Fundrise vs Groundfloor vs Arrived: Three $10 to $100 Real Estate Doors

Verdict: Start with Fundrise if you want a managed pool from a $10 start and you accept quarterly, limited repurchases. Groundfloor is short-term real estate debt, fixed-rate Notes or single loans, with going-concern language on the operator. Arrived is single-home rental equity or a short-track-record real estate loan fund. Do not pick among them as if they were three flavors of the same account.

Of the 33 real-estate and alternative products in the catalog, 16 do not require accreditation and 7 more only in part (counted October 14, 2026). Arrived is in the 16, at a $100 minimum. Fundrise ($10 to open an account) and Groundfloor (Notes from $100, single loans from $10) are partial: their core products are open, some are not.

Calling all three "real estate crowdfunding" is how directories lie. One is a pooled fund manager. One is short-term debt. One sells shares of a house, plus a separate loan fund. Liquidity, fees, and what breaks first are different. We do not publish target returns as ours: every return figure below is platform-reported, historical, a target or a stated Note rate, never a guarantee.

This is not financial advice. Principal is at risk. There is no FDIC wrapper on these investments. If you need the money on a date you choose, use a high-yield savings account instead.

Side by side

Figures are from our product rows (read Fundrise Oct 14, 2026, Groundfloor Oct 14, 2026, Arrived Oct 10, 2026, which may be out of date) unless noted.

CrowdStreet is not in this table on purpose. It is accredited-only, with a minimum its site says is typically $5,000, and its former marketplace hosted the Nightingale fraud. The real-estate crowdfunding guide keeps it on the map so the accreditation line stays visible. The failures page is where that story lives.

Fundrise is a manager, not a house

You open an account with $10, and fund shares bought directly take $1,000. Real estate funds cost about 1.00% a year (0.15% advisory plus a 0.85% management fee). The Innovation Fund's management fee is 1.85%, plus the advisory fee in portfolio plans. You do not pick a duplex in Phoenix. You pick a fund.

Liquidity is on Fundrise's calendar. Income and Flagship are interval funds with quarterly repurchase offers for 5% to 25% of shares at NAV, likely at the 5% minimum, and an oversubscribed offer is prorated. Fundrise says its Reg A and Reg D offerings may contain redemption penalties. That is the stress test that matters: the limit shows up when many people want out at once.

The credit side is a different shelf on the same login. Opportunistic Credit Fund II is $50,000, accredited-only, 1.75% management plus a 20% incentive over a 10% preferred return, no redemption plan, and a 5 year term plus two one-year extensions. If someone told you "Fundrise is $10 and anyone can get the credit fund," they collapsed two shelves.

Fundrise reported an 8.16% annualized distribution rate on its Income Real Estate Fund as of October 12, 2026: platform-reported, not a promised APY, and distributions are not guaranteed. NAVs are valuations of private assets, not market prices. The client-returns table shows all advisory accounts at 1.50% in 2022, -7.45% in 2023 and 5.75% in 2024. Operating since 2012 is real. It is not a return.

Start here if you want a diversified pool from a $10 start and you can stand not being able to wire the money back next Tuesday.

Groundfloor is a loan, and a company

Groundfloor's Notes pay stated fixed rates: 5.0% for 1 month, 6.0% for 3 months and 8.0% for the 12-month Signature Note, from $100 ($1,000 for the 12-month). Individual loans start at $10 and carry a 10% to 18% target IRR, a target, not a fixed rate. Notes run 1 to 24 months, loans as short as 6 to 12 months, and Groundfloor's pages describe no early exit. Fixed is not guaranteed: these are not deposits, and if a borrower defaults, Groundfloor says your return may be delayed or reduced.

Groundfloor's own July 2025 asset management update, published August 15, 2025, put its lifetime loss rate at 0.94%, the trailing twelve-month average at 2.12%, and July 2025 at 2.99%. The lifetime figure was the headline. The recent one is the one to underwrite.

Groundfloor states there are no fees to invest in Notes or Loans, and its Flywheel Portfolio closed to new investment on July 7, 2026. No investor fee is cleaner than a 1% AUM wrap, until a loan goes bad or the company does.

Auditors expressed going-concern doubt in the FY2024 and FY2025 audited financials. FY2024 net loss: $14.3 million, narrowing to $10.4 million in FY2025. That is a warning about the operator itself, on top of any single borrower. There is no fraud history we store, and no FDIC. Groundfloor reports 100% of its Notes repaid on time and in full (platform-reported). Two years of going-concern language is the honest reason we will not call it a savings substitute.

Use Groundfloor only if you want debt, not equity, you can stand a loss on a single loan, and you have read the latest audit. Our row was read Oct 14, 2026.

Arrived is a house, or a loan fund

$100 buys a slice of a rental home or of the Real Estate Income Fund (formerly the Private Credit Fund), which makes short-term loans to residential homebuilders. No accreditation. Backed by Jeff Bezos. Founded 2019. Our row was last read Oct 10, 2026, with fees and yields from Arrived's pages as checked September 25, 2026, so they may be out of date.

The rental side is fee-heavy: a sourcing fee built into each offering price, 0.15% of purchase price per quarter, and 8% to 25% of rents for management. Arrived reported long-term rentals paying an average annualized dividend of about 3.6% in Q1 2026, plus hoped-for appreciation. That is not a HYSA. Homes are 5 to 7 year holds, and the secondary market is not guaranteed and costs 2% per trade. You are in a specific address with other retail owners.

The Real Estate Income Fund is the quieter product. On September 25, 2026 the fund page showed a 12-month historical annualized yield of 8.3%, a current yield of 7.3%, and a 7% to 9% target after fees: a trailing figure, a current figure and a target, not a promise. The asset management fee is 0.3% of net assets per quarter (about 1.2% a year), and we could not confirm other fund fees on Arrived's current pages. Redemptions carry a six-month lock, then quarterly windows capped at 5% of NAV, and can be gated. The record is short and has not been through a housing-credit downturn. We will not turn a few clean quarters into a personality.

Pick Arrived if you specifically want a rental share you can point at, or you want the Real Estate Income Fund and you accept a short history. Do not pick it because the homepage looks like a savings app.

How to not fool yourself

If the money has a date, it does not belong here. Marcus at 3.50% and Ally at 3.20% are boring on purpose (read Oct 14, 2026). See Marcus vs Ally.

If you want one managed pool and a $10 start, Fundrise is the default door. If you want short-term debt and you have read the going-concern language, Groundfloor. If you want a house share or the loan fund, Arrived. If you want accredited CRE funds, you are not in this post.

If a platform's homepage leads with a percentage, read it as marketing until you have the offering circular. The alternative investing without accreditation guide is the wider shelf.

FAQ

Which should I pick, Fundrise, Groundfloor, or Arrived?
Start with Fundrise if you want a managed pool from a $10 start and you accept quarterly, limited repurchases. Groundfloor is short-term real estate debt with going-concern language on the operator. Arrived is single-home rental equity or a short-track-record real estate loan fund. Do not pick among them as if they were three flavors of the same account.

Do I need to be an accredited investor?
Not for Arrived, Groundfloor's Notes and single loans, or Fundrise's core funds. Fundrise's Opportunistic Credit Fund II is accredited and starts at $50,000, and Groundfloor's Preferred Notes and Emerging Alternatives are accredited-only.

Are these FDIC insured?
No. These are investments. A high-yield savings account at a Member FDIC bank is a different product.

Why don't you list the advertised returns in the table?
Because we do not publish target returns as if they were ours. Platform-reported figures live on the product pages with a date stamp. They are not a promise.

Is this financial advice?
No. Principal at risk. Illiquid. Read the offering documents.