, EastGroup issued ~~687,715~~385,538 shares of common stock under its continuous common equity offering program with net proceeds to the Company of ~~$103,803,000.~~$74,179,000.

For the six months ended June 30, ~~2021,~~2022, Distributions in excess of earnings ~~increased $8,756,000~~decreased $15,732,000 as a result of ~~dividends on common stock of $63,653,000 exceeding~~ Net Income Attributable to EastGroup Properties, Inc. Common Stockholders of ~~$54,897,000.~~$109,719,000 exceeding dividends on common stock of $93,987,000.

-37-

Accumulated other comprehensive ~~loss~~income ~~decreased $6,951,000~~increased $22,669,000 during the six months ended June 30, ~~2021.~~2022. The ~~decrease~~increase resulted from the change in fair value of the Company’s interest rate swaps (cash flow hedges) which are further discussed in ~~Note~~Notes 13 and 14 in the Notes to Consolidated Financial Statements.

~~-33-~~

RESULTS OF OPERATIONS

Net Income Attributable to EastGroup Properties, Inc. Common Stockholders for the three and six months ended June 30, ~~2021~~2022 was $46,139,000 ($1.09 per basic and diluted share) and $109,719,000 ($2.63 per basic share and $2.62 per diluted share), respectively, compared to $27,558,000 ($0.69 per basic and diluted share) and $54,897,000 ($1.38 per basic share and $1.37 per diluted share)~~, respectively, compared to $23,484,000 ($0.60 per basic and diluted share) and $46,781,000 ($1.20 per basic and diluted share)~~ for the same periods in ~~2020.~~2021. The following paragraphs ~~explain the change:~~provide further details with respect to these changes:

•PNOI increased by ~~$7,379,000~~$14,499,000 ($~~0.18~~0.34 per diluted share), or ~~11.5%~~20.2%, for the three months ended June 30, ~~2021,~~2022, as compared to the same period ~~of 2020.~~in 2021. PNOI increased ~~$3,615,000 from same property operations, $3,417,000~~$6,229,000 from newly developed and value-add properties, $6,150,000 from same property operations and ~~$642,000~~$3,106,000 from ~~2020~~2021 and ~~2021~~2022 acquisitions; PNOI decreased ~~$310,000~~$811,000 from operating properties sold in ~~2020.~~2021 and 2022. Lease termination fee income was ~~$18,000~~$979,000 and ~~$25,000~~$18,000 for the three month periods ended June 30, ~~2021~~2022 and ~~2020,~~2021, respectively. The Company recorded ~~net recoveries for uncollectible rent of $12,000 and~~ net reserves for uncollectible rent of ~~$725,000~~$36,000 and net recoveries of uncollectible rent of $12,000 for the three months ended June 30, ~~2021~~2022 and ~~2020,~~2021, respectively. Straight-lining of rent increased ~~Income from real estate operations~~PNOI by ~~$2,111,000~~$1,450,000 and ~~$1,540,000~~$2,102,000 for the three months ended June 30, ~~2021~~2022 and ~~2020,~~2021, respectively.

PNOI increased by ~~$14,747,000~~$26,359,000 ($~~0.37~~0.63 per diluted share), or ~~11.6%~~18.6%, for the six months ended June 30, ~~2021,~~2022, as compared to the same period ~~of 2020.~~in 2021. PNOI increased ~~$7,529,000 from same property operations, $6,474,000~~$11,776,000 from newly developed and value-add properties, $10,793,000 from same property operations and ~~$1,285,000~~$5,510,000 from ~~2020~~2021 and ~~2021~~2022 acquisitions; PNOI decreased ~~$544,000~~$1,481,000 from operating properties sold in ~~2020.~~2021 and 2022. Lease termination fee income was ~~$594,000~~$2,373,000 and ~~$469,000~~$594,000 for the six month periods ended June 30, ~~2021~~2022 and ~~2020,~~2021, respectively. The Company recorded net recoveries ~~for~~of uncollectible rent of ~~$90,000~~$70,000 and ~~net reserves for uncollectible rent of $1,220,000~~$90,000 for the six months ended June 30, ~~2021~~2022 and ~~2020,~~2021, respectively. Straight-lining of rent increased ~~Income from real estate operations~~PNOI by ~~$3,986,000~~$3,890,000 and ~~$2,830,000~~$3,969,000 for the six months ended June 30, 2022 and 2021, ~~and 2020,~~ respectively.

•EastGroup recognized gains on sales of real estate investments of $10,647,000 ($0.25 per diluted share) and $40,999,000 ($0.98 per diluted share) during the three and six months ended June 30, 2022, respectively. There were no sales during the three and six months ended June 30, ~~2021, or during the same periods of 2020.~~2021.

•Depreciation and amortization expense increased by ~~$2,779,000~~$6,112,000 ($~~0.07~~0.14 per diluted share) and ~~$5,200,000~~$12,140,000 ($~~0.13~~0.29 per diluted share) during the three and six months ended June 30, ~~2021,~~2022, respectively, as compared to the same periods ~~of 2020.~~in 2021.

EastGroup ~~signed 48~~entered into 36 leases with ~~free~~certain rent concessions on ~~1,718,000~~1,306,000 square feet during the three months ended June 30, ~~2021,~~2022, with total ~~free~~ rent concessions of ~~$2,397,000~~$1,754,000 over the lives of the leases. During the same period of ~~2020,~~2021, the Company ~~signed 45~~entered into 48 leases with ~~free~~certain rent concessions on ~~1,132,000~~1,718,000 square feet with total ~~free~~ rent concessions of ~~$1,497,000~~$2,397,000 over the lives of the leases.

~~During~~EastGroup entered into 66 leases with certain rent concessions on 2,646,000 square feet during the six months ended June 30, ~~2021, EastGroup signed 98 leases~~2022, with ~~free rent concessions on 3,289,000 square feet with~~ total ~~free~~ rent concessions of ~~$6,712,000~~$3,833,000 over the lives of the leases. During the same period of ~~2020,~~2021, the Company ~~signed 83~~entered into 98 leases with ~~free~~certain rent concessions on ~~2,281,000~~3,289,000 square feet with total ~~free~~ rent concessions of ~~$3,077,000~~$6,712,000 over the lives of the leases.

The Company’s percentage of leased square footage was 99.1% at June 30, 2022, compared to 98.3% at June 30, ~~2021, compared to 97.5% at June 30, 2020.~~2021. Occupancy at June 30, ~~2021~~2022 was ~~96.8%~~98.5% compared to ~~97.0%~~96.8% at June 30, ~~2020.~~2021.

Same property average occupancy represents the average month-end percentage of leased square footage for which the lease term has commenced as compared to the total leasable square footage for the same operating properties owned during the entire current period and prior year reporting periods (January 1, ~~2020~~2021 through June 30, ~~2021)~~2022). Same property average occupancy for the three and six months ended June 30, ~~2021,~~2022, was ~~97.3%~~98.2% and ~~97.4%~~98.0%, ~~respectively,~~ compared to ~~96.8%~~97.2% and 97.1% for ~~each of~~ the same periods of ~~2020.~~2021.

The same property average rental rate calculated in accordance with GAAP represents the average annual rental rates of leases in place for the same operating properties owned during the entire current period and prior year reporting periods (January 1, ~~2020~~

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2021 through June 30, ~~2021)~~2022). The same property average rental rate was ~~$6.46~~$7.01 and ~~$6.43~~$6.95 per square foot for the three and six months ended June 30, ~~2021,~~2022, respectively, compared to ~~$6.08~~$6.55 and ~~$6.10~~$6.51 per square foot for the same periods of ~~2020.~~2021.

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Interest expense ~~decreased $165,000~~increased $789,000 and ~~$346,000~~$623,000 for the three and six months ended June 30, ~~2021,~~2022, compared to the same periods in ~~2020.~~2021. The following table presents the components of Interest expense for the three and six months ended June 30, ~~2021~~2022 and ~~2020:~~2021:


		Three Months Ended June 30,				Six Months Ended June 30,				Three Months Ended June 30,				Six Months Ended June 30,
		2021		2020	Increase (Decrease)	2021	2020	Increase (Decrease)		2022		2021	Increase (Decrease)	2022	2021	Increase (Decrease)
		(In thousands)								(In thousands)
VARIABLE RATE INTEREST EXPENSE	VARIABLE RATE INTEREST EXPENSE								VARIABLE RATE INTEREST EXPENSE
Unsecured bank credit facilities interest - variable rate (excluding amortization of facility fees and debt issuance costs)	Unsecured bank credit facilities interest - variable rate (excluding amortization of facility fees and debt issuance costs)	$	217	362	(145)	592	1,316	(724)	Unsecured bank credit facilities interest - variable rate (excluding amortization of facility fees and debt issuance costs)	$	685	217	468	1,251	592	659
Amortization of facility fees - unsecured bank credit facilities	Amortization of facility fees - unsecured bank credit facilities	197		197	—	391	393	(2)	Amortization of facility fees - unsecured bank credit facilities	177		197	(20)	353	391	(38)
Amortization of debt issuance costs - unsecured bank credit facilities	Amortization of debt issuance costs - unsecured bank credit facilities	140		140	—	280	280	—	Amortization of debt issuance costs - unsecured bank credit facilities	162		140	22	325	280	45
Total variable rate interest expense	Total variable rate interest expense	554		699	(145)	1,263	1,989	(726)	Total variable rate interest expense	1,024		554	470	1,929	1,263	666
FIXED RATE INTEREST EXPENSE	FIXED RATE INTEREST EXPENSE								FIXED RATE INTEREST EXPENSE

Unsecured debt interest (1) (excluding amortization of debt issuance costs)	Unsecured debt interest (1) (excluding amortization of debt issuance costs)	9,252		8,622	630	18,113	16,696	1,417	Unsecured debt interest (1) (excluding amortization of debt issuance costs)	10,453		9,252	1,201	19,734	18,113	1,621
Secured debt interest (excluding amortization of debt issuance costs)	Secured debt interest (excluding amortization of debt issuance costs)	371		1,433	(1,062)	1,113	2,891	(1,778)	Secured debt interest (excluding amortization of debt issuance costs)	28		371	(343)	49	1,113	(1,064)
Amortization of debt issuance costs - unsecured debt	Amortization of debt issuance costs - unsecured debt	151		158	(7)	288	296	(8)	Amortization of debt issuance costs - unsecured debt	163		151	12	309	288	21
Amortization of debt issuance costs - secured debt	Amortization of debt issuance costs - secured debt	10		57	(47)	74	115	(41)	Amortization of debt issuance costs - secured debt	1		10	(9)	2	74	(72)
Total fixed rate interest expense	Total fixed rate interest expense	9,784		10,270	(486)	19,588	19,998	(410)	Total fixed rate interest expense	10,645		9,784	861	20,094	19,588	506
Total interest	Total interest	10,338		10,969	(631)	20,851	21,987	(1,136)	Total interest	11,669		10,338	1,331	22,023	20,851	1,172
Less capitalized interest	Less capitalized interest	(2,157)		(2,623)	466	(4,394)	(5,184)	790	Less capitalized interest	(2,699)		(2,157)	(542)	(4,943)	(4,394)	(549)
TOTAL INTEREST EXPENSE	TOTAL INTEREST EXPENSE	$	8,181	8,346	(165)	16,457	16,803	(346)	TOTAL INTEREST EXPENSE	$	8,970	8,181	789	17,080	16,457	623

(1)Includes interest on the Company’s unsecured debt with fixed interest rates per the debt agreements or effectively fixed interest rates due to interest rate swaps, as discussed in Note 14 in the Notes to Consolidated Financial Statements.

The Company’s variable rate interest expense ~~decreased~~increased by ~~$145,000~~$470,000 and ~~$726,000~~$666,000 for the three and six months ended June 30, ~~2021,~~2022, respectively, as compared to the same periods in ~~2020~~2021 primarily due to ~~decreases~~increases in the Company’s average borrowings and weighted average variable interest rates ~~and average borrowings~~ on its unsecured bank credit facilities as shown in the following table:


		Three Months Ended June 30,						Six Months Ended June 30,						Three Months Ended June 30,						Six Months Ended June 30,
		2021			2020		Increase (Decrease)	2021		2020		Increase (Decrease)		2022			2021		Increase (Decrease)	2022		2021		Increase (Decrease)
		(In thousands, except rates of interest)												(In thousands, except rates of interest)
Average borrowings on unsecured bank credit facilities - variable rate	Average borrowings on unsecured bank credit facilities - variable rate	$	79,137		97,368		(18,231)	106,426		122,843		(16,417)	Average borrowings on unsecured bank credit facilities - variable rate	$	172,944		79,137		93,807	208,477		106,426		102,051
Weighted average variable interest rates (excluding amortization of facility fees and debt issuance costs)	Weighted average variable interest rates (excluding amortization of facility fees and debt issuance costs)	1.11		%	1.50	%		1.12	%	2.14	%		Weighted average variable interest rates (excluding amortization of facility fees and debt issuance costs)	1.58		%	1.11	%		1.21	%	1.12	%

The Company’s fixed rate interest expense ~~decreased~~increased by ~~$486,000~~$861,000 and ~~$410,000~~$506,000 for the three and six months ended June 30, ~~2021,~~2022, respectively, as compared to the same periods in ~~2020~~2021 as a result of the unsecured debt and secured debt activity described below.

Interest expense from fixed rate unsecured debt increased by ~~$630,000~~$1,201,000 and ~~$1,417,000~~$1,621,000 during the three and six months ended June 30, ~~2021,~~2022, respectively, as compared to the same periods in ~~2020.~~2021. The increases resulted from the Company’s unsecured debt activity described below.

~~-35-~~-39-

The details of the unsecured debt obtained in ~~2020~~2021 and ~~2021~~2022 are shown in the following table:

NEW UNSECURED DEBT IN 2020 AND 2021 Effective Interest Rate Date Obtained Maturity Date Amount
(In thousands)
$100 Million Senior Unsecured Term Loan (1)
2.39% 03/25/2020 03/25/2027 $ 100,000
$100 Million Senior Unsecured Notes 2.61% 10/14/2020 10/14/2030 100,000
$75 Million Senior Unsecured Notes 2.71% 10/14/2020 10/14/2032 75,000
$50 Million Senior Unsecured Term Loan (2)
1.55% 03/18/2021 03/18/2025 50,000
$125 Million Senior Unsecured Notes 2.74% 06/10/2021 06/10/2031 125,000
Weighted Average/Total Amount for 2020 and 2021 2.50% $ 450,000

NEW UNSECURED DEBT IN 2021 AND 2022

Effective Interest Rate

Date Obtained

Maturity Date

Amount

(In thousands)

$50 Million Senior Unsecured Term Loan (1)

1.55%

03/18/2021

03/18/2025

50,000

$125 Million Senior Unsecured Notes

2.74%

06/10/2021

06/10/2031

125,000

$100 Million Senior Unsecured Term Loan (2)

3.06%

03/31/2022

09/29/2028

100,000

$150 Million Senior Unsecured Notes

3.03%

04/20/2022

04/20/2032

150,000

Weighted Average/Total Amount for 2021 and 2022

2.78%

425,000

(1) The interest rate on this unsecured term loan is comprised of LIBOR plus 145 basis points subject to a pricing grid for changes in the Company’s coverage ratings. The Company entered into an interest rate swap to convert the loan’s LIBOR rate to a fixed interest rate, providing the Company a weighted average effective interest rate on the term loan of 2.39% as of June 30, 2021. See Note 14 in the Notes to Consolidated Financial Statements for additional information on the interest rate swaps.

~~(2)~~ The interest rate on this unsecured term loan is comprised of LIBOR plus 100 basis points subject to a pricing grid for changes in the Company’s coverage ratings. The Company entered into an interest rate swap to convert the loan’s LIBOR rate to a fixed interest rate, providing the Company ~~a weighted average effective~~an effectively fixed interest rate on the term loan of 1.55% as of June 30, ~~2021.~~2022. See Note 14 in the Notes to Consolidated Financial Statements for additional information on the interest rate swaps.

(2) The interest rate on this unsecured term loan is comprised of the Secured Overnight Financing Rate (“SOFR”) plus 130 basis points subject to a pricing grid for changes in the Company’s coverage ratings. The Company entered into an interest rate swap to convert the loan’s SOFR rate to a fixed interest rate, providing the Company an effectively fixed interest rate on the term loan of 3.06% as of June 30, 2022. See Note 14 in the Notes to Consolidated Financial Statements for additional information on the interest rate swaps.

The increase in interest expense from the new unsecured debt was partially offset by the refinance of a $100,000,000 senior unsecured term loan on March 25, 2022, which resulted in a 60 basis point reduction in the effectively fixed interest rate; and also by the repayment of the following unsecured debt during ~~2020:~~2021 and 2022:

UNSECURED DEBT REPAID IN 2020 Interest Rate Date Repaid Payoff Amount
(In thousands)
$30 Million Senior Unsecured Notes 3.80% 08/28/2020 $ 30,000
$75 Million Senior Unsecured Term Loan 3.45% 12/21/2020 75,000
Weighted Average/Total Amount for 2020 3.55% $ 105,000


UNSECURED DEBT REPAID IN 2021 AND 2022	Interest Rate	Date Repaid	Payoff Amount
			(In thousands)
$40 Million Senior Unsecured Term Loan	2.34%	07/30/2021	$	40,000
$75 Million Senior Unsecured Term Loan	3.03%	02/28/2022	75,000

Weighted Average/Total Amount for 2021 and 2022	2.79%		$	115,000

The increase in interest expense from unsecured debt was ~~partially~~ offset by a decrease in secured debt interest expense. Interest expense from secured debt decreased by ~~$1,062,000~~$343,000 and ~~$1,778,000~~$1,064,000 during the three and six month periods ended June 30, ~~2021,~~2022, respectively, as compared to the same periods in ~~2020~~2021 as a result of regularly scheduled principal payments and the payoffs described in the table below. Regularly scheduled principal payments on secured debt were ~~$2,083,000~~$47,000 during the six months ended June 30, ~~2021.~~2022. During the year ended December 31, ~~2020,~~2021, regularly scheduled principal payments on secured debt were ~~$8,436,000. The details of~~$2,989,000. During the ~~secured debt repaid in 2020 and 2021 are shown~~six months ended June 30, 2022, the Company assumed a $60 million loan in the ~~following table:~~

SECURED DEBT REPAID IN 2020 AND 2021 Interest Rate Date Repaid Payoff Amount
(In thousands)
40th Avenue, Beltway Crossing 5, Centennial Park, Executive Airport, Interchange Park 1, Ocean View, Wetmore 5-8 and World Houston 26, 28, 29 & 30 4.39% 10/07/2020 $ 45,871
Colorado Crossing, Interstate Distribution Center 1-3, Rojas Commerce Park, Steele Creek 1 & 2, Venture Distribution Center 1 and World Houston 3, 4, 6, 7, 8 & 9 4.75% 03/08/2021 40,841
Weighted Average/Total Amount for 2020 and 2021 4.56% $ 86,712

acquisition of operating properties and development land, which was repaid with no penalty during the same period. EastGroup did not obtain any new secured debt during ~~2020 or~~2021. The details of the ~~first six months of 2021.~~secured debt repaid in 2021 are shown in the following table:


SECURED DEBT REPAID IN 2021	Interest Rate	Date Repaid	Payoff Amount
			(In thousands)
Colorado Crossing Distribution Center, Interstate Warehouse 1-3, Rojas Commerce Park, Steele Creek Commerce Park 1 & 2, Venture Warehouses and World Houston Int’l Business Ctr 3, 4 & 6-9	4.75%	03/08/2021	$	40,841
Arion Business Park 18, Beltway Crossing Business Park 6 & 7, Commerce Park Center 2 & 3, Concord Distribution Center, Interstate Warehouse 5-7, Lakeview Business Center, Ridge Creek Distribution Center 2, Southridge Commerce Park 4 & 5 and World Houston Int’l Business Ctr 32	4.09%	10/07/2021	33,090
Weighted Average/Total Amount for 2021	4.45%		$	73,931

Interest costs during the period of construction of real estate properties are capitalized and offset against interest expense. Capitalized interest ~~decreased $466,000~~increased $542,000 and ~~$790,000~~$549,000 for the three and six months ended June 30, ~~2021,~~2022, respectively, as compared to the same periods of ~~2020,~~2021, due to changes in development spending and borrowing rates.

Depreciation and amortization expense increased ~~$2,779,000~~$6,112,000 and ~~$5,200,000~~$12,140,000 for the three and six months ended June 30, ~~2021,~~2022, respectively, as compared to the same periods in ~~2020,~~2021, primarily due to the operating properties acquired by the

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Company in ~~2020~~2021 and ~~2021~~2022 and the properties transferred from Development and value-add properties in ~~2020~~2021 and ~~2021,~~2022, partially offset by operating properties sold in ~~2020.~~2021 and 2022.

~~The Company did not sell any~~Gain on sales of real estate investments, which includes gains on the sales of operating properties, ~~during~~increased $10,647,000 and $40,999,000 for the three and six months ended June 30, 2022, respectively, as compared to the same periods in 2021. The Company’s 2021 ~~or 2020.~~

~~-36-~~

and 2022 sales transactions are described below in
Real Estate Sold and Held for Sale

Real Estate Improvements

Real estate improvements for EastGroup’s operating properties for the three and six months ended June 30, ~~2021~~2022 and ~~2020~~2021 were as follows:


			Three Months Ended June 30,			Six Months Ended June 30,				Three Months Ended June 30,			Six Months Ended June 30,
		Estimated Useful Life	2021		2020	2021	2020		Estimated Useful Life	2022		2021	2022	2021
			(In thousands)							(In thousands)
Upgrade on Acquisitions	Upgrade on Acquisitions	40 yrs	$	109	141	154	165	Upgrade on Acquisitions	40 yrs	$	54	109	332	154
Tenant Improvements:	Tenant Improvements:							Tenant Improvements:
New Tenants	New Tenants	Lease Life	2,525		2,712	5,167	5,756	New Tenants	Lease Life	2,882		2,525	6,338	5,167

Renewal Tenants	Renewal Tenants	Lease Life	1,507		676	2,184	2,005	Renewal Tenants	Lease Life	1,161		1,507	1,871	2,184
Other:	Other:							Other:
Building Improvements	Building Improvements	5-40 yrs	1,621		772	3,404	1,990	Building Improvements	5-40 yrs	2,848		1,621	5,417	3,404
Roofs	Roofs	5-15 yrs	3,047		2,645	6,062	3,582	Roofs	5-15 yrs	1,781		3,047	2,932	6,062
Parking Lots	Parking Lots	3-5 yrs	169		313	431	349	Parking Lots	3-5 yrs	989		169	1,225	431
Other	Other	5 yrs	532		6	693	353	Other	5 yrs	414		532	740	693
Total Real Estate Improvements (1)	Total Real Estate Improvements (1)		$	9,510	7,265	18,095	14,200	Total Real Estate Improvements (1)		$	10,129	9,510	18,855	18,095

(1)Reconciliation of Total Real Estate Improvements to Real estate improvements on the Consolidated Statements of Cash Flows:


		Six Months Ended June 30,				Six Months Ended June 30,
		2021		2020		2022		2021
		(In thousands)				(In thousands)
Total Real Estate Improvements	Total Real Estate Improvements	$	18,095	14,200	Total Real Estate Improvements	$	18,855	18,095
Change in Real Estate Property Payables	Change in Real Estate Property Payables	735		178	Change in Real Estate Property Payables	(387)		735
Change in Construction in Progress	Change in Construction in Progress	(736)		3,789	Change in Construction in Progress	3,255		(736)
Real Estate Improvements on the Consolidated Statements of Cash Flows		$	18,094	18,167
Real estate improvements on the Consolidated Statements of Cash Flows					Real estate improvements on the Consolidated Statements of Cash Flows	$	21,723	18,094

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Capitalized Leasing Costs

The Company’s leasing costs (principally commissions) are capitalized and included in Other assets. The costs are amortized over the terms of the associated leases, and the amortization is included in Depreciation and amortization expense. Capitalized leasing costs for the three and six months ended June 30, ~~2021~~2022 and ~~2020~~2021 were as follows:


			Three Months Ended June 30,			Six Months Ended June 30,				Three Months Ended June 30,			Six Months Ended June 30,
		Estimated Useful Life	2021		2020	2021	2020		Estimated Useful Life	2022		2021	2022	2021
			(In thousands)							(In thousands)
Development and Value-Add	Development and Value-Add	Lease Life	$	4,731	754	7,559	2,517	Development and Value-Add	Lease Life	$	2,482	4,731	6,768	7,559
New Tenants	New Tenants	Lease Life	2,808		1,194	7,155	2,221	New Tenants	Lease Life	2,554		2,808	6,140	7,155

Renewal Tenants	Renewal Tenants	Lease Life	1,586		809	3,540	3,742	Renewal Tenants	Lease Life	3,497		1,586	6,898	3,540
Total Capitalized Leasing Costs (1)	Total Capitalized Leasing Costs (1)		$	9,125	2,757	18,254	8,480	Total Capitalized Leasing Costs (1)		$	8,533	9,125	19,806	18,254
Amortization of Leasing Costs	Amortization of Leasing Costs		$	4,184	3,385	7,919	6,854	Amortization of Leasing Costs		$	4,548	4,184	9,032	7,919

(1)Reconciliation of Total Capitalized Leasing Costs to Leasing commissions on the Consolidated Statements of Cash Flows:


		Six Months Ended June 30,				Six Months Ended June 30,
		2021		2020		2022		2021
		(In thousands)				(In thousands)
Total Capitalized Leasing Costs	Total Capitalized Leasing Costs	$	18,254	8,480	Total Capitalized Leasing Costs	$	19,806	18,254
Change in Leasing Commissions Payables	Change in Leasing Commissions Payables	(1,441)		(405)	Change in Leasing Commissions Payables	(1,444)		(1,441)
Leasing Commissions on the Consolidated Statements of Cash Flows		$	16,813	8,075
Leasing commissions on the Consolidated Statements of Cash Flows					Leasing commissions on the Consolidated Statements of Cash Flows	$	18,362	16,813

Real Estate Sold and Held for Sale

The Company considers a real estate property to be held for sale when it meets the criteria established under Accounting Standards Codification (“ASC”) 360, Property, Plant and Equipment, including when it is probable that the property will be sold within a year. Real estate properties held for sale are reported at the lower of the carrying amount or fair value less estimated costs to sell and are not depreciated while they are held for sale.

The Company did not classify any properties as held for sale as of June 30, ~~2021 and~~2022. As of December 31, ~~2020.~~2021, the Company owned one operating property that was classified as held for sale on the December 31, 2021 Consolidated Balance Sheet. The property was sold in the first quarter of 2022, and the Company recorded a gain on the sale in the three months ended March 31, 2022.

In accordance with ~~FASB Accounting Standards Update (“ASU”) 2014-08,~~ASC 360 and ASC 205, Presentation of Financial Statements ~~(Topic 205) and Property, Plant, and Equipment (Topic 360)~~, ~~Reporting Discontinued Operations and Disclosures of Disposals of Components of an Entity,~~ the Company would report a disposal of a component of an entity or a group of components of an entity in discontinued operations if the disposal represents a strategic shift that has (or will have) a major effect on an entity’s operations and financial results when the component or group of components meets the criteria to be classified as held for sale or when the component or group of components is disposed of by sale or other than by sale. In addition, the Company would provide additional disclosures about both discontinued operations and the disposal of an individually significant component of an entity that does not qualify for discontinued operations presentation in the financial statements. EastGroup performs an analysis of properties sold to determine whether the sales qualify for discontinued operations presentation.

~~There were~~The Company sold operating properties during the six months ended June 30, 2022, as shown in the table below. The results of operations and gains and losses on sales for the properties sold are reported in continuing operations on the Consolidated Statements of Income and Comprehensive Income. The gains and losses on sales are included in Gain on sales of real estate investments. The Company did not consider its sales in 2022 to be disposals of a component of an entity or a group of components of an entity representing a strategic shift that has (or will have) a major effect on the entity’s operations and financial results.

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A summary of Gain on sales of real estate investments for the six months ended June 30, 2022 and the year ended December 31, 2021 follows:


REAL ESTATE PROPERTIES SOLD	Location	Size	Date Sold	Net Sales Price		Basis	Recognized Gain
		(In square feet)		(In thousands)
2022
Metro Business Park	Phoenix, AZ	189,000	01/06/2022	$	32,851	5,880	26,971
Cypress Creek Business Park (1)	Fort Lauderdale, FL	56,000	03/31/2022	5,282		1,901	3,381
World Houston 15 East	Houston, TX	42,000	05/11/2022	12,873		2,226	10,647
Total for 2022		287,000		$	51,006	10,007	40,999

2021
Jetport Commerce Park	Tampa, FL	284,000	11/09/2021	$	44,260	5,401	38,859

(1) Cypress Creek Business Park is located on a ground lease. In conjunction with the sale of the property, the Company fully amortized the associated right-of-use asset and liability of $1,745,000.

The Company had no sales during the six months ended June 30, ~~2021 or 2020.~~2021.

RECENT ACCOUNTING PRONOUNCEMENTS

EastGroup has evaluated all ASUs recently released by the FASB through the date the financial statements were issued and determined that ~~the following ASU applies to the Company.~~

~~In March 2020, the FASB issued~~ ASU 2020-04, Reference Rate Reform (Topic 848): Facilitation of the Effects of Reference Rate Reform on Financial Reporting. ASU 2020-04 contains practical expedients for reference rate reform related activities that impact debt, leases, derivatives and other contracts. The guidance in ASU 2020-04 is optional and may be elected over time as reference rate reform activities occur. During 2020,, applies to the Company elected to apply the hedge accounting expedients related to probability and the assessments of effectiveness for future LIBOR-indexed cash flows to assume that the index upon which future hedged transactions will be based matches the index on the corresponding derivatives. Application of these expedients preserves the presentation of derivatives consistent with past presentation. The Company continues to evaluate the impact of the guidance and may apply other elections as applicable as additional changesCompany. See Note 14 in the ~~market occur.~~Notes to Consolidated Financial Statements for the Company’s evaluation of ASU 2020-04.

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LIQUIDITY AND CAPITAL RESOURCES

Net cash provided by operating activities was ~~$137,675,000~~$176,152,000 for the six months ended June 30, ~~2021.~~2022. The primary other sources of cash were borrowings on unsecured bank credit facilities and unsecured ~~debt and~~debt; proceeds from common stock ~~offerings.~~offerings; and net proceeds from sales of real estate investments. The Company distributed ~~$63,403,000~~$91,787,000 in common stock dividends during the six months ended June 30, ~~2021.~~2022. Other primary uses of cash were for repayments on unsecured bank credit facilities, unsecured debt and secured ~~debt,~~debt; the construction and development of ~~properties, purchases of real estate, leasing commissions and~~properties; capital improvements at various ~~properties.~~

~~Total debt at June 30, 2021~~properties; leasing commissions; and December 31, 2020 is detailed below. The Company’s unsecured bank credit facilities and unsecured debt instruments have certain restrictive covenants, such as maintaining debt service coverage and leverage ratios and maintaining insurance coverage, and the Company was in compliance with allpurchases of ~~its debt covenants at June 30, 2021 and December 31, 2020.~~

June 30,
2021 December 31,
2020
(In thousands)
Unsecured bank credit facilities - variable rate, carrying amount $ — 125,000
Unamortized debt issuance costs (2,437) (806)
Unsecured bank credit facilities, net of debt issuance costs (2,437) 124,194
Unsecured debt - fixed rate, carrying amount (1)
1,285,000 1,110,000
Unamortized debt issuance costs (2,562) (2,292)
Unsecured debt, net of debt issuance costs 1,282,438 1,107,708
Secured debt - fixed rate, carrying amount (1)
36,162 79,096
Unamortized debt issuance costs (34) (103)
Secured debt, net of debt issuance costs 36,128 78,993
Total debt, net of debt issuance costs $ 1,316,129 1,310,895

~~(1)These loans have a fixed interest rate or an effectively fixed interest rate due to interest rate swaps.~~

Until June 29, 2021, EastGroup had $350 million and $45 million unsecured bank credit facilities with margins over LIBOR of 100 basis points, facility fees of 20 basis points and maturity dates of July 30, 2022. The Company amended and restated these credit facilities on June 29, 2021, expanding the capacity to $425 million and $50 million, as detailed below.

The $425 million unsecured bank credit facility is with a group of nine banks and has a maturity date of July 30, 2025. The credit facility contains options for two six-month extensions (at the Company's election) and a $325 million accordion (with agreement by all parties). The interest rate on each tranche is usually reset on a monthly basis and as of June 30, 2021 was LIBOR plus 77.5 basis points, which equated to 0.876%, with an annual facility fee of 15 basis points. The Company has a standby letter of credit of $674,000 pledged on this facility.

The Company's $50 million unsecured bank credit facility has a maturity date of July 30, 2025, or such later date as designated by the bank; the Company also has two six-month extensions available if the extension options in the $425 million facility are exercised. The interest rate is reset on a daily basis and as of June 30, 2021, was LIBOR plus 77.5 basis points, which equated to 0.876%, with an annual facility fee of 15 basis points.

For both facilities, the margin and facility fee are subject to changes in the Company's credit ratings. Although the Company’s current credit rating is Baa2, given the strength of the Company’s key credit metrics, initial pricing for the credit facilities is based on the BBB+/Baa1 credit ratings level. This favorable pricing level will be retained provided that the Company’s consolidated leverage ratio, as defined in the applicable agreements, remains less than 32.5%. The facilities also include a sustainability-linked pricing component pursuant to which, if the Company meets certain sustainability performance targets, the applicable interest margin will be reduced by one basis point.

~~The Company had no amounts outstanding on its unsecured bank credit facilities as of June 30, 2021.~~

As market conditions permit, EastGroup issues equity and/or employs fixed-rate debt, including variable-rate debt that has been swapped to an effectively fixed rate through the use of interest rate swaps, to replace the short-term bank borrowings. The Company believes its current operating cash flow and unsecured bank credit facilities provide the capacity to fund the

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operations of the Company. The Company also believes it can obtain debt financing and issue common and/or preferred equity. For future debt issuances, the Company intends to issue primarily unsecured fixed-rate debt, including variable-rate debt that has been swapped to an effectively fixed rate through the use of interest rate swaps. The Company may also access the public debt market in the future as a means to raise capital.

In March 2021, the Company closed a $50 million senior unsecured term loan with a four-year term and interest only payments, which bears interest at the annual rate of LIBOR plus an applicable margin (1.00% as of June 30, 2021 and July 27, 2021) based on the Company’s senior unsecured long-term debt rating. The Company also entered into an interest rate swap agreement to convert the loan’s LIBOR rate component to a fixed interest rate for the entire term of the loan providing a total effective fixed interest rate of 1.55%.

~~In March 2021, EastGroup repaid (with no penalty) a mortgage loan with a balance of $40.8 million, an interest rate of 4.75% and an original maturity date of June 5, 2021.~~

In June 2021, the Company closed on the private placement of $125 million of senior unsecured notes with a fixed interest rate of 2.74% and a 10-year term. The notes dated April 8, 2021, were issued and sold on June 10, 2021 and will require interest-only payments. The notes will not be and have not been registered under the Securities Act of 1933, as amended, and may not be offered or sold in the United States absent registration or an applicable exemption from the registration requirements.

On March 5, 2021, the Financial Conduct Authority (“FCA”) that regulates LIBOR announced that USD-LIBOR will no longer be published after June 30, 2023. The Alternative Reference Rates Committee (“ARRC”) has proposed that the Secured Overnight Financing Rate (“SOFR”) is the rate that represents best practice as the alternative to USD-LIBOR for use in derivatives and other financial contracts that are currently indexed to USD-LIBOR. ARRC has proposed a paced market transition plan to SOFR from USD-LIBOR and organizations are currently working on industry wide and company specific transition plans as it relates to derivatives and cash markets exposed to USD-LIBOR.

The Company anticipates that LIBOR will continue to be available substantially in its current form at least until June 30, 2023. Any changes adopted by the FCA or other governing bodies in the method used for determining LIBOR may result in a sudden or prolonged increase or decrease in reported LIBOR. If that were to occur, our interest payments could change. In addition, uncertainty about the extent and manner of future changes may result in interest rates and/or payments that are higher or lower than if LIBOR were to remain available in its current form. The Company has material contracts that are indexed to USD-LIBOR and is monitoring this activity and evaluating the related risks.

The Company’s unsecured bank credit facilities, senior unsecured term loans and interest rate swap contracts are indexed to LIBOR. The Company is continuously monitoring and evaluating the related risks, which include interest on loans and amounts received and paid on derivative instruments. These risks arise in connection with transitioning contracts to a new alternative rate, including any resulting value transfer that may occur. The value of loans or derivative instruments tied to LIBOR could also be impacted if LIBOR is limited or discontinued as interest rates may be adversely affected. While we expect LIBOR to be available in substantially its current form until June 30, 2023, it is possible that LIBOR will become unavailable prior to that point. This could result, for example, if sufficient banks decline to make submissions to the LIBOR administrator. In that case, the risks associated with the transition to an alternative reference rate will be accelerated and magnified.

Each of the Company’s contracts, which are indexed to LIBOR, include provisions for a replacement rate which will be substantially equivalent to the all-in LIBOR-based interest rate in effect prior to its replacement. Therefore, the Company believes the transition will not have a material impact on our consolidated financial statements.

On December 20, 2019, EastGroup entered into sales agreements with each of BNY Mellon Capital Markets, LLC; BofA Securities, Inc.; BTIG, LLC; Jefferies LLC; Raymond James & Associates, Inc.; Regions Securities LLC; and Wells Fargo Securities, LLC in connection with the establishment of a new continuous common equity offering program pursuant to which the Company may sell shares of its common stock with an aggregate gross sales price of up to $750,000,000 from time to time. As of July 28, 2021, the Company has sold an aggregate of 1,397,639 shares of common stock with gross proceeds of $198,938,000 under the sales agency financing agreements, and EastGroup may offer and sell additional shares of its common stock with an aggregate gross sales price of up to $551,062,000 through the sales agents.

During the six months ended June 30, 2021, EastGroup issued and sold 687,715 shares of common stock under its continuous common equity offering program at an average price of $152.68 per share with gross proceeds to the Company of $105,000,000. The Company incurred offering-related costs of $1,197,000 during the six months, resulting in net proceeds to the Company of $103,803,000.

~~-40-~~

real estate.

The Company anticipates that its current cash balance, operating cash flows, borrowings under its unsecured bank credit facilities, proceeds from new debt and/or proceeds from the issuance of equity instruments will be adequate for (i) operating and administrative expenses, (ii) normal repair and maintenance expenses at its properties, (iii) debt service obligations, (iv) maintaining compliance with its debt covenants, (v) distributions to stockholders, (vi) capital improvements, (vii) purchases of properties, (viii) development, and (ix) any other normal business activities of the Company, both in the short-term and long-term, including after taking into account the effects of the COVID-19 pandemic. The Company expects liquidity sources and needs in future years to be consistent in nature with those for the six months ended June 30, 2022.

~~Contractual Obligations~~As of June 30, 2022, the Company was contractually obligated to pay the dividend declared in May 2022, which was paid in July 2022. An amount for dividends payable of $49,064,000 was included in Accounts payable and accrued expenses at June 30, 2022, which includes dividends payable on unvested restricted stock of $1,254,000, which are subject to continued service and will be paid upon vesting in future periods.

-43-

Total debt at June 30, 2022 and December 31, 2021 is detailed below. The Company’s unsecured bank credit facilities and unsecured debt instruments have certain restrictive covenants, such as maintaining debt service coverage and leverage ratios and maintaining insurance coverage, and the Company was in compliance with all of its debt covenants at June 30, 2022 and December 31, 2021.


	June 30, 2022		December 31, 2021
	(In thousands)
Unsecured bank credit facilities - variable rate, carrying amount (1)	$	206,419	209,210

Unamortized debt issuance costs	(1,846)		(2,144)
Unsecured bank credit facilities, net of debt issuance costs	204,573		207,066

Unsecured debt - fixed rate, carrying amount (2)	1,420,000		1,245,000
Unamortized debt issuance costs	(3,124)		(2,430)
Unsecured debt, net of debt issuance costs	1,416,876		1,242,570

Secured debt - fixed rate, carrying amount (2)	2,099		2,156
Unamortized debt issuance costs	(12)		(14)
Secured debt, net of debt issuance costs	2,087		2,142

Total debt, net of debt issuance costs	$	1,623,536	1,451,778

(1)The Company’s balances under its unsecured bank credit facilities change depending on the Company’s cash needs and, as such, both the principal amounts and the interest rates are subject to variability.

(2)These loans have a fixed interest rate or an effectively fixed interest rate due to interest rate swaps.

Until June 29, 2021, EastGroup had $350 million and $45 million unsecured bank credit facilities with margins over LIBOR of 100 basis points, facility fees of 20 basis points and maturity dates of July 30, 2022. The Company amended and restated these credit facilities on June 29, 2021, expanding their capacities to $425 million and $50 million, respectively, as detailed below.

The Company’s $425 million unsecured bank credit facility is with a group of nine banks and has a maturity date of July 30, 2025. The credit facility contains options for two six-month extensions (at the Company's election) and a $325 million accordion (with agreement by all parties). The interest rate on each tranche is reset on a monthly basis and as of June 30, 2022, was LIBOR plus 77.5 basis points with an annual facility fee of 15 basis points. As of June 30, 2022, the Company had $170,000,000 of variable rate borrowings on this unsecured bank credit facility with a weighted average interest rate of 2.058%.

The Company's $50 million unsecured bank credit facility has a maturity date of July 30, 2025, or such later date as designated by the bank; the Company also has two six-month extensions available if the extension options in the $425 million facility are exercised. The interest rate is reset on a daily basis and as of June 30, 2022, was LIBOR plus 77.5 basis points with an annual facility fee of 15 basis points. As of June 30, 2022, the interest rate was 2.562% on a balance of $36,419,000.

For both facilities, the margin and facility fee are subject to changes in the Company's credit ratings. Although the Company’s current credit rating is Baa2, given the strength of the Company’s key credit metrics, initial pricing for the credit facilities is based on the BBB+/Baa1 credit ratings level. This favorable pricing level will be retained provided that the Company’s consolidated leverage ratio, as defined in the applicable agreements, remains less than 32.5%. The facilities also include a sustainability-linked pricing component pursuant to which the applicable interest margin will be reduced by one basis point if the Company meets certain sustainability performance targets.

For future debt issuances, the Company intends to issue primarily unsecured fixed-rate debt, including variable-rate debt that has been swapped to an effectively fixed rate through the use of interest rate swaps. The Company may also access the public debt market in the future as a means to raise capital.

In January 2022, the Company and a group of lenders agreed to terms on the private placement of $150 million of senior unsecured notes with a fixed interest rate of 3.03% and a 10-year term. The notes were issued and sold on April 20, 2022 and

-44-

require interest-only payments. The notes will not be and have not been registered under the Securities Act of 1933, as amended, and may not be offered or sold in the United States absent registration or an applicable exemption from the registration requirements.

In February 2022, EastGroup repaid a $75 million unsecured term loan at maturity with an effectively fixed interest rate of 3.03%.

In March 2022, the Company closed a $100 million senior unsecured term loan with a 6.5-year term and interest only payments, which bears interest at the annual rate of SOFR plus an applicable margin (1.30% as of June 30, 2022) based on the Company’s senior unsecured long-term debt rating. The Company also entered into an interest rate swap agreement to convert the loan’s SOFR rate component to a fixed interest rate for the entire term of the loan providing a total effectively fixed interest rate of 3.06%.

In June 2022, the Company assumed a $60 million loan in connection with the acquisition of Tulloch Corporation, the owner of an industrial real estate portfolio comprised of 14 operating properties and two parcels of land, which was immediately repaid with no penalty during June 2022.

Also during June 2022, the Company agreed to terms with a bank on a $75 million senior unsecured term loan with interest- only payments, bearing interest at the annual rate of SOFR plus an applicable margin based on the Company’s senior unsecured long-term debt rating and consolidated leverage ratio. In July, the Company added an additional $50 million tranche with the same terms other than the maturity date. The loan is expected to close in the third quarter of 2022 and will have a five-year term and a two-year term on the $75 million and $50 million tranches, respectively. The Company also entered into interest rate swap agreements to convert the loan’s SOFR rate component to a fixed interest rate for the entire term of the loan, providing a total effective fixed interest rate of 4.00% and 4.09% on the $75 million and $50 million tranches, respectively.

In July 2022, the Company and a group of lenders agreed to terms on the private placement of two senior unsecured notes totaling $150 million. One note for $75 million has an 11-year term and a fixed interest rate of 4.90% with semi-annual interest-only payments. The other $75 million note has a 12-year term and a fixed interest rate of 4.95% with semi-annual interest-only payments. The notes are expected to be issued and sold in October 2022. The notes will not be and have not been registered under the Securities Act of 1933, as amended, and may not be offered or sold in the United States absent registration or an applicable exemption from the registration requirements.

In July 2017, the Financial Conduct Authority announced it intended to stop compelling banks to submit rates for the calculation of LIBOR after 2021. In March 2021, the ICE Benchmark Administration, the administrator of LIBOR, announced its intention to cease publication of certain LIBOR settings after 2021, while continuing to publish overnight and one-, three-, six-, and twelve-month U.S. dollar LIBOR rates through June 30, 2023. While this announcement extended the transition period to June 2023, the United States Federal Reserve Board and other regulatory bodies concurrently issued guidance encouraging banks and other financial market participants to cease entering into new contracts that use U.S. dollar LIBOR as a reference rate as soon as practicable and in any event no later than December 31, 2021. In the U.S., the Alternative Reference Rates Committee, which was convened by the Federal Reserve Board and the Federal Reserve Bank of New York, has recommended that SOFR plus a recommended spread adjustment as its preferred alternative to USD-LIBOR. There are significant differences between LIBOR and SOFR, such as LIBOR being an unsecured lending rate while SOFR is a secured rate, and SOFR is an overnight rate while LIBOR reflects term rates at different maturities.

We expect that all LIBOR settings relevant to us will cease to be published or will no longer be representative after June 30, 2023. As a result, any of our LIBOR-based borrowings that extend beyond such date will need to be converted to a replacement rate. Certain risks may arise in connection with transitioning contracts to SOFR or any other alternative variable rate, including any resulting value transfer that may occur. The value of loans, securities, or derivative instruments tied to LIBOR could also be impacted. During the six months ended June 30, 2022, the Company entered into a new term loan and two swap agreements which are indexed to SOFR. Also, during the six months ended June 30, 2022, EastGroup refinanced an existing term loan modifying the index from LIBOR to SOFR, and concurrently amended the related swap to reference SOFR rather than LIBOR. The Company’s unsecured bank credit facilities and three of its senior unsecured term loans and interest rate swap contracts are

-45-

indexed to LIBOR and include provisions for a replacement rate which we believe will be substantially equivalent to the all-in LIBOR-based interest rate in effect prior to its replacement. Therefore, management believes the transition will not have a material impact on the Company’s consolidated financial statements. The Company is continuously monitoring and evaluating the related risks, which include interest on loans and amounts received and paid on derivative instruments. These risks arise in connection with transitioning contracts to a new alternative rate, including any resulting value transfer that may occur. The value of loans or derivative instruments indexed to LIBOR could also be impacted if LIBOR is limited or discontinued as interest rates may be adversely affected. While we expect LIBOR to be available in substantially its current form until June 30, 2023, it is possible that LIBOR will become unavailable prior to that point. This could result, for example, if sufficient banks decline to make submissions to the LIBOR administrator. In that case, the risks associated with the transition to an alternative reference rate will be accelerated and magnified.

On December 20, 2019, EastGroup entered into sales agreements (the “December 2019 Sales Agreements”) with each of BNY Mellon Capital Markets, LLC; BofA Securities, Inc.; BTIG, LLC; Jefferies LLC; Raymond James & Associates, Inc.; Regions Securities LLC; and Wells Fargo Securities, LLC in connection with the establishment of a new continuous common equity offering program pursuant to which the Company may sell shares of its common stock with an aggregate gross sales price of up to $750,000,000 from time to time. On July 28, 2021, the Company entered into a sales agreement (together with the December 2019 Sales Agreements, the “Sales Agreements”) with TD Securities (USA) LLC, which is substantially similar to the December 2019 Sales Agreements, and entered into corresponding amendments to the December 2019 Sales Agreements to include TD Securities (USA) LLC as a participating sales agent. Pursuant to the Sales Agreements, the shares may be offered and sold in transactions that are deemed to be “at the market” offerings as defined in Rule 415 of the Securities Act of 1933, as amended. As of July 27, 2022, the Company has sold an aggregate of 2,646,643 shares of common stock with gross proceeds of $443,147,000 under the Sales Agreements, and EastGroup may offer and sell additional shares of its common stock with an aggregate gross sales price of up to $306,853,000 through the sales agents.

During the six months ended June 30, 2022, EastGroup issued and sold 385,538 shares of common stock under its continuous common equity offering program at an average price of $194.53 per share with gross proceeds to the Company of $75,000,000. The Company incurred offering-related costs of $821,000 during the six months, resulting in net proceeds to the Company of $74,179,000.

During the six months ended June 30, 2022, the Company issued 1,868,809 shares of common stock in the acquisition of operating properties and development land in the gross amount of $303,756,000. The Company incurred issuance-related costs of $74,000.

EastGroup’s ~~fixed, non-cancelable~~other material cash requirements from known contractual and other obligations, including real estate property obligations, development and value-add obligations and tenant improvements as of December 31, ~~2020,~~2021, did not materially change during the six months ended June 30, ~~2021, except for the changes in~~ ~~Unsecured bank credit facilities, net of debt issuance costs, Unsecured debt, net of debt issuance costs~~ ~~and~~ ~~Secured debt, net of debt issuance costs~~ ~~discussed above.~~2022.

~~INFLATION AND OTHER ECONOMIC CONSIDERATIONS~~

~~Most of the Company’s leases include scheduled rent increases. Additionally, most of the Company’s leases require the tenants~~The Company has no material off-balance sheet arrangements that have had or are reasonably likely to ~~pay their pro rata share of operating~~have a material current or future effect on its financial condition, changes in financial condition, revenues or expenses, including real estate taxes, insurance and common area maintenance, thereby reducing the Company’s exposure to increases in operating expenses resulting from inflation or other factors. In the event inflation or other factors cause increases in the Company’s general and administrative expenses or the level of interest rates, such increased costs would not be passed through to tenants and could adversely affect the Company’s results of ~~operations.~~

~~EastGroup’s financial results are affected by general economic conditions in the markets in which the Company’s properties are located. The state of the economy,~~operations, liquidity, capital expenditures or other adverse changes in general or local economic conditions resulting from the ongoing COVID-19 pandemic or general economic conditions, could result in the inability of some of the Company’s existing tenants to make lease payments and may therefore increase the reserves for uncollectible rent. It may also impact the Company’s ability to (i) renew leases or re-lease space as leases expire, or (ii) lease development space. In addition, an economic downturn or recession, including but not limited to the ongoing COVID-19 pandemic, could also lead to an increase in overall vacancy rates or a decline in rents the Company can charge to re-lease properties upon expiration of current leases. In all of these cases, EastGroup’s cash flows would be adversely affected.

capital resources.

~~-41-~~-46-

ITEM 3.QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK.

The Company is exposed to interest rate changes primarily as a result of its unsecured bank credit facilities and long-term debt maturities. This debt is used to maintain liquidity and fund capital expenditures and expansion of the Company’s real estate investment portfolio and operations. The Company’s objective for interest rate risk management is to limit the impact of interest rate changes on earnings and cash flows and to lower its overall borrowing costs. The Company has two variable rate unsecured bank credit facilities as discussed under Liquidity and Capital Resources. As market conditions permit, EastGroup issues equity and/or employs fixed-rate debt, including variable-rate debt that has been swapped to an effectively fixed rate through the use of interest rate swaps, to replace the short-term bank borrowings. The Company’s interest rate swaps are discussed in Note 14 in the Notes to Consolidated Financial Statements. The table below presents the principal payments due and weighted average interest rates, which include the impact of interest rate swaps, for both the fixed-rate and variable-rate debt as of June 30, ~~2021.~~2022.


		July – December 2021			2022		2023		2024		2025			Thereafter		Total		Fair Value			July – December 2022			2023		2024		2025			2026		Thereafter		Total		Fair Value
Unsecured bank credit facilities - variable rate (in thousands)	Unsecured bank credit facilities - variable rate (in thousands)	$	—		—		—		—		—		(1)	—		—		—	(2)	Unsecured bank credit facilities - variable rate (in thousands)	$	—		—		—		206,419		(1)	—		—		206,419		203,888	(2)
Weighted average interest rate	Weighted average interest rate	—			—		—		—		0.88	%	(3)	—		0.88	%			Weighted average interest rate	—			—		—		2.15	%	(3)	—		—		2.15	%

Unsecured debt - fixed rate (in thousands)	Unsecured debt - fixed rate (in thousands)	$	40,000		75,000		115,000		120,000		145,000			790,000		1,285,000		1,326,729	(4)	Unsecured debt - fixed rate (in thousands)	$	—		115,000		120,000		145,000			140,000		900,000		1,420,000		1,333,855	(4)
Weighted average interest rate	Weighted average interest rate	2.34		%	3.03	%	2.96	%	3.47	%	3.12	%		3.08	%	3.08	%			Weighted average interest rate	—			2.96	%	3.47	%	3.12	%		2.57	%	3.01	%	3.01	%
Secured debt - fixed rate (in thousands)	Secured debt - fixed rate (in thousands)	$	1,350		32,770		119		122		128			1,673		36,162		36,675	(4)	Secured debt - fixed rate (in thousands)	$	58		119		122		128			1,672		—		2,099		2,040	(4)
Weighted average interest rate	Weighted average interest rate	4.08		%	4.09	%	3.85	%	3.85	%	3.85	%		3.85	%	4.08	%			Weighted average interest rate	3.85		%	3.85	%	3.85	%	3.85	%		3.85	%	—		3.85	%

(1)The variable-rate unsecured bank credit facilities mature in July 2025 and as of June 30, ~~2021,~~2022, have ~~zero drawn~~balances of $170,000,000 on ~~both~~ the $425 million unsecured bank credit facility and $36,419,000 on the $50 million unsecured bank credit facility.

(2)The fair value of the Company’s variable rate debt is estimated by discounting expected cash flows at current market rates, excluding the effects of debt issuance costs.

(3)Represents the weighted average interest rate for the Company’s variable rate unsecured bank credit facilities as of June 30, ~~2021.~~2022.

(4)The fair value of the Company’s fixed-rate debt, including variable-rate debt that has been swapped to an effectively fixed rate through the use of interest rate swaps, is estimated by discounting expected cash flows at the rates currently offered to the Company for debt of the same remaining maturities, as advised by the Company’s bankers, excluding the effects of debt issuance costs.

As the table above incorporates only those exposures that existed as of June 30, ~~2021,~~2022, it does not consider those exposures or positions that could arise after that date. ~~Based on the weighted average balance for the six months ended June 30, 2021, if~~If the weighted average interest rate on the variable rate unsecured bank credit facilities, as shown above, changes by 10% or approximately 922 basis points, interest expense and cash flows would increase or decrease by approximately ~~$96,000~~$444,000 annually. This does not include variable-rate debt that has been effectively fixed through the use of interest rate swaps.

The Company’s unsecured bank credit facilities and three of its unsecured term loans and related interest rate swaps are indexed to LIBOR. For a discussion of the risks associated with the discontinuation of LIBOR, see “Risk Factors—Financing Risks—The discontinuation of LIBOR and the replacement of LIBOR with an alternative reference rate may adversely affect our borrowing costs and could impact our business and results of operations” in Part I, Item 1A of our Annual Report on Form 10-K for the year ended December 31, 2021.

Most of the Company’s leases include scheduled rent increases. Additionally, most of the Company’s leases require the tenants to pay their pro rata share of operating expenses, including real estate taxes, insurance and common area maintenance, thereby reducing the Company’s exposure to increases in operating expenses resulting from inflation or other factors. In the event inflation causes increases in the Company’s general and administrative expenses or the level of interest rates, such increased costs would not be passed through to tenants and could adversely affect the Company’s results of operations.

EastGroup’s financial results are affected by general economic conditions in the markets in which the Company’s properties are located. The state of the economy, or other adverse changes in general or local economic conditions resulting from the ongoing COVID-19 pandemic or general economic conditions, could result in the inability of some of the Company’s existing tenants to make lease payments and may therefore increase the reserves for uncollectible rent. It may also impact the Company’s ability to (i) renew leases or re-lease space as leases expire, or (ii) lease development space. In addition, an economic downturn or recession, including but not limited to the ongoing COVID-19 pandemic, could also lead to an increase in overall vacancy rates

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or a decline in rents the Company can charge to re-lease properties upon expiration of current leases. In all of these cases, EastGroup’s cash flows would be adversely affected.

ITEM 4.CONTROLS AND PROCEDURES.

(i) Disclosure Controls and Procedures.

The Company carried out an evaluation, under the supervision and with the participation of the Company’s management, including the Company’s Chief Executive Officer and Chief Financial Officer, of the effectiveness of the design and operation of the Company’s disclosure controls and procedures pursuant to Exchange Act Rules 13a-15 and 15d-15. Based upon that evaluation, the Chief Executive Officer and Chief Financial Officer concluded that, as of June 30, ~~2021,~~2022, the Company’s disclosure controls and procedures were effective in timely alerting them to material information relating to the Company (including its consolidated subsidiaries) required to be included in the Company’s periodic SEC filings.

(ii) Changes in Internal Control Over Financial Reporting.

There was no change in the Company’s internal control over financial reporting during the Company’s second fiscal quarter ended June 30, ~~2021,~~2022, that has materially affected, or is reasonably likely to materially affect, the Company’s internal control over financial reporting.

~~-42-~~

PART II. OTHER INFORMATION.

ITEM 1. LEGAL PROCEEDINGS.

The Company is not presently involved in any material litigation nor, to its knowledge, is any material litigation threatened against the Company or its properties, other than routine litigation arising in the ordinary course of business or which is expected to be covered by the Company’s liability insurance. The Company cannot predict the outcome of any litigation with certainty, and some lawsuits, claims or proceedings may be disposed of unfavorably to the Company, which could materially affect its financial condition or results of operations.

ITEM 1A. RISK FACTORS.

There have been no material changes to the risk factors disclosed in EastGroup’s Form 10-K for the year ended December 31, ~~2020,~~2021, except to the extent factual information disclosed elsewhere in this Form 10-Q relates to such risk factors. For a full description of these risk factors, please refer to “Item 1A. Risk Factors” in our Annual Report on Form 10-K for the year ended December 31, ~~2020.~~2021.

ITEM 2. UNREGISTERED SALES OF EQUITY SECURITIES AND USE OF PROCEEDS.

None.

ITEM 3.DEFAULTS UPON SENIOR SECURITIES.

None.

ITEM 4.MINE SAFETY DISCLOSURES.

Not applicable.

ITEM 5.OTHER INFORMATION.

None.

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ITEM 6.EXHIBITS.


~~Exhibits~~
The following exhibits are included in or incorporated by reference into, this Quarterly Report on Form 10-Q for the fiscal quarter ended June 30, ~~2021:~~2022:


Exhibit Number			Description
~~3.1~~10.1			~~Articles~~Note Purchase Agreement, dated as of ~~Amendment and Restatement of~~February 3, 2022, among EastGroup Properties, ~~Inc.~~L.P., the Company and the purchasers of the notes party thereto (including the form of the 3.03% Senior Notes due April 20, 2032) (incorporated by reference to ~~exhibit 3.1 of~~Exhibit 10.1 to the Company’s Current Report on Form 8-K filed ~~May 28, 2021)~~February 8, 2022).
~~3.2~~10.2			~~Amended and Restated Bylaws of~~ EastGroup Properties, Inc. Director Compensation Program Including the Independent Director Compensation Policy, as amended and restated as of May 26, 2022, pursuant to the 2013 Equity Incentive Plan (~~incorporated by reference to exhibit 3.2 of the Company’s Current Report on Form 8-K~~ filed ~~May 28, 2021)~~herewith).
~~10.1~~			Fifth Amended and Restated Credit Agreement Dated June 29, 2021 among EastGroup Properties, L.P.; EastGroup Properties, Inc.; PNC Bank, National Association, as Administrative Agent; Regions Bank, as Syndication Agent, Wells Fargo Bank, National Association, Bank of America, N.A. and U.S. Bank National Association, as Co-Documentation Agents; PNC Capital Markets LLC as Sustainability Agent; PNC Capital Markets LLC and Regions Capital Markets, as Joint Lead Arrangers and Joint Bookrunners and the Lenders party thereto ~~(incorporated by reference to exhibit 10.1 of the Company’s Current Report on Form 8-K filed July 1, 2021).~~
31.1			Rule 13a-14(a)/15d-14(a) Certifications (pursuant to Section 302 of the Sarbanes-Oxley Act of 2002) of Marshall A. Loeb, Chief Executive Officer (~~filed herewith~~ (filed herewith)).
31.2			Rule 13a-14(a)/15d-14(a) Certifications (pursuant to Section 302 of the Sarbanes-Oxley Act of 2002) of Brent W. Wood, Chief Financial Officer ((filed ~~herewith~~herewith)).
32.1			Section 1350 Certifications (pursuant to Section 906 of the Sarbanes-Oxley Act of 2002) of Marshall A. Loeb, Chief Executive Officer (~~furnished herewith~~ (furnished herewith)).
32.2			Section 1350 Certifications (pursuant to Section 906 of the Sarbanes-Oxley Act of 2002) of Brent W. Wood, Chief Financial Officer (~~furnished herewith~~ (furnished herewith)).
101.1.SCH			Inline XBRL Taxonomy Extension Schema Document (filed herewith).
101.2.CAL			Inline XBRL Taxonomy Extension Calculation Linkbase Document (filed herewith).
101.3.DEF			Inline XBRL Taxonomy Extension Definition Linkbase Document (filed herewith).
101.4.LAB			Inline XBRL Taxonomy Extension Label Linkbase Document (filed herewith).
101.5.PRE			Inline XBRL Taxonomy Extension Presentation Linkbase Document (filed herewith).
104			Cover Page Interactive Data File (formatted as inline XBRL with applicable taxonomy extension information contained in Exhibits 101.*) (filed herewith).

~~-43-~~-49-

SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the Registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.

Date: July ~~28, 2021~~27, 2022


			EASTGROUP PROPERTIES, INC.

			/s/ STACI H. TYLER
			Staci H. Tyler
			Senior Vice President, Chief Accounting Officer and Secretary

			/s/ BRENT W. WOOD
			Brent W. Wood
			Executive Vice President, Chief Financial Officer and Treasurer

~~-44-~~-50-


UNSECURED DEBT REPAID IN 2020	Interest Rate	Date Repaid	Payoff Amount
			(In thousands)
$30 Million Senior Unsecured Notes	3.80%	08/28/2020	$	30,000
$75 Million Senior Unsecured Term Loan	3.45%	12/21/2020	75,000
Weighted Average/Total Amount for 2020	3.55%		$	105,000


SECURED DEBT REPAID IN 2020 AND 2021	Interest Rate	Date Repaid	Payoff Amount
			(In thousands)
40th Avenue, Beltway Crossing 5, Centennial Park, Executive Airport, Interchange Park 1, Ocean View, Wetmore 5-8 and World Houston 26, 28, 29 & 30	4.39%	10/07/2020	$	45,871
Colorado Crossing, Interstate Distribution Center 1-3, Rojas Commerce Park, Steele Creek 1 & 2, Venture Distribution Center 1 and World Houston 3, 4, 6, 7, 8 & 9	4.75%	03/08/2021	40,841
Weighted Average/Total Amount for 2020 and 2021	4.56%		$	86,712