Delaware Investments Delaware Investments Delaware Investments

Delaware REIT Fund


Delaware REIT Fund seeks maximum long-term total return, with capital appreciation as a secondary objective.


The Fund primarily invests in real estate investment trusts (REITs).

Fund information
Inception date12/06/1995
Dividends paid (if any)Quarterly
Capital gains paid (if any)November or December
Fund identifiers
Investment minimums
Initial investment$1,000
Subsequent Investments$100
Systematic withdrawal balance$5,000
Account features
Payroll DeductionYes

On Sept. 25, 2014, Class B shares of the Fund converted to Class A shares.

The performance quoted represents past performance and does not guarantee future results. Investment return and principal value of an investment will fluctuate so that shares, when redeemed, may be worth more or less than their original cost. Current performance may be lower or higher than the performance quoted.

Total returns may reflect waivers and/or expense reimbursements by the manager and/or distributor for some or all of the periods shown. Performance would have been lower without such waivers and reimbursements.

Average annual total return

as of month-end (12/31/2016)

as of quarter-end (12/31/2016)

YTD1 year3 year5 year10 yearLifetimeInception date
NAV (view definition)5.29%5.29%11.87%10.63%4.54%11.28%12/06/1995
Max offer price-0.78%-0.78%9.67%9.34%3.92%10.96%
FTSE NAREIT Equity REITs Index8.52%8.52%13.38%12.01%5.08%n/a
1 year3 year5 year10 yearLifetimeInception date
NAV (view definition)-2.80%5.29%11.87%10.63%4.54%11.28%12/06/1995
Max offer price-8.40%-0.78%9.67%9.34%3.92%10.96%
FTSE NAREIT Equity REITs Index-2.89%8.52%13.38%12.01%5.08%n/a

Returns for less than one year are not annualized.

Class A shares have a maximum up-front sales charge of 5.75% and are subject to an annual distribution fee.

Index performance returns do not reflect any management fees, transaction costs, or expenses. Indices are unmanaged and one cannot invest directly in an index.

Expense ratio
Quarterly total returns @ NAV
Year1st quarter2nd quarter3rd quarter4th quarterAnnual return
Portfolio characteristics - as of 12/31/2016FTSE NAREIT Equity REITs Index
Number of holdings51160
Market cap (median)$6.76 billion$3.04 billion
Market cap (weighted average)$17.04 billion$15.52 billion
Portfolio turnover (last fiscal year)111%%
Beta (relative to FTSE NAREIT Equity REITs Index) (view definition)0.97n/a
Annualized standard deviation, 3 years (view definition)14.56n/a
Portfolio composition as of 12/31/2016Total may not equal 100% due to rounding.
Domestic equities98.9%
Cash and cash equivalents1.1%
Top 10 equity holdings as of 12/31/2016
Holdings are as of the date indicated and subject to change.
List excludes cash and cash equivalents.
Holding% of portfolio
Simon Property Group Inc.7.5%
Equinix Inc.4.7%
Equity Residential4.3%
Vornado Realty Trust4.3%
Prologis Inc.3.9%
Public Storage3.9%
AvalonBay Communities Inc.3.8%
Host Hotels & Resorts Inc.3.4%
General Growth Properties Inc.3.1%
Welltower Inc.2.8%
Total % Portfolio in Top 10 holdings41.7%

Equity sectors as of 12/31/2016

List excludes cash and cash equivalents.

Regional malls11.9%0.0%
Shopping centers10.2%0.0%
Self storage5.3%0.0%
Manufactured homes1.3%0.0%
Distribution history - annual distributions (Class A)1,2
Distributions ($ per share)
YearCapital gains3Net investment
Return of

1If a Fund makes a distribution from any source other than net income, it is required to provide shareholders with a notice disclosing the source of such distribution (each a "Notice"). The amounts and sources of distributions reported above and in each Notice are only estimates and are not provided for tax reporting purposes. Each Fund will send each shareholder a Form 1099 DIV for the calendar year that will provide definitive information on how to report the Fund's distributions for federal income tax purposes. The information in the table above will not be updated to reflect any subsequent recharacterization of dividends and distributions. Click here to see recent Notices pertaining to the Fund (if any).

2Information on return of capital distributions (if any) is only provided from June 1, 2014 onward.

3Includes both short- and long-term capital gains.

A nimble approach

The Real Estate Securities and Income Solutions team (RESIS) at Delaware Investments sits together, in one office in Philadelphia. This unique setup helps differentiate the team from many of its peers and enhances its decision-making process. [Runtime: 2:18]

Watch the video

Read video transcript

Bob Zenouzi

Bob Zenouzi 

Senior Vice President, Chief Investment Officer — Real Estate Securities and Income Solutions (RESIS)

Start date on the Fund: May 2006

Years of industry experience: 30

(View bio)

Damon Andres

Damon J. Andres, CFA

Vice President, Senior Portfolio Manager

Start date on the Fund: January 1997

Years of industry experience: 26

(View bio)

Scott Hastings

Scott P. Hastings, CFA, CPA

Vice President, Portfolio Manager

Start date on the Fund: July 2016

Years of industry experience: 14

(View bio)

You may qualify for sales-charge discounts if you and your family invest, or agree to invest in the future, at least $50,000 in Delaware Investments® Funds. More information about these and other discounts is available from your financial intermediary, in the Fund's prospectus under the section entitled "About your account," and in the Fund's statement of additional information (SAI) under the section entitled "Purchasing Shares."

The table below describes the fees and expenses that you may pay if you buy and hold shares of the Fund.

Shareholder fees
Maximum sales charge (load) imposed on purchases as a percentage of offering price5.75%
Maximum contingent deferred sales charge (load) as a percentage of original purchase price or redemption price, whichever is lowernone
Annual fund operating expenses
Management fees0.75%
Distribution and service (12b-1) fees0.25%
Other expenses0.32%
Total annual fund operating expenses1.32%
Fee waivers and expense reimbursementsnone
Total annual fund operating expenses after fee waivers and expense reimbursements1.32%

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Delaware REIT Fund Quarterly commentary September 30, 2016

Within the Fund

For the third quarter of 2016, Delaware REIT Fund (Institutional Class shares and Class A shares at net asset value) underperformed its benchmark, the FTSE NAREIT Equity REITs Index. Notes on relative performance at the sector level follow:

In the healthcare sector, the Fund underperformed due to both stock selection and the Fund’s underweight relative to the benchmark index. With its higher-than-average yield, this sector was highly sought after by investors looking for higher income. Notably, the smaller-cap healthcare companies have higher yields, and generalist investors have been large buyers. We have been more cautious, however. We are wary that changes in government payments for skilled nursing facilities could erode margins and occupancy. Cyclically higher supply of senior housing should also affect these operators. Nonetheless, in the third quarter, yield prevailed over fundamentals.

The shopping centers sector had outperformed in the first and second quarters of this year. We believe there was some rotation out of this stable group into sectors generating more yield. The Fund underperformed in this sector due to stock selection, as many of the higher-quality companies in the portfolio underperformed higher yielding, overleveraged, and poorer-quality companies. The low yield environment has forced investors to hunt for the highest yield, regardless of fundamentals. This group has low supply and steady net operating income growth. There is little speculative development, which plagued the sector in the last cycle. We plan to maintain the Fund’s overweight, as we believe other sectors should see more significant slowdowns in cash flow.

Although the Fund’s two holdings in the diversified sector, Vornado Realty Trust and Washington Real Estate Investment Trust, outperformed the benchmark index, several small-cap names not held in the portfolio outperformed even more strongly in the quarter. NorthStar Realty Finance and NorthStar Realty Europe, for example, were up almost 20% as investors chased higher yields. Vornado is a New York and Washington, D.C.-centric office company that has been selling noncore assets in a streamlining effort. The potential for spinning off the D.C. assets should be a positive. However, given the company’s many parts, its stock has traded at a discount over the years. Washington Real Estate Investment Trust is another D.C.-based company that is selling noncore assets to focus more on multifamily units and less on office space within the region. We believe this should give the company a higher multiple over time.

Strong stock selection drove performance in the office sector as Hudson Pacific Properties and Empire State Realty Trust were both up more than 10%. Hudson is a California-focused company. Its below-market leases are rolling up as they expire, providing strong rent growth. Empire State is a New York City–focused company that has redevelopment projects on the side streets (smaller than those on the main avenues). The projects are adding significant value and translating into strong rent growth. We have reduced the Fund’s position in two large New York real estate investment trusts (REITs), Boston Properties and SL Green Realty. These companies are sensitive to the slowdown afflicting investment banking and performance issues that have shuttered many hedge funds.

The apartment sector has struggled all year as growth of net operating income slowed and rents softened, setting up unfavorable comparisons with prior years. During the quarter, however, one of the Fund’s holdings, Post Properties, received a takeover bid from Mid-America Apartment Communities. We were not surprised, given that Post had been culling its portfolio and paying down debt. Given the all-stock transaction, we have reduced the Fund’s position. The purchase price, which we thought was on the high end, was not favorably received by the investment community at first. We sold most of the position to reduce risk. In turn, we added to Equity Residential as it had underperformed and was selling at close to a 20% discount to net asset value (NAV). Overall, supply is coming down as banks reduce their lending to multifamily properties, which, in our view, should be good for the market over the next 12–18 months. There could be more volatility in the sector as it works through a modest slowdown in rents and some pockets of oversupply in cities like New York and San Francisco.

On Aug. 18 — the day that the U.S. Justice Department announced it would like to end the use of private prisons currently contracted by the Bureau of Prisons — GEO Group and Corrections Corporation of America (not a holding), both in the specialty sector, declined 35–40%. With the Fund having had only a small, nonmaterial position in GEO Group, which has less than 15% overall exposure to private prisons, we believe the Fund was well positioned. Prison populations have declined during the Obama administration. We think this would probably continue under a Clinton administration, though the opposite might occur if Trump were to become president. GEO Group rebounded more than 25% during September, allowing us to reduce the Fund’s position. As there will likely be a great deal of discussion and political posturing over this issue, and given the recent REIT selloff, we thought it prudent to look for companies that, in our view, may offer more potential at a lower price. At the same time, given GEO’s small prison exposure and the strength of its balance sheet, we plan to retain a small position for the time being.


As of this writing, REITs are in a selloff phase given the rise in interest rates. From Aug. 1 through Oct. 4, they declined 8.76%. We had anticipated such a move, given REITs’ prior outperformance and valuations. Our belief is that the 10-year Treasury yield, which climbed from 1.35% to 1.71% during the quarter, could begin to decline if economic data slows. There has been some recent improvement in the data, but we believe it is transitory. This raises the question: Are REITs too correlated with interest rates?

In the short term, we believe the answer is “yes.” Given that this is not the first time interest rates have risen and REITs have sold off, we see potential for attractive opportunities in the near future.

August saw the creation of a new Global Industry Classification Standard (GICS®) REIT sector in the S&P 500® Index. As a result, more generalist investors are attending conferences and inquiring about REITs. While many observers think this will likely result in added flow of investments into REITs, we believe that flows can go both ways. More importantly, however, we hope that REITs increasingly trade on their fundamentals and real estate characteristics rather than on yield alone, which has been the case for the past three years.

REITs tend to have stable cash flows and provide modest growth, and they’ve outperformed even private real estate over the past 20 years. They provide transparency, permanent capital, and the alignment of interest and higher-quality properties. Many have argued, correctly, that REITs can be highly volatile. Nonetheless, we believe that, like private real estate, REITs should be a long-term holding. Taking that view, the volatility of REITs represents not just risk but opportunity.

The S&P 500 Index measures the performance of 500 mostly large-cap stocks weighted by market value, and is often used to represent performance of the U.S. stock market.


The views expressed represent the Manager's assessment of the Fund and market environment as of the date indicated, and should not be considered a recommendation to buy, hold, or sell any security, and should not be relied on as research or investment advice. Information is as of the date indicated and subject to change.

Document must be used in its entirety.

Carefully consider the Fund’s investment objectives, risk factors, charges, and expenses before investing. This and other information can be found in the Fund’s prospectus and its summary prospectus, which may be obtained by clicking the prospectus link located in the right-hand sidebar or calling 877 693-3546. Investors should read the prospectus and the summary prospectus carefully before investing.

Investing involves risk, including the possible loss of principal.

Narrowly focused investments may exhibit higher volatility than investments in multiple industry sectors.

REIT investments are subject to many of the risks associated with direct real estate ownership, including changes in economic conditions, credit risk, and interest rate fluctuations.

A REIT fund's tax status as a regulated investment company could be jeopardized if it holds real estate directly, as a result of defaults, or receives rental income from real estate holdings.

All third-party marks cited are the property of their respective owners.

Not FDIC Insured | No Bank Guarantee | May Lose Value

Fund Finder

Daily pricing (as of 01/20/2017)

Class APriceNet change
Max offer price$12.51n/a

Total net assets (as of 12/31/2016)

$151.9 million all share classes

Overall Morningstar RatingTM

Class A shares (as of 12/31/2016)
Class ANo. of funds
3 Yrs3235
5 Yrs2208
10 Yrs4136
Morningstar categoryReal Estate

(View Morningstar disclosure)

Morningstar ranking (as of 12/31/2016)

YTD ranking182 / 267
1 year182 / 267
3 years134 / 235
5 years125 / 208
10 years61 / 136
Morningstar categoryReal Estate

(View Morningstar disclosure)

Lipper ranking (as of 12/31/2016)

YTD ranking182 / 267
1 year182 / 267
3 years133 / 235
5 years126 / 210
10 years59 / 133
Lipper classificationReal Estate Funds

(View Lipper disclosure)

Benchmark, peer group

FTSE NAREIT Equity REITs Index (view definition)

Morningstar Real Estate Category (view definition)

Lipper Real Estate Funds Average (view definition)

Additional information