The investment landscape is witnessing an evolution driven by digital innovation and shifting investor preferences. Traditional vehicles like REITs and real estate ETFs provide a familiar route for accessing the property market, but the advent of blockchain technology has introduced tokenized real estate—a model that not only democratizes access but also promises enhanced liquidity and transparency.
What Is Tokenized Real Estate?
The digital revolution has paved the way for tokenized real estate. Initially, blockchain technology gained prominence through cryptocurrencies, but is now extending to both physical real estate and real estate equity (the most common use case). Tokenized real estate transforms high-value real estate assets into smaller, tradable units to unlock benefits such as fractional ownership, improved liquidity and real-time transparency—features that address many of the limitations inherent in conventional investment models.
Early attempts at real estate tokenization focused on fractionalizing direct ownership of single properties via traditional real estate legal structures such as LLCs—a novel idea but one that mirrored the complexities associated with owning properties off-chain, including high fees, illiquidity, complex taxation, and management overhead. These efforts have largely failed because they retain all the above challenges without taking advantage of any of the potential benefits of blockchain, such as scaling real estate investment and making the U.S. market more accessible to global investors.
Newer approaches, such as the one underlying Manifest’s $USH token, are structured specifically to benefit from blockchain scaling and delivering global access. $USH is backed by Home Equity Investments in U.S. residential, owner-occupied housing. Because of the smaller average asset sizes, HEIs portfolios can be scaled on-chain where capital comes from smaller dollar investors in a steadier flow. $USH is designed like the publicly-traded REIT model, packaging equity investments in multiple assets into a single publicly-traded vehicle.
This approach enables seamless, on-chain access to institutional-grade real estate with the liquidity and efficiency of tokenized assets and the appreciation potential of private equity real estate. And through its permissionless availability on blockchain, it also addresses many barriers that have prevented global investors from accessing the U.S. real estate market, such as high transaction costs, operational burdens, complex taxation, management overhead, illiquidity and geographic restrictions.
Comparing the Tokenized Real Estate Investment Options
One of the most critical points of comparison is liquidity. ETFs benefit from high liquidity during regular market hours, which are limited. While some platforms enable extended hours, liquidity can be low to nonexistent, and bid-ask spreads can be wide. Tokenized real estate disrupts this model by facilitating continuous trading that operates 24/7. Investors can respond to real-time market shifts — a critical advantage in today’s always-on financial landscape.
Transparency and technological integration further distinguish the two approaches. Blockchain technology, which underpins tokenized real estate, ensures that every transaction is recorded on a secure ledger that cannot be modified. This provides unparalleled transparency and minimizes the risk of fraud and human error.
Meanwhile, ETFs operate within a traditional centralized framework where custodians and asset managers maintain transaction records and asset valuations. Although this system is supported by long-established regulatory structures and reliable reporting standards, it relies on periodic disclosures and traditional reporting cycles, which can result in less immediate and granular transparency compared to the real-time, immutable nature of blockchain records. It cannot match the immediacy and detail offered by blockchain-based systems. This real-time visibility into asset performance can be especially compelling for investors seeking a modern and efficient method of tracking their investments.
Regulatory environments and cost structures are also considerations. ETFs operate within a long-standing regulatory framework that offers predictability and security. However, this brings higher fees, which can erode net returns over time.
Tokenized real estate has the potential to lower costs by eliminating many intermediaries. Although investors must consider technology and platform transaction fees, the overall cost efficiency can be more attractive, particularly when factoring in the benefits of fractional ownership and enhanced liquidity.
Advantages and Limitations of Tokenized Real Estate
Tokenized real estate democratizes access to typically hard-to-access assets by enabling fractional ownership, opening the market to a broader array of investors. The continuous liquidity on decentralized platforms and the enhanced transparency afforded by blockchain technology enable fractional ownership and collateral for borrowing and portfolio margining.
Smart contracts automate risk management and asset reallocation, allowing investors to pledge fractions, earn income, and optimize leverage. They effectively bridge traditional with decentralized finance through continuous trading and transparent records. Because a token is a blockchain-native asset, investors can generate additional yield through DeFi mechanisms such as staking and lending—features unavailable in conventional real estate ETFs.
For investors, tokenized financial products introduce 24/7 liquidity, seamless global settlement and accessibility, and direct programmability. These features bolstered growth in DeFi and stablecoins–a $350 billion combined market–over the past few years. This is the first time this level of diversified U.S. real estate exposure can be packaged into a permissionless (meaning, anyone with an internet connection can access and/or build upon it) structure with yield profiles that far exceed traditional REITs or real estate ETFs.
Real estate ETFs have a proven track record of delivering diversified exposure with the support of institutional management and a robust regulatory framework. Their stability and ease of trading during market hours make them a reliable option for investors who prefer a more traditional approach to asset management. Yet, the indirect nature of ownership means that investors have less control over the underlying assets. Higher fees associated with ETF management and limitations imposed by fixed trading hours can detract from their overall attractiveness, particularly when compared to the dynamic benefits offered by tokenized real estate.
Tokenized real estate can offer potential tax advantages, depending on how the asset is structured and the investor’s jurisdiction. For example, tokenized real estate platforms may be designed to generate returns primarily through price appreciation rather than regular dividend payments. This structure can be beneficial in regions where dividend income is taxed at a higher rate than long-term capital gains, potentially resulting in a lower overall tax burden. Some platforms are structured to simplify tax reporting, particularly for non-US investors who might otherwise face more complex reporting requirements for traditional dividend-paying investments.
However, it’s important to note that tax implications vary widely by jurisdiction and individual circumstances. While the promise of tax efficiency is an attractive aspect of tokenized real estate, investors should not assume a standardized advantage.
Future Outlook and Market Trends
As the ETF market evolves, we will likely see a growing integration between traditional finance and DeFi, making real-world assets more accessible to global investors. In the future, as more products like $USH bring real assets and securities on-chain, ETFs will be built and managed entirely on blockchain networks. Investors will be able to craft their ETFs with precise asset mixes and control while retaining the ETF structure’s tax advantages.
As regulatory clarity improves and technological advancements continue, tokenized real estate will likely gain broader acceptance among institutional and retail investors. The continued development of decentralized finance (DeFi) applications could further enhance the value proposition by offering additional revenue streams and increased control over investments.
A Balanced Approach May Benefit Investors
For wealth advisors, this evolving landscape presents opportunities and challenges, necessitating a careful evaluation of each model in light of individual client goals, risk tolerance, and the desire for innovation. The decision between these two models is not an either-or proposition; a well-considered blend of both could offer the optimal balance of stability and innovation. By embracing a balanced approach that leverages the strengths of traditional ETFs and tokenized real estate, investors can construct resilient portfolios better equipped to navigate the complexities of modern markets.