Load Up on These REIT ETFs Before Interest Rates Rise Again

The market setup is still constructive for listed real estate, but the second-order effect is not just “lower rates help REITs.” It is that easing front-end policy with a stable long end reduces refinancing stress faster than it expands cap rates, which selectively supports high-quality equity REITs with visible lease rolls and balance-sheet access. That’s why the real beneficiaries are the large-cap, asset-light, or structurally scarce infrastructure names inside XLRE’s core sleeve — WELL, PLD, EQIX, and AMT — while weaker office-heavy or highly levered names remain value traps even if the ETF level looks fine.

The more interesting divergence is between income durability and valuation sensitivity. SCHH is the cleanest broad beta expression, but it is also the most exposed to any backup in the 10-year because it owns the full rate-sensitive duration of the equity REIT market. FREL should hold up better in a choppy tape because smaller names can still rerate on operating leverage and asset sales, but the tradeoff is that funding markets will punish them first if credit spreads widen, so it is a better cyclical recovery play than a defensive income vehicle.

Within the named heavyweights, PLD and EQIX look better positioned than AMT on a 6-12 month basis because digital infrastructure demand is supported by secular capex, while tower growth is more exposed to carrier discipline and slower tenant revenue growth. WELL is the most rate-optional of the group: senior housing occupancy and pricing can still surprise to the upside, but it also carries the highest operational beta to labor costs and healthcare reimbursement sentiment. The consensus may be underestimating how much of the current REIT bid is just a mechanical multiple rerating from lower short rates; that can fade quickly if the 10-year grinds above the mid-4s.