iShares U.S. Real Estate ETF (IYR) Performance
IYR total return
Distributions reinvested · as of Oct 23, 2026- YTD
- +6.4% since Dec 31, 2025
- 1 year
- +2.9% total return
- 5 years
- +0.4% a year
- 10 years
- +5.4% a year
- Since first price
- +8.1% a year since 2000
IYR trailing returns vs SPY, QQQ, AGG
| Period | IYR total return | Price only | S&P 500 (SPY) | Nasdaq-100 (QQQ) | U.S. bonds (AGG) |
|---|---|---|---|---|---|
| 1 month | +1.2% | +1.2% | −1.0% | −5.0% | +0.9% |
| 3 months | −5.3% | −6.0% | +3.2% | +1.9% | −0.4% |
| 6 months | −2.0% | −3.2% | +7.8% | +8.4% | −1.5% |
| YTD | +6.4% | +4.8% | +12.3% | +15.1% | −1.0% |
| 1 year | +2.9% | +0.5% | +14.4% | +15.9% | −1.1% |
| 3 years | +43.0%+12.7%/yr | +32.9% | +87.4%+23.3%/yr | +101.4%+26.3%/yr | +16.6%+5.2%/yr |
| 5 years | +2.1%+0.4%/yr | −10.6% | +79.3%+12.4%/yr | +94.0%+14.2%/yr | −0.8%−0.2%/yr |
| 10 years | +68.8%+5.4%/yr | +26.2% | +315.9%+15.3%/yr | +538.9%+20.4%/yr | +14.0%+1.3%/yr |
| 15 years | +193.5%+7.4%/yr | +81.0% | +696.0%+14.8%/yr | +1,299.3%+19.2%/yr | +32.2%+1.9%/yr |
| 20 years | +148.6%+4.7%/yr | +21.4% | +696.9%+10.9%/yr | +1,839.9%+16.0%/yr | +79.6%+3.0%/yr |
| Since inceptionJun 19, 2000 | +677.0%+8.1%/yr | +180.9% | — | — | — |
Total return from adjusted closes (distributions reinvested, before tax). Periods of 3 years or more are also shown annualized. Price only excludes distributions.
Growth of $10,000: IYR vs SPY
From Jun 19, 2000: IYR grew to $77,698, SPY to $81,496.
Year-end values with distributions reinvested, no taxes or trading costs. Start: first common trading day of both funds.
IYR returns by calendar year
20 of 25 full years positive. Best 2021 (+38.7%), worst 2008 (−39.9%). 2026 is year to date.
IYR annual returns table
| Year | IYR | Largest drop | SPY | QQQ | AGG |
|---|---|---|---|---|---|
| 2026YTD | +6.4% | −11.8% | +12.3% | +15.1% | −1.0% |
| 2025 | +3.4% | −14.3% | +17.7% | +20.8% | +7.2% |
| 2024 | +4.4% | −11.2% | +24.9% | +25.6% | +1.3% |
| 2023 | +11.9% | −21.4% | +26.2% | +54.9% | +5.7% |
| 2022 | −25.5% | −32.0% | −18.2% | −32.6% | −13.0% |
| 2021 | +38.7% | −7.7% | +28.7% | +27.4% | −1.8% |
| 2020 | −5.2% | −42.3% | +18.3% | +48.6% | +7.5% |
| 2019 | +28.2% | −5.2% | +31.2% | +39.0% | +8.5% |
| 2018 | −4.3% | −12.7% | −4.6% | −0.1% | +0.1% |
| 2017 | +9.3% | −5.2% | +21.7% | +32.7% | +3.6% |
| 2016 | +7.0% | −14.2% | +12.0% | +7.1% | +2.4% |
| 2015 | +1.6% | −16.0% | +1.2% | +9.4% | +0.5% |
| 2014 | +26.7% | −7.1% | +13.5% | +19.2% | +6.0% |
| 2013 | +1.2% | −18.5% | +32.3% | +36.6% | −2.0% |
| 2012 | +18.2% | −9.0% | +16.0% | +18.1% | +3.8% |
| 2011 | +5.5% | −22.6% | +1.9% | +3.4% | +7.7% |
| 2010 | +26.5% | −16.4% | +15.1% | +19.9% | +6.4% |
| 2009 | +30.6% | −40.4% | +26.4% | +54.7% | +3.0% |
| 2008 | −39.9% | −63.9% | −36.8% | −41.7% | +7.9% |
| 2007 | −18.2% | −29.3% | +5.1% | +19.0% | +6.6% |
| 2006 | +34.9% | −9.6% | +15.8% | +7.1% | +3.9% |
| 2005 | +9.0% | −12.5% | +4.8% | +1.6% | +2.3% |
| 2004 | +30.1% | −18.8% | +10.7% | +10.5% | +3.8% |
| 2003 | +35.3% | −7.4% | +28.2% | +49.7% | — |
| 2002 | +3.4% | −18.4% | −21.6% | −37.4% | — |
| 2001 | +8.3% | −14.2% | −11.8% | −33.3% | — |
Largest drop = deepest fall from a high within that calendar year.
Calendar-year return vs largest drop within the year
Most years include a sizable fall at some point even when the year ends higher.
IYR largest drawdowns
Now 7.6% below the high| Peak | Decline | Bottom | Recovered | Fall | Underwater |
|---|---|---|---|---|---|
| Feb 7, 2007 | −74.1% | Mar 6, 2009 | Apr 10, 2013 | 2.1 years | 6.2 years |
| Feb 14, 2020 | −42.3% | Mar 23, 2020 | Apr 20, 2021 | 38 days | 1.2 years |
| Dec 31, 2021 | −33.7% | Oct 25, 2023 | Jun 12, 2026 | 1.8 years | 4.4 years |
| Apr 1, 2004 | −18.8% | May 10, 2004 | Aug 31, 2004 | 39 days | 5 months |
| May 21, 2013 | −18.5% | Aug 19, 2013 | Jun 5, 2014 | 3 months | 1.0 years |
| Apr 12, 2002 | −18.4% | Oct 9, 2002 | May 20, 2003 | 6 months | 1.1 years |
Declines from a closing high (distributions reinvested) of 10% or more. Underwater = time from the peak until the old high was regained.
IYR risk statistics
| Statistic | 3 years | 5 years | 10 years | Since 2000 |
|---|---|---|---|---|
| Annualized return | +9.4% | +1.2% | +4.7% | +7.9% |
| Volatility (annualized) | 16.6% | 19.1% | 17.5% | 19.9% |
| Sharpe ratio | 0.36 | -0.03 | 0.22 | — |
| Sortino ratio | 0.56 | -0.05 | 0.31 | — |
| Best month | +12.3% | +12.3% | +12.3% | +29.6% |
| Worst month | −8.3% | −12.7% | −19.6% | −31.3% |
| Best 12 months | +33.9% | +33.9% | +44.5% | +104.4% |
| Worst 12 months | −3.0% | −25.5% | −25.5% | −58.0% |
| Positive months | 64% | 55% | 61% | 63% |
| Beta vs S&P 500 | 0.86 | 0.96 | 0.89 | — |
| Correlation with S&P 500 | 0.65 | 0.79 | 0.78 | — |
From monthly total returns. Sharpe and Sortino use 1–3 month T-bills (BIL) as the risk-free rate, so they need history from 2007 on.
IYR rolling returns
| Holding period | Periods | Worst | Median | Best | Positive |
|---|---|---|---|---|---|
| 1-year | 305 | −58.0% | +8.9% | +104.4% | 76% |
| 3-year (a year) | 281 | −26.2% | +8.6% | +40.3% | 85% |
| 5-year (a year) | 257 | −10.0% | +7.1% | +27.3% | 89% |
| 10-year (a year) | 197 | +2.6% | +7.3% | +17.5% | 100% |
Every holding period starting at a month-end since 2000. Returns for 3 years and longer are annualized.
IYR performance overview
iShares U.S. Real Estate ETF (IYR) returned +2.9% over the past year and +5.4% a year over ten years, with distributions reinvested. Since its first recorded price in 2000 it has returned +8.1% a year, turning $10,000 into about $77,698. Over the same year S&P 500 (SPY) returned +14.4%.
The deepest decline was −74.1%, from Feb 7, 2007 to Mar 6, 2009, and it took 4.1 years to get back to the old high. IYR finished 20 of its 25 full calendar years with a gain; the best year was 2021 (+38.7%) and the worst 2008 (−39.9%). Volatility has been 19.9% a year.
Related: IYR chart, IYR holdings, IYR dividends, IYR valuation. See the IYR overview for the latest quote and fund facts.
IYR performance FAQ
What is the IYR return over the past year?
IYR returned +2.9% over the 12 months to October 23, 2026, including reinvested distributions. On price alone it rose 0.5%.
What is the average annual return of IYR?
IYR has returned +0.4% a year over 5 years, +5.4% a year over 10 years, +8.1% a year since June 19, 2000 (total return, distributions reinvested).
How much would $10,000 invested in IYR be worth?
$10,000 invested in IYR at its first recorded close on June 19, 2000 would be worth about $77,698 on October 23, 2026 with distributions reinvested.
What was the worst year for IYR?
The worst calendar year was 2008, with a total return of −39.9%. The best was 2021 at +38.7%.
What is the biggest drawdown of IYR?
The largest peak-to-trough decline was −74.1% between February 7, 2007 and March 6, 2009. It recovered to the old high on April 10, 2013, 4.1 years after the bottom.
How volatile is IYR?
Over the past 3 years IYR had an annualized volatility of 16.6% and a Sharpe ratio of 0.36 (excess return over 1–3 month T-bills per unit of risk).