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REITs were rolling out of the gates in early-2026, coming back into favor amid a HALO trade (Heavy Assets, Low Obsolescence) after a half-decade of rate headwinds and unfavorable narrative. The oil price surge tied to the Iran conflict has complicated the rotation by sending rates soaring, yet REITs have remained surprisingly resilient in recent weeks, maintaining sizable year-to-date outperformance. REIT-rate correlations have eased in recent quarters, signaling a more favorable "regime change" where performance is driven by property fundamentals rather than macro forces, following a prolonged period of rate-dominated.

Top REIT investors are quietly repositioning their portfolios, revealing where the “smart money” sees opportunity. Several clear sector themes are emerging from recent 13F filings. But the biggest surprise may be how much top managers disagree on certain REITs.

Extra Space Storage is a buy-the-dip opportunity, trading near 52-week lows with a 4.8% yield and discounted 16.5x forward P/FFO. EXR's fundamentals are stabilizing, evidenced by improving move-ins, positive new customer pricing, and tight cost control supporting margin expansion. Management guides for gradual recovery, leveraging scale, a robust balance sheet, and an expanding third-party management platform for future growth.

Government bonds can provide steady income, but they might leave you with the nagging feeling that you can do better.

We added to our senior housing investment theme by purchasing additional shares of Ventas, Inc. During the quarter, we reacquired shares in best-in-class self-storage REIT Extra Space Storage Inc., which owns or operates a portfolio of over 4,200 properties in the U.S., with 14% total market share by square footage. During the quarter, we exited the Fund's position in Vornado Realty Trust.

U.S. equity markets advanced this week as investors parsed a deluge of headlines, including a major Supreme Court tariff ruling, escalating Middle East tensions, soft economic data, and hawkish Fed-speak. The Supreme Court ruled 6-3 to restrict the President's authority to impose broader tariffs under the IEEPA framework, a widely expected move that was quickly countered by the White House. Investors also shrugged off renewed tensions between the U.S. and Iran, which sent oil prices to seven-month highs. The S&P 500 advanced 1.1% - its best weekly gains since early January.

Extra Space Storage Inc. (EXR) Q4 2025 Earnings Call Transcript