Data as of the October 19, 2026 close. Every figure on this page is checked against at least two independent sources, or two separate SEC filings, before it is published. How we verify data.
32 listed REITs have raised their regular dividend in each of at least the last 5 calendar years, and 17 have done it for 10 years or more. The streaks below run through 2025 and are confirmed against the annual dividends reported in each company’s 10-K filings.
A long streak shows a board that has protected and grown the payout through higher rates, recessions and the pandemic. It does not guarantee the next raise. Pair it with the grade and the five-year growth rate, which shows whether the raises are meaningful or token.
| # | REIT | Ticker | Sector | Years of increases | Dividend growth per year, 2020 to 2025 | Yield | Pays | Grade |
|---|---|---|---|---|---|---|---|---|
| 1 | Essex Property Trust | ESS | Residential | 25+ | n/a | 3.89% | Quarterly | B 82 |
| 2 | Federal Realty Investment Trust | FRT | Retail | 25+ | 1.1% | 4.43% | Quarterly | B 80 |
| 3 | NNN REIT | NNN | Net Lease | 25+ | 2.7% | 6.07% | Quarterly | B 79 |
| 4 | Realty Income | O | Net Lease | 25+ | 2.9% | 5.88% | Monthly | A 87 |
| 5 | Universal Health Realty Income Trust | UHT | Healthcare | 25+ | 1.4% | n/a | Quarterly | C 58 |
| 6 | Equity LifeStyle Properties | ELS | Residential | 21 | n/a | 3.56% | Quarterly | B 80 |
| 7 | CubeSmart | CUBE | Self-Storage | 15 | 9.5% | 5.50% | Quarterly | B 73 |
| 8 | Mid-America Apartment Communities | MAA | Residential | 15 | 8.6% | n/a | Quarterly | B 77 |
| 9 | UDR | UDR | Residential | 15 | 3.6% | n/a | Quarterly | B 76 |
| 10 | EastGroup Properties | EGP | Industrial | 14 | 13.9% | 3.56% | Quarterly | B 80 |
| 11 | Agree Realty | ADC | Net Lease | 13 | n/a | 4.87% | Monthly | A 86 |
| 12 | Terreno Realty | TRNO | Industrial | 13 | 12.5% | 3.56% | Quarterly | B 76 |
| 13 | First Industrial Realty | FR | Industrial | 12 | 12.2% | 3.44% | Quarterly | B 74 |
| 14 | Prologis | PLD | Industrial | 12 | 11.7% | 3.45% | Quarterly | A 86 |
| 15 | Regency Centers | REG | Retail | 12 | 3.8% | 4.17% | Quarterly | B 81 |
| 16 | Rexford Industrial | REXR | Industrial | 11 | 14.9% | 4.78% | Quarterly | B 75 |
| 17 | CareTrust REIT | CTRE | Healthcare | 10 | 6.0% | 4.35% | Quarterly | B 78 |
| 18 | Community Healthcare Trust | CHCT | Healthcare | 9 | n/a | n/a | Quarterly | D 50 |
| 19 | Equinix | EQIX | Data Center | 9 | n/a | 2.12% | Quarterly | B 84 |
| 20 | Getty Realty | GTY | Net Lease | 9 | 4.8% | 6.97% | Quarterly | B 73 |
| 21 | NexPoint Residential Trust | NXRT | Residential | 9 | n/a | 11.82% | Quarterly | C 60 |
| 22 | Sun Communities | SUI | Residential | 9 | n/a | 3.81% | Quarterly | B 76 |
| 23 | Four Corners Property Trust | FCPT | Net Lease | 8 | 3.0% | n/a | Quarterly | B 74 |
| 24 | LXP Industrial Trust | LXP | Industrial | 6 | n/a | 4.58% | Quarterly | C 66 |
| 25 | VICI Properties | VICI | Gaming | 6 | 7.1% | 7.97% | Quarterly | B 82 |
| 26 | Alpine Income Property Trust | PINE | Net Lease | 5 | 6.8% | 7.24% | Quarterly | C 60 |
| 27 | American Homes 4 Rent | AMH | Residential | 5 | n/a | 4.27% | Quarterly | B 76 |
| 28 | Brixmor Property Group | BRX | Retail | 5 | n/a | 4.50% | Quarterly | B 74 |
| 29 | InvenTrust Properties | IVT | Retail | 5 | n/a | 3.36% | Quarterly | C 67 |
| 30 | Kite Realty Group | KRG | Retail | 5 | n/a | 4.75% | Quarterly | B 71 |
| 31 | Postal Realty Trust | PSTL | Net Lease | 5 | 4.2% | 4.62% | Quarterly | C 64 |
| 32 | UMH Properties | UMH | Residential | 5 | 4.3% | n/a | Quarterly | C 64 |
A plus sign means the streak reaches the start of our data, either the REIT’s first year of payments or the 25-year window we check, so the true streak may be longer.
How This List Is Built
A year counts toward the streak when the REIT’s regular dividend rate at year end is higher than the year before and total regular dividends for the year rose. Special dividends are excluded. The payment history is checked year by year against the dividends declared per share in the company’s 10-K filings; a REIT appears here only when the filings confirm the increases.
Frequently Asked Questions
Which REIT has the longest dividend growth streak?
Essex Property Trust (ESS), with 25+ consecutive calendar years of dividend increases through 2025.
How many REITs have raised dividends for 10 years or more?
17 listed REITs, as of October 19, 2026: Essex Property Trust, Federal Realty Investment Trust, NNN REIT, Realty Income, Universal Health Realty Income Trust, Equity LifeStyle Properties, CubeSmart, Mid-America Apartment Communities, UDR, EastGroup Properties, Agree Realty, Terreno Realty, First Industrial Realty, Prologis, Regency Centers, Rexford Industrial, CareTrust REIT.
What counts as a dividend increase for the streak?
The regular dividend rate at the end of the year must be higher than at the end of the prior year, with total regular dividends also higher. Special and one-time dividends do not count, and a cut at any point ends the streak.
Why do so few REITs have long dividend streaks?
Many REITs cut or suspended dividends in the 2008 financial crisis or the 2020 pandemic, which reset their streaks. Others pay variable dividends tied to taxable income, which rise and fall.
How often is this list updated?
Prices and yields update every trading day. Streaks are rechecked whenever a REIT pays a dividend and confirmed against each new 10-K.
Related Pages
Fastest-growing REIT dividends · Dividend growth REITs yielding 4%+ · REIT dividend increases in 2026 · Monthly dividend REITs
REIT Rankings publishes data and grades, not investment advice. Nothing on this page is a recommendation to buy, sell or hold any security. Do your own research or consult a licensed advisor.