Real Estate Investment Trusts (REITs) provide accessible exposure to commercial property markets with tax advantages, high dividend yields, and daily liquidity. Understanding REIT structures, property sector specializations, and valuation methods enables investors to build diversified real estate allocations without direct property ownership responsibilities or substantial capital requirements.

REITs allow individual investors to access institutional-quality real estate portfolios through publicly traded securities that combine property ownership economics with stock market liquidity. The REIT structure mandates companies distribute at least ninety percent of taxable income as dividends to shareholders, resulting in yields typically two to four percentage points above ten-year Treasuries. In exchange for high distribution requirements, REITs avoid corporate-level taxation, though shareholders pay ordinary income tax on dividends rather than qualified dividend rates. Equity REITs own and operate income-producing properties, generating returns through rental income and property appreciation across office, retail, industrial, multifamily, healthcare, self-storage, data center, and specialized sectors. Mortgage REITs (mREITs) invest in real estate debt rather than physical properties, earning spread between borrowing costs and mortgage yields while carrying different risk profiles including interest rate sensitivity and credit exposure. Hybrid REITs combine equity and mortgage strategies. Public non-traded REITs and private REITs offer less liquidity and transparency than exchange-traded alternatives but may provide access to unique properties or strategies unavailable in public markets.

REIT analysis requires property-specific metrics beyond standard equity valuation. Funds from operations (FFO)—net income plus depreciation and amortization minus gains on property sales—better represents REIT cash generation than GAAP earnings since real estate typically appreciates despite accounting depreciation. Adjusted FFO (AFFO) further deducts recurring capital expenditures necessary to maintain properties, providing a clearer picture of distributable cash flow. Price-to-FFO ratios function similarly to price-to-earnings for operating companies, with sector and quality differences driving variation. Dividend yield and payout ratios indicate income sustainability, with AFFO payout ratios below ninety percent suggesting dividends are well-covered. Net asset value (NAV) estimates the fair value of underlying properties minus debt, with price-to-NAV ratios revealing whether REITs trade at premiums or discounts to private market values. Debt metrics including loan-to-value (LTV) ratios, weighted average interest rates, and debt maturity schedules assess financial risk and refinancing exposure. Occupancy rates, same-store NOI growth, and lease rollover schedules demonstrate operational performance and revenue visibility.

Portfolio construction with REITs balances sector diversification, quality factors, and correlation benefits. Sector allocation should reflect economic outlook and structural trends: industrial and data center REITs benefit from e-commerce and cloud computing growth; healthcare REITs gain from aging demographics; residential multifamily REITs track housing affordability and urban migration patterns; retail REITs face ongoing e-commerce headwinds except for grocery-anchored and experiential formats. Quality tiers matter—blue-chip REITs with strong balance sheets, premium properties in prime locations, and experienced management teams deliver lower but more stable returns, while smaller, higher-levered REITs offer growth potential with elevated risk. REITs provide portfolio diversification benefits since commercial real estate returns correlate imperfectly with stocks and bonds, though correlations increase during financial crises when liquidity concerns affect all asset classes. Tax-sensitive investors should hold REITs in retirement accounts to defer ordinary income tax on distributions. REIT funds and ETFs offer instant diversification across sectors and companies, though active management may add value in less efficient REIT sectors. Regular rebalancing and sector review ensure REIT allocations adapt to changing property market conditions, interest rate environments, and structural economic shifts that affect different property types. For most investors, allocating five to fifteen percent of portfolios to REITs provides meaningful real estate exposure, income generation, and inflation hedging without direct property management responsibilities.