Fundrise vs Arrived Homes 2026: Fees, Returns and Exits Compared
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Quick Answer
Fundrise is the better choice for most beginners, but not because Arrived's yearly fee is higher: it is lower. Arrived's offering circular charges 0.6% a year of the purchase price for asset management; Fundrise charges a 0.85% management fee and its Flagship fund's total annual operating expenses are estimated at 1.78% (2.13% for its Income fund) in the May 1, 2026 prospectuses. Arrived makes up the difference up front and at exit: a 3.5% sourcing fee, up to 2% offering expenses and a 1% brokerage fee going in, and a 6% to 7% disposition fee when the house is sold. On a six-year hold (the circular says five to seven) that is roughly 2.7% to 2.9% a year against Fundrise's 1.78%, and the two break even only after about 11 years (our arithmetic: unlevered house, percentages applied to the same base, property-level costs left out of both). So Arrived is the more expensive of the two for a typical hold, though not on its yearly fee. Fundrise also has a lower stated minimum ($10 vs $100; the Flagship prospectus itself says $1,000, which the fund may waive) and a longer record (its Flagship fund returned 4.03% a year over the five years to December 31, 2025, per its N-CSR filed February 26, 2026). Arrived is better if you want to pick specific rental properties and care about tax simplicity (1099-DIV only). Both are legitimate platforms.
Corrected October 16, 2026 — Fundrise prospectus date. Earlier versions of this page gave the date of the Fundrise Flagship and Income prospectuses as April 29 or April 30, 2026. Both are dated May 1, 2026: EDGAR accepted each Form 486BPOS on the evening of April 29, gave it a filing date of April 30 and made it effective on May 1 (Flagship filing index, Income filing index). The fee figures cited are unchanged.
Before choosing, read our full Arrived Homes review, which shows from Arrived's own SEC filings that 91 of 241 houses paid no dividend in September 2026.
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 (Form N-CSR, filed February 26, 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.
CSV · 10 rows
The data table in this article, as CSV
The 10-row table from this article as CSV: Feature, Fundrise, Arrived Homes. Sources are listed in the article.
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
| Feature | Fundrise | Arrived Homes |
|---|---|---|
| Founded | 2012 (13 years) | 2019 (7 years) |
| Minimum investment | $10 | $100 |
| Total fee (annual) | 0.85% management; 1.78% total fund expenses (Flagship, May 1, 2026 prospectus) | 0.6% a year asset management; 3.5% sourcing + 1% brokerage + up to 2% offering costs in; 6-7% disposition fee at sale; property management 6-8% of rents (circular, Jan 30, 2025) |
| Average returns | 4.03%/yr, 5 years to Dec 2025 (Flagship N-CSR) | ~3.9% dividend + appreciation on exit |
| Accreditation required? | No (except Premium) | No |
| You pick investments? | No — managed portfolios | Yes — individual properties |
| Liquidity | Quarterly repurchase offers of 5% to 25% of shares at NAV; the latest (closed Sept 30, 2026) was for up to 5% | Single homes not redeemable (secondary market or sale); pooled fund quarterly after 6 months |
| Tax documents | 1099-DIV + K-1 (eFund) | 1099-DIV only |
| Best for | Passive set-and-forget investors | Investors who want to choose properties |
| Backed by | Public since 2012, SEC registered | Jeff Bezos, Marc Benioff |
Returns: Fundrise Wins, But It's Complicated
This is where Fundrise pulls ahead clearly.
Fundrise returns by year: The platform has a wide range of results by product. Its Innovation Fund has returned ~31% annualized since 2022, but that's venture capital, not real estate. For real estate, the Flagship fund's own annual report shows 4.03% a year over the five years to December 31, 2025, and 1.33% in 2025.
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.
Fundrise
Start investing in real estate with as little as $10. Diversified portfolios, 0.85% management fee (Flagship fund total expenses 1.78% per its May 1, 2026 prospectus), no accreditation required. The easiest way to add real estate to your portfolio.
Affiliate link. We may earn a commission at no extra cost to you.
Fees: The Hidden Cost of Arrived
This is where Arrived gets tricky.
Fundrise: Simpler. The management fee is 0.85% of average daily net assets, and total annual fund operating expenses are 1.78% (Flagship) and 2.13% (Income) per the May 1, 2026 prospectuses; the Flagship fund's actual expense ratio was 2.04% net (2.06% before waivers) annualized for the first half of 2026 (N-CSRS filed August 31, 2026). Those totals include marketing and interest on the fund's borrowing, and exclude property-level expenses of the fund's unconsolidated real estate ventures (prospectus footnote). Correction, October 14, 2026: earlier versions of this page gave Fundrise's fee as a flat 1.0% (0.15% advisory plus 0.85% management); the funds' fee tables show no separate 0.15% advisory fee.
Arrived: Correction, October 15, 2026: earlier versions of this page said Arrived charges "1% AUM" and is more expensive than Fundrise every year. Arrived's offering circular (dated January 30, 2025, supplemented through July 28, 2026) and its FY2025 Form 1-K (filed April 30, 2026) state an annual asset management fee of 0.6% of the purchase price of the house, lower than Fundrise's 0.85% management fee and 1.78% total. These figures are for Arrived Homes, LLC (SEC CIK 1821720, single-family rentals). Arrived's other issuers, including its vacation-rental (STR) companies and Arrived Homes 2 to 5, have their own offering circulars, which we did not re-read for this correction. What makes Arrived Homes, LLC cost more is the one-time layer:
| Fee | Fundrise | Arrived Homes |
|---|---|---|
| Annual management/AUM | 0.85% of average daily net assets | 0.6% of the purchase price of the house, from rental income |
| Going in | None (no sales load) | 3.5% sourcing fee on the purchase price, 1% brokerage fee and up to 2% offering expenses on the gross proceeds |
| At sale | None | Disposition fee expected at 6-7% of the sale price |
| Property management | Inside the fund's real estate ventures (excluded from the 1.78%) | 6% of rents (Mynd) or 8% of rents (Streetlane), with monthly minimums |
| Repurchase fee | None today on the Flagship and Income funds; each may charge up to 2.00% with board approval | Not applicable (single houses are not redeemable) |
| Total annual cost, as stated | 1.78% (Flagship) to 2.13% (Income), May 1, 2026 prospectuses | 0.6% a year, plus the one-time fees above (about 12.5% to 13.5% of the price over the life of the house, our arithmetic) |
| Our like-for-like estimate, six-year hold | 1.78% a year | About 2.7% to 2.9% a year; break-even with Fundrise at about 11 years (our arithmetic) |
The sourcing fee is paid out of the money you invest, so you don't "see" it as a separate charge. It reduces your effective return from day one, and the disposition fee comes out of the sale price at the end. Arrived's dividend yields are also reduced by property management, which is taken from rent 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: The Flagship and Income funds are interval funds: they must make quarterly repurchase offers of at least 5% and up to 25% of shares at NAV, and the board sets the amount each quarter. The offer that opened August 28, 2026 was for up to 5% of shares and closed at 11:59 p.m. Eastern on September 30, 2026, with pricing no later than October 14, 2026 (Form N-23C3A). Requests above the offered amount are filled pro rata, and the fund does not currently charge a repurchase fee but may charge up to 2.00%. Fundrise's older eREITs, merged into Fundrise eREIT, LLC on April 29, 2026, run a discretionary redemption plan: it honored about 2.4 million of about 7.26 million shares requested in the June 2026 quarter (Form 10-Q filed August 13, 2026).
Arrived: Three options:
- 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.
- 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.
- 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?
Pros
- Fundrise: $10 minimum — the lowest in the industry
- Fundrise: Longer record — 4.03% a year over five years to Dec 2025 (Flagship)
- Fundrise: 0.85% management fee, with total fund expenses disclosed in one fee table (1.78% Flagship), no hidden layers
- Fundrise: 13-year track record, SEC registered
- Fundrise: True diversification across hundreds of properties
Cons
- Fundrise: You can't pick individual properties
- Fundrise: K-1 tax forms if you own eFunds
- Fundrise: Quarterly repurchase offers only (5% to 25% of shares, board-set), pro-rated if oversubscribed; the older eREIT plan is discretionary
Pros
- Arrived: You choose specific properties to invest in
- Arrived: Simple taxes (1099-DIV only, QBI eligible)
- Arrived: Secondary market for selling shares
- Arrived: Backed by Jeff Bezos, Marc Benioff
Cons
- Arrived: Lower dividend yields (~3.9% average)
- Arrived: One-time fees (3.5% sourcing in, 6-7% disposition at sale) on top of a 0.6% yearly fee, plus property management of 6-8% of rents
- Arrived: Shorter track record (7 years vs 13)
- Arrived: Individual property risk — you could pick a dud (0.4% return)
- Arrived: No affiliate program — they don't pay us to recommend them
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.
Frequently Asked Questions
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.
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