EastGroup Properties (EGP) vs Extra Space Storage (EXR)
Head-to-head comparison of performance, valuation, growth, profitability and dividends. Prices delayed 15 minutes; data as of Oct 9, 2026.
Summary
EastGroup Properties (EGP) has outperformed Extra Space Storage (EXR) over the past year, gaining 13.2% versus a loss of 6.5%. Over five years, EGP leads with a +7.1% price change compared with -28.0% for EXR. Extra Space Storage is the larger company by market cap ($29.38 billion vs $10.49 billion), about 2.8 times the size, while EastGroup Properties is growing revenue faster (+12.7% vs +3.7%).
On valuation, Extra Space Storage trades at a lower forward P/E (27.4x vs 35.1x for EastGroup Properties). Extra Space Storage offers the higher dividend yield (4.87% vs 3.28%). EastGroup Properties converts more of its revenue into profit, with a net margin of 35.7% versus 28.8%.
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 | EXR |
|---|---|---|
| Share price | $195.12 | $133.12 |
| Market cap | $10.49B | $29.38B |
| 1-day change | +2.40% | +1.08% |
| YTD return | +9.53% | +2.23% |
| 1-year return | +13.19% | -6.52% |
| 5-year return | +7.14% | -28.02% |
| P/E ratio (TTM) | 34.23 | 29.39 |
| Forward P/E | 35.10 | 27.44 |
| EPS (TTM) | $5.70 | $4.53 |
| Dividend yield | 3.28% | 4.87% |
| Annual dividend | $6.40 | $6.48 |
| Revenue (latest FY) | $721.34M | $3.38B |
| Revenue growth (YoY) | +12.67% | +3.70% |
| Net income (latest FY) | $257.46M | $974.00M |
| Gross margin | — | 72.82% |
| Operating margin | — | 41.83% |
| Net margin | 35.69% | 28.84% |
| 52-week high | $226.71 | $158.88 |
| 52-week low | $166.11 | $125.71 |
| Distance from 52-week high | -13.93% | -16.21% |
| Analyst consensus | buy | buy |
| Avg. price target upside | +16.77% | +18.88% |
| Average volume | 483.42K | 1.29M |
| Shares outstanding | 53.77M | 211.27M |
| Employees | 103 | 8,393 |
| 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
- Extra Space Storage is about 2.8 times larger than EastGroup Properties by market value ($29.38B vs $10.49B).
- EGP has outperformed EXR by 19.7 percentage points over the past year.
- Extra Space Storage offers a meaningfully higher dividend yield (4.87% vs 3.28%).
- EastGroup Properties is more profitable, keeping 35.7 cents of every revenue dollar as net income versus 28.8 cents for Extra Space Storage.
- EastGroup Properties grew revenue faster in its latest fiscal year (+12.67% vs +3.70%).
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 Extra Space Storage
EXR stock →Extra Space Storage Inc., headquartered in Salt Lake City, Utah, is a self-administered and self-managed REIT and a member of the S&P 500. As of June 30, 2026, the Company owned and/or operated 4,410 self-storage stores in 42 states and Washington, D.C.
Real Estate · Real Estate Investment Trusts · 8,393 employees
EGP vs EXR FAQ
Which is bigger, EastGroup Properties or Extra Space Storage?
Extra Space Storage (EXR) is larger, with a market capitalization of $29.38B compared with $10.49B for EastGroup Properties (EGP).
Which stock has performed better over the past year, EGP or EXR?
EGP returned +13.19% over the past 12 months, compared with -6.52% for EXR (price return, excluding dividends). Past performance does not predict future results.
Which has the lower P/E ratio, EGP or EXR?
EXR has the lower trailing P/E at 29.4, versus 34.2 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 Extra Space Storage?
Extra Space Storage has the higher yield at 4.87%, compared with 3.28% for EastGroup Properties.
Are EastGroup Properties and Extra Space Storage in the same industry?
Yes. Both are classified in the Real Estate Investment Trusts industry within the Real Estate sector.