EastGroup Properties (EGP) vs Equity Lifestyle Properties (ELS)
Head-to-head comparison of performance, valuation, growth, profitability and dividends. Prices delayed 15 minutes; data as of Oct 8, 2026.
Summary
EastGroup Properties (EGP) has outperformed Equity Lifestyle Properties (ELS) over the past year, gaining 10.8% versus a loss of 6.5%. Over five years, EGP leads with a +4.6% price change compared with -30.6% for ELS. Equity Lifestyle Properties is the larger company by market cap ($11.65 billion vs $10.24 billion), about 1.1 times the size, while EastGroup Properties is growing revenue faster (+12.7% vs +0.3%).
On valuation, Equity Lifestyle Properties trades at a lower forward P/E (26.6x vs 34.3x for EastGroup Properties). Equity Lifestyle Properties offers the higher dividend yield (3.64% vs 3.36%). EastGroup Properties converts more of its revenue into profit, with a net margin of 35.7% versus 26.3%.
Summary generated from market data by MetaCap's automated system. Methodology
Relative performance
Percent change in share price from the first common trading day shown; excludes dividends.
Head-to-head
| Metric | EGP | ELS |
|---|---|---|
| Share price | $190.43 | $58.10 |
| Market cap | $10.24B | $11.65B |
| 1-day change | -0.08% | +0.20% |
| YTD return | +6.97% | -4.34% |
| 1-year return | +10.77% | -6.53% |
| 5-year return | +4.63% | -30.62% |
| P/E ratio (TTM) | 33.41 | 28.07 |
| Forward P/E | 34.26 | 26.62 |
| EPS (TTM) | $5.70 | $2.07 |
| Dividend yield | 3.36% | 3.64% |
| Annual dividend | $6.40 | $2.12 |
| Revenue (latest FY) | $721.34M | $1.53B |
| Revenue growth (YoY) | +12.67% | +0.34% |
| Net income (latest FY) | $257.46M | $402.06M |
| Operating margin | — | 25.56% |
| Net margin | 35.69% | 26.25% |
| 52-week high | $226.71 | $69.00 |
| 52-week low | $166.11 | $57.46 |
| Distance from 52-week high | -16.00% | -15.80% |
| Analyst consensus | buy | buy |
| Avg. price target upside | +19.65% | +19.76% |
| Average volume | 483.42K | 1.58M |
| Shares outstanding | 53.77M | 194.06M |
| Employees | 103 | 3,700 |
| Sector | Real Estate | Real Estate |
| Industry | Real Estate Investment Trusts | Real Estate Investment Trusts |
Highlighted cells mark the higher value for growth, returns, margins and yield, and the lower value for P/E ratios. Highlighting is a mechanical comparison, not a recommendation.
Key differences
- EGP has outperformed ELS by 17.3 percentage points over the past year.
- EastGroup Properties is more profitable, keeping 35.7 cents of every revenue dollar as net income versus 26.3 cents for Equity Lifestyle Properties.
- EastGroup Properties grew revenue faster in its latest fiscal year (+12.67% vs +0.34%).
About EastGroup Properties
EGP stock →EastGroup Properties, Inc. a member of the S&P Mid-Cap 400 and Russell 2000 Indexes.
Real Estate · Real Estate Investment Trusts · 103 employees
About Equity Lifestyle Properties
ELS stock →Equity LifeStyle Properties, Inc. is a self-administered, self-managed real estate investment trust.
Real Estate · Real Estate Investment Trusts · 3,700 employees
EGP vs ELS FAQ
Which is bigger, EastGroup Properties or Equity Lifestyle Properties?
Equity Lifestyle Properties (ELS) is larger, with a market capitalization of $11.65B compared with $10.24B for EastGroup Properties (EGP).
Which stock has performed better over the past year, EGP or ELS?
EGP returned +10.77% over the past 12 months, compared with -6.53% for ELS (price return, excluding dividends). Past performance does not predict future results.
Which has the lower P/E ratio, EGP or ELS?
ELS has the lower trailing P/E at 28.1, versus 33.4 for EGP. A lower P/E is not by itself a sign of a better investment; it can reflect slower expected growth or higher risk.
Which pays a higher dividend, EastGroup Properties or Equity Lifestyle Properties?
Equity Lifestyle Properties has the higher yield at 3.64%, compared with 3.36% for EastGroup Properties.
Are EastGroup Properties and Equity Lifestyle Properties in the same industry?
Yes. Both are classified in the Real Estate Investment Trusts industry within the Real Estate sector.