Fundrise vs Arrived Homes 2026: One Lost −7.45% in 2023 (Year-by-Year Data)

Correction, September 27, 2026. This comparison said Fundrise averaged "~7%" a year and that Arrived offers quarterly redemptions. Fundrise's Flagship interval fund reports 4.03% a year over the five years to December 31, 2025 (prospectus, Form 486BPOS, April 30, 2026). Arrived's offering circular (May 20, 2026) states that shares of individual homes are not redeemable; only its pooled SFR Genesis Fund redeems, quarterly, after six months. The figures below are corrected. For the full filing-by-filing comparison, including FISYN, see Fundrise vs Arrived vs FISYN with $5,000.

If single-family rentals are what you actually want, the closer comparison may be Mogul vs Arrived (2026), which uses Arrived's SEC-filed valuations for all 240 of its series.

The Quick Comparison

Returns: Fundrise Wins, But It's Complicated

This is where Fundrise pulls ahead clearly.

Fundrise returns by year: The platform has a wide range — some years are excellent (22.99%), others negative (-7.45%). Their Innovation Fund has returned ~31% annualized since 2022, but that's venture capital, not real estate. For pure real estate, expect 5-10% annually over a multi-year period.

Arrived returns in reality: The 3.9% average dividend yield is lower than you'd expect. Individual properties range from 0.4% to 10.4% — meaning you could pick a dud. The Private Credit Fund (7.44% on its August 2026 declaration, down from an 8.88% peak in June) is their best-performing product. Arrived markets "4.7-12.8% total returns" but the appreciation portion only gets realized when they sell the property (typically 5-7 years).

Bottom line: If you want predictable, diversified returns with less volatility, Fundrise wins. If you want to pick specific properties and are comfortable with lower dividends in exchange for potential appreciation, Arrived is viable but riskier at the individual property level.

Fees: The Hidden Cost of Arrived

This is where Arrived gets tricky.

Fundrise: Simple. 0.15% advisory + 0.85% management = 1.0% total annually. That's it for most investors.

Arrived: Looks similar at first (1% AUM), but there are additional layers:

The sourcing fees are baked into the offering price, so you don't "see" them as a separate charge. But they reduce your effective return from day one. This is one reason Arrived's dividend yields are lower than you'd expect — a chunk of rental income goes to property management before you see any of it.

Liquidity: Both Are Illiquid, But Arrived Has an Edge

Neither platform should be treated as liquid. But Arrived recently launched a feature that gives it a slight advantage:

Fundrise: Quarterly redemption windows (April, July, October, January). Request in August, get your money in early October. No penalty on most newer products, but 1% penalty on eREITs/eFunds held less than 5 years. Important: Fundrise can suspend redemptions during market stress, and some current fund mergers have paused redemptions.

Arrived: Three options:

1. Secondary market (launched November 2025) — sell your shares to other investors monthly. Real-time matching when prices align. However, the market is thin — some investors report only selling 2 of 6 properties over 3 months.
2. Quarterly redemption — only in the pooled SFR Genesis Fund, after a 6-month hold. Shares of individual homes are not redeemable, per the May 20, 2026 offering circular.
3. Property sale — Arrived targets selling properties after 5-7 years.

Winner: Arrived, narrowly. The secondary market gives you an option Fundrise doesn't have, even if it's not perfectly liquid yet.

Tax Simplicity: Arrived Wins Clearly

This might not seem important until April rolls around and you're staring at tax forms.

Arrived: Sends 1099-DIV only. Simple. Plug it into TurboTax, done. Arrived has also explicitly confirmed that dividends qualify for the 20% QBI deduction — a genuine tax benefit.

Fundrise: Sends 1099-DIV for eREITs, but if you own eFunds, you also get a Schedule K-1 — a more complex partnership tax form that often arrives late (March-April) and can't be auto-imported into most tax software. If you only invest in Fundrise's Flagship Fund, you avoid K-1s. But many investors don't realize this until tax season.

Winner: Arrived. No K-1s, ever. Plus the QBI deduction.

Who Should Pick Which?

My Recommendation

Start with Fundrise. Put your first $10-$1,000 there. It's simpler, cheaper, more diversified, and has better average returns. You don't need to think about which property to pick — Fundrise does it for you. For the full breakdown of their fees, returns history, and the 2023 SEC fine, read our complete Fundrise review.

Consider adding Arrived later if:

• You want to hand-pick specific rental properties
• You care about tax simplicity (avoiding K-1s)
• You have at least $500-$1,000 to spread across multiple properties (don't put everything in one house)

The best approach for most beginners: Use both. Fundrise for your core passive allocation, Arrived for a smaller, more active position where you choose specific properties.

Note: Arrived Homes does not currently have an affiliate program. We recommend them based purely on research, not financial incentive. We do earn a commission if you sign up for Fundrise through our link — see our affiliate disclosure.

Related coverage

For more on this topic from CrowdfundedWealth:

• Groundfloor vs Arrived Homes — Debt vs equity comparison.
• Fundrise vs REITs — Which beats public REITs over 5+ years.
• Fundrise portfolio comparison — Which Fundrise plan fits your goal.
• Fundrise alternatives 2026 — 7 platforms ranked by use case.
• Fundrise Review 2026 — Actual returns and hidden fees.

Last updated: April 2026. Data sourced from official Fundrise and Arrived Homes pages, NerdWallet, WallStreetZen, FinanceBuzz, Reddit investor discussions, and SEC filings. Returns are historical and not guaranteed.