# NAV (Net Asset Value): What It Is and How It's Calculated

Published: 2026-02-09
Author: Warren Team
URL: https://www.heywarren.com/blog/what-is-nav-valuation

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Net asset value (NAV) is the per-share or per-unit value of a fund's assets minus its liabilities — the fair market value of what investors own when they buy a share of the fund. NAV is the pricing mechanism for mutual funds, ETFs, REITs, and closed-end funds, determining the price at which investors buy and sell. For mutual funds, NAV is calculated once per day after market close; for ETFs, it is calculated continuously throughout the trading day (though ETF shares trade at market price, which may deviate from NAV). Understanding NAV — and the difference between NAV and market price — is fundamental to investing in fund vehicles.

## NAV Formula

**NAV = (Total Assets − Total Liabilities) / Number of [Shares Outstanding](/blog/outstanding-stocks-definition)**

![How a fund administrator calculates NAV per share at end of day.](data:image/svg+xml,%3Csvg%20xmlns%3D%22http%3A%2F%2Fwww.w3.org%2F2000%2Fsvg%22%20viewBox%3D%220%200%201090%20125%22%20width%3D%221090%22%20height%3D%22125%22%20role%3D%22img%22%3E%3Ctitle%3EFlow%20diagram%3C%2Ftitle%3E%3Crect%20width%3D%22100%25%22%20height%3D%22100%25%22%20fill%3D%22%23f8fafc%22%2F%3E%3Crect%20x%3D%2230%22%20y%3D%2225%22%20width%3D%22170%22%20height%3D%2275%22%20rx%3D%2210%22%20fill%3D%22white%22%20stroke%3D%22%232563eb%22%20stroke-width%3D%222%22%2F%3E%3Ctext%20x%3D%22115%22%20y%3D%2258.5%22%20text-anchor%3D%22middle%22%20font-family%3D%22system-ui%2C-apple-system%2Csans-serif%22%20font-size%3D%2214%22%20font-weight%3D%22600%22%20fill%3D%22%230f172a%22%3EPrice%20Securities%3C%2Ftext%3E%3Ctext%20x%3D%22115%22%20y%3D%2278.5%22%20text-anchor%3D%22middle%22%20font-family%3D%22system-ui%2C-apple-system%2Csans-serif%22%20font-size%3D%2211%22%20fill%3D%22%2364748b%22%3EAt%20market%20value%3C%2Ftext%3E%3Cline%20x1%3D%22205%22%20y1%3D%2262.5%22%20x2%3D%22237%22%20y2%3D%2262.5%22%20stroke%3D%22%2364748b%22%20stroke-width%3D%222%22%2F%3E%3Cpolygon%20points%3D%22244%2C62.5%20235%2C57.5%20235%2C67.5%22%20fill%3D%22%2364748b%22%2F%3E%3Crect%20x%3D%22245%22%20y%3D%2225%22%20width%3D%22170%22%20height%3D%2275%22%20rx%3D%2210%22%20fill%3D%22white%22%20stroke%3D%22%232563eb%22%20stroke-width%3D%222%22%2F%3E%3Ctext%20x%3D%22330%22%20y%3D%2258.5%22%20text-anchor%3D%22middle%22%20font-family%3D%22system-ui%2C-apple-system%2Csans-serif%22%20font-size%3D%2214%22%20font-weight%3D%22600%22%20fill%3D%22%230f172a%22%3ESum%20All%20Assets%3C%2Ftext%3E%3Ctext%20x%3D%22330%22%20y%3D%2278.5%22%20text-anchor%3D%22middle%22%20font-family%3D%22system-ui%2C-apple-system%2Csans-serif%22%20font-size%3D%2211%22%20fill%3D%22%2364748b%22%3E%24512M%20example%3C%2Ftext%3E%3Cline%20x1%3D%22420%22%20y1%3D%2262.5%22%20x2%3D%22452%22%20y2%3D%2262.5%22%20stroke%3D%22%2364748b%22%20stroke-width%3D%222%22%2F%3E%3Cpolygon%20points%3D%22459%2C62.5%20450%2C57.5%20450%2C67.5%22%20fill%3D%22%2364748b%22%2F%3E%3Crect%20x%3D%22460%22%20y%3D%2225%22%20width%3D%22170%22%20height%3D%2275%22%20rx%3D%2210%22%20fill%3D%22white%22%20stroke%3D%22%232563eb%22%20stroke-width%3D%222%22%2F%3E%3Ctext%20x%3D%22545%22%20y%3D%2258.5%22%20text-anchor%3D%22middle%22%20font-family%3D%22system-ui%2C-apple-system%2Csans-serif%22%20font-size%3D%2214%22%20font-weight%3D%22600%22%20fill%3D%22%230f172a%22%3ESubtract%20Liabilities%3C%2Ftext%3E%3Ctext%20x%3D%22545%22%20y%3D%2278.5%22%20text-anchor%3D%22middle%22%20font-family%3D%22system-ui%2C-apple-system%2Csans-serif%22%20font-size%3D%2211%22%20fill%3D%22%2364748b%22%3E%245M%3C%2Ftext%3E%3Cline%20x1%3D%22635%22%20y1%3D%2262.5%22%20x2%3D%22667%22%20y2%3D%2262.5%22%20stroke%3D%22%2364748b%22%20stroke-width%3D%222%22%2F%3E%3Cpolygon%20points%3D%22674%2C62.5%20665%2C57.5%20665%2C67.5%22%20fill%3D%22%2364748b%22%2F%3E%3Crect%20x%3D%22675%22%20y%3D%2225%22%20width%3D%22170%22%20height%3D%2275%22%20rx%3D%2210%22%20fill%3D%22white%22%20stroke%3D%22%232563eb%22%20stroke-width%3D%222%22%2F%3E%3Ctext%20x%3D%22760%22%20y%3D%2258.5%22%20text-anchor%3D%22middle%22%20font-family%3D%22system-ui%2C-apple-system%2Csans-serif%22%20font-size%3D%2214%22%20font-weight%3D%22600%22%20fill%3D%22%230f172a%22%3EDivide%20by%20Shares%3C%2Ftext%3E%3Ctext%20x%3D%22760%22%20y%3D%2278.5%22%20text-anchor%3D%22middle%22%20font-family%3D%22system-ui%2C-apple-system%2Csans-serif%22%20font-size%3D%2211%22%20fill%3D%22%2364748b%22%3E10M%20shares%3C%2Ftext%3E%3Cline%20x1%3D%22850%22%20y1%3D%2262.5%22%20x2%3D%22882%22%20y2%3D%2262.5%22%20stroke%3D%22%2364748b%22%20stroke-width%3D%222%22%2F%3E%3Cpolygon%20points%3D%22889%2C62.5%20880%2C57.5%20880%2C67.5%22%20fill%3D%22%2364748b%22%2F%3E%3Crect%20x%3D%22890%22%20y%3D%2225%22%20width%3D%22170%22%20height%3D%2275%22%20rx%3D%2210%22%20fill%3D%22white%22%20stroke%3D%22%232563eb%22%20stroke-width%3D%222%22%2F%3E%3Ctext%20x%3D%22975%22%20y%3D%2258.5%22%20text-anchor%3D%22middle%22%20font-family%3D%22system-ui%2C-apple-system%2Csans-serif%22%20font-size%3D%2214%22%20font-weight%3D%22600%22%20fill%3D%22%230f172a%22%3ENAV%20per%20Share%3C%2Ftext%3E%3Ctext%20x%3D%22975%22%20y%3D%2278.5%22%20text-anchor%3D%22middle%22%20font-family%3D%22system-ui%2C-apple-system%2Csans-serif%22%20font-size%3D%2211%22%20fill%3D%22%2364748b%22%3E%2450.70%3C%2Ftext%3E%3C%2Fsvg%3E)

*How a fund administrator calculates NAV per share at end of day.*

**Total assets** include:
- Market value of all securities held in the fund's portfolio (at current market prices)
- Cash and cash equivalents
- Accrued income (dividends and interest earned but not yet received)
- Other assets

**Total liabilities** include:
- Management fees payable
- [Accrued expenses](/blog/accrued-expenses)
- Short-term borrowings
- Other payables

**Example**:
- Portfolio of stocks at current market value: $500 million
- Cash: $10 million
- Accrued dividends: $2 million
- Total assets: $512 million
- Liabilities: $5 million
- Net assets: $507 million
- Shares outstanding: 10 million
- **NAV per share: $50.70**

## How NAV Is Calculated for Mutual Funds

For open-end mutual funds (the most common fund type), NAV is calculated at **4:00 PM Eastern Time** each business day, after markets close. All purchases and redemptions during the day are processed at that closing NAV — you don't know the price when you place your order.

The fund's custodian or fund administrator obtains end-of-day pricing for every security in the portfolio, applies fair value procedures for any illiquid or hard-to-price positions, nets liabilities, and divides by shares outstanding. The resulting NAV is what new investors pay and existing investors receive when redeeming.

## NAV vs. Market Price: The Key Distinction

| Fund Type | How It Trades | Relationship to NAV |
|---|---|---|
| Open-end mutual fund | Directly with the fund at NAV | Always trades at NAV |
| ETF | On exchange throughout the day | Market price ≈ NAV; may trade at small premium/discount |
| Closed-end fund | On exchange; fixed share count | Market price may trade at large discount or premium to NAV |
| REIT (listed) | On exchange | Market price reflects investor sentiment; NAV is an underlying reference |

![How different fund vehicles trade relative to their NAV, plotted by trading flexibility and price deviation.](data:image/svg+xml,%3Csvg%20xmlns%3D%22http%3A%2F%2Fwww.w3.org%2F2000%2Fsvg%22%20viewBox%3D%220%200%20720%20480%22%20width%3D%22720%22%20height%3D%22480%22%20role%3D%22img%22%3E%3Ctitle%3EQuadrant%20matrix%3C%2Ftitle%3E%3Crect%20width%3D%22100%25%22%20height%3D%22100%25%22%20fill%3D%22%23f8fafc%22%2F%3E%3Crect%20x%3D%2290%22%20y%3D%2225%22%20width%3D%22300%22%20height%3D%22190%22%20fill%3D%22%23dbeafe%22%2F%3E%3Crect%20x%3D%22390%22%20y%3D%2225%22%20width%3D%22300%22%20height%3D%22190%22%20fill%3D%22%23d1fae5%22%2F%3E%3Crect%20x%3D%2290%22%20y%3D%22215%22%20width%3D%22300%22%20height%3D%22190%22%20fill%3D%22%23ffedd5%22%2F%3E%3Crect%20x%3D%22390%22%20y%3D%22215%22%20width%3D%22300%22%20height%3D%22190%22%20fill%3D%22%23ede9fe%22%2F%3E%3Cline%20x1%3D%2290%22%20y1%3D%22215%22%20x2%3D%22690%22%20y2%3D%22215%22%20stroke%3D%22%2364748b%22%20stroke-width%3D%222%22%2F%3E%3Cline%20x1%3D%22390%22%20y1%3D%2225%22%20x2%3D%22390%22%20y2%3D%22405%22%20stroke%3D%22%2364748b%22%20stroke-width%3D%222%22%2F%3E%3Ctext%20x%3D%22240%22%20y%3D%22100%22%20text-anchor%3D%22middle%22%20font-family%3D%22system-ui%2C-apple-system%2Csans-serif%22%20font-size%3D%2213%22%20font-weight%3D%22700%22%20fill%3D%22%230f172a%22%3EOpen-End%20Mutual%20Fund%3C%2Ftext%3E%3Ctext%20x%3D%22240%22%20y%3D%22120%22%20text-anchor%3D%22middle%22%20font-family%3D%22system-ui%2C-apple-system%2Csans-serif%22%20font-size%3D%2210%22%20fill%3D%22%2364748b%22%3E%E2%80%A2%20Redeems%20at%20NAV%3C%2Ftext%3E%3Ctext%20x%3D%22240%22%20y%3D%22136%22%20text-anchor%3D%22middle%22%20font-family%3D%22system-ui%2C-apple-system%2Csans-serif%22%20font-size%3D%2210%22%20fill%3D%22%2364748b%22%3E%E2%80%A2%20Daily%20pricing%3C%2Ftext%3E%3Ctext%20x%3D%22540%22%20y%3D%22100%22%20text-anchor%3D%22middle%22%20font-family%3D%22system-ui%2C-apple-system%2Csans-serif%22%20font-size%3D%2213%22%20font-weight%3D%22700%22%20fill%3D%22%230f172a%22%3EETF%3C%2Ftext%3E%3Ctext%20x%3D%22540%22%20y%3D%22120%22%20text-anchor%3D%22middle%22%20font-family%3D%22system-ui%2C-apple-system%2Csans-serif%22%20font-size%3D%2210%22%20fill%3D%22%2364748b%22%3E%E2%80%A2%20Intraday%20trading%3C%2Ftext%3E%3Ctext%20x%3D%22540%22%20y%3D%22136%22%20text-anchor%3D%22middle%22%20font-family%3D%22system-ui%2C-apple-system%2Csans-serif%22%20font-size%3D%2210%22%20fill%3D%22%2364748b%22%3E%E2%80%A2%20Tight%20NAV%20spread%3C%2Ftext%3E%3Ctext%20x%3D%22240%22%20y%3D%22290%22%20text-anchor%3D%22middle%22%20font-family%3D%22system-ui%2C-apple-system%2Csans-serif%22%20font-size%3D%2213%22%20font-weight%3D%22700%22%20fill%3D%22%230f172a%22%3EClosed-End%20Fund%3C%2Ftext%3E%3Ctext%20x%3D%22240%22%20y%3D%22310%22%20text-anchor%3D%22middle%22%20font-family%3D%22system-ui%2C-apple-system%2Csans-serif%22%20font-size%3D%2210%22%20fill%3D%22%2364748b%22%3E%E2%80%A2%2010-20%25%20discounts%3C%2Ftext%3E%3Ctext%20x%3D%22240%22%20y%3D%22326%22%20text-anchor%3D%22middle%22%20font-family%3D%22system-ui%2C-apple-system%2Csans-serif%22%20font-size%3D%2210%22%20fill%3D%22%2364748b%22%3E%E2%80%A2%20Fixed%20shares%3C%2Ftext%3E%3Ctext%20x%3D%22540%22%20y%3D%22290%22%20text-anchor%3D%22middle%22%20font-family%3D%22system-ui%2C-apple-system%2Csans-serif%22%20font-size%3D%2213%22%20font-weight%3D%22700%22%20fill%3D%22%230f172a%22%3EListed%20REIT%3C%2Ftext%3E%3Ctext%20x%3D%22540%22%20y%3D%22310%22%20text-anchor%3D%22middle%22%20font-family%3D%22system-ui%2C-apple-system%2Csans-serif%22%20font-size%3D%2210%22%20fill%3D%22%2364748b%22%3E%E2%80%A2%20Exchange%20traded%3C%2Ftext%3E%3Ctext%20x%3D%22540%22%20y%3D%22326%22%20text-anchor%3D%22middle%22%20font-family%3D%22system-ui%2C-apple-system%2Csans-serif%22%20font-size%3D%2210%22%20fill%3D%22%2364748b%22%3E%E2%80%A2%20NAV%20as%20reference%3C%2Ftext%3E%3Ctext%20x%3D%2290%22%20y%3D%22425%22%20text-anchor%3D%22start%22%20font-family%3D%22system-ui%2C-apple-system%2Csans-serif%22%20font-size%3D%2211%22%20fill%3D%22%2364748b%22%3ETrades%20at%20NAV%3C%2Ftext%3E%3Ctext%20x%3D%22690%22%20y%3D%22425%22%20text-anchor%3D%22end%22%20font-family%3D%22system-ui%2C-apple-system%2Csans-serif%22%20font-size%3D%2211%22%20fill%3D%22%2364748b%22%3ETrades%20at%20Market%20Price%3C%2Ftext%3E%3Ctext%20x%3D%22390%22%20y%3D%22453%22%20text-anchor%3D%22middle%22%20font-family%3D%22system-ui%2C-apple-system%2Csans-serif%22%20font-size%3D%2212%22%20font-weight%3D%22600%22%20fill%3D%22%230f172a%22%3EPricing%20Mechanism%3C%2Ftext%3E%3Ctext%20x%3D%2280%22%20y%3D%2237%22%20text-anchor%3D%22end%22%20font-family%3D%22system-ui%2C-apple-system%2Csans-serif%22%20font-size%3D%2211%22%20fill%3D%22%2364748b%22%3EVariable%20Share%20Count%3C%2Ftext%3E%3Ctext%20x%3D%2280%22%20y%3D%22405%22%20text-anchor%3D%22end%22%20font-family%3D%22system-ui%2C-apple-system%2Csans-serif%22%20font-size%3D%2211%22%20fill%3D%22%2364748b%22%3EFixed%20Share%20Count%3C%2Ftext%3E%3Ctext%20x%3D%2235%22%20y%3D%22215%22%20text-anchor%3D%22middle%22%20font-family%3D%22system-ui%2C-apple-system%2Csans-serif%22%20font-size%3D%2212%22%20font-weight%3D%22600%22%20fill%3D%22%230f172a%22%20transform%3D%22rotate%28-90%2035%20215%29%22%3EShare%20Structure%3C%2Ftext%3E%3C%2Fsvg%3E)

*How different fund vehicles trade relative to their NAV, plotted by trading flexibility and price deviation.*

**ETF market price vs. NAV**: ETFs have arbitrage mechanisms (creation/redemption by authorised participants) that keep market price very close to NAV — usually within a few [basis points](/blog/basis-points) for liquid equity ETFs. During extreme market stress, the spread can temporarily widen.

**Closed-end fund discounts**: Closed-end funds frequently trade at **persistent discounts to NAV** — sometimes 10–20% below the value of their portfolio. This reflects investor sentiment, dividend sustainability concerns, or structural issues. Investors can effectively buy $1 of assets for $0.85 — but may also find the discount widens further over time.

## NAV in Real Estate and Private Funds

For **REITs**, NAV is calculated by independent appraisers applying income capitalisation or discounted cash flow models to the underlying property portfolio, rather than market prices (since properties aren't marked to market daily). NAV per share provides a benchmark to assess whether the REIT's stock price represents fair value.

For **private equity and hedge funds**, NAV represents the current carrying value of all investments:
- Listed securities: at market price
- Private company investments: at estimated fair value (using comparable company multiples, discounted cash flow, or recent transaction prices)
- Real assets: at appraised value

Private fund NAV is reported quarterly (or monthly for hedge funds) and is less transparent than public fund NAV because fair value estimations involve significant judgment.

## Why NAV Matters for Investors

**Mutual fund investors**: NAV is the transaction price. A $100 investment at a $50 NAV buys 2 shares. A $0.50 dividend paid reduces NAV by $0.50 per share but you receive cash (unless reinvested).

![A closed-end fund trading at a 15% discount means buying $1.00 of assets for $0.85.](data:image/svg+xml,%3Csvg%20xmlns%3D%22http%3A%2F%2Fwww.w3.org%2F2000%2Fsvg%22%20viewBox%3D%220%200%20800%20210%22%20width%3D%22800%22%20height%3D%22210%22%20role%3D%22img%22%3E%3Ctitle%3EComparison%3C%2Ftitle%3E%3Crect%20width%3D%22100%25%22%20height%3D%22100%25%22%20fill%3D%22%23f8fafc%22%2F%3E%3Ctext%20x%3D%22230%22%20y%3D%2257.5%22%20text-anchor%3D%22end%22%20font-family%3D%22system-ui%2C-apple-system%2Csans-serif%22%20font-size%3D%2214%22%20font-weight%3D%22600%22%20fill%3D%22%230f172a%22%3ENAV%20per%20Share%3C%2Ftext%3E%3Crect%20x%3D%22240%22%20y%3D%2225%22%20width%3D%22450%22%20height%3D%2255%22%20rx%3D%226%22%20fill%3D%22%232563eb%22%2F%3E%3Ctext%20x%3D%22702%22%20y%3D%2257.5%22%20font-family%3D%22system-ui%2C-apple-system%2Csans-serif%22%20font-size%3D%2214%22%20font-weight%3D%22700%22%20fill%3D%22%232563eb%22%3E%241%3C%2Ftext%3E%3Ctext%20x%3D%22230%22%20y%3D%22152.5%22%20text-anchor%3D%22end%22%20font-family%3D%22system-ui%2C-apple-system%2Csans-serif%22%20font-size%3D%2214%22%20font-weight%3D%22600%22%20fill%3D%22%230f172a%22%3EMarket%20Price%3C%2Ftext%3E%3Crect%20x%3D%22240%22%20y%3D%22120%22%20width%3D%22382.5%22%20height%3D%2255%22%20rx%3D%226%22%20fill%3D%22%237c3aed%22%2F%3E%3Ctext%20x%3D%22634.5%22%20y%3D%22152.5%22%20font-family%3D%22system-ui%2C-apple-system%2Csans-serif%22%20font-size%3D%2214%22%20font-weight%3D%22700%22%20fill%3D%22%237c3aed%22%3E%240.85%3C%2Ftext%3E%3C%2Fsvg%3E)

*A closed-end fund trading at a 15% discount means buying $1.00 of assets for $0.85.*

**ETF investors**: The NAV provides a reference price to assess whether the ETF is trading at a fair premium or discount. For most liquid equity ETFs, tracking NAV is less important than for bond ETFs (where the underlying bonds can be hard to price).

**REIT investors**: Comparing the stock price to NAV per share indicates whether you're buying assets at a premium or discount. A REIT trading at 1.3× NAV means you're paying 30% above the appraised value of the properties.

**Closed-end fund investors**: NAV discount analysis is a core part of closed-end fund selection — buying at a large discount and hoping it narrows can generate returns independent of the underlying portfolio performance.

## Authoritative Sources

For deeper background and primary-source data on this topic, the following authoritative sources are useful starting points:

- [IRS](https://www.irs.gov/)
- [SEC](https://www.sec.gov/)

## Conclusion

NAV is the foundational valuation concept for all fund vehicles — the per-share value of the portfolio's net assets. For mutual fund investors, it is the transaction price. For ETF investors, it is the anchor price the market price tracks closely. For closed-end fund and REIT investors, the relationship between market price and NAV reveals whether you are buying assets at a discount or premium. Understanding NAV mechanics is essential for any investor who owns fund-based products. For related valuation concepts, see our guides on [market value added](/blog/market-value-added) and [the Dow vs. S&P 500](/blog/dow-vs-sp500).

Warren at [heywarren.com](https://heywarren.com) helps individual investors understand fund valuation mechanics, evaluate ETF and closed-end fund pricing, and build more informed investment portfolios.

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## Related Reading

**More from Warren**:
- [Market Value Added: What It Is and How to Calculate It](/blog/market-value-added)
- [Dow vs. S&P 500: Key Differences Between the Two Major Indices](/blog/dow-vs-sp500)
- [Future Value of an Annuity: Formula, Examples, and How to Calculate It](/blog/future-value-annuity)

**Authoritative sources**:
- [SEC — Mutual Fund NAV](https://www.sec.gov/investor/pubs/inwsmf.htm)
- [ICI — Investment Company Fact Book](https://www.ici.org/research/stats/factbook)
- [FINRA — ETF Investor Guide](https://www.finra.org/investors/learn-to-invest/types-investments/investment-funds/etfs)