Permanent Fund Update and TA Realty Presentation - September 1, 2026
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Permanent Fund Update and TA Realty Presentation - September 1, 2026
The council meeting on September 1, 2026, featured presentations from Callan, the city's permanent fund investment consultants, and TA Realty, a newly appointed core open-end real estate manager. The presentations covered the permanent fund's performance through June 30, 2026, and TA Realty's investment strategy and portfolio composition.
Discussion Items
Callan Presentation (Permanent Fund Performance)
- Alex Ford and Alex Browning from Callan, who have consulted for the city since 1997, presented the fund's performance. The permanent fund increased in value by nearly $38.6 million over the past year, achieving a 12.8% return for the 12 months ending June 30, 2026. They noted the portfolio is designed as an all-weather strategy with roughly 50% equities, balanced with fixed income and private real estate.
- The presenters highlighted the impact of market volatility: a sharp sell-off in the first quarter of 2026 due to Middle East tensions, followed by a strong rebound in the second quarter. They emphasized that diversification and adherence to the investment policy, including rebalancing, added value.
- Historical analysis showed that a $1 investment in the fund 25 years ago would have grown to $5.20, outperforming cash, inflation, and investment-grade bonds. The fund met its long-term objective of inflation plus 4% over most periods, except the five-year trailing return (5.98%) dragged down by 2022's losses.
- Modeling based on a starting value of $337 million projected the real (inflation-adjusted) value of the fund to grow to $428 million in 10 years under the current 1.5% spending rate, with a 78% probability of exceeding today's real value.
TA Realty Presentation (Core Property Fund)
- Riley Fitzgerald and Jake Malliel, partners at TA Realty, presented the firm and its core open-end fund. TA Realty manages $21 billion in assets, with 44 years of experience and 151 employees. The core property fund (CPF) has $8.8 billion in assets, low leverage, 93% occupancy, and 277 investors.
- The fund is overweight industrial (41%) and multifamily (38%) relative to the benchmark, underweight office (5% vs. 16% benchmark), and includes a small allocation to grocery-anchored retail and a single data center. Regionally, it is overweight the South (44% vs. 22% benchmark), focusing on high-growth markets like Florida, Texas, Atlanta, and Nashville.
- Since inception (2018), the fund has consistently outperformed the ODCE benchmark across all periods, maintaining a 4% net annual dividend. The presenters attributed this to asset selection and property type diversification.
Key Outcomes
- No formal votes or decisions were taken during the meeting. Council members asked no questions.
- The council was informed that resolutions to approve the permanent fund's investment strategy and asset allocation will be brought forward in the near future for annual review and approval.
Meeting Transcript
Yeah, we have Callan, our permanent fund managers here, Alex Brownie Yoggs Board. They've got some presentation information for you all. We also have online our one of our real estate portfolios, TA Realty. They're new to the portfolio, and so they're they're here. Should any questions or whatnot come up? But uh we'll turn it over to Callan for the majority of the presentation. If you would, there's a little button on your mic there. Just go ahead and press that and you'll see it turn red. There you go. Okay, we're getting that pulled up. Uh in the meantime, good evening, ladies and gentlemen, council members. Great to see you all again. Uh, my name's Alex Ford, my colleague Alex Browning. You can call us by our last names, that's fine, however, you want to differentiate us. But uh, together with the co-consultants for the City of Aldees from Callan. Uh we're pleased to be here. This is our I think favorite trip of the year. Um, so thank you for inviting us to your beautiful city. Um so we have an update on the permanent fund's performance through the end of June and some commentary around that. If you do have questions along the way, please stop us, ask them. Uh, we're happy to dive in deeper wherever helpful. As a bit of background first, um, you know, for any new council members, just a refresher, uh, who we are, what we're doing here. Really, that first bullet, I think is very important. Um, we've been working together since 1997, almost 30 years. Um, on behalf of Callan, we want to thank you for the long productive partnership and the trust in the team and Cowan broadly. Um we really enjoy working with the city here. As a firm, you know, we have some high-level bullet points. I'm not going to go through everything, but um our company was incepted a little over 50 years ago, 1973. All we do is investment consulting in one fashion or another. Um, that's our primary focus. That's what we do day after day, that's what we wake up uh and get excited about talking to clients like yourselves. Importantly, um, we're privately owned, and that ownership extends to about two-thirds of our employees. So we think that's a value add to you all, to our other clients, because everyone's in this boat together. We're all committed, we're all rowing in the same direction. A lot of other firms have gone through uh transactions or may have ownership concentrated in a few hands. Uh we don't have that. So we're we don't have those distractions. In the middle panel, a little bit about our experience. You can see some big numbers there. We work with over 530 pools of capital, uh, institutional pools across the country, and that amounts to over five trillion uh in combined assets. Um so we we work with virtually every type of institution you can imagine as a firm, and that gives us you know great insights in in the committee room and discussions about what others may be doing. Are there any blind spots? You know, what else should we be considering potentially? Um then lastly, uh on the right, you can see that we're fully resourced, but a lot of those bullets get to kind of the heart of our organization, which is research. Everything we do is grounded in research and education, um, really since our our early days in our founding. So that's a bit about Callan. Um, what it's like to work with us, and and hopefully this comes through in the committee room. Um, is that you know we bring together the resources of a large firm, but at heart we really are a small firm. So we we hope that there's a boutique like nature to the relationship with your staff and your committee. Um, we're available all the time, we're very collaborative, um, and and that's the way we like to conduct our business.
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