What is your opinion of investing in publicly traded REITs vs. private REITs?
Public and private real estate investment trusts are similar in that both own properties such as retail centres, offices, apartments and industrial buildings. Beyond that, however, there are key differences that investors need to know before taking the plunge.
Public REITs trade on a stock exchange and are highly liquid. You can buy or sell them at any time – and in any quantity – at a price determined by the market. Public REITs are also subject to rigorous disclosure requirements, which includes the filing of quarterly financial statements that offer a detailed look into the REIT’s earnings, cash flow and balance sheet. Adding another layer of scrutiny, most publicly traded REITs are followed by brokerage analysts who issue regular reports that keep investors abreast of important developments.
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Private REITs, on the other hand, are less liquid and generally not as transparent. Units are typically available to “accredited” or “eligible” investors who may need to meet certain income or asset tests, and there is usually a minimum initial investment of, for example, $10,000, $25,000 or $50,000 (assuming the REIT is open to new investors, which isn’t always the case). Once units are purchased, there is usually a required holding period – typically several months – before units can be redeemed. What’s more, redemptions usually occur on set dates and with a required notice period, so if you need your money right away, you may be out of luck. Another key difference is that private REIT unit prices are determined by quarterly or annual property appraisals, rather than by daily market forces.
So why would anyone buy a private REIT when there are dozens of publicly listed REITs covering virtually every real estate class, from strip malls and seniors residences to offices and apartments? Proponents of private REITs argue that they offer investors refuge from the daily gyrations of the stock market, where fear and greed may cause REIT unit prices to fluctuate more than the value of the underlying real estate portfolio. In theory, at least, the inability to sell easily might also be a benefit if it prevents investors from acting rashly during a market rout. Another advantage of private REITs is that they don’t face the costs that come with a public listing.
But it’s important to understand that, even though their unit prices don’t change on a minute-by-minute basis, private REITs are just as exposed to the risks of owning real estate as their more liquid, publicly traded cousins whose units are valued in real time by investors.
“The longer-term fundamental exposure and returns are likely to be very similar whether you hold real estate in a public or private vehicle,” says Dan Hallett, vice-president and principal with HighView Financial Group. “The trade-off for avoiding the daily stock market noise [with private REITs] is the inability to buy or sell at any time. This requires patience.”
Mr. Hallett says it’s critical to do thorough due diligence with any private investment, real estate or otherwise. Red flags can include a complex structure, high sales fees or conflicts of interest such as transactions between related parties. Promoters will highlight all of the investment’s positive characteristics, but Mr. Hallett says he has always found at least one negative characteristic when reviewing private investments. (Read more about Mr. Hallett’s views on private investments here.)
If you’re considering a private REIT, here are some questions to ask: Are the REIT’s financial statements readily available? Does the REIT have a well established operating history, or has it been in existence for just a few years? Has the distribution been stable (or, better yet, risen), or has the REIT had to cut its payout? Also find out whether there is a publicly traded REIT that invests in similar assets. If you can get access to the same types of real estate, with better transparency and liquidity, a publicly traded REIT may be a better choice.
Finally, if you’re not comfortable evaluating individual REITs, consider investing in an exchange-traded fund that provides broad exposure to the REIT sector, such as the iShares S&P/TSX Capped REIT Index ETF (XRE), the BMO Equal Weight REITs Index ETF (ZRE) or the Vanguard FTSE Canadian Capped REIT Index ETF (VRE). These ETFs have relatively low costs, provide excellent diversification by geography and property type, and pay solid monthly distributions. And you can buy or sell them at any time, with no minimums. However, I suggest you resist the urge to trade so you can enjoy the long-term benefits of holding real estate.
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E-mail your questions tojheinzl@globeandmail.com. I’m not able to respond personally to every e-mail but I choose certain questions to answer in my column.
MONTREAL – Two Quebec real estate brokers are facing fines and years-long suspensions for submitting bogus offers on homes to drive up prices during the COVID-19 pandemic.
Christine Girouard has been suspended for 14 years and her business partner, Jonathan Dauphinais-Fortin, has been suspended for nine years after Quebec’s authority of real estate brokerage found they used fake bids to get buyers to raise their offers.
Girouard is a well-known broker who previously starred on a Quebec reality show that follows top real estate agents in the province.
She is facing a fine of $50,000, while Dauphinais-Fortin has been fined $10,000.
The two brokers were suspended in May 2023 after La Presse published an article about their practices.
One buyer ended up paying $40,000 more than his initial offer in 2022 after Girouard and Dauphinais-Fortin concocted a second bid on the house he wanted to buy.
This report by The Canadian Press was first published Sept. 11, 2024.
MONTREAL – The Quebec Professional Association of Real Estate Brokers says Montreal-area home sales rose 9.3 per cent in August compared with the same month last year, with levels slightly higher than the historical average for this time of year.
The association says home sales in the region totalled 2,991 for the month, up from 2,737 in August 2023.
The median price for all housing types was up year-over-year, led by a six per cent increase for the price of a plex at $763,000 last month.
The median price for a single-family home rose 5.2 per cent to $590,000 and the median price for a condominium rose 4.4 per cent to $407,100.
QPAREB market analysis director Charles Brant says the strength of the Montreal resale market contrasts with declines in many other Canadian cities struggling with higher levels of household debt, lower savings and diminishing purchasing power.
Active listings for August jumped 18 per cent compared with a year earlier to 17,200, while new listings rose 1.7 per cent to 4,840.
This report by The Canadian Press was first published Sept. 6, 2024.
In the quest to find cities where renters can enjoy the best of all worlds, a recent study analyzed 24 metrics across three key categories—Housing & Economy, Quality of Life, and Community. The study ranked the 100 largest cities in Canada to determine which ones offer the most to their renters.
Here are the top 10 cities that emerged as the best for renters in 2024:
St. John’s, NL
St. John’s, Newfoundland and Labrador, stand out as the top city for renters in Canada for 2024. Known for its vibrant cultural scene, stunning natural beauty, and welcoming community, St. John’s offers an exceptional quality of life. The city boasts affordable housing, a robust economy, and low unemployment rates, making it an attractive option for those seeking a balanced and enriching living experience. Its rich history, picturesque harbour, and dynamic arts scene further enhance its appeal, ensuring that renters can enjoy both comfort and excitement in this charming coastal city.
Sherbrooke, QC
Sherbrooke, Quebec, emerges as a leading city for renters in Canada for 2024, offering a blend of affordability and quality of life. Nestled in the heart of the Eastern Townships, Sherbrooke is known for its picturesque landscapes, vibrant cultural scene, and strong community spirit. The city provides affordable rental options, low living costs, and a thriving local economy, making it an ideal destination for those seeking both comfort and economic stability. With its rich history, numerous parks, and dynamic arts and education sectors, Sherbrooke presents an inviting environment for renters looking for a well-rounded lifestyle.
Québec City, QC
Québec City, the capital of Quebec, stands out as a premier destination for renters in Canada for 2024. Known for its rich history, stunning architecture, and vibrant cultural heritage, this city offers an exceptional quality of life. Renters benefit from affordable housing, excellent public services, and a robust economy. The city’s charming streets, historic sites, and diverse culinary scene provide a unique living experience. With top-notch education institutions, numerous parks, and a strong sense of community, Québec City is an ideal choice for those seeking a dynamic and fulfilling lifestyle.
Trois-Rivières, QC
Trois-Rivières, nestled between Montreal and Quebec City, emerges as a top choice for renters in Canada. This historic city, known for its picturesque riverside views and rich cultural scene, offers an appealing blend of affordability and quality of life. Renters in Trois-Rivières enjoy reasonable housing costs, a low unemployment rate, and a vibrant community atmosphere. The city’s well-preserved historic sites, bustling arts community, and excellent educational institutions make it an attractive destination for those seeking a balanced and enriching lifestyle.
Saguenay, QC
Saguenay, located in the stunning Saguenay–Lac-Saint-Jean region of Quebec, is a prime destination for renters seeking affordable living amidst breathtaking natural beauty. Known for its picturesque fjords and vibrant cultural scene, Saguenay offers residents a high quality of life with lower housing costs compared to major urban centers. The city boasts a strong sense of community, excellent recreational opportunities, and a growing economy. For those looking to combine affordability with a rich cultural and natural environment, Saguenay stands out as an ideal choice.
Granby, QC
Granby, nestled in the heart of Quebec’s Eastern Townships, offers renters a delightful blend of small-town charm and ample opportunities. Known for its beautiful parks, vibrant cultural scene, and family-friendly environment, Granby provides an exceptional quality of life. The city’s affordable housing market and strong sense of community make it an attractive option for those seeking a peaceful yet dynamic place to live. With its renowned zoo, bustling downtown, and numerous outdoor activities, Granby is a hidden gem that caters to a diverse range of lifestyles.
Fredericton, NB
Fredericton, the capital city of New Brunswick, offers renters a harmonious blend of historical charm and modern amenities. Known for its vibrant arts scene, beautiful riverfront, and welcoming community, Fredericton provides an excellent quality of life. The city boasts affordable housing options, scenic parks, and a strong educational presence with institutions like the University of New Brunswick. Its rich cultural heritage, coupled with a thriving local economy, makes Fredericton an attractive destination for those seeking a balanced and fulfilling lifestyle.
Saint John, NB
Saint John, New Brunswick’s largest city, is a coastal gem known for its stunning waterfront and rich heritage. Nestled on the Bay of Fundy, it offers renters an affordable cost of living with a unique blend of historic architecture and modern conveniences. The city’s vibrant uptown area is bustling with shops, restaurants, and cultural attractions, while its scenic parks and outdoor spaces provide ample opportunities for recreation. Saint John’s strong sense of community and economic growth make it an inviting place for those looking to enjoy both urban and natural beauty.
Saint-Hyacinthe, QC
Saint-Hyacinthe, located in the Montérégie region of Quebec, is a vibrant city known for its strong agricultural roots and innovative spirit. Often referred to as the “Agricultural Technopolis,” it is home to numerous research centers and educational institutions. Renters in Saint-Hyacinthe benefit from a high quality of life with access to excellent local amenities, including parks, cultural events, and a thriving local food scene. The city’s affordable housing and close-knit community atmosphere make it an attractive option for those seeking a balanced and enriching lifestyle.
Lévis, QC
Lévis, located on the southern shore of the St. Lawrence River across from Quebec City, offers a unique blend of historical charm and modern conveniences. Known for its picturesque views and well-preserved heritage sites, Lévis is a city where history meets contemporary living. Residents enjoy a high quality of life with excellent public services, green spaces, and cultural activities. The city’s affordable housing options and strong sense of community make it a desirable place for renters looking for both tranquility and easy access to urban amenities.
This category looked at factors such as average rent, housing costs, rental availability, and unemployment rates. Québec stood out with 10 cities ranking at the top, demonstrating strong economic stability and affordable housing options, which are critical for renters looking for cost-effective living conditions.
Québec again led the pack in this category, with five cities in the top 10. Ontario followed closely with three cities. British Columbia excelled in walkability, with four cities achieving the highest walk scores, while Caledon topped the list for its extensive green spaces. These factors contribute significantly to the overall quality of life, making these cities attractive for renters.
Victoria, BC, emerged as the leader in this category due to its rich array of restaurants, museums, and educational institutions, offering a vibrant community life. St. John’s, NL, and Vancouver, BC, also ranked highly. Québec City, QC, and Lévis, QC, scored the highest in life satisfaction, reflecting a strong sense of community and well-being. Additionally, Saskatoon, SK, and Oshawa, ON, were noted for having residents with lower stress levels.
For a comprehensive view of the rankings and detailed interactive visuals, you can visit the full study by Point2Homes.
While no city can provide a perfect living experience for every renter, the cities highlighted in this study come remarkably close by excelling in key areas such as housing affordability, quality of life, and community engagement. These findings offer valuable insights for renters seeking the best places to live in Canada in 2024.
