CONSOLIDATED STATEMENTS OF CASH FLOWS - Unaudited - USD ($) $ in Thousands	3 Months Ended		12 Months Ended
	Mar. 31, 2026	Mar. 31, 2025	Dec. 31, 2025
OPERATING ACTIVITIES
Net Income	$ 94,624	$ 59,437
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization	55,497	52,520
Stock-based compensation expense	4,159	4,232
Gain on sales of real estate investment	(24,885)	0
Gain on involuntary conversion and business interruption claims	(1,950)	(1,763)
Changes in operating assets and liabilities:
Accrued income and other assets	9,768	168
Accounts payable, accrued expenses and prepaid rent	4,467	18,603
Other	666	511
NET CASH PROVIDED BY OPERATING ACTIVITIES	142,346	133,708
INVESTING ACTIVITIES
Development and value-add properties	(45,312)	(56,346)
Purchases of real estate	(38,130)	0
Real estate improvements	(15,623)	(19,795)
Net proceeds from sales of real estate investments and non-operating real estate	36,291	0
Leasing commissions	(7,164)	(11,085)
Proceeds from involuntary conversion on real estate assets	2,143	3,099
Changes in accrued development costs	(4,729)	7,209
Changes in other assets and other liabilities	329	804
NET CASH USED IN INVESTING ACTIVITIES	(72,195)	(76,114)
FINANCING ACTIVITIES
Proceeds from unsecured bank credit facilities	111,627	12,406
Repayments on unsecured bank credit facilities	(130,472)	(12,406)
Repayments on unsecured debt	0	(50,000)
Debt issuance costs	(19)	(91)
Distributions paid to stockholders (not including dividends accrued)	(83,684)	(73,205)
Proceeds from common stock offerings	69,300	72,908
Common stock offering related costs	(411)	(59)
Other	(6,141)	(4,161)
NET CASH USED IN FINANCING ACTIVITIES	(39,800)	(54,608)
INCREASE IN CASH AND CASH EQUIVALENTS	30,351	2,986
CASH AND CASH EQUIVALENTS AT BEGINNING OF PERIOD	1,007	17,529	$ 17,529
CASH AND CASH EQUIVALENTS AT END OF PERIOD	31,358	20,515	$ 1,007
SUPPLEMENTAL CASH FLOW INFORMATION
Cash paid for interest, net of amounts capitalized of $5,923 and $5,160 for 2026 and 2025, respectively	4,430	2,970
Interest capitalized	5,923	5,160
Cash paid for operating lease liabilities	983	822
Development costs payable	10,214	22,679
Retainage payable	7,300	11,838
Real estate improvements and capitalized leasing costs payable	8,007	9,593
Dividends payable	$ 84,658	$ 74,153

EASTGROUP PROPERTIES INC 10-Q