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Just For You 3 Smart Investments If Interest Rates Stay Higher for LongerAuthored by Chris Markoch. Posted: 3/23/2026. 
Key Points - Investors should focus on assets that can perform well even if interest rates remain elevated for longer than expected.
- ETFs like VNQI and MLPX provide diversified exposure to real estate and energy infrastructure with strong income potential.
- Equinix stands out as a growth-oriented REIT with pricing power and long-term contracts that help offset inflation pressures.
- Special Report: Elon Musk already made me a "wealthy man"
The March Federal Reserve meeting made it clear investors face a very different backdrop than they likely expected at the start of the year. Heading into 2026, many had hoped for two, three or more interest-rate cuts. Falling rates tend to benefit companies that rely on capital to fund growth. It's one reason 2025 was a strong year for speculative stocks. However, inflation—as measured by common metrics—remains stubbornly above the Fed's preferred target. That led Federal Reserve Chair Jerome Powell to leave open the possibility that interest rates could rise further. That outcome may be unlikely; what's more probable is that a higher-for-longer rate environment will persist. Investors should therefore look for assets that can benefit from persistent inflation without relying on aggressive Fed easing. Put another way, the focus shifts from "what investments hedge inflation" to "what investments hedge inflation and still perform if real rates stay higher for longer." That points to targeted exchange-traded funds (ETFs) and companies that own physical assets with the ability to raise prices or fees as general price levels climb. Global Real Estate Exposure Helps VNQI Navigate Higher Rates Real estate investment trusts (REITs) tend to perform well when rates fall but can be hit-or-miss in a higher-rate environment. One way to maintain exposure to real estate is through an ETF. In addition to a dividend with a yield around 4.5%, there are several solid reasons to consider the Vanguard Global ex-U.S. Real Estate ETF (NASDAQ: VNQI). It has an ultra-low net expense ratio (0.12%) and roughly $3.5 billion in assets under management, which provides ample liquidity for buying and selling shares. Despite a recent selloff, VNQI has delivered a total return of about 10% over the last 12 months. Investors should also note the fund's positioning: VNQI offers broader geographic exposure than many U.S.-centric real estate REITs. With capital flowing into emerging markets, that international exposure can be helpful for navigating volatility. MLPX ETF Offers Income and Stability in a Volatile Energy Market Energy stocks, particularly oil and gas equities, have benefited from higher crude prices. But energy prices can reverse quickly. One way to reduce volatility is to focus on midstream companies that own and operate pipelines, or on service firms that see increased demand as higher prices spur exploration. That makes the Global X MLP & Energy Infrastructure ETF (NYSEARCA: MLPX) worth considering. The fund is up more than 22% in 2026 and pays a dividend yielding roughly 4%. The ETF provides exposure to both U.S. and Canadian oil markets, and over 84% of its holdings are in the Oil & Gas Storage & Transportation sector. That gives investors access to the pipelines and infrastructure likely to remain necessary as the United States continues investing in energy networks. Institutional investors increased their holdings in Q4 2025—before the conflict with Iran—and that steady institutional demand is likely to be bullish for the ETF. Equinix Stock Delivers Growth Through Pricing Power and Data Demand For investors preferring single stocks, Equinix Inc. (NASDAQ: EQIX) is an attractive option. The specialized REIT operates at the intersection of long-term demand for data centers and a business model built on contractual, recurring revenue streams. Because revenue is likely to rise in the coming year, Equinix should be less sensitive to the direction of interest rates—appealing to investors seeking growth that can outpace inflation. As of March 23, EQIX is up just over 2% year-to-date in 2026, which keeps the dividend yield around 2.2%. The payout per share is $20.64 and has grown at an annual rate of roughly 12% over the past three years. Despite a share price near $955, analysts continue to raise their price targets. Institutional buying remains steady, outpacing selling by roughly 2.5 to 1. | 
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