Investing in real estate is out of reach for many people, but that does not mean missing out on the industry’s gains. Real estate investment trusts (REITs) have become one of the most appealing vehicles for passive income investors. They offer high yields, trade on major exchanges just like stocks, and operate business models built to withstand higher-for-longer interest rate environments through strong balance sheets and contractual rent escalators.
REITs are required to pay out 90% of their taxable income to shareholders as dividends, which is what makes them such reliable income generators. What I believe is that they provide a practical, low-barrier entry point into real estate for investors who cannot or do not want to purchase property directly. I have held REITs for a decade, and the three below have consistently offered the best balance of yield and reliability.
Federal Realty Investment Trust
Federal Realty Investment Trust (NYSE:FRT | FRT Price Prediction) focuses on open-air shopping centers and mixed-use properties in eight high-barrier metropolitan markets. The REIT carries a dividend yield of approximately 4% and now holds 59 consecutive years of annual dividend growth, the longest such streak in the entire REIT industry. That record places it firmly among the Dividend Kings, an exclusive group of companies that have raised their payouts annually for at least 50 straight years.
That track record rests on a portfolio of more than 100 properties concentrated in high-income coastal markets stretching from Washington, D.C. to California. The barriers to new supply in those markets are steep, and tenant demand stays durable through economic cycles. The company has produced consistent net operating income growth and strong re-leasing spreads over the past decade precisely because of this geographic discipline.
The second quarter of 2026 illustrated the model clearly. Federal Realty signed 124 comparable leases for 819,273 square feet, an all-time volume record, with cash rent growth of 15% on re-leased space. Core FFO per share came in at $1.88, a 6.8% year-over-year increase. Management responded by raising full-year 2026 Core FFO guidance to $7.48 to $7.56 per share, which represents 6.5% growth at the midpoint. The quarterly dividend was also raised 3% to $1.16 per share, bringing the annualized rate to $4.64. Portfolio occupancy stood at 93.8% with a leased rate of 96.1%.
The underlying thesis is straightforward. Long-term leases generate predictable revenue, and assets anchored by grocery stores, fitness centers, and other necessity-driven businesses maintain physical traffic that e-commerce cannot fully replicate. As long as prime locations in affluent markets remain scarce, Federal Realty will have pricing power at lease renewal, and that pricing power is what sustains the dividend growth streak.
Realty Income
Realty Income (NYSE:O) is one of the top dividend REITs to own, with a dividend yield of approximately 5.2%. The company has increased its annual dividend for more than 31 consecutive years, earning it a place in the S&P 500 Dividend Aristocrats index, and recently declared its 673rd consecutive monthly dividend. That streak has held through the dot-com bust, the financial crisis, and the COVID pandemic. In June 2026, Realty Income also marked its 135th dividend increase since listing on the New York Stock Exchange in 1994.
As of March 31, 2026, Realty Income owned or held interests in 15,571 properties leased to 1,786 clients across 92 industries. The portfolio is dominated by single-tenant, triple-net-leased retail properties, but the company also holds a growing industrial segment and has meaningfully expanded into Europe, with properties now in the U.K. and eight other countries. That breadth limits exposure to any single tenant, geography, or sector.
The business model is built around acquisitions as well as rent bumps. In the second quarter of 2026, Realty Income deployed approximately $2.6 billion in global investments at a 7.3% initial cash yield, with industrial properties making up 65% of new investment volume. Management raised its full-year 2026 investment guidance to $10 billion from the prior target of $9.5 billion. The company also launched a $6 billion programmatic hyperscale data center joint venture, signaling further diversification beyond traditional net lease retail. Full-year 2026 AFFO guidance was raised to $4.44 to $4.45 per share.
Occupancy across the portfolio sat at 98.8% at the end of the second quarter, with a blended rent recapture rate of 102.7% on re-leased properties. Those numbers signal that tenants are not only staying but paying more when their leases roll. Fitch Ratings also initiated coverage with an A credit rating in August 2026, placing Realty Income among a small group of U.S. REITs that carry that designation. For an income investor, the combination of a monthly payout streak that stretches back more than five decades and a growing property base across the U.S. and Europe makes this one of the harder REITs to argue against.
Healthpeak Properties
Healthpeak Properties (NYSE:DOC) rounds out this list with a dividend yield of approximately 5.6% and a portfolio centered on healthcare real estate. Its assets include outpatient medical offices and life science facilities, with those two segments generating the majority of income and attracting credit-quality tenants tied to long-term structural demand from an aging population.
Healthpeak’s scale received a significant boost when it closed its merger with Physicians Realty Trust for approximately $5 billion, adding substantial square footage to the portfolio. The company has since refined its focus further. In March 2026, Healthpeak completed the initial public offering of Janus Living, a pure-play senior housing REIT it formed by contributing its senior housing portfolio. The IPO priced at the top of the range, raised approximately $880 million in net proceeds, and was oversubscribed. Healthpeak retained an 81.6% ownership stake, keeping direct exposure to the senior housing upcycle while unlocking capital for reinvestment.
Results have continued to improve since the Janus Living IPO. For Q2 2026, Healthpeak reported FFO as Adjusted of $0.46 per share, and management raised full-year 2026 FFO as Adjusted guidance to $1.73 to $1.77 per share, up from the prior range of $1.71 to $1.75. Net debt to Adjusted EBITDAre improved to 4.7x at the end of Q2, down from 5.4x in Q1, reflecting the balance sheet benefits of ongoing capital recycling. For passive income investors willing to accept a healthcare-sector concentration, Healthpeak offers a high current yield backed by long-term demographic tailwinds and an increasingly lean balance sheet.
Editor’s note: This article was updated to reflect Q2 2026 results across all three REITs. Federal Realty’s consecutive dividend growth streak was corrected to 59 years following its Q2 2026 announcement, its quarterly dividend was raised to $1.16 per share ($4.64 annualized), and its full-year 2026 Core FFO guidance was updated to $7.48 to $7.56 per share after record Q2 leasing activity. Realty Income’s Q2 2026 AFFO guidance was updated to $4.44 to $4.45 per share, its full-year investment guidance raised to $10 billion, and its new hyperscale data center joint venture and Fitch A credit rating were added. Healthpeak’s dividend yield was revised to approximately 5.6%, its Q2 2026 FFO as Adjusted guidance was updated to $1.73 to $1.77 per share, and its Net Debt to EBITDAre was corrected to 4.7x as of Q2 2026.
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