Higher-for-Longer Rates and Real Estate Strategy

Why Long-Term Rates May Stay Higher Than Investors Expect

September 24, 2026

A recent memo from Oaktree Capital takes direct aim at the U.S. Treasury’s effort to suppress rising long-term interest rates through expanded bond buybacks. The memo argues this intervention treats symptoms rather than causes, with the underlying pressures being persistent inflation, fiscal deficits running near 6% of GDP, and surging capital demand driven by AI investment. The author’s conclusion is straightforward: artificially holding yields down is a temporary measure that could ultimately backfire, and the only real solution is fiscal discipline through a combination of spending restraint and revenue increases that stabilize the national debt relative to the size of the economy.

Our Take

When one of the most respected voices in global investing publishes a memo arguing that the U.S. Treasury is treating a fever with an ice pack, investors should pay attention. The core message from Oaktree Capital is not that markets are broken, but that government intervention cannot substitute for fiscal fundamentals. For private market investors, that distinction matters more than it might appear.

For investors, the practical concern is not the bond buyback program itself, but what it signals about the broader rate environment. If fiscal deficits near 6% of GDP continue, and if capital demand from AI investment keeps climbing, the structural pressure on long-term rates does not simply vanish because the Treasury steps in to buy bonds. Oaktree’s argument is that these forces are too large and too persistent to be neutralized by a single policy tool. That means investors should plan around rates that remain elevated for longer than many models assumed even a year ago.

From an underwriting perspective, this environment demands discipline. When long-term rates stay high, the cost of capital stays high, which compresses the margin for error on any leveraged investment. Durable cash flow becomes more valuable, not less, because it is the only reliable anchor when financing costs are unrelenting. Conservative leverage matters for the same reason. Deals structured on the assumption that rates would normalize quickly are now showing stress, while deals built on disciplined assumptions continue to perform.

In short, Oaktree’s memo reinforces a view we have held for some time: the path back to a low-rate world runs through genuine fiscal reform, not creative Treasury management. Until that work is done, patient capital and disciplined underwriting are not just virtues. They are the strategy.

Source: Shall We Repeal the Laws of Economics – Part III — Oaktree Capital

If you’re curious about how our approach could fit into your portfolio, schedule a call to connect with our team. We’d love to talk through what we’re seeing and where we’re going next.

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