Buyers Beware: 7 Red Flags That Signal a Private Market Reckoning
In the history of every great catastrophe, you will find some masterly bit of stupidity set fire to the oil-soaked rags.[1] —EDWIN LEFEVRE, author of Reminiscences of a Stock Operator Private markets have entered what may be the most precarious phase of a decades-long speculative cycle, defined by questionable valuations, governance concerns, and aggressive marketing to retail investors. While institutions have already committed trillions to these opaque vehicles, many are now quietly heading for the exits — just as individual investors are being drawn in by the promise of stable returns and enhanced diversification. Yet the warning signs are piling up. From valuation inflation to fee extraction on unrealized gains, today’s market bears striking resemblance to the late stages of past financial manias. This post draws heavily on more than two centuries of US financial history to show how those patterns are resurfacing in private markets. Consider, for example Jason Zweig’s June 6 Wall Street Journal article, which raised serious questions about valuation practices at Hamilton Lane Private Assets Fund. In it, Zweig interviews Tim McGlinn, owner of The AltView, whose work continues to be a valuable resource for those interested in the structural dynamics of private markets. Zweig revealed Hamilton Lane’s use of a valuation methodology that enabled the Private Assets Fund to record generous mark ups on secondary investments — often within days of purchasing them. According to the article, the fund recorded significant markups shortly after acquiring positions — a method akin to purchasing a home for $1 million and then marking it up to $1.25 million based on an external estimate. Such a move, while not unheard of in private markets, may result in perceptions of artificially boosted returns. Yet, despite already earning a 1.40% annual management fee on nearly $4 billion in assets under management (AUM), Hamilton Lane proposed a notable change in March 2025: Shareholders were asked to waive the fund’s 8% preferred return hurdle and allow for the distribution of incentive fees on unrealized gains. This change resulted in a $58 million payment to management, a figure that appears to be heavily supported by the earlier described valuation approach. The motivations behind shareholder support for such a revision are unclear. However, the governance implications are significant. The move suggests a broader trend worth watching in the current market environment — one in which investor protections may be subordinated to fee extraction. McGlinn and Zweig‘s work underscores the need for vigilance and transparency, especially as private markets evolve to attract new classes of investors. While the Hamilton Lane Private Assets Fund targets individual investors, the underlying valuation and incentive dynamics mirror those seen across segments of the institutional private markets landscape. The Rhythm of History Can Be Felt in Private Markets Zweig’s article was unnerving but hardly surprising. This kind of behavior is typical in the late stage of a speculative cycle, and the United States has experienced many over the past 235 years. The first one occurred in 1791 when frenzied traders speculated in “scrip” granting them options to purchase shares in the initial public offering of stock in the First Bank of the United States. Americans have since experienced many more manias and crashes. Each episode felt unique at the time, but viewed across centuries, a familiar pattern emerges. In 2025, there are clear signs that this pattern is repeating in private markets — and that we’ve entered its most dangerous late stage. So, how did this happen? Private markets, which include investments such as venture capital, buyouts, real estate, hedge funds, and private credit, were all the rage among institutional investment plans over the past two decades. Mesmerized by the exceptional returns of the Yale University Endowment at the turn of the 21st century, trustees began shoveling substantial amounts of capital into these markets. Multiple red flags steadily emerged, but they were largely hidden by the slow passage of time. Today, there are seven red flags which strongly suggest that private markets are in the late stage of a classic speculative cycle. At best, this means they are severely overvalued; at worst, it means that at least some segments may qualify as a bubble. Signs of Late Stage Speculation: 7 Red Flags in Private Markets Red Flag #1: Widespread Acceptance of a Flawed Narrative There is no national price bubble [in real estate]. Never has been; never will be.[2] —DAVID LEREAH, chief economist of the National Association of Realtors Beneath the foundations of history’s worst bubbles were widely accepted narratives that ultimately proved to be dead wrong. In the 1810s, American farmers believed that wheat and cotton prices would remain at astronomical levels for many years. In the late 1920s, Wall Street speculators believed that using short-term debt to purchase stocks was safe because the markets would never suffer a sustained decline. In the late 1990s, Americans believed that any company with a “.com” placed after its name offered a sure path to riches. In the early 2000s, Americans believed that real estate prices would never decline on a national level. In the 2020s, it seems almost every institutional and individual investor believes that private markets offer a foolproof way to enhance returns and/or reduce portfolio risk. Few question the validity of this narrative despite mounting evidence that not only is it unlikely to be true in the future, but there is also strong evidence that it failed to materialize in the past. A paradox of investing is that speculative excesses happen only when most investors believe they can’t happen. It is reminiscent of a famous scene in the movie The Usual Suspects, when a shadowy villain Keyser Söze explained how the myth of his existence enabled him to achieve maximum surprise. After completing his crime spree, Söze ended the movie by declaring, “The greatest trick the devil ever pulled was convincing the world he didn’t exist.” Speculative episodes thrive under similar conditions. Red Flag #2: Presence of a Complacent and Siloed Supply Chain What are the odds that people
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