iShares U.S. Real Estate ETF (IYR)
XSGO 
Summary
IYR Chart
REITs: Cheap, Unloved, And Finally Showing Life
REITs have refused to break in 2026 despite oil-driven inflation pressure, rising Treasury yields, and a Fed narrative that flipped from multiple rate cuts to potential hikes. The “Rates Up, REITs Down” regime has weakened, with REIT-rate correlations falling sharply as fundamentals, strategy, capital allocation, and valuation catalysts increasingly drive performance. M&A has helped break the rate-driven narrative, validating public-market discounts to NAV and proving that REITs can unlock value through consolidation, privatizations, and strategic alternatives.
U.S. REIT Same-Store Net Operating Income Growth Holds Steady In Q1 2026
US equity real estate investment trusts, excluding hotel-focused REITs, posted median year-over-year same-store net operating income growth of 2.6% in the first quarter. Same-store occupancy fell to a median of 93.9%, compared with 94.2% in the fourth quarter of 2025 and 94.1% in the first quarter of 2025. Data center REITs outpaced all other subsectors tracked in Market Intelligence's analysis, achieving the highest year-over-year same-store NOI growth in the first quarter at a median of 9.5%.
The REIT Bear Case Is Breaking Down
REITs are finally shaking off their bear thesis. Oversupply is turning into a future tailwind. AI may push more capital toward real assets.
iShares U.S. Real Estate ETF (IYR) FAQ
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iShares U.S. Real Estate ETF Profile
| XSGO Exchange | US Country |
Overview
The fund is a financial instrument designed to provide investors with exposure to the United States real estate sector. By tracking the investment results of the Dow Jones U.S. Real Estate Capped Index, the fund aims to mirror the performance of the U.S. equity market's real estate segment as defined by the index provider. This focus encompasses various components of the real estate industry, reflecting its dynamics and potential for growth within the broader U.S. economy. The fund's strategic commitment to invest at least 80% of its assets in the securities that make up its underlying index or in investments with nearly identical economic characteristics ensures that it remains closely aligned with the performance and trajectory of the targeted real estate sector.
Products and Services
- Index Tracking Investment Product:
The primary service offered by the fund is an investment product that seeks to track the investment results of the Dow Jones U.S. Real Estate Capped Index. This product allows investors to gain exposure to the U.S. real estate sector through a single investment, simplifying the process of diversifying their portfolio while targeting the specific economic characteristics and potential returns of this sector.
- Real Estate Sector Exposure:
In addition to its primary tracking product, the fund provides investors with a focused exposure to the real estate sector of the U.S. equity market. By allocating at least 80% of its assets to the components of its underlying index or similar economic investments, the fund offers a direct pathway to investing in a range of real estate assets, including property management companies, real estate development firms, and other entities integral to the real estate industry. This exposure is designed to reflect the performance, trends, and potential of the sector within the broader market context.
