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): October 22, 2008


                           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))

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ITEM 2.02. Results of Operations and Financial Condition

     On  October  22,  2008,  we issued a press  release,  which  sets forth our
results of operations  for the quarter  ended  September 30, 2008. 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

(d)  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: October 22, 2008

                            EASTGROUP PROPERTIES, INC.

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


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Exhibit Index


Exhibit No.       Description

99.1              Press Release dated October 22, 2008.



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