EastGroup Properties (EGP) vs Public Storage (PSA)
Head-to-head comparison of performance, valuation, growth, profitability and dividends. Prices delayed 15 minutes; data as of Oct 7, 2026.
Summary
EastGroup Properties (EGP) has outperformed Public Storage (PSA) over the past year, gaining 10.8% versus a loss of 3.9%. Over five years, EGP leads with a +4.6% price change compared with -11.7% for PSA. Public Storage is the larger company by market cap ($52.69 billion vs $10.25 billion), about 5.1 times the size, while EastGroup Properties is growing revenue faster (+12.7% vs +2.7%).
On valuation, Public Storage trades at a lower forward P/E (28.6x vs 34.3x for EastGroup Properties). Public Storage offers the higher dividend yield (4.26% vs 3.36%). Public Storage converts more of its revenue into profit, with a net margin of 37.0% versus 35.7%.
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 | PSA |
|---|---|---|
| Share price | $190.55 | $281.99 |
| Market cap | $10.25B | $52.69B |
| 1-day change | -1.20% | -1.35% |
| YTD return | +6.97% | +8.67% |
| 1-year return | +10.77% | -3.93% |
| 5-year return | +4.63% | -11.72% |
| P/E ratio (TTM) | 33.97 | 26.93 |
| Forward P/E | 34.28 | 28.62 |
| EPS (TTM) | $5.61 | $10.47 |
| Dividend yield | 3.36% | 4.26% |
| Annual dividend | $6.40 | $12.00 |
| Revenue (latest FY) | $721.34M | $4.82B |
| Revenue growth (YoY) | +12.67% | +2.74% |
| Net income (latest FY) | $257.46M | $1.78B |
| Net margin | 35.69% | 36.99% |
| 52-week high | $226.71 | $335.55 |
| 52-week low | $166.11 | $256.54 |
| Distance from 52-week high | -15.95% | -15.96% |
| Analyst consensus | buy | buy |
| Avg. price target upside | +19.57% | +18.82% |
| Average volume | 486.18K | 978.28K |
| Shares outstanding | 53.77M | 186.85M |
| Employees | 103 | 5,770 |
| 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
- Public Storage is about 5.1 times larger than EastGroup Properties by market value ($52.69B vs $10.25B).
- EGP has outperformed PSA by 14.7 percentage points over the past year.
- EastGroup Properties trades at a higher earnings multiple (34.0x vs 26.9x trailing P/E).
- EastGroup Properties grew revenue faster in its latest fiscal year (+12.67% vs +2.74%).
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 Public Storage
PSA stock →Public Storage, a member of the S&P 500, is a REIT that primarily acquires, develops, owns, and operates self-storage facilities. At June 30, 2026, The firm: (i) owned and/or operated 3,584 self-storage facilities located in 40 states with approximately 259 million net rentable square feet in the United States and (ii) owned a 35% common equity interest in Shurgard Self Storage Limited (Euronext Brussels: SHUR), which owned 335 self-storage facilities located in seven Western European countries with approximately 19 million net rentable square feet operated under the Shurgard brand.
Real Estate · Real Estate Investment Trusts · 5,770 employees
EGP vs PSA FAQ
Which is bigger, EastGroup Properties or Public Storage?
Public Storage (PSA) is larger, with a market capitalization of $52.69B compared with $10.25B for EastGroup Properties (EGP).
Which stock has performed better over the past year, EGP or PSA?
EGP returned +10.77% over the past 12 months, compared with -3.93% for PSA (price return, excluding dividends). Past performance does not predict future results.
Which has the lower P/E ratio, EGP or PSA?
PSA has the lower trailing P/E at 26.9, versus 34.0 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 Public Storage?
Public Storage has the higher yield at 4.26%, compared with 3.36% for EastGroup Properties.
Are EastGroup Properties and Public Storage in the same industry?
Yes. Both are classified in the Real Estate Investment Trusts industry within the Real Estate sector.