RealtyMogul has established itself as a prominent real estate crowdfunding platform since 2012, offering commercial REITs, private placements, and 1031 exchange properties. However, its $5,000 minimum for REITs and $25,000+ for individual property investments puts meaningful real estate exposure out of reach for many investors. For those seeking fractional real estate investing with lower barriers to entry, direct property ownership, or more frequent income distributions, several alternatives deserve consideration. This guide examines seven platforms that serve different investor needs in 2026, starting with mogul, a platform that delivers institutional-grade single-family rental investments with 18.8% average annual returns and monthly income distributions.
Disclaimer: The information provided in this guide is for educational purposes only and does not constitute financial, tax, or legal advice. Always consult with a licensed professional before making any financial or investment decisions.
Key Takeaways
- Direct property ownership creates real tax benefits: Platforms offering LLC-structured ownership may provide depreciation deductions and other real estate tax advantages, while REIT-based platforms distribute income reported on Form 1099-DIV, with tax treatment varying by distribution type and investor
- Fee structures dramatically impact long-term returns: A platform with 0% ongoing fees versus 1% annual management fees can save investors $500+ over five years on a $10,000 investment, money that compounds into higher net returns
- Monthly distributions support cash flow planning: Platforms like mogul distribute rental income monthly, while competitors like Fundrise pay quarterly and many CrowdStreet offerings depend heavily on exit proceeds
- Minimum investments vary significantly: Entry points range from $10 at Fundrise (for taxable accounts) to generally $25,000 at CrowdStreet, while mogul provides access to institutional-grade properties previously reserved for institutions and ultra-wealthy investors
- Accreditation requirements exclude most investors: Platforms like CrowdStreet and EquityMultiple serve only accredited investors, while mogul and Fundrise welcome all investors
- Technology infrastructure varies by platform: mogul records property ownership on the Avalanche blockchain for permanent, independently verifiable ownership records
1. mogul
mogul is a fractional real estate investment club that delivers fractional ownership in income-generating single-family rentals, bringing the simplicity of a digital-first investment platform together with direct property ownership typically reserved for institutional investors. Founded by former Goldman Sachs executives with $10B+ in reported investing experience, mogul manages 65+ properties with $40M+ in assets on the platform and 13,000+ investors.
How Does mogul Work?
mogul acquires institutional-quality residential properties, places each into a state-registered LLC, and offers fractional shares to investors. Key highlights:
- Investment Process: Complete an investment in less than 30 seconds using an intuitive platform
- Ownership Structure: Direct LLC ownership in individual properties, not pooled REIT shares
- Income Distribution: Monthly rental income distributions from actual property cash flow
- Tax Benefits: Access to depreciation deductions and real estate tax advantages through direct ownership
- Property Selection: Less than 1% of properties reviewed pass mogul's institutional-grade underwriting process
Performance and Returns
mogul's platform demonstrates strong, consistent results:
- 18.8% average annual IRR across the portfolio
- Target annual returns of 15-20% IRR per property
- Properties held for 3-10 years with monthly distributions throughout
- Record monthly yield of 2.6% as of April 30, 2025 achieved on select properties
- 90% of investors invest a second time, and when they do, it is at 3x their initial investment
Fee Structure
mogul's fee structure stands out in the industry:
- Ongoing Management Fees: 0%
- Upfront Fees: 5% (3% onboarding + 2% setup), included in projected returns
- Total 5-Year Cost on $10,000: $0 in ongoing fees vs. $500+ at competitors
Unique Features
- Blockchain-Backed Ownership: Built on the Avalanche blockchain with Fireblocks secure digital wallet infrastructure for permanent, independently verifiable ownership records
- Loss Protection: First $10k protection for new members: mogul covers up to $10,000 in losses for new members
- mogul Clubs: Community features like mogul Clubs that distribute up to 2% in rewards to members
- Free Calculators: Four investment property calculators analyze any U.S. address using institutional-grade data
- Secondary Market: Planned. mogul states that its blockchain infrastructure enables a future secondary market where investors will be able to sell shares at fair market value calculated monthly through third-party appraisal data
Best For: Investors seeking direct property ownership with monthly income, institutional-grade underwriting, no ongoing fees, and a modern, headache-free technology platform, with a typical investment of around $10,000 per property.
2. Fundrise
Fundrise is one of the largest direct-access alternative investment platforms, with Fundrise Advisors reporting approximately $3.5B in assets under management as of March 15, 2026. The platform focuses on eREIT and eFund structures that pool investor capital into diversified real estate portfolios.
Key Features
- Minimum investment of $10 for taxable accounts ($1,000 for IRAs)
- Fully automated portfolio management
- Access for non-accredited investors
- Diversified exposure across multiple properties and markets
- Quarterly dividend distributions
Fee Structure
- 0.15% annual advisory fee charged to individual clients
- 0.85% annual fund-level manager fee for most real estate funds, making common all-in fees approximately 1.0% before other fund-specific expenses
- Liquidity is limited; Flagship Fund and Income Fund shares do not carry liquidation penalties, while eREIT shares held under five years may be subject to an approximate 1% early liquidation penalty
Performance
Fundrise publishes client-return and dividend-yield data by plan and period; returns vary by plan, fund, year, and holding period.
Considerations
- No direct ownership: Investments are in pooled funds, not individual properties
- Quarterly distributions: Less frequent than monthly payments
- Limited liquidity: Most liquidation requests reviewed quarterly; Flagship Fund and Income Fund shares carry no liquidation penalty, while eREIT shares held under five years may be subject to an approximate 1% penalty
- Fund-based taxation: Income taxed differently than direct property ownership
Best For: Complete beginners wanting the absolute lowest entry point and fully automated, hands-off diversification.
3. CrowdStreet
CrowdStreet serves accredited investors seeking individual deal selection in commercial real estate. The platform has over 300,000 members and focuses on institutional-grade commercial properties.
Key Features
- Individual deal selection for experienced investors
- Commercial real estate focus (office, multifamily, industrial)
- Detailed underwriting materials for each offering
- Direct investment into specific properties
- CrowdStreet previously reported 17.44% aggregate realized net IRR for certain CrowdStreet Advisor Funds with realizations as of September 30, 2022; this should not be interpreted as current marketplace-wide performance
Investment Requirements
- Generally $25,000 minimum investment per deal, varies by offering
- Accredited investors only
- CrowdStreet Capital does not charge investors commissions or account/platform access fees, but sponsors generally pay 1%-5% fees that may reduce investor proceeds directly or indirectly
Considerations
- Accredited only: Excludes most retail investors
- High minimums: Generally $25,000 per deal requires substantial capital
- Generally illiquid: CrowdStreet offerings are generally illiquid private placements; liquidity and exit timing vary by offering and are not guaranteed
- Variable distribution timing: Distribution timing varies by deal; some offerings may target periodic income, while others rely more heavily on sale or refinance proceeds at exit
Best For: Accredited investors with substantial capital who want maximum control over individual commercial property selection.
4. EquityMultiple
EquityMultiple provides accredited investors access to commercial real estate through both debt and equity structures.
Key Features
- Mix of debt and equity investment options
- Debt targets of 7%-12% net APR; preferred equity with current returns of 7%-12% and total return in the low to mid teens; equity IRRs in the mid teens, depending on structure
- Some shorter-duration debt products available, though hold periods and liquidity vary materially by structure
- Monthly or quarterly distributions (varies by deal)
- Commercial property focus
Investment Requirements
- Minimums vary by offering, with some investments available from $5,000
- Accredited investors only
- 0.5-1.5% annual fees
- Performance fees on some offerings
Considerations
- Accredited requirement: Not accessible to most investors
- Commercial focus: Different risk profile than residential properties
- Variable distributions: Payment frequency depends on specific deal
- Illiquidity risk: Many private placements should be treated as long-term, illiquid investments; investors who cannot commit long term should review offering terms carefully
Best For: Accredited investors seeking commercial real estate exposure with flexible debt and equity options.
5. Arrived Homes
Arrived Homes focuses on fractional ownership in single-family rental properties, allowing investors to purchase shares in individual homes.
Key Features
- $100 minimum investment
- Fractional ownership in rental homes
- Estimated 6%-10% annual historical returns for individual residential property investments, with results varying by property
- Monthly dividend distributions, subject to property income, expenses, reserves, and timing
- Access for non-accredited investors
Fee Structure
- Product-specific AUM fees from 0.10%-0.30% per quarter; sourcing fees and other offering-level expenses vary by property and are disclosed in each offering's documents
Considerations
- Hold periods and liquidity vary by product: Individual property shares generally target 5-7 year holds, subject to secondary-market availability; SFR Fund redemption requests may be made after six months
Best For: Investors seeking low-minimum fractional ownership in residential properties with a longer investment horizon.
6. Groundfloor
Groundfloor provides debt-based real estate investments through short-term loans to fix-and-flip developers, offering various income payment schedules.
Key Features
- Minimums vary by product: $10 for individual loans, $100 for some portfolios and shorter-term Notes, and $1,000 for the 12-month Signature Note
- Terms vary by product; Groundfloor Notes currently include 1-, 3-, and 12-month options, while individual loans have deal-specific terms
- Individual loan rates from 5%-15% and Notes from 4.75%-8.25%, depending on product and term
- Payment timing varies by product; many Notes pay interest at maturity, while the 12-month Signature Note pays monthly interest
- Non-accredited investor access
Fee Structure
- 1.0% Flywheel management fee deducted from distributions
- Borrower-paid platform fees on notes
- No ongoing management fees on standard notes
Considerations
- Debt-only: No property ownership or appreciation upside
- Borrower risk: Returns dependent on developer repayment
- No equity participation: Miss out on property value increases
Best For: Investors seeking short-term investments with income payments who are comfortable with debt-based returns.
7. Willow Wealth (formerly Yieldstreet)
Willow Wealth, formerly known as Yieldstreet, positions itself as an alternatives platform offering access to asset classes beyond traditional real estate, including art, legal finance, and private credit.
Key Features
- Diversification across multiple alternative asset classes
- Target returns vary by offering and are projections, not guarantees; the Alternative Income Fund reported 3.04% total return for 2025 and 6.02% since inception as of December 31, 2025
- More than 500,000 members
- Alternative Income Fund available to non-accredited investors
- Varied investment durations
Investment Requirements
- $10,000 minimum initial investment for the Alternative Income Fund; other offerings are offering-specific
- The Alternative Income Fund charges a 1.0% annual management fee and up to 0.5% annual administrative expense reimbursement; other offerings have offering-specific fees
- Liquidity is limited and product-specific; the Alternative Income Fund may conduct quarterly tender offers, generally capped at 5% quarterly and 20% annually, subject to board approval
Considerations
- Variable minimums: The Alternative Income Fund requires $10,000; other offerings are offering-specific
- Product-specific fees: The Alternative Income Fund charges a 1.0% annual management fee plus up to 0.5% administrative expense reimbursement; fees vary across other offerings
- Limited liquidity: The Alternative Income Fund offers quarterly tender offers subject to caps and board approval; private placements are generally illiquid
- Complexity: Multiple asset classes require more due diligence
Best For: Investors seeking portfolio diversification across multiple alternative asset classes beyond real estate.
Why mogul Stands Out for Real Estate Investors
Direct Property Ownership with True Tax Benefits
Unlike REIT-based platforms where investors own shares in a fund, mogul provides direct LLC ownership in individual properties. This structure may allow investors to receive proportional depreciation deductions and other real estate tax benefits, depending on the property structure and each investor's specific tax circumstances. By contrast, REIT distributions are typically reported on Form 1099-DIV and may include ordinary dividends, capital-gain distributions, return of capital, and Section 199A dividends, with tax treatment varying by component and investor.
Zero Ongoing Fees Compound into Higher Returns
While RealtyMogul charges 1-1.25% annually and Fundrise takes approximately 1.0% in combined advisory and fund-level manager fees, mogul charges 0% ongoing management fees. Over five years, this difference saves investors $500+ on a $10,000 investment, savings that compound into significantly higher net returns.
Monthly Income for Cash Flow Planning
mogul distributes actual rental income monthly, providing regular cash flow that investors can reinvest or use for expenses. Compare this to Fundrise's quarterly payments or CrowdStreet offerings where distribution timing varies by deal and many depend heavily on exit proceeds, and the cash flow advantage becomes clear for income-focused investors.
Goldman Sachs Pedigree with Institutional Underwriting
mogul was founded by former Goldman Sachs executives, bringing $10B+ in reported investing experience to every deal on the platform. This institutional background means mogul applies rigorous underwriting standards to every property reviewed, with less than 1% of reviewed properties making the cut.
Blockchain-Backed Transparency
mogul records property ownership on the Avalanche blockchain, providing permanent, independently verifiable ownership records and instant verification. This technology infrastructure also enables the planned secondary market where investors will be able to sell shares at fair market value.
Accessible to All Investors
While CrowdStreet generally requires $25,000 minimums and accredited investor status, and RealtyMogul starts at $5,000 for REITs, mogul provides access to professionally vetted, institutional-grade properties to all investors, accredited and non-accredited alike. The first $10,000 loss protection for new members makes mogul the clear choice for investors seeking premium real estate exposure without premium barriers.
Explore mogul's current properties to see institutional-quality single-family rentals with target returns of 15-20% IRR.
Disclaimer: The information provided in this guide is for educational purposes only and does not constitute financial, tax, or legal advice. Always consult with a licensed professional before making any financial or investment decisions.
Frequently Asked Questions
What is fractional real estate investing?
Fractional real estate investing allows multiple investors to own shares in a property rather than purchasing it outright. This approach lowers the barrier to entry. Instead of needing $100,000+ for a down payment on a rental property, investors can gain access to institutional-quality real estate for a fraction of the upfront capital required on platforms like mogul. Fractional ownership through LLC structures also provides governance rights, monthly income distributions, and tax benefits proportional to ownership stake.
How does fractional real estate compare to REITs?
REITs pool investor money into funds that own multiple properties, distributing income reported on Form 1099-DIV that may include ordinary dividends, capital-gain distributions, return of capital, and Section 199A dividends, with tax treatment varying by component and investor. Fractional ownership through platforms like mogul provides direct LLC ownership in individual properties, offering depreciation tax benefits that may reduce taxable income depending on property structure and investor circumstances, along with property-level transparency and the ability to choose specific properties. REITs offer more liquidity through public markets, while fractional ownership provides direct real estate tax exposure.
What returns can I expect from fractional real estate investing platforms?
Returns vary significantly by platform and investment type. mogul targets 15-20% annual IRR with an 18.8% average across the portfolio. Fundrise publishes client-return and dividend-yield data by plan and period, with returns varying by plan, fund, year, and holding period. CrowdStreet previously reported 17.44% aggregate realized net IRR for certain CrowdStreet Advisor Funds with realizations as of September 30, 2022, which should not be interpreted as current marketplace-wide performance. Returns depend on property type, market conditions, leverage, and hold period. Use mogul's free real estate calculator to analyze potential returns on any U.S. property.
Are there platforms for non-accredited investors?
Yes. mogul, Fundrise, Arrived Homes, and Groundfloor all accept non-accredited investors. CrowdStreet and EquityMultiple require accredited investor status, which generally requires over $1M net worth excluding primary residence, income over $200,000 individually or $300,000 with a spouse or partner for the prior two years with expectation of the same, or qualifying professional criteria such as holding a Series 7, 65, or 82 license. mogul supports both accredited and non-accredited investors, subject to onboarding and eligibility, with fractional access to professionally vetted properties and stated target returns of 15-20% IRR.
What fees should I expect from real estate investing platforms?
Fee structures vary widely. mogul charges 0% ongoing management fees (5% upfront included in projections). RealtyMogul charges 1-1.25% annually. Fundrise charges a 0.15% annual advisory fee plus fund-level manager fees, commonly 0.85% for many real estate funds, making typical all-in fees approximately 1.0%. CrowdStreet Capital does not charge investors commissions or account/platform access fees, but sponsors generally pay 1%-5% fees that may reduce investor proceeds directly or indirectly. Over a 5-year hold, these differences compound into thousands of dollars in savings or costs.
How important is a secondary market for real estate investments?
Secondary markets provide liquidity, meaning the ability to sell your investment before the property sells. Most real estate crowdfunding platforms are illiquid, with CrowdStreet offerings being generally illiquid private placements where liquidity and exit timing vary by offering and Fundrise's eREIT shares held under five years potentially subject to an approximate 1% early liquidation penalty, while the Flagship Fund and Income Fund shares do not carry liquidation penalties. mogul has stated that its blockchain infrastructure enables a planned secondary market where investors will be able to sell shares at fair market value calculated monthly through third-party appraisal data, providing flexibility not typically available in direct real estate ownership.