Truehold Review 2026: 5.5% Fee, No Buy-Back, Homes to $450,000
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Quick Answer
As of November 11, 2026, Truehold's own FAQ says it charges “a 5.5% transaction fee on the purchase price of your home,” offers no way to buy the home back, accepts homes valued at “approximately $150,000–$450,000,” and sets a rent that “may be increased” at renewal. On a $450,000 home that fee is $24,750, so a seller who stays gets $425,250 before third-party closing costs if the offer equals the full value, and then pays rent (our arithmetic). The CFPB complaint database lists no complaints for Truehold, American Secure Living or Truehold Financial (we searched on November 11, 2026), so there is no federal complaint record to read. The SEC record shows who is behind it: American Secure Living Inc. filed three Form D notices in March 2021 (the largest reports $3,275,000 sold to 17 investors), its SFR Fund I, LP reported $10,000,000 sold of a $25,000,000 offering, and a November 2025 securitization, LMRE 2025-SFR1, put a $282.4 million loan on 1,385 rental homes.
Key Takeaways
- The fee, from Truehold's FAQ: “Truehold charges a 5.5% transaction fee on the purchase price of your home.” It is paid “out of the sale proceeds,” part of it goes to a brokerage Truehold owns, and third-party closing fees are separate. On $450,000 the fee is $24,750 (our arithmetic).
- No way back: the FAQ says “Truehold does not offer a buy-back option,” and the legal disclosure adds that Truehold “does not typically allow sellers to re-purchase the property after the sale.” Truehold also says the rental period runs six months to two years and an early termination fee applies.
- Rent is the open number. Truehold publishes no rent-to-price formula: rent follows “comparable rental properties” and “market conditions,” base rent is fixed only for the initial term, and the renewal rent “may be increased.” At $2,000 a month with 3% yearly increases a seller pays $127,419 in 5 years and $275,133 in 10 (our arithmetic, assumed rent).
- The other Truehold is not unrelated. Truehold Financial (SFR FinCo LLC, NMLS #2740541) is an affiliate that lends to investors, and Truehold's disclosure now also describes a home equity investment (HEI) product: “The amount payable to Truehold can exceed Truehold's original investment even if your home does not appreciate.” An older landing page still says Truehold and its affiliates “are not lenders and do not provide loans.”
- Federal complaint record: none. We queried the CFPB Consumer Complaint Database on November 11, 2026 for Truehold, true hold, Truehold Financial, American Secure Living, SFR FinCo, Longmark and LMRK: 0 company matches and 0 complaints for the text “truehold.” The same company search finds Hometap and Splitero, so the search works.
- Funding is visible. American Secure Living Inc. filed Form D notices on March 25, 2021 for $150,000 (6 investors), $250,000 (3) and $3,600,000 offered with $3,275,000 sold (17); American Secure Living SFR Fund I, LP reported $10,000,000 sold of $25,000,000 to 17 investors with a $100,000 minimum. In LMRE 2025-SFR1 a PwC report names American Secure Living Inc. as the company supplying the data on 1,385 homes, and Fitch reports a $282.4 million loan, $203,874 of debt per home.
CSV · 179 rows
Truehold: published sale-leaseback terms, licence list, CFPB complaint search, SEC Form D filings, the LMRE 2025-SFR1 record and a worked example
179 rows: Truehold's FAQ and disclosure pages (dated), its lending affiliate's 18-state licence list, the CFPB database queries, four SEC Form D filings, the PwC lease report, Fitch's release on the securitization and a $450,000 worked example. One source per row.
Which Truehold? Two companies, one brand
Most searches for “truehold” and “truehold reviews” are from homeowners deciding whether to sell and stay. That product is run by American Secure Living Inc., which does business as Truehold. The same website carries a second company: SFR FinCo LLC, doing business as Truehold Financial, NMLS #2740541, a mortgage lender and broker. Truehold's disclosure calls the two “affiliated companies engaged in different businesses.”
They are not strangers. Truehold's FAQ says Truehold Financial “is our lending division” for real estate investors, offering DSCR and fix-and-flip loans, and promises “consumer loans and mortgage products” soon. A page for homeowners now offers a home equity loan or cash-out refinance, and the disclosure describes an HEI product. This page is about the sell-and-rent product. For HEI contracts as a category, see our home equity investment contracts page.
What the sell-and-rent contract says
We read Truehold's FAQ for Sell and Rent, its legal disclosure, its Renting page and its counseling page on November 11, 2026. These are the company's own statements of its terms. We did not see a sample lease; the FAQ says the terms are “included in your lease agreement that you review with a Truehold representative prior to signing.”
Truehold's published sell-and-rent terms, read November 11, 2026
| Item | What Truehold's pages say | What they do not say |
|---|---|---|
| Price | Initial cash offer “based on comparable home sales in your neighborhood”; a third-party inspection can change it; you can accept or decline | The offer as a share of market value or of a listing price |
| Fee | 5.5% of the purchase price, paid to Truehold's broker at closing out of the proceeds; “customary third-party closing fees” and, in some places, closing taxes are extra | Third-party closing cost amounts |
| Eligible homes | “approximately $150,000–$450,000,” in listed cities; 24 city pages in 13 states in the site footer | Why the cap is $450,000 |
| Rent | Set by “comparable rental properties” and “market conditions”; base rent fixed for the initial term; renewal rent “may be increased” | Any rent-to-price ratio, cap or schedule for increases |
| Lease length | Minimum six months to two years; most leases 12 to 24 months; “an early termination fee applies” if you leave sooner | The size of the early termination fee |
| Renewal | In “almost all circumstances” for a tenant in good standing; “may not be renewed” if the home was not properly maintained or rent was past due | How long you may stay in total |
| Buy-back | “No, Truehold does not offer a buy-back option” | Any right of first refusal when Truehold sells |
| Repairs and costs | Truehold pays property taxes and insurance; its property manager handles essential repairs; tenants do routine maintenance, lawn care and utilities | Who pays for repairs a tenant is said to have caused |
| After you leave | Truehold “will typically rent your home out to another tenant”; “in some cases” it may sell | Whether heirs or a spouse have any right to stay |
| Screening and counseling | Tenant qualification with “income, credit, and background checks”; a free HUD-approved counselor session, “mandatory but waivable” | What happens if you fail the tenant check after signing the sale contract |
Three details matter for a retiree. First, the order: you sign a Purchase and Sale Agreement, then the inspection happens and “may adjust the final offer,” and the FAQ says that if it does you can “move forward or walk away with no penalty.” Reviews on third-party sites complain about offers cut after inspection; those are individual accounts, not verified findings. Second, the tenant qualification (income, credit and background checks) comes after the sale agreement, in the FAQ's sequence. Third, the website says the home is owned and managed “as part of our rental portfolio,” so you become one tenant in a pool of rentals, which the next sections describe.
Truehold's own pages also disagree in places. The FAQ says there is no buy-back option; the legal disclosure says Truehold “does not typically allow” a re-purchase. The company's own page says “There are no complicated partial-equity sales or buy-back options.” An older landing page (copyright 2025) says Truehold and its affiliates “are not lenders and do not provide loans,” while the 2026 disclosure lists a lender and an HEI product. Ask for the exact clause in writing.
Worked example: a $450,000 home (our arithmetic)
Truehold's range tops out at $450,000, so we use that value rather than $500,000. Every input below is either a number Truehold published (the 5.5% fee, the range) or an assumption we label. This is not a quote and not advice.
What a Truehold sale pays, before third-party closing costs (our arithmetic)
| Offer as share of $450,000 value | Purchase price | 5.5% fee | Cash before third-party costs |
|---|---|---|---|
| 100% (assumption) | $450,000 | $24,750 | $425,250 |
| 90% (assumption) | $405,000 | $22,275 | $382,725 |
| 85% (assumption) | $382,500 | $21,038 | $361,463 |
Truehold publishes no offer-to-value ratio, so the 90% and 85% rows are our scenarios for an offer below the price a listing would reach. Each ten points of discount costs $45,000 of purchase price before the fee.
Rent paid over 5 and 10 years, on assumed starting rents (our arithmetic)
| Starting monthly rent (assumed) | 5 years, flat | 10 years, flat | 5 years, up 3% a year | 10 years, up 3% a year |
|---|---|---|---|---|
| $1,500 | $90,000 | $180,000 | $95,564 | $206,350 |
| $2,000 | $120,000 | $240,000 | $127,419 | $275,133 |
| $2,500 | $150,000 | $300,000 | $159,274 | $343,916 |
For scale, a PwC report filed with the SEC on a pool of 1,385 rental homes lists the rents on five sampled leases as $1,350, $1,525, $1,715, $1,945 and $2,030 a month. Those are different homes in a pool that also includes homes Truehold bought from investors, not Truehold's offers to sellers, so treat them as a sense of rental scale only. The renewal increase is the unknown: Truehold gives no cap.
The same $450,000 home under three ways of raising cash (our arithmetic)
| Sell to Truehold and rent | HECM reverse mortgage | Interest-only HELOC | |
|---|---|---|---|
| Inputs | Offer at 100% of value; rent $2,000 a month, flat | Age 72, 6.0% expected rate, 6.5% balance growth, 2% premium and a $6,000 fee financed | Rate 7.50% (and 9.10%) |
| Cash today | $425,250 before third-party costs | $112,320 first-year draw (60% of a $187,200 principal limit) | $112,320 drawn |
| Monthly payment | $2,000 rent | None required | $702 interest only ($852 at 9.10%) |
| Cost or balance after 5 years | $120,000 of rent paid | Balance $176,060 | $42,120 of interest paid ($51,106 at 9.10%); $112,320 still owed |
| Cost or balance after 10 years | $240,000 of rent paid | Balance $243,459 | $84,240 of interest paid ($102,211 at 9.10%); $112,320 still owed |
| Who owns the home | Truehold; no buy-back | You, or your heirs | You, or your heirs |
| Home value to the owner after 5 and 10 years at 3% a year | Not yours | $521,673 and $604,762 | $521,673 and $604,762 |
The cash amounts differ because the products do different things: the sale converts the whole home, while the HECM's first-year draw is capped at 60% of the principal limit. HUD's factor of 0.416 for age 72 at 6.0% and the 2% premium and 95% payoff rule are explained on our HECM reverse mortgage page; at $450,000 the 95% test is $427,500, well above the $243,459 balance after 10 years. The 7.50% HELOC rate is the 2025 median for other lenders in the federal data we used in our Figure HELOC review; a HELOC needs income and credit that a Truehold sale does not. The comparison leaves out what Truehold takes over (property tax, insurance and essential repairs) and what a seller no longer pays; add your own figures for those. Truehold's own blog notes that the home sale exclusion is up to $250,000, or $500,000 if married filing jointly, for a primary residence held two of the last five years; see our home sale exclusion page.
What the public record shows
Where we looked on November 11, 2026, and what came back
| Record | What we searched | Result |
|---|---|---|
| CFPB Consumer Complaint Database | Company-name search for truehold, true hold, truehold financial, american secure living, sfr finco, longmark, lmrk; full-text search for “truehold” | 0 company matches; 0 complaints. Controls: the same search finds “Hometap Equity Partners, LLC” and “Splitero, Inc.” |
| SEC EDGAR full-text search and company filings | Truehold, American Secure Living, SFR FinCo, Truehold Financial | 4 Form D filings by two filers and 1 Form ABS-15G exhibit naming American Secure Living; no other filings under those two filer numbers |
| Company licence list | Truehold Financial licence page | 18 states listed for the lender (not for the home-buying company) |
| Court and state regulator records | Web searches for lawsuits, evictions, consent orders and attorney general actions | None found; two docket sites refused automated access, so this is not a clean bill |
The CFPB database covers consumer financial products. A company that buys homes and rents them back may not be a company consumers file those complaints against, which is one reason the absence tells you little about service. Complaints to the Better Business Bureau, Trustpilot and similar sites exist and are mixed; Truehold's own reviews page cites a 4.0 average and “selected 5-star reviews” and says they “may not reflect the full range of customer experiences.” None of those is a regulator record. The licences on Truehold's list belong to the lending affiliate; check any licence on NMLS Consumer Access before you rely on it (our reading: the home-buying company is not on that list).
Who funds Truehold: Form D filings
American Secure Living Inc. (Delaware; New York address) filed three Form D notices on March 25, 2021, all claiming Rule 506(b). They were filed under the industry group “Other Technology,” in the year Truehold's About page says it launched in St. Louis (2021), and report securities of two kinds: equity, and options to acquire securities.
SEC Form D filings of American Secure Living entities
| Issuer | Accession | Date of first sale | Type | Offered | Sold | Investors |
|---|---|---|---|---|---|---|
| American Secure Living Inc. | 0001853450-21-000001 | March 25, 2021 | Equity | $150,000 | $150,000 | 6 |
| American Secure Living Inc. | 0001853450-21-000002 | March 4, 2021 | Option to acquire | $250,000 | $250,000 | 3 |
| American Secure Living Inc. | 0001853450-21-000003 | March 4, 2021 | Option to acquire | $3,600,000 | $3,275,000 | 17 |
| American Secure Living SFR Fund I, LP | 0001878689-21-000001 | August 20, 2021 | Equity, pooled fund | $25,000,000 | $10,000,000 | 17 |
We do not add the first three, because the filings may overlap. The fund's Form D says a $100,000 minimum investment, no sales commissions and $15,000,000 still to be sold on September 3, 2021. No later Form D appears for either filer in EDGAR's filing lists on November 11, 2026, so the fund's later raises, if any, are not in these notices. A Form D is a notice of a private sale, not a financial statement: it shows the raise, not the returns or the fees.
The securitization: 1,385 rental homes behind a $282.4 million loan
On November 12, 2025, LMRK Depositor I LLC filed Form ABS-15G for LMRE 2025-SFR1 Trust with a report by PricewaterhouseCoopers (PwC). The report says its procedures were agreed by American Secure Living Inc. “as the engaging party,” the same legal entity that Truehold's website names, and that the Company “is responsible for the accuracy of the attributes of the Properties.” The property cut-off date was September 30, 2025; the initial data tape listed 1,388 homes and the final one 1,385. PwC compared lease attributes for a random sample of 361 homes and found 7 differences: for example one lease rent was $1,945 where the data tape said $1,550, and another was $1,715 where it said $1,920. It also checked 26 month-to-month homes.
Fitch's November 17, 2025 release gives the structure. The trust holds “a five-year, fixed-rate IO mortgage loan with an original principal balance of $282.4 million ($203,874 per SFR home),” originated by Barclays Bank PLC. The 1,385 homes sit in 14 metropolitan areas in eight states, with Missouri 40.4%, Ohio 26.5% and Oklahoma 22.6% of broker price opinion value, which are three of the states in Truehold's footer. Total cost basis was $294.1 million and aggregate value $313.7 million; homes average 1,359 square feet and were built in 1968 on average; 97.0% were occupied in November 2025. The sponsor, LMRK Sponsor I LLC, is “solely managed by ASL OHA SFR Holdings LLC,” a subsidiary of Longmark, which Fitch says owned or managed over 4,000 single-family rentals as of August 2025.
On those figures the pool cost $212,347 per home and was valued at $226,498 (6.7% above cost), and the loan equals 96.0% of cost basis (our arithmetic). Two limits apply. Fitch does not use the word Truehold, and 51.5% of the pool was bought in 2024, so we cannot say how many of the 1,385 homes came from sellers who stayed. The link we can document is the legal entity and the states. What it shows is the other side of your contract: your landlord is, in effect, a securitized pool of rentals financed with debt, which matters for who you call when the lease changes.
What a reader can do with this
- Ask for the lease before you sign the sale contract. The FAQ promises the terms are in the lease; ask for the early termination fee, the renewal clause and every fee “payable thereunder” in writing.
- Ask what rent increase Truehold applied on its last renewals in your city. The FAQ gives no cap, and your 10-year cost depends on it more than on the 5.5% fee.
- Get at least two other offers. Truehold's own FAQ says “We encourage homeowners to seek multiple offers.” A listing, another cash buyer and a HECM or HELOC quote give you the price of staying.
- Price the exit before you enter. With no buy-back, selling to Truehold is a one-way step; compare it with the HECM and HELOC rows above.
- Check the licence you are told about. Look up SFR FinCo LLC (NMLS #2740541) on NMLS Consumer Access if you talk to Truehold Financial, and ask which company is on your contract.
- Tell family where the papers are. After you leave, Truehold says it will typically rent the home to someone else; the home is not part of your estate.
This is analysis of public documents, not investment, legal or tax advice.
More on home equity contracts, read from the same kind of primary records: Splitero, Point, Unlock, Unison, Hometap and all five companies side by side.
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This is analysis of public documents, not investment, legal or tax advice. Sources, read and saved on November 11, 2026: Truehold FAQ for Sell and Rent (truehold.com/faqs/sell-and-rent), FAQs, sale-leaseback, Renting, financial counseling, licensing, About, home equity and reviews pages, the try.truehold.com landing page and the Truehold blog post of April 8, 2026; CFPB Consumer Complaint Database API (consumerfinance.gov, pulled November 11, 2026); SEC EDGAR Form D filings 0001853450-21-000001, -000002 and -000003 (American Secure Living Inc.) and 0001878689-21-000001 (American Secure Living SFR Fund I, LP); SEC Form ABS-15G 0001214659-25-016341 of LMRK Depositor I LLC, Exhibit 99.2 (PwC agreed-upon procedures report); Fitch Ratings, “Fitch Assigns Expected Ratings to LMRE 2025-SFR1 Trust,” November 17, 2025. Costs are our arithmetic on published terms and assumed inputs and are not a quote.
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