One way to do that is with real estate investment trusts (REITs), which have historically performed well during periods of uncertainty thanks to their steady rental income, attractive dividend yields, and diversified property portfolios. 

Even better, even though markets have been on shaky ground, the S&P 500 real estate sector is up 12% this year, and managed to hit a 52-week high just yesterday. That tells us investors are out hunting for safety and strong yield, which we can gain exposure to with REITs such as:

A Reliable REIT in Uncertain Times

Simon Property (NYSE: SPG) yields 4.13% and just hit a new high of $212.82.  It also owns or holds interest in 235 retail properties around the world. We should also note SPG just raised its dividend to $2.25 a share, which is payable on June 30 for shareholders of record as of June 9.

Earnings haven’t been too shabby either. In fact, in May, SPG posted first-quarter funds from operations that topped expectations, and raised its full-year FFO guidance to between $13.10 and $13.25 per share from $13 to $13.25. Plus, analysts at Scotiabank just raised its price target on SPG to $206 from $192. Compass Point raised its price target to $230 from $208.

We also have to consider that U.S. malls are staging a comeback. As noted by Coldwell Banker, “A major force behind this shift is Gen Z. While often labeled as digital-first consumers, their behavior tells a more nuanced story. In-store purchases among this group have climbed to 62%, pointing to a clear preference for physical retail when it offers something beyond convenience.”

One Fund, Multiple Real Estate Opportunities 

With an expense ratio of 0.08%, the iShares Core US REIT ETF (NYSEARCA: USRT) yields 3%. It offers exposure to 126 holdings, including diversified REITs and other real estate holdings across multiple property sectors. Some of its top holdings include Prologis REIT, Equinix REIT, Simon Property, Digital Realty Trust and Realty Income REIT.

It also just paid a dividend of just over 21 cents per share on March 20. Before that, it paid out just over 69 cents per share on December 19, 2025. Since bottoming out at around $58 in late March, the ETF is now up to $66.14. We’d like to see it closer to $75 a share this year.

A REIT Positioned for the AI Data Center Boom

With a yield of 3.34%, Digital Realty Trust (NYSE: DLR) has more than 300 data centers and has now become one of the biggest REITs in the U.S. with a market cap of $64.53 billion. Helping, future growth is being fueled by the artificial intelligence data center boom. Thanks to artificial intelligence, data center demand is expected to rise at a 15% CAGR until 2030, according to Goldman Sachs. 

Plus, consider this. There are about 4,000 operational data centers in the U.S. right now. An additional 1,500 to 3,000 are being planned or under construction. According to Pew Research, the South has 754 planned data centers. The Midwest has 419 planned. The West has 277 planned, and the Northeast has about 106 planned. 

Why These REITs Stand Out

Companies like Simon Property Group and Digital Realty Trust, along with diversified options such as the iShares Core U.S. REIT ETF, provide exposure to real assets that can generate steady cash flow through changing market conditions. For investors looking to reduce portfolio risk without sacrificing return potential, REITs may be one of the more attractive places to find both yield and peace of mind in today’s unpredictable environment.

In 2026, high-yield REITs are a great hedge against inflation. After all, when inflation rises, so do a lot of rents, which are not discretionary expenses for consumers.

Also, demand is recovering for offices, apartment buildings, warehouses, hospitals, shopping centers, and hotels. And JPMorgan noted that demand is even greater for properties related to e-commerce, logistics, and warehouse space.

Here are a few high-yield REITs you may want to consider today. 

Crown Castle: High-Yield Infrastructure REIT with Reliable Cash Flow 

With a yield of 4.92%, Crown Castle (NYSE: CCI) operates and leases more than 40,000 cell towers and approximately 90,000 route miles of fiber supporting small cells and fiber solutions across every major U.S. market. The company also recently declared a $ 1.0625-per-share quarterly dividend, which was paid on March 31.

In its April 2026 earnings report, the company’s funds from operations of $1.02 beat estimates by 18 cents. Revenue of $1.18 billion beat by $15.17 million. The company also announced a $1 billion stock buyback program.

“We delivered a solid first quarter and remain on track to achieve our full-year 2026 guidance,” said Chris Hillabrant, Crown Castle’s President and Chief Executive Officer. “We have largely completed the separation of our Fiber and Small Cell businesses and expect the sale to close in the first half of 2026. As we transition to a pure‑play tower company, we are focused on execution by driving operating efficiency, modernizing our systems, and increasing land ownership under our towers. With a clear standalone tower strategy, a disciplined capital allocation framework, and an investment‑grade balance sheet, we are well positioned to deliver attractive and sustainable shareholder returns.”

Digital Realty Trust: AI-Powered Data Center REIT Driving Growth 

With a yield of 2.44%, Digital Realty Trust (NYSE: DLR) has more than 300 data centers and has become one of the largest REITs in the U.S., with a market cap of $60.6 billion. DLR also declared a quarterly dividend of $1.22 per share, which was also paid on March 31.

Helping, future growth is being fueled by the artificial intelligence data center boom. Thanks to artificial intelligence, data center demand is expected to rise at a 15% CAGR until 2030, according to Goldman Sachs. Plus, according to analysts at HSBC, data center demand has far outweighed supply thanks to AI demand and constrained supply in key markets. They also expect DLR to see further, strong momentum as we get into 2025.

Earnings have also been strong. In its first quarter, funds from operations of $1.96 beta by a penny. Revenue of $1.64 billion, up 16.3% year over year, beat by $40 million. The company also raised guidance. It now expects to see core funds from operations of $8 to $8.10 a share. Analysts are looking for $7.96. Total revenue is expected to be $6.65 billion to $6.75 billion, as compared to analyst expectations of $6.71 billion.

With attractive yields, inflation-resistant business models, and exposure to long-term growth trends, they offer both stability and upside potential.

Why These High-Yield REITs Can Deliver Reliable Income and Long-Term Growth

With attractive yields, inflation-resistant business models, and exposure to powerful long-term trends, these high-yield REITs offer a compelling mix of stability and upside potential. Crown Castle provides dependable income backed by essential communications infrastructure, while Digital Realty Trust benefits from accelerating demand tied to artificial intelligence and data center expansion.

Together, they give investors a balanced approach to building wealth—combining steady dividend income with growth opportunities that can help outpace inflation over time. For investors seeking to reduce volatility, generate consistent cash flow, and stay positioned for future demand, high-yield REITs can serve as durable core holdings in an income-focused portfolio.

Right now, according to MIT Technology Review, there are about 3,000 data centers across the U.S. Plus, according to a report from McKinsey, $5.2 trillion in AI infrastructure investments will be needed by 2030. 

McKinsey’s analysis also suggests that demand for AI-ready data center capacity will rise at an average rate of 33 percent a year between 2023 and 2030 (reflecting a trend that is already underway), as reported by BOMA International.

We also have to consider that AI demand isn’t slowing, which increases the need for data centers.

Forecasts now place AI’s value between $1.7 and $3.5 trillion by the early 2030s, with the most aggressive estimates topping $7 trillion by 2035. And judging by the surge in corporate investment, the market is moving toward the high end of those projections.

In addition, some of the largest tech companies are sending a clear message that the AI boom is far from over. Just look at recent capex spending.

• Google raised its 2025 capex outlook to $91–$93B
• Microsoft is increasing its spending 74% to $34.9B
• Meta nearly doubled capex to $19.37B, far above expectations
• Amazon projects $125B in 2025 capex, with more increases planned for 2026

For investors, these numbers are impossible to ignore. Even better, analysts at UBS expect global AI capex to hit $571B in 2026, with a runway to $3 trillion by 2030.

That being said, there are three interesting ways to invest in the data center boom and earn yield along the way.

REITs for Data Center Expansion: Digital Realty Trust

With a yield of about 3%, the Digital Realty Trust Inc. (NYSE: DLR) is a major data center provider that is heavily invested in AI infrastructure. 

In its most recent quarter, funds from operations (FFO) of $1.89 beat by nine cents. Revenue of $1.58 billion, up 10.5% year over year, beat by $50 million. DLR also raised guidance for the year, now expecting FFO per share of $7.25 to $7.30, which is above its prior range of $7.10 to $7.20. Total revenue for the year is expected to range from $6.025 billion to $6.075 billion, from its prior outlook for $5.925 billion to $6.025 billion.

REITs for Data Center Expansion: Iron Mountain

With a yield of 4.1%, Iron Mountain Inc. (NYSE: IRM) has been actively expanding its data center business to meet the surging demand from artificial intelligence. 

In its most recent quarter, its FFO of 93 cents beat by a penny. Revenue of $1.75 billion, up 12.2% year over year, was in line with estimates. It also just raised its dividend to $0.864 per share, payable on January 6 to shareholders of record as of December 15. IRM also noted that “Data center revenue growth in excess of 30% is expected in Q4, and more than 25% growth is anticipated for 2026,” as noted by Seeking Alpha.

REITs for Data Center Expansion: Pacer Benchmark Data & Infrastructure Real Estate ETF

With an expense ratio of 0.49%, the Pacer Benchmark Data & Infrastructure Real Estate ETF (NYSEARCA: SRVR) offers exposure to companies that generate a significant amount of their revenue from real estate operations in the data and infrastructure sector. It also has a 30-day yield of 2.75%.

Some of its top holdings include Digital Realty Trust, Equinix, American Tower Corp., Crown Castle, and Iron Mountain, to name just a few. It also just paid a dividend of just over 12 cents per share on September 10. Before that, it paid out a dividend of just over 12 cents on June 11. Its next payout should be paid on January 5, 2026 to shareholders of record as of December 30.

Right now, according to MIT Technology Review, there are about 3,000 data centers across the U.S. And according to a report from McKinsey, $5.2 trillion in AI infrastructure investments will be needed by 2030. 

McKinsey’s analysis also suggests that demand for AI-ready data center capacity will rise at an average rate of 33 percent a year between 2023 and 2030 (reflecting a trend that is already underway), as reported by BOMA International.

We also have to consider that AI demand isn’t slowing, which increases the need for data centers.

Forecasts now place AI’s value between $1.7 and $3.5 trillion by the early 2030s, with the most aggressive estimates topping $7 trillion by 2035. And judging by the surge in corporate investment, the market is moving toward the high end of those projections.

In addition, some of the largest tech companies are sending a clear message that the AI boom is far from over. Just look at recent capex spending.

• Alphabet (NASDAQ: GOOGL) raised its 2025 capex outlook to $91–$93B
• Microsoft (NASDAQ: MSFT) is increasing spending 74% to $34.9B
• Meta Platforms (NASDAQ: META) nearly doubled capex to $19.37B, far above expectations
• Amazon (NASDAQ: AMZN) projects $125B in 2025 capex, with more increases planned for 2026

For investors, these numbers are impossible to ignore. Even better, analysts at UBS expect global AI capital expenditure (capex) to reach $571 billion in 2026, with a runway to $3 trillion by 2030.

That being said, there are three interesting ways to invest in the data center boom and earn yield along the way.

Digital Realty Trust

With a yield of about 3%, the Digital Realty Trust (NYSE: DLR) is a major data center provider that is heavily invested in AI infrastructure. 

In its most recent quarter, funds from operations (FFO) of $1.89 beat by nine cents. Revenue of $1.58 billion, up 10.5% year over year, beat by $50 million. DLR also raised guidance for the year, now expecting FFO per share of $7.25 to $7.30, which is above its prior range of $7.10 to $7.20. Total revenue for the year is expected to range from $6.025 billion to $6.075 billion, from its prior outlook for $5.925 billion to $6.025 billion.

Iron Mountain

With a yield of 4.1%, Iron Mountain Inc. (NYSE: IRM) has been actively expanding its data center business to meet the surging demand from artificial intelligence. 

In its most recent quarter, its FFO of 93 cents beat by a penny. Revenue of $1.75 billion, up 12.2% year over year, was in line with estimates. It also just raised its dividend to $0.864 per share, payable on January 6 to shareholders of record as of December 15. IRM also noted that “Data center revenue growth in excess of 30% is expected in Q4, and more than 25% growth is anticipated for 2026,” as noted by Seeking Alpha.

Pacer Benchmark Data & Infrastrucuture Real Estate ETF

With an expense ratio of 0.49%, the Pacer Benchmark Data & Infrastructure Real Estate ETF (NYSEARCA: SRVR) provides exposure to companies that generate a substantial portion of their revenue from real estate operations within the data and infrastructure sector. It also has a 30-day yield of 2.75%.

Some of its top holdings include Digital Realty Trust, Equinix, American Tower Corp., Crown Castle, and Iron Mountain. It also recently paid a dividend of just over 12 cents per share on September 10. Before that, it paid out a dividend of just over 12 cents on June 11. Its next payout should be paid on January 5, 2026 to shareholders of record as of December 30.

Data Center Outlook

The AI revolution is reshaping global infrastructure, and data centers remain at the center of that transformation. With hyperscalers accelerating capex and demand rising at a double-digit pace, investors have multiple ways to benefit. Whether through DLR, IRM, or the diversified SRVR ETF, the long-term trajectory for data center–driven income and growth remains compelling.