5 REITs Leading Dividend Distributions: What 2026 Forecasts Reveal

A Top Prediction on Dividend Growth Across the REIT Sector

Real estate investment trusts are required to distribute at least 90% of their taxable income annually, making them attractive for income-focused investors. According to forecasts from major data analytics platforms, U.S. REITs are projected to distribute approximately $61.5 billion in dividends during 2026—representing a 4.9% year-over-year increase. Among hundreds of REITs in the market, five companies are expected to dominate dividend payouts. Here’s what the data shows about these top dividend distributors.

Industrial Leadership: Prologis Sets the Benchmark

Prologis (NYSE: PLD) stands out as the largest dividend distributor expected in the REIT space. With a market capitalization near $120 billion, this industrial REIT is forecasted to pay $4.3 billion in dividends during 2026—up roughly 10% from its $3.9 billion payout last year.

What makes Prologis particularly compelling is its consistent dividend growth history. Over the past five years, the company has expanded its dividend at a 13% compound annual growth rate, substantially outpacing both the broader REIT sector average (6%) and the S&P 500’s dividend growth rate (5%). Entering 2026 with a 3.1% dividend yield, Prologis demonstrates the financial strength to sustain growing distributions.

Infrastructure Growth: American Tower’s Strategic Positioning

American Tower (NYSE: AMT), the leading telecommunications infrastructure operator, commands significant dividend distribution capacity. Projections indicate the company will pay $3.4 billion in dividends throughout 2026, supported by its current dividend level of $1.70 per share.

The tower and data center operator started 2026 with a 3.9% dividend yield. Industry forecasts suggest mid-single-digit dividend per-share growth aligns with the company’s long-term strategic targets. While American Tower maintained dividend conservatism in recent years to strengthen its balance sheet, the improved financial foundation positions it for sustainable distribution increases in 2026.

Consistent Payer: Realty Income’s Track Record

Realty Income (NYSE: O) brings an exceptional dividend history to the discussion. As the sixth-largest REIT globally with properties across nine countries, the net lease operator is anticipated to distribute $3 billion in 2026. This represents modest growth from its near-$2.9 billion distribution pace in the prior year.

The standout credential: Realty Income has increased its dividend 133 times since listing publicly in 1994, including 113 consecutive quarterly raises. This 4.2% compound annual dividend growth rate spans decades, reflecting operational stability. With 5.7% yielding monthly distributions and planned $6 billion in new property acquisitions, the company maintains robust support for continued dividend expansion.

Retail REIT Resurgence: Simon Property’s Upside Potential

Simon Property Group (NYSE: SPG), a leading retail-focused REIT owning premier shopping malls and outlet destinations, is forecasted to distribute $2.8 billion in 2026. The prediction suggests relatively flat distribution compared to 2025; however, this may underestimate growth potential.

The company raised its dividend three times during the previous year at 5%, 4.9%, and 4.8% rates respectively—demonstrating consistent capital return commitment. With annualized dividend levels at $8.80 per share and expected FFO reaching $12.60-$12.70 per share, Simon Property retains meaningful capacity for higher distributions moving forward.

Scale and Stability: Public Storage’s Steady Returns

Public Storage (NYSE: PSA), the world’s largest self-storage REIT, rounds out the top five dividend distributors with an anticipated $2.1 billion payout during 2026. Currently yielding approximately 4.6%, the company’s longer-term dividend growth record shows an 8.2% compound annual increase over two decades.

Recent years reveal a different pattern: Public Storage maintained a consistent $2.00 quarterly rate from 2017 through 2021, then delivered a substantial 50% increase to $3.00 per share in 2022. Though growth has stabilized since, the REIT’s conservative payout ratio (below 75% of funds available for distribution) and core FFO expansion provide clear room for future distribution growth.

Why These Five Matter for Income Investors

These five REITs represent the largest dividend distributors within the sector, supported by massive real estate portfolios generating substantial, growing cash flows. Each possesses demonstrated financial capacity to increase distributions beyond current forecasts.

For investors seeking reliable passive income, these top dividend REITs combine the scale, asset quality, and financial discipline necessary for sustainable payouts. Their varied exposure—across industrial, infrastructure, net lease, retail, and self-storage segments—offers diversification within the dividend-focused REIT strategy.