In this article, we will take a look at the 13 Best REIT Dividend Stocks to Invest in.
On February 23, CNBC reported that real estate investment trusts may start drawing attention as fears around artificial intelligence continue to shake parts of the market. The S&P 500 Real Estate sector has risen nearly 7% since the start of 2026. Over the same period, the broader S&P 500 has slipped about 1%. Concerns about AI disrupting different industries have weighed on stocks in recent weeks. REITs were not spared earlier this month.
Commercial real estate brokers also felt the pressure. Still, the office sector represents only a small portion of the overall REIT market. BMO analyst John Kim pointed this out in his comments to CNBC.”Interest rates are most likely coming down,” Kim told CNBC. BMO believes the sector could be entering a recovery phase. The firm expects 2026 to bring a rebound and refers to the period as a “REIT Redemption Tour.”
Beyond price gains, REITs also provide income through dividends. In January, timberland, diversified, specialty, and data center REITs delivered the strongest performance, according to industry group Nareit. Office and residential REITs lagged behind. Ed Pierzak, senior vice president of research at Nareit, said operating performance across the sector remains stable. Balance sheets also continue to hold up. “We take a look at REIT operations; they’ve been solid. We take a look at the balance sheets; they’ve been solid,” Pierzak said. He further stated:
“We’ve started to see this uptick in REIT transaction activity on the property side and we think that’s a huge plus. It’s really a potential signal that the broader [real estate] market may be getting into recovery as well.”
Even with recent improvement, Kim believes the sector still has room to run. That gap could create opportunities for investors looking for value. He expects total returns for REITs to reach about 17% in 2026.
Given this, we will take a look at some of the best dividend stocks in the REIT sector.
Photo by Blake Wheeler on Unsplash
Our Methodology:
For this list, we screened for REIT companies that pay dividends, and limited our final selection to companies that have recently reported noteworthy developments likely to impact investor sentiment.
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13. Lineage, Inc. (NASDAQ:LINE)
Number of Hedge Fund Holders: 21
On March 2, RBC Capital analyst Michael Carroll raised the firm’s price recommendation on Lineage, Inc. (NASDAQ:LINE) to $44 from $42. The firm reiterated an Outperform rating following the company’s Q4 FFO beat. In a research note, the analyst said the company continues to operate in a soft environment but appears increasingly confident that conditions are beginning to stabilize.
During the Q4 2025 earnings call, CEO W. Lehmkuhl said the company’s fourth-quarter results generally met or slightly exceeded expectations across its key performance metrics. He pointed to improvements in operating efficiency and several new business wins secured during 2025 as encouraging developments. He said total revenue was flat compared with the prior year, while adjusted EBITDA slipped 2% to $327 million. AFFO and AFFO per share were unchanged from the previous year but still came in ahead of expectations. Lehmkuhl attributed that performance to better control over maintenance capital spending and more proactive cash tax planning.
He also noted that same-store physical occupancy rose 400 basis points sequentially to 79.3%, reflecting a return to more typical seasonal patterns. Even with that improvement, the company entered 2026 with occupancy slightly below the level seen a year earlier. Lehmkuhl said the company has largely moved past the volume guarantee adjustments tied to customers’ multiyear inventory destocking that followed the pandemic.
Lineage, Inc. (NASDAQ:LINE) is a global temperature-controlled warehouse real estate investment trust (REIT) with facilities across North America, Europe, and the Asia-Pacific region. The company operates through two segments: Global Warehousing and Global Integrated Solutions.
12. Phillips Edison & Company, Inc. (NASDAQ:PECO)
Number of Hedge Fund Holders: 26
On March 5, Ladenburg raised the firm’s price recommendation on Phillips Edison & Company, Inc. (NASDAQ:PECO) to $44 from $42. It reiterated a Buy rating on the shares. The firm linked the higher target to a re-rating of the shopping center sector in 2026.
During the company’s Q4 2025 earnings call, Chairman and CEO Jeffrey Edison said the company delivered solid results in 2025. He noted that NAREIT FFO per share increased 7.2%, while core FFO per share rose 7%. Same-center NOI also grew 3.8%. Edison said the company expects mid-single-digit growth in both NAREIT FFO and core FFO per share in 2026.
He also spoke about the company’s acquisition plans. Edison said the firm intends to complete between $400 million and $500 million in gross acquisitions in 2026, after acquiring roughly $400 million in properties during 2025. He added that the company’s Locally Smart operating platform continues to support rent growth and NOI performance. Edison said management remains confident in executing its strategy and delivering steady growth in 2026 and in the years ahead. He also suggested that an investment in PECO offers meaningful upside potential supported by high-quality cash flows, strong fundamentals, and long-term growth prospects.
Phillips Edison & Company, Inc. (NASDAQ:PECO) is a real estate investment trust (REIT). Substantially all of the company’s business is conducted through Phillips Edison Grocery Center Operating Partnership I, L.P.
11. Vornado Realty Trust (NYSE:VNO)
Number of Hedge Fund Holders: 28
On March 2, Scotiabank lowered the firm’s price recommendation on Vornado Realty Trust (NYSE:VNO) to $32 from $36. The firm maintained a Sector Perform rating on the shares. The analyst said the firm is updating its price targets for U.S. Real Estate & REIT stocks under coverage following Q4 results. Scotiabank said REITs should consider raising target development yields and place greater focus on the near-term impact on funds from operations per share. The firm also suggested that external growth through acquisitions presents a “better thematic story.”
During the company’s Q4 2025 earnings call, Chairman and CEO Steven Roth said business conditions at Vornado were improving. He described the company as a premium office landlord with a strong focus on Manhattan. In his view, the New York office market may be entering what could become the strongest landlord environment in nearly two decades. Roth said he believes the Manhattan office market will continue to tighten, supported by strong fundamentals that he described as the best the market has seen.
He also highlighted the PENN District as one of the company’s most important assets and referred to it as a city within a city. Roth noted that the leasing team completed 4.6 million square feet of office leasing during 2025. That marked the company’s highest leasing volume in Manhattan in more than ten years and its second-best year on record. He also discussed the projected incremental cash yield at PENN 2, which has been revised upward from 10.2% to 11.6%. Roth pointed to recent acquisitions as well, including the purchase of 623 Fifth Avenue for $218 million and 3 East 54th Street. Both properties are expected to undergo significant redevelopment and could generate strong returns.
Vornado Realty Trust (NYSE:VNO) is a fully integrated equity real estate investment trust. The company conducts its business through, and substantially all of its interests in properties are held by Vornado Realty L.P.
10. SL Green Realty Corp. (NYSE:SLG)
Number of Hedge Fund Holders: 28
On March 2, Scotiabank lowered the firm’s price recommendation on SL Green Realty Corp. (NYSE:SLG) to $51 from $61. The firm reiterated an Outperform rating on the shares. The analyst said the firm is updating its price targets for U.S. Real Estate & REIT stocks under coverage following Q4 results. Scotiabank said REITs should consider raising target development yields and focus more on the near-term impact on funds from operations per share. The firm also noted that external growth through acquisitions offers a “better thematic story.”
On March 2, the company announced that it signed 32 Manhattan office leases totaling 491,098 square feet in the first two months of 2026. At the same time, it reported a leasing pipeline of more than 1.0 million square feet. Steven Durels, SL Green’s Executive Vice President, Director of Leasing and Real Property, made the following remark:
“Tenant demand remains strong for the best buildings in the best locations as a majority of tenants continue to expand their office requirements. Rents are rising and concessions are beginning to tighten as market vacancy moves lower across Midtown Manhattan.”
SL Green Realty Corp. (NYSE:SLG) is Manhattan’s largest office landlord and a fully integrated real estate investment trust, focused primarily on acquiring, managing, and maximizing the value of Manhattan commercial properties. As of December 31, 2025, the company held interests in 56 buildings totaling 31.4 million square feet. This included ownership interests in 28.0 million square feet of Manhattan buildings and 2.7 million square feet securing debt and preferred equity investments.
9. NNN REIT, Inc. (NYSE:NNN)
Number of Hedge Fund Holders: 28
On February 17, BofA analyst Jana Galan raised the firm’s price recommendation on NNN REIT, Inc. (NYSE:NNN) to $46 from $45. The firm reiterated an Underperform rating on the shares. The analyst said the firm is updating its price targets for triple-net REITs under coverage following Q4 results. The firm noted that acquisition activity remained elevated in Q4. Most net lease REITs are expected to maintain 100–150bp investment spreads. It also pointed to potential upside to guidance tied to increased investment activity.
During the company’s Q4 2025 earnings call, CEO Stephen Horn said NNN REIT delivered AFFO per share growth of 2.7% and completed more than $900 million in acquisitions during the year. That marked the largest annual acquisition volume in the company’s history. Horn also spoke about the company’s dividend record. He noted that NNN REIT achieved its 36th consecutive annual dividend increase. He pointed to the strength and flexibility of the balance sheet, which includes a weighted average debt maturity of about 10.8 years, no encumbered assets, and roughly $1.2 billion in available liquidity.
He also said the company finalized the positioning of its executive leadership team while continuing to execute its acquisition strategy and actively manage its portfolio. Horn noted that occupancy improved by 80 basis points from the previous quarter to 98.3%. That level brought it back in line with the company’s long-term average. He said the improvement largely reflected strong execution by the asset management and leasing teams, which focused on resolving the higher number of vacant properties that remained at the end of the third quarter.
NNN REIT, Inc. (NYSE:NNN) is a fully integrated real estate investment trust (REIT). The company acquires, owns, invests in, and develops properties that are leased primarily to retail tenants under long-term net leases and are mainly held for investment.
8. EPR Properties (NYSE:EPR)
Number of Hedge Fund Holders: 34
On March 6, Truist analyst Michael Lewis raised the firm’s price recommendation on EPR Properties (NYSE:EPR) to $62 from $60. The firm reiterated a Hold rating on the shares. The analyst said the firm increased its FFO estimates after Q4 results and following the announcement that EPR is acquiring several regional parks from Six Flags Entertainment (FUN). In a research note, the analyst said the higher estimates reflect expectations for increased investment volume.
During the company’s Q4 2025 earnings call, CEO Gregory Silvers said the fourth quarter closed a year marked by steady execution and progress toward faster growth. He noted that FFO as adjusted per share increased 5.1% for the year, while AFFO per share rose 6.2%. Silvers also pointed to the company’s expanding portfolio. He highlighted new investments in championship golf courses and the acquisition of a major water park. According to him, these steps broaden the company’s exposure within the attractions sector.
Looking ahead to 2026, Silvers said the company plans to build on its relationships across the industry while increasing its investment activity. He also discussed the company’s capital recycling strategy. Silvers said targeted asset sales helped improve the overall quality of the portfolio, reduce concentration risk, and free up capital that can be redeployed into higher-return experiential investments.
EPR Properties (NYSE:EPR) is a diversified experiential net lease real estate investment trust (REIT) that focuses on select experiential properties in the real estate industry. The company operates through two segments: Experiential and Education.
7. Essex Property Trust, Inc. (NYSE:ESS)
Number of Hedge Fund Holders: 35
On March 6, Barclays analyst Richard Hightower lowered the firm’s price recommendation on Essex Property Trust, Inc. (NYSE:ESS) to $271 from $292. It reiterated an Equal Weight rating on the shares. The firm said it reduced estimates across the residential real estate investment trust sector.
Earlier, on February 27, Raymond James analyst Buck Horne downgraded Essex Property to Market Perform from Outperform. In a research note, the analyst said residential REITs are being downgraded as rental demand across multifamily and single-family rental segments continues to weaken into early 2026. The analyst said this trend is raising concerns that consensus estimates and recently issued 2026 guidance could prove too optimistic. He noted that management is assuming a seasonally normal leasing recovery and improved comparisons in the second half of 2026.
At the same time, the firm pointed to weak leasing trends, elevated new supply, and higher concessions across the market. The note also cited broader pressures. These include macro headwinds such as AI-driven job displacement, stricter immigration enforcement, and rising regulatory risks. According to the firm, these factors suggest downside risk to earnings expectations.
Essex Property Trust, Inc. (NYSE:ESS) is a self-administered and self-managed real estate investment trust. The company acquires, develops, redevelops, and manages apartment communities in selected residential areas along the West Coast of the United States.
6. Public Storage (NYSE:PSA)
Number of Hedge Fund Holders: 40
On March 5, Barclays raised the firm’s price recommendation on Public Storage (NYSE:PSA) to $347 from $331. It maintained an Overweight rating on the shares. The firm updated its models for self-storage real estate investment trusts following the Q4 reports.
On March 2, Scotiabank also raised its price target on Public Storage, increasing it to $319 from $300. The firm reiterated an Outperform rating on the shares. The analyst said the firm is updating its price targets for U.S. Real Estate & REIT stocks under coverage after reviewing Q4 results. Scotiabank noted that REITs may need to raise their target development yields and place greater focus on the near-term impact on funds from operations per share. The firm also said external growth through acquisitions offers a “better thematic story.”
Public Storage (NYSE:PSA) is a real estate investment trust. Its main business involves owning and operating self-storage facilities that offer storage space for lease, usually on a month-to-month basis, for both personal and business use, along with related operations.
5. Mid-America Apartment Communities, Inc. (NYSE:MAA)
Number of Hedge Fund Holders: 40
On March 6, Barclays analyst Richard Hightower lowered the firm’s price recommendation on Mid-America Apartment Communities, Inc. (NYSE:MAA) to $138 from $144. The firm kept an Equal Weight rating on the shares. The firm said it reduced estimates across the residential real estate investment trust sector.
On March 3, BTIG also lowered its price objective on MAA to $150 from $160. The firm reiterated a Buy rating on the shares. In a research note, the analyst said the impact of the supply curve is lasting longer than expected. The analyst added that the company’s same-store net operating income is likely to bottom in the first quarter, if it has not already. Effective rent growth is moving in the right direction, even as new lease pricing remains stubbornly weak.
Mid-America Apartment Communities, Inc. (NYSE:MAA) is a multifamily-focused, self-administered and self-managed real estate investment trust. The company owns, operates, acquires, and selectively develops apartment communities primarily located in the Southeast, Southwest, and Mid-Atlantic regions of the United States.
4. CubeSmart (NYSE:CUBE)
Number of Hedge Fund Holders: 44
On March 5, Barclays analyst Brendan Lynch raised the firm’s price recommendation on CubeSmart (NYSE:CUBE) to $45 from $43 and maintained an Equal Weight rating on the shares. The firm updated its models for self-storage real estate investment trusts following the Q4 reports.
Earlier in February, CubeSmart and CBRE Investment Management announced the acquisition of a self-storage property in Phoenix, Arizona. The purchase marks the first asset in a $250 million self-storage venture between the two companies.
The venture plans to invest in core, core-plus, and value-add opportunities in high-growth markets across the United States. CubeSmart will manage the properties on behalf of the venture and will work to enhance property value through its operating platform. Christoper P. Marr, President and Chief Executive Officer of CubeSmart, made the following statement:
“We are excited to work with CBRE IM, a leading institutional investor, and begin a relationship centered on long-term value creation. This new venture builds on a long history of collaborative partnerships and highlights CubeSmart’s creative and disciplined approach to capital deployment. It underscores the strength of our operating platform while allowing us to enhance our growth profile and expand our footprint in attractive markets.”
CubeSmart (NYSE:CUBE) is a self-administered and self-managed real estate investment trust. The company’s self-storage properties are designed to provide climate-controlled storage space for both residential and commercial customers.
3. Equinix, Inc. (NASDAQ:EQIX)
Number of Hedge Fund Holders: 51
On March 5, Bernstein initiated coverage of Equinix, Inc. (NASDAQ:EQIX) with an Outperform rating. The firm set a $1,128 price target on the stock. The firm described the company as “the juggernaut of the enterprise data center market, with sticky, durable revenue.” The analyst said Equinix’s interconnection capabilities, presence in major metro locations, and service offerings continue to matter to enterprise customers. In the firm’s view, “continue to be important to enterprise buyers, and on those metrics, EQIX is hard to beat.”
Earlier in February, Canada Pension Plan Investment Board and Equinix, Inc. agreed to acquire Nordic data center operator atNorth from Partners Group in a deal valued at about $4 billion. The transaction is subject to regulatory approvals and other closing conditions.
Under the agreement, CPP Investments will contribute roughly $1.6 billion and hold a controlling stake of about 60%. Equinix will own the remaining 40%. The deal is expected to immediately add to Equinix’s AFFO per share once completed.atNorth currently operates eight data centers across Nordic countries, including Denmark, Finland, Iceland, Norway, and Sweden. Additional facilities are under development, supported by about 1 GW of secured power capacity.
The company’s infrastructure is built to support rising demand for AI and high-performance computing. It includes liquid-cooling capabilities designed for high-density workloads and emphasizes renewable energy use, heat reuse, and modular designs aimed at lowering environmental impact.
Equinix, Inc. (NASDAQ:EQIX) is a digital infrastructure company. Its platform, Equinix, combines a global footprint of International Business Exchange (IBX) and xScale data centers across the Americas, Asia-Pacific, and the Europe, Middle East and Africa (EMEA) regions, along with interconnection solutions, digital offerings, business and digital ecosystems, and consulting and support services.
2. Prologis, Inc. (NYSE:PLD)
Number of Hedge Fund Holders: 54
On March 6, Citi resumed coverage of Prologis, Inc. (NYSE:PLD) with a Buy rating. The firm set a $145 price target after a period during which its rating had been suspended.
In late February, Janus Henderson portfolio manager Greg Kuhl spoke to CNBC about Prologis. Kuhl manages the firm’s U.S. Real Estate ETF (JRE) and noted that Prologis is the fund’s top holding. He said the company is an industrial REIT that is also building out a data center business. According to Kuhl, the market may be overlooking that expansion. He added that the company’s core logistics business is beginning to improve as demand starts to recover.
Sean Russo of Ritholtz Wealth Management also discussed Prologis in a CNBC report. He said the company dominates industrial real estate with 1.3 billion square feet of logistics facilities across 20 countries, serving about 6,500 customers. Russo noted that the company is moving beyond traditional warehousing and expanding into data centers and renewable energy while paying a roughly 3% dividend. He pointed to the company’s Q4 2025 results, which showed strong leasing momentum. Prologis signed 228 million square feet of leases for the full year, and portfolio occupancy approached 96%.
The company’s 2026 guidance calls for $6.00–$6.20 in FFO per share. Same-store net operating income growth is expected to range between 5.75% and 6.75%. Russo also noted that the company’s data center power pipeline has expanded to 5.7 gigawatts.
Prologis, Inc. (NYSE:PLD) is a fully integrated real estate company. It operates through two segments: Real Estate, which includes rental operations and development, and Strategic Capital. The Real Estate segment focuses on the ownership and development of operating properties.
1. American Tower Corporation (NYSE:AMT)
Number of Hedge Fund Holders: 71
On March 5, Bernstein initiated coverage of American Tower Corporation (NYSE:AMT) with a Market Perform rating. The firm set a $205 price target on the stock. The firm said it has long admired American Tower as a company, pointing to its high-quality core business and consistent execution. According to the analyst, the company has built a portfolio of about 149,000 towers across developed markets around the world.
Bernstein also noted that American Tower owns CoreSite, a U.S.-focused data center provider that serves enterprise customers. While the segment remains relatively small, it still provides an additional source of growth. The firm added that the investment case for tower companies is widely recognized. In its view, towers are considered the “Best Business Ever,” and American Tower stands as one of the clearest examples. Because of that, Bernstein suggested that movements in the stock are more likely to come from broader macro factors than from shifts in strategy or execution. The firm said it views the shares as fairly valued.
American Tower Corporation (NYSE:AMT) is a global real estate investment trust (REIT) and an independent owner, operator, and developer of multitenant communications real estate. The company owns a portfolio of nearly 150,000 communications sites and operates a network of interconnected data center facilities across the United States.
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