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Interest rates remain stubbornly high, and recent market activity suggests they may stay that way longer than many investors had hoped. For individual investors—especially those investing in real estate through their self-directed IRAs—and for build-to-rent (BTR) builders looking to sell portfolios, these sustained higher rates are more than just an economic statistic. They’re a growing headwind.
So what’s really going on? And why should you, as a real estate investor, care? Let’s break it down.
Treasury Auctions: The Plumbing You Only Notice When It Breaks
James Mackintosh of The Wall Street Journal recently offered a colorful but apt analogy: “Treasury auctions are like the plumbing of a toilet: You only pay attention when something goes wrong.”
That’s exactly what happened last week, when a routine $16 billion auction of 20-year bonds failed to draw the demand typically expected. Investors required a higher yield to buy the bonds, sending shockwaves through the broader market. Bond yields spiked, stocks dropped, and notably, the dollar fell—despite the higher yields that would typically attract foreign capital.
This wasn’t a default, nor a funding crisis. But as Mackintosh explained, “It was investors demanding a higher yield for the risks—and it is a bad sign.”
A Warning for Real Estate Investors
When Treasury yields climb, borrowing becomes more expensive across the board—especially for real estate investors who may be financing properties or using strategies like non-recourse IRA loans. For build-to-rent builders hoping to sell portfolios, higher cap rates and reduced buyer liquidity could delay exits or suppress valuations. For everyday investors, this environment may mean steeper financing costs or fewer buyers able to afford your rental property when you’re ready to sell.
Worse still, this might not be a temporary blip.
The “Big, Beautiful” Bill and the Debt Spiral
The recent House passage of President Trump’s multitrillion-dollar tax bill is adding fuel to the fire. Despite its popularity in certain political circles, the bill has prompted concern in financial markets because of its deficit implications. According to Zero Hedge, the bill could add $5 trillion to the national debt over the next decade, pushing the current deficit even higher—already at 6.5% of GDP (Source).
Markets responded quickly: stocks slid, long-dated Treasury yields hit levels not seen since 2023, and demand for government bonds waned further. When deficits grow, and investors question the long-term fiscal outlook, they demand higher yields to hold U.S. debt—resulting in higher borrowing costs across the economy.
Privatizing Fannie Mae and Freddie Mac Could Push Yields Even Higher
Another potential catalyst? The administration’s stated goal of privatizing Fannie Mae and Freddie Mac without government guarantees. These government-sponsored enterprises (GSEs) currently support about 70% of the U.S. mortgage market. If they’re privatized without any form of federal backstop, it could raise mortgage-backed securities (MBS) yields substantially—some estimates suggest by 30 to 97 basis points.
If MBSes become riskier and offer higher yields, some investors may shift away from Treasuries, reducing demand and pushing the 10-year Treasury yield up—possibly by as much as 75 basis points. That would ripple through to commercial and residential real estate financing, making mortgages and loans more expensive and reducing investor returns on financed properties.
What About Foreign Buyers?
Historically, countries like Japan have helped keep Treasury yields in check by buying large amounts of U.S. debt. But now, even Japan saw its 30-year bond yields hit their highest levels in 25 years after a weak auction. If Japanese investors can get better returns in their own country, they may reduce their demand for U.S. Treasuries, further pressuring yields upward. This loss of foreign demand is part of what analysts have dubbed the “ABUSA” trend—“Anywhere But USA.”
What This Means for Investors
For investors waiting on the sidelines, hoping for rates to drop, the message is clear: The “wait and see” approach could mean missing the window. As the fiscal and geopolitical pressures outlined persist, elevated rates may become the new normal. That shifts the question from “When will rates fall?” to “How can I adapt?”
Self-directed IRAs offer a way to stay active in real estate—without the same exposure to traditional lending volatility. In uncertain times, tax-advantaged, alternative strategies like these can offer both flexibility and control.
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With a self-directed IRA, investors can diversify away from Wall Street by purchasing tangible assets like single-family rentals, multifamily units, or even vacant land—all within a tax-advantaged retirement account. For those financing properties, non-recourse IRA loans can be used in place of traditional mortgages. These loans are tied to the investment property itself, not personal credit, which means that even if mortgage rates continue to rise, IRA investors may still find financing options that work within the unique terms of their accounts.
Even more importantly, returns generated through the IRA—whether rental income, appreciation, or profits from a sale—can grow tax-deferred (in a traditional IRA) or tax-free (in a Roth IRA), which may help offset the impact of higher borrowing costs. In this way, a self-directed IRA doesn’t just offer an investment vehicle; it can provide a strategic framework for navigating today’s elevated-rate environment while staying on track for long-term wealth-building goals.
Final Thoughts: Be Strategic
While no one can predict the future of rates with certainty, the current signals suggest persistent pressure upward—not relief. That doesn’t mean there are no opportunities. Rather, it means strategic investors are the ones who will adjust, seek alternative financing approaches, and remain nimble in this evolving landscape.
Learn more about real estate investing in a tax-advantaged environment.
Equity Trust Company is a directed custodian and does not provide tax, legal, or investment advice. Any information communicated by Equity Trust is for educational purposes only, and should not be construed as tax, legal, or investment advice. Whenever making an investment decision, please consult with your tax attorney or financial professional.
BiggerPockets/PassivePockets is not affiliated in any way with Equity Trust Company or any of Equity’s family of companies. Opinions or ideas expressed by BiggerPockets/PassivePockets are not necessarily those of Equity Trust Company, nor do they reflect their views or endorsement. The information provided by Equity Trust Company is for educational purposes only. Equity Trust Company and their affiliates, representatives and officers do not provide legal or tax advice. Investing involves risk, including possible loss of principal. Please consult your tax and legal advisors before making investment decisions. Equity Trust and Bigger Pockets/Passive Pockets may receive referral fees for any services performed as a result of being referred opportunities.
James Schlimmer
SVP, Real Estate Growth Officer
Equity Trust Company
James P. Schlimmer is recognized as an innovator and trailblazer in the real estate and title industry, with over 12 y…Read More
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