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Despite helping raise $10 billion, Jonathan Glick advises against raising a real estate fund today. The market is oversaturated with 600-1,000 funds, capital supply is at a historic low, and real estate is underperforming competing asset classes like private credit and infrastructure. The return on effort is too low for most.

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Counterintuitively, raising a sub-$500 million fund is one of the most difficult tasks in today's market, regardless of whether it's a manager's first or fourth fund. The extreme supply-demand imbalance for capital and difficulty in differentiation means smaller funds struggle immensely to get allocators' attention.

In the current climate, fundraising is difficult unless managers can show a strong track record of returning capital (DPI). Limited partners are cynical about "AUM aggregation" and are prioritizing general partners who have proven they can generate liquidity and distribute profits, not just manage fees.

Oren Zeev observes that it's much harder for funds to raise capital today. Not only is there less money flowing into venture, but a larger portion is going to established platform funds. He predicts that at least 50% of current VC funds will be unable to raise their next fund and will slowly die.

The inability to return capital to LPs constrains new fundraising, creating an environment that cannot support the thousands of PE funds operating today. This will trigger a shakeout of weaker GPs, while the top 10 funds, already capturing 36% of capital, further consolidate their dominance.

If multiple placement agents decline to represent your fund, treat it as crucial market feedback, not just a failed sales pitch. Their reluctance indicates that your story, track record, or strategy is not resonating with the market, signaling an urgent need for re-evaluation.

Limited Partners (LPs) are over-allocated to venture, creating the "worst fundraising market ever." This has led to summits where General Partners (GPs) significantly outnumber LPs. Even the recent pivot to Middle Eastern sovereign funds is proving insufficient as those sources become saturated.

In a market flooded with capital, fundraising is becoming a commodity. The enduring competitive advantage will be proprietary origination—building platforms and ecosystems to source high-quality loans consistently through cycles, rather than just competing in auctions for deals.

The current fundraising environment is so challenging that even the largest, most established mega-funds are struggling. It's a misconception that only smaller, emerging managers are having a tough time. A major blue-chip name recently took two years to close a fund that was scheduled to take only one, highlighting a market-wide slowdown.

Total private asset fundraising was flat, but this masks a crisis in buyouts, where fundraising fell 16%. The cause is an unprecedented four-year stretch of low distributions to LPs (below 15% of NAV), straining their ability to recommit capital and doubling capital recycling timelines from four to eight years.

Currently, the most attractive opportunity in real estate is lending, not owning. A significant supply-demand imbalance, with many builders needing capital and few institutions providing it, has created a lender's market. This dynamic offers superior risk-adjusted returns compared to direct property equity investments.