Arrived vs. DiversyFund 2026 Real Estate Investing Comparison

Fractional shares of long-term single-family rentals, short-term vacation rentals, the Single Family Residential Fund, and the Private Credit Fund. Most investors hold a basket of individual properties.

Nothing, at the original entry point. The $500-minimum growth REITs are closed. The current DiversyFund offering is accredited-only with a much higher minimum.

Arrived's portfolio is heavily concentrated in the southern and mid-western U.S.: Georgia, Alabama, Tennessee, Arkansas, the Carolinas, and Florida, plus tourism markets like Tennessee and Arizona for vacation rentals.

Value-add multifamily properties in various U.S. markets, held directly and through joint ventures.

Q1 2026 dividend yields averaged about 3.6% on long-term rentals and 2.4% on short-term rentals, with the Private Credit Fund yielding closer to 8.1%. Across 173 exited properties, total returns averaged 18.6% over the hold period (not annualized). The advertised total return range across the platform is 4.7%–12.8% per year combining income and appreciation.

For existing growth REIT investors, returns depend on eventual asset sales. The funds reinvested cash flow by design, so there was never meaningful income along the way, and recent filings show losses: a $7.9 million net loss in 2024 and a $2.4 million net loss in the first half of 2025 for DF Growth REIT, with an accumulated deficit of $26.3 million. Past performance does not guarantee future results.

Arrived charges a sourcing fee (~3.5–5% of home cost), an annual AUM fee (~0.15% of property value), and property management fees of roughly 8% of gross rents collected (passed to a third-party manager). Vacation rentals carry additional gross-revenue fees.

The funds paid management and other fees to affiliates of the sponsor, detailed in offering circulars and annual reports. The SEC's 2023 order cited inaccurate statements about fees on the DiversyFund website relative to REIT II's offering documents.

Long-term rentals are designed for a 5–7 year hold; vacation rentals for up to 15 years. Arrived decides when to sell each property based on its own assessment of market conditions.

Indefinite. The growth REITs never had a redemption program, and the eventual liquidation has not yet returned meaningful capital to investors.

Open to U.S. citizens and residents 18 or older. No accreditation required. Investors receive 1099 documents annually and can also invest through self-directed IRAs.

No one, for the original product: the growth REITs are closed to new investment. The company's current offering is limited to accredited investors at much higher minimums.