IYR vs SPY: iShares U.S. Real Estate ETF vs SPDR S&P 500 ETF Trust Historical Returns & Investment Comparison
This IYR vs SPY comparison analyzes the historical stock performance of iShares U.S. Real Estate ETF and SPDR S&P 500 ETF Trust side-by-side. Using real, adjusted market data, this tool shows how identical investments in both stocks would have performed over time—highlighting differences in returns, volatility, and consistency across market cycles.
Use the interactive calculator below to adjust the investment amount and time period, visualizing how iShares U.S. Real Estate ETF and SPDR S&P 500 ETF Trust have historically performed against each other.
Compare Stock Performance
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Performance Summary
$10,000 invested from 2000 to 2025 (26 years)
Head-to-Head Record
Over the 26-year comparison period, iShares U.S. Real Estate ETF outperformed SPDR S&P 500 ETF Trust in 14 years, while SPDR S&P 500 ETF Trust outperformed iShares U.S. Real Estate ETF in 12 years.
IYR - iShares U.S. Real Estate ETF
SPY - SPDR S&P 500 ETF Trust
Overall Winner: SPY with an average annual return of 11.71% (vs 10.01% for IYR)
Understanding IYR vs SPY Performance
When comparing iShares U.S. Real Estate ETF and SPDR S&P 500 ETF Trust, investors should consider multiple factors beyond just total returns. Volatility, consistency of growth, dividend payments, and sector-specific risks all play crucial roles in determining which stock might be better suited for your investment strategy and risk tolerance.
Historical performance data shows how each stock responded to market downturns, economic expansions, and company-specific events. While past performance doesn't guarantee future results, understanding these patterns can help inform investment decisions and portfolio allocation strategies.
Cumulative Growth Comparison
A $10,000 investment in iShares U.S. Real Estate ETF grew to $76,774, compared to $250,597 for SPDR S&P 500 ETF Trust over the same period.
Year-by-Year Comparison
| Year | IYR Return | IYR Cumulative | SPY Return | SPY Cumulative | Difference | Winner |
|---|---|---|---|---|---|---|
| 2000 (Start) | - | $10,000.00 | - | $10,000.00 | - | Initial Investment |
| 2001 | +12.27% | $11,226.64 | -8.85% | $34,165.23 | +21.12% (IYR) | IYR |
| 2002 | +9.26% | $12,266.60 | -10.13% | $30,703.75 | +19.39% (IYR) | IYR |
| 2003 | +2.87% | $12,618.34 | -22.42% | $23,820.14 | +25.29% (IYR) | IYR |
| 2004 | +35.35% | $17,078.87 | +24.18% | $29,580.86 | +11.17% (IYR) | IYR |
| 2005 | +30.51% | $22,289.29 | +10.75% | $32,760.13 | +19.76% (IYR) | IYR |
| 2006 | +10.32% | $24,589.85 | +5.32% | $34,504.59 | +5.00% (IYR) | IYR |
| 2007 | +31.33% | $32,293.75 | +13.84% | $39,281.03 | +17.49% (IYR) | IYR |
| 2008 | -18.66% | $26,268.15 | +5.33% | $41,375.53 | -23.99% (SPY) | SPY |
| 2009 | -39.37% | $15,926.31 | -36.24% | $26,382.38 | -3.13% (SPY) | SPY |
| 2010 | +34.26% | $21,382.18 | +22.65% | $32,359.23 | +11.60% (IYR) | IYR |
| 2011 | +26.85% | $27,122.87 | +13.14% | $36,610.39 | +13.71% (IYR) | IYR |
| 2012 | +3.93% | $28,188.65 | +0.85% | $36,922.44 | +3.08% (IYR) | IYR |
| 2013 | +17.48% | $33,116.82 | +14.17% | $42,154.69 | +3.31% (IYR) | IYR |
| 2014 | -0.45% | $32,966.92 | +29.00% | $54,380.19 | -29.45% (SPY) | SPY |
| 2015 | +26.89% | $41,832.49 | +14.56% | $62,298.86 | +12.33% (IYR) | IYR |
| 2016 | +0.38% | $41,989.60 | +1.29% | $63,101.60 | -0.91% (SPY) | SPY |
| 2017 | +8.06% | $45,372.31 | +13.59% | $71,674.43 | -5.53% (SPY) | SPY |
| 2018 | +8.87% | $49,396.23 | +20.78% | $86,569.38 | -11.91% (SPY) | SPY |
| 2019 | -3.84% | $47,497.70 | -5.25% | $82,026.91 | +1.40% (IYR) | IYR |
| 2020 | +31.04% | $62,240.05 | +31.09% | $107,527.02 | -0.05% (SPY) | SPY |
| 2021 | -4.17% | $59,643.31 | +17.24% | $126,059.55 | -21.41% (SPY) | SPY |
| 2022 | +43.62% | $85,662.04 | +30.51% | $164,514.60 | +13.12% (IYR) | IYR |
| 2023 | -24.95% | $64,293.06 | -18.65% | $133,838.54 | -6.30% (SPY) | SPY |
| 2024 | +11.70% | $71,812.39 | +26.71% | $169,585.78 | -15.01% (SPY) | SPY |
| 2025 | +3.50% | $74,322.40 | +25.59% | $212,981.61 | -22.09% (SPY) | SPY |
| 2026 | +3.30% | $76,774.26 | +17.66% | $250,597.02 | -14.36% (SPY) | SPY |
Annual returns include dividends and stock splits. Cumulative values show growth of $10,000 invested from the first year. Positive difference means IYR outperformed SPY that year.
Company Profiles
iShares U.S. Real Estate ETF
IYR
IYR seeks to track the investment results of an index composed of U.S. equities in the real estate sector.
Business Segments
- ETFUS Real Estate Equities
SPDR S&P 500 ETF Trust
SPY
SPY is the first exchange-traded fund (ETF) listed in the US. It is designed to track the S&P 500 Index, which measures the performance of the large-cap segment of the US equity market.
Key Innovations
- ✓First US-listed ETF
Business Segments
- ETFPassive investment vehicle tracking the S&P 500.
How This Comparison Works
Our stock comparison tool uses adjusted closing prices to calculate year-by-year returns for both stocks. This ensures an apples-to-apples comparison that accounts for:
- ✓Dividends: All dividend payments are reinvested
- ✓Stock splits: Historical prices are adjusted for all splits
- ✓Head-to-head record: Shows which stock outperformed each year
- ✓Statistical analysis: Average returns, best/worst years, and win rates
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Important Disclaimer
This comparison tool is for educational and informational purposes only and does not constitute financial, investment, or trading advice. Past performance is not indicative of future results. Historical returns include dividends and stock splits but do not account for taxes, fees, inflation, or individual circumstances. Stock market investments carry risk, including the potential loss of principal. Always consult with a qualified financial advisor before making investment decisions. The data presented is based on historical market data and may contain inaccuracies or delays.