Are Non Traded REITs A Good Investment?

Non-traded REITs can be appealing to people seeking investments that are not tied to stock market performance. They can give investors with a way to diversify their portfolios while also providing a steady stream of income.

What is the advantage of a non-traded REIT?

The fact that non-traded REITs are not yet publicly traded is their primary advantage. As a result, they provide the relatively consistent cash flow of publicly traded REITs while avoiding the volatility of the public markets.

Are non-traded REITs safe?

Illiquidity is a problem with non-traded REITs. If the REIT’s portfolio value has changed significantly during the offering period, new investors may be paying a per-share price that is more or lower than the underlying real estate’s per-share net worth. Early redemption is frequently difficult and costly.

Who invests in non-traded REITs?

You’ll want to locate specific prospects that suit your investing goals once you’ve decided to invest in real estate. You’ve put in the time and done your homework, and you’ve determined that a Real Estate Investment Trust, or “REIT,” is the appropriate investment for you since it provides rapid diversification and a steady source of income by paying out almost all of its profits each year.

Just when you thought you’d made all of your choices, you learn that there are several distinct types of REITs to choose from. In the end, it comes down to your personal major aims and ambitions. The information in the following guidance is meant to help you decide whether sort of REIT is right for you.

Main Types of REITS

REITs might be public or private, publicly traded or not. Private REITs, public non-traded REITs, and publicly traded REITs are the three basic forms of REITs. Each variety has its own set of qualities as well as benefits and drawbacks.

Private REITs

The Securities and Exchange Commission (the SEC) does not require private REITs to be registered “SEC”) and are not subject to SEC regulation.

Private REIT shares are not traded on a public exchange like the New York Stock Exchange (NYSE) “New York Stock Exchange”). This indicates that stock market volatility has no effect on their stock.

Performance Information: Because there is typically little to no public information given regarding private REITs, obtaining performance information might be difficult unless you are a shareholder in the private REIT.

Who Can Invest: Accredited investors can only invest in private REITs if they have a net worth of at least $1 million, excluding their primary residence, or if they have earned at least $200,000 per year for the previous two years. The SEC wants to make sure that only experienced investors with disposable income buy in these types of vehicles because they are not regulated.

The minimum investment amount for Private REITs available to regular investors can range from $10,000 to $100,0000, while the upfront costs for Private REITs vary by company.

Liquidity: Withdrawing funds prior to a liquidation event might be difficult because redemption programs vary by company and are frequently limited.

Public, Non-Traded REITs

Public, non-traded REITs are governed by the Securities and Exchange Commission (SEC).

Shares of publicly traded, non-traded REITs are not exchanged on a major stock market such as the New York Stock Exchange (NYSE). This means that, like private REITs, their stock is not directly affected by stock market volatility. These REITs are not subject to daily price fluctuations like publicly traded REITs, allowing managers to concentrate on long-term goals rather than daily market fluctuations and quarterly earnings.

Despite the fact that these REITs are not listed on a stock exchange, they are required to file SEC filings and their performance data is publicly available because they are registered with the SEC. Many real estate managers and investors aim to hold on to real estate investments for the long term due to the long-term nature of the real estate market and the work needed in finishing each deal.

Who Can Invest: Anyone, accredited or non-accredited, can invest in publicly listed non-traded REITs, subject to specified investment limits.

Minimum Investment: The minimum investment in a public non-traded REIT is normally $1,000, but this might vary. According to FINRA, many non-traded REITs impose exorbitant upfront fees that can be as much as 15% of the per share price. Non-traded REITS, on the other hand, have been attempting to reshape the market in recent years by demanding reduced upfront costs. Our own REITs, MogulREIT I and MogulREIT II, charge our investors an upfront cost of no more than 3%.

Because non-traded REITs’ shares are not traded on an exchange like private REITs’, redemption schemes are generally limited and vary by company.

Public, Traded REITs

Listed: Unlike private REITs and public non-traded REITs, publicly traded REITs are listed on a stock exchange and are thus vulnerable to stock market volatility.

Performance Data: Because REITs are registered and regulated, they have access to a wealth of public data, both from the corporation that owns and runs them and from third-party sources. Because publicly traded REITs are liquid, public, and have daily pricing swings, there may be a temptation to focus on quarterly profitability rather than long-term investment goals. When the market is down, it may also be difficult to raise funds.

Who Can Invest: Anyone with a minimum investment of one share can invest in publicly traded REITs (at the current share price). The upfront fees are imposed by the broker through whom you purchase your shares, and they may be the same as those imposed by any other publicly traded stock.

Minimum Investment: A public non-traded REIT’s minimum investment varies, but it commonly ranges from $1,000 to $2,500.

Publicly traded REITs, unlike private REITs and public non-traded REITs, are liquid and can be traded every business day, making them easier to redeem.


Overall, which vehicle you use to invest in real estate through a REIT is determined by a variety of factors, including your current goals and ambitions. Before deciding on which form of REIT investment to make, consider the following questions: What is important to me? Is a more liquid investment, such as a publicly traded REIT, what I’m searching for?

If that’s the case, are you okay with daily price fluctuations and market volatility? Is it your intention to invest in real estate as soon as possible? While non-traded REITs were once derided for their exorbitant costs, numerous companies, including RealtyMogul, have made it feasible for investors to pay lesser upfront fees and put more of their money to work for them.

Learn more about RealtyMogul’s REITs:

MogulREIT I use debt and debt-like products to invest in a variety of commercial assets. MogulREIT I’s major goals are to deliver attractive and reliable cash distributions while also preserving, protecting, and growing an investor’s capital commitment.

MogulREIT II invests in multifamily apartment buildings in major areas in the United States, both in common and preferred shares. The major goals of MogulREIT II are to achieve long-term capital appreciation in the value of our investments and to provide shareholders attractive and reliable cash distributions.

Investing in the Company’s common stock is speculative, carries significant risks, and is not appropriate for all investors. Before investing, read the offering circular’s “Risk Factors” section, which details risks such as illiquidity, full loss of cash, short operating history, conflicts of interest, and blind pool risk. Past performance does not guarantee future outcomes. The investment information presented above has been obtained from sources RealtyMogul believes to be trustworthy, but we make no representations or assurances as to its correctness, and we assume no responsibility. We recommend that you seek the advice of a financial advisor, attorney, accountant, or any other professional who can assist you in understanding and evaluating the risks connected with any investment opportunity.

What are non-traded REITs?

A non-traded REIT is a type of real estate investment strategy that aims to cut or eliminate taxes while generating real estate returns. A non-traded REIT is one that does not trade on a stock market and, as a result, can be quite illiquid for extended periods of time. Due to the limited secondary market, front-end costs can be as high as 15%, which is substantially greater than a traded REIT.

Any REIT owner expects to receive income from its real estate portfolio at some point, with rent being the most typical source of income. The types of properties that a non-traded REIT invests in early on may be undisclosed to investors, and the initial property acquisitions may be made through a blind pool, in which investors are unaware of the precise properties being added to the program’s portfolio.

A non-traded REIT’s early redemption can result in significant costs, lowering the total return. Non-traded REITs are subject to the same IRS rules as exchange-traded REITs, which include repaying at least 90% of taxable income to shareholders. For income distribution, investors prefer exchange-traded and non-traded REITs.

Non-traded REITs must be registered with the Securities and Exchange Commission even if they are not listed on any national securities exchanges (SEC). They must also file regulatory files on a regular basis. This entails filing a prospectus, as well as quarterly and yearly reports.

Because they are not traded on national exchanges and may not generate a stable income at first, non-traded REITs may stay illiquid for years after their start. Non-traded REITs’ periodic payouts to shareholders may be substantially financed by borrowed cash. The payment of such payments is not guaranteed and may exceed the REIT’s operating cash flow. The non-traded REIT’s board of directors has the authority to decide whether or not to make distributions and in what amount. When a non-traded REIT is first established, its initial payouts may be wholly funded by the cash invested by investors.

Many non-traded REITs have a built-in time limit that must be met before one of two actions can be implemented. The non-traded REIT must either become listed on a national exchange or liquidate at the conclusion of the time. When the program is liquidated, the value of the investment invested into such a REIT may have fallen or become worthless.

How do I sell non-traded REITs?

Over time, real estate income investing has become one of the most popular techniques for generating income, but there are many questions and ambiguous details around various sorts of investment approaches. Non-traded Real Investment Trusts (REITs) are one of the most confounding investment kinds since they are so different from the others. So, how does one go about selling Non-Traded REITs?

If possible, non-traded REITs may be sold back to the REIT. They can be traded on the secondary market, which connects sellers and buyers for non-listed REITs, limited partnerships, and alternative investments. Because REITs are typically illiquid, selling Non-Traded REITs is restricted.

Because non-traded REITs are not traded on national or public exchanges, the selling process differs from that of many other stocks. Join us as we talk about Non-Traded REITs, how to sell them, and other important details to consider before making any financial decisions.

What is the difference between traded and non-traded REITs?

Non-traded REITs are comparable to publicly listed REITs in that they are registered with the Securities and Exchange Commission (SEC) and are subject to the same laws and reporting requirements. A non-traded REIT’s value is established by an appraisal of the trust’s properties rather than stock market volatility.

Are non-traded REITs private placements?

Instead, private REIT offerings are classified as private placements and are exempt from the SEC’s registration requirements. Accredited investors are usually the only ones who can invest.

What is public non-traded?

The Securities and Exchange Commission (SEC) registers public non-listed REITs (PNLRs), although they do not trade on major stock markets. In almost every other manner, PNLRs are similar to publicly traded REITs, except they often include redemption restrictions that limit their liquidity.

Are private REITs liquid?

Because private REITs are not traded on stock exchanges, there is little to no publicly available or independent performance data on which investors can base their share price tracking. They are also exempt from filing annual financial statements with the Securities and Exchange Commission because they are not regulated by the federal body. Internal sources can only provide performance information to investors who have invested in private REITs.

Who can invest

Private REITs can issue securities to qualified institutional and accredited investors under the Securities Act of 1933. Institutional investors are businesses that invest on behalf of their members and are thought to have more specialized knowledge and thus the ability to defend themselves. Pension funds, hedge funds, insurance firms, endowment funds, and other institutions are among them.

Accredited investors, on the other hand, are those with a net worth of at least $1 million (excluding their primary property) or an annual income of more than $200,000 in the previous two years.

Minimum investment

Retail investors must make a minimum first investment of $10,000 to $100,000 in private REITs. The upfront cost needs, on the other hand, may differ from one organization to the next.


Because private REITs are not traded on public stock markets, they are not liquid. If an investor wishes to withdraw prior to a liquidation event, they must do so through redemption programs for shares, which are either limited, non-existent, or subject to change. They differ from public REITs, which are traded on a public security exchange and can be bought and sold with ease.

What are Publicly Traded Reits and How Do They Work?

The SEC regulates publicly traded REITs, and they are traded on the major stock markets. On a public securities exchange like the NYSE, individual investors can purchase and sell shares of publicly traded REITs. REITs that are publicly traded have the following characteristics:

Availability of information

Because publicly listed REITs are exchanged on public securities exchanges, performance data on the shares of a public REIT is readily available. The data is provided by both the REIT’s owner and trader, as well as independent businesses that actively monitor REITs.

REITs are also regulated by the Securities and Exchange Commission (SEC), which requires them to file audited financial statements with the agency. The information is then available on the SEC website for interested investors.

Individual and institutional investors can buy and sell publicly traded REIT shares with a one-share minimum investment and the current share offering price. When purchasing through a broker, investors will be charged an upfront fee, which will be the same as any other public REIT.

A publicly traded REIT’s minimum investment is quite low. The initial investment, on the other hand, may differ from one company to the next.

Because REITs are traded on major stock exchanges, investors can readily acquire and sell shares of a publicly traded REIT at a reasonable price. In contrast to private REITs, which are less liquid, shareholders can easily enter and exit the market.

Summary of Private vs Publicly Traded REITs

The choice between a private REIT and a publicly traded REIT is based on the investor’s objectives and risk tolerance. A publicly traded REIT, for example, would be a better choice for an investor searching for a more liquid investment because they may purchase and sell its shares on the stock exchange with relative ease.

Private REITs, on the other hand, would be a better alternative if the investor’s purpose is to invest in a REIT that is not affected by stock market volatility.

Are private REITs regulated?

Private REITs are not listed on a national stock exchange or registered with the Securities and Exchange Commission. As a result, private REITs are exempt from the same disclosure obligations as publicly traded or non-traded REITs.

Private REITs offer shares that are neither traded on national exchanges nor registered with the Securities and Exchange Commission (SEC), but are instead issued under one or more of the SEC’s securities exemptions. Regulation D, which allows an issuer to sell securities to “accredited investors,” and Rule 144A, which exempts securities issued to qualified institutional buyers, are examples of these exemptions (QIBs).

Private REITs, also known as private placement REITs, are securities that are exempt from registration with the Securities and Exchange Commission under Regulation D of the Securities Act of 1933 and whose shares are not traded on a national securities exchange. Institutional investors, such as large pension funds, and/or private REITs are the only buyers of private REITs “Individuals with a net worth of at least $1 million (excluding their primary residence) or income exceeding $200,000 in the previous two years ($300,000 with a spouse) are considered accredited investors.

Shares aren’t traded on a stock market and aren’t particularly liquid. Companies’ share redemption plans differ, and they may be limited, non-existent, or subject to change.

Formation fees, annual management fees, and a percentage of earnings in the form of a commission vary per company, but may include formation fees, annual management fees, and a percentage of profits in the form of a commission “interest was piqued.”

Private REITs created for institutional or accredited investors typically require a substantially greater minimum commitment, ranging from $1,000 to $25,000 on average.

Unless administered by a registered investment advisor under the Investment Advisers Act of 1940, they are generally exempt from regulatory regulations and scrutiny.

Aside from the Internal Revenue Code’s requirement that a REIT have a board of directors or trustees, nothing more is required.

Regulation D exempts the company from SEC registration and related disclosure obligations.

There is no public or independent source of performance statistics for private REITs.

How do I sell non trade shares?

The solution is simple: you can end up keeping the shares until you can find a buyer on the stock exchange. This implies you’ll have to wait for volumes to emerge or for the shares to be relisted for trading.

Another option is to enter into an off-market transaction with someone who is willing to buy your stock outside of the stock exchanges.

That could be tough as well, because no one wants to acquire a stock that is no longer listed. You can also write to the corporation and inquire as to why the company’s shares are no longer listed or traded.

If a listing agreement has been broken, you must determine whether or not there is no trade since it is a temporary occurrence.

If this is a more long-term situation, you may be trapped with the shares. After all, the basic principle of risk is the premise on which you buy stocks. You’ll also be stuck if you acquired a stock out of greed without first studying its fundamentals.

As a result, analysts invariably recommend purchasing shares from the A or B groups, which have better fundamentals.