UNITED STATES
                       SECURITIES AND EXCHANGE COMMISSION
                             Washington, D.C. 20549

                           --------------------------

                                    FORM 8-K

                                 Current Report
     Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934


         Date of Report (date of earliest event reported): July 31, 2006


                           EASTGROUP PROPERTIES, INC.
                           --------------------------
             (Exact Name of Registrant as Specified in its Charter)


           Maryland                      1-07094                13-2711135
           --------                      -------                ----------
(State or Other Jurisdiction    (Commission File Number)       (IRS Employer
      of Incorporation)                                      Identification No.)


        300 One Jackson Place, 188 East Capitol Street, Jackson, MS 39201
        -----------------------------------------------------------------
          (Address of Principal Executive Offices, including zip code)

                                 (601) 354-3555
                                 --------------
              (Registrant's telephone number, including area code)

                                 Not Applicable
                                 --------------
          (Former name or former address, if changed since last report)

     Check the  appropriate  box below if the Form 8-K  filing  is  intended  to
simultaneously  satisfy the filing obligation of the registrant under any of the
following provisions (see General Instruction A.2. below):

[]   Written  communications  pursuant to Rule 425 under the  Securities Act (17
     CFR 230.425)
[]   Soliciting  material pursuant to Rule 14a-12 under the Exchange Act (17 CFR
     240.14a-12)
[]   Pre-commencement   communications  pursuant  to  Rule  14d-2(b)  under  the
     Exchange Act (17 CFR 240.14d-2(b))
[]   Pre-commencement   communications  pursuant  to  Rule  13e-4(c)  under  the
     Exchange Act (17 CFR 240.13e-4(c))


                               Page 1 of 3 Pages



ITEM 2.02.  Results of Operations and Financial Condition

     On July 31, 2006, we issued a press  release,  which sets forth our results
of  operations  for the quarter ended June 30, 2006. A copy of the press release
is attached hereto as Exhibit 99.1 and is incorporated herein by reference. Such
information  shall not be deemed  "filed"  for  purposes  of  Section  18 of the
Securities  Exchange  Act of  1934,  as  amended,  and is  not  incorporated  by
reference into any filing of the company,  whether made before or after the date
hereof, regardless of any general incorporation language in such filing.


ITEM 9.01.  Financial Statements and Exhibits

(c) Exhibits.

     A list of  exhibits is set forth in the  Exhibit  Index  which  immediately
precedes such Exhibits and is incorporated herein by reference.


                                   SIGNATURES


     Pursuant to the  requirements  of the Securities  Exchange Act of 1934, the
registrant  has duly  caused  this  report  to be  signed  on its  behalf by the
undersigned hereunto duly authorized.

Date:    July 31, 2006

                                        EASTGROUP PROPERTIES, INC.

                                        By:/s/ N. KEITH MCKEY
                                           ------------------
                                           N. Keith McKey
                                           Executive Vice President, Chief
                                           Financial Officer and Secretary



                               Page 2 of 3 Pages



Exhibit Index


Exhibit No.          Description
-----------          -----------
99.1                 Press Release dated July 31, 2006.




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