EastGroup Properties (EGP) vs Terreno Realty (TRNO)
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 Terreno Realty (TRNO) over the past year, gaining 13.2% versus a gain of 10.7%. Over five years, EGP leads with a +7.1% price change compared with -5.8% for TRNO. EastGroup Properties is the larger company by market cap ($10.48 billion vs $7.02 billion), about 1.5 times the size, while Terreno Realty is growing revenue faster (+24.5% vs +12.7%).
On valuation, EastGroup Properties trades at a lower forward P/E (35.0x vs 36.5x for Terreno Realty). EastGroup Properties offers the higher dividend yield (3.29% vs 3.23%). Terreno Realty converts more of its revenue into profit, with a net margin of 84.6% 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 | TRNO |
|---|---|---|
| Share price | $194.80 | $64.45 |
| Market cap | $10.48B | $7.02B |
| 1-day change | -0.16% | -0.05% |
| YTD return | +9.53% | +9.83% |
| 1-year return | +13.19% | +10.68% |
| 5-year return | +7.14% | -5.80% |
| P/E ratio (TTM) | 34.18 | 17.33 |
| Forward P/E | 35.05 | 36.52 |
| EPS (TTM) | $5.70 | $3.72 |
| Dividend yield | 3.29% | 3.23% |
| Annual dividend | $6.40 | $2.08 |
| Revenue (latest FY) | $721.34M | $476.38M |
| Revenue growth (YoY) | +12.67% | +24.51% |
| Net income (latest FY) | $257.46M | $402.99M |
| Net margin | 35.69% | 84.59% |
| 52-week high | $226.71 | $78.94 |
| 52-week low | $166.11 | $55.92 |
| Distance from 52-week high | -14.08% | -18.36% |
| Analyst consensus | buy | buy |
| Avg. price target upside | +16.97% | +15.00% |
| Average volume | 484.77K | 742.54K |
| Shares outstanding | 53.77M | 108.97M |
| Employees | 103 | 47 |
| Sector | Real Estate | Finance |
| Industry | Real Estate Investment Trusts | Real Estate |
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
- EastGroup Properties trades at a higher earnings multiple (34.2x vs 17.3x trailing P/E).
- Terreno Realty is more profitable, keeping 84.6 cents of every revenue dollar as net income versus 35.7 cents for EastGroup Properties.
- Terreno Realty grew revenue faster in its latest fiscal year (+24.51% vs +12.67%).
- The two companies sit in different sectors: EastGroup Properties in Real Estate and Terreno Realty in Finance.
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 Terreno Realty
TRNO stock →Terreno Realty Corporation an acquirer, owner and operator of industrial real estate in six major coastal U.S. markets.
Finance · Real Estate · 47 employees
EGP vs TRNO FAQ
Which is bigger, EastGroup Properties or Terreno Realty?
EastGroup Properties (EGP) is larger, with a market capitalization of $10.48B compared with $7.02B for Terreno Realty (TRNO).
Which stock has performed better over the past year, EGP or TRNO?
EGP returned +13.19% over the past 12 months, compared with +10.68% for TRNO (price return, excluding dividends). Past performance does not predict future results.
Which has the lower P/E ratio, EGP or TRNO?
TRNO has the lower trailing P/E at 17.3, 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 Terreno Realty?
EastGroup Properties has the higher yield at 3.29%, compared with 3.23% for Terreno Realty.
Are EastGroup Properties and Terreno Realty in the same industry?
No. EastGroup Properties is in the Real Estate sector, while Terreno Realty is in Finance.