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This Month's Exclusive Story 3 Smart Investments If Interest Rates Stay Higher for LongerAuthored by Chris Markoch. Article 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's $1 Quadrillion AI IPO
The March Federal Reserve meeting made clear that investors face a different backdrop than many expected at the start of the year. Heading into 2026, there were hopes for two, three or even more interest-rate cuts. Falling interest rates generally help companies that rely on borrowed capital to grow, which is why 2025 was a strong year for speculative stocks. A former Pentagon and CIA advisor is flagging April 15 as a critical date for gold investors. He says the U.S. government is set to grant final authorization for mining operations at what he believes is the largest gold deposit in the world. The company behind it trades at just $2 per share and has largely flown under the radar. He believes early investors positioned before the announcement stand to benefit most. View his full analysis and see the details behind this gold play But inflation, as measured by commonly used metrics, remains stubbornly above the Fed's preferred target. That prompted Federal Reserve Chair Jerome Powell to not rule out the possibility that interest rates could move higher. That outcome may be unlikely. What's more certain is that a higher-for-longer rate environment will persist longer than many investors expected. That means looking for investments that can benefit from persistent inflation but don't require aggressive easing from the Fed. In other words, investors should move beyond asking "what investments hedge inflation" to "what investments can hedge inflation and still perform if real rates stay higher for longer." That narrows the field to a few ideas, including targeted exchange-traded funds (ETFs) and companies with physical assets that can raise rates or fees as broader prices 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 remain invested in real estate while managing rate risk 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). First, it has an ultra-low net expense ratio of just 0.12%. Second, with roughly $3.5 billion in assets under management (AUM), the fund offers ample liquidity for buying and selling shares. Third, 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 provides broader geographic exposure compared with REITs that are heavily U.S.-centric. At a time when capital is flowing into emerging markets, some international exposure can be useful for navigating volatility in the real estate space. MLPX ETF Offers Income and Stability in a Volatile Energy Market Energy stocks, particularly oil and gas names, have gotten a lift from higher crude prices. But commodity-driven sectors can be volatile. One way to reduce that turbulence is to focus on midstream companies that own and operate the pipelines that move oil and gas, or on service companies that will be in demand if higher oil prices spur more exploration. All of this makes a case for the Global X MLP & Energy Infrastructure ETF (NYSEARCA: MLPX). The fund is up over 22% in 2026 and offers a dividend yield of roughly 4%. MLPX provides exposure to both U.S. and Canadian energy markets, and more than 84% of the fund's holdings sit in the Oil & Gas Storage & Transportation sector. That gives investors access to the pipelines and infrastructure likely to remain critical as the U.S. and Canada continue investing in energy systems. Another bullish sign: institutional investors increased their holdings in Q4 2025, ahead of the conflict with Iran. Continued steady institutional demand would be supportive for the ETF. Equinix Stock Delivers Growth Through Pricing Power and Data Demand For investors who prefer single stocks, Equinix Inc. (NASDAQ: EQIX) is an appealing option. The specialized REIT sits at the nexus of long-term demand for data centers and a business model built on contractual, recurring revenue. Equinix's revenue is likely to rise in the coming year, which should make the company less sensitive to interest-rate movements. That characteristic is attractive for investors seeking growth that can outpace inflation. As of March 23, EQIX is up a bit more than 2% in 2026. That limits the company's dividend yield to about 2.2%, but the payout per share is $20.64 and has grown at an annual rate of roughly 12% over the past three years. Despite a price tag near $955, analysts have continued to raise price targets. Institutional buying also remains steady, outpacing selling by roughly 2.5 to 1. | 
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