Real Estate Platform Comparison· Updated July 15, 2026

DiversyFund vs. Landa 2026 Real Estate Investing Comparison

A side-by-side breakdown of returns, liquidity, fees, and trustworthiness to help you decide where to invest your money.

★ Our Pick DiversyFund logo

1.5

DiversyFund marketed a $500-minimum, non-accredited growth REIT that reinvested all cash flow instead of paying regular dividends. The product you may remember no longer exists for new investors: the SEC permanently suspended the second fund's Regulation A exemption in June 2023 (a settled order with no fines and no admission of wrongdoing), the original fund's SEC filings show mounting losses and minimal distributions ($11,822 paid to all investors in the first half of 2025), and a shareholder lawsuit continues with three surviving claims after a June 2025 ruling. The company now markets a separate accredited-only fund. Existing investors are effectively waiting on asset sales with no redemption option.

1.5

Landa pioneered $5 fractional shares of single-family rentals, but the platform has been effectively frozen since spring 2025: no deposits, no secondary trading, and halted dividends for many investors. A New York court placed 119 Landa properties under an independent manager in February 2025 amid a lawsuit over $35M+ in defaulted loans, and Landa's own SEC filings have since flagged substantial doubt about its ability to continue as a going concern. Do not deposit new money. Existing investors should treat this as a wind-down and monitor SEC filings.

At a Glance

DiversyFund vs. Landa, Key Stats

$500 (historical, closed)Minimum$5 (historical, no new investments accepted)

Indefinite: no redemption program, investors wait for asset salesHolding PeriodIndefinite: platform frozen, no on-platform exit

N/A: there has never been an early withdrawal optionEarly WithdrawalN/A, withdrawals and trading are unavailable

Minimal (SEC filings show $525,872 paid in all of 2024 and $11,822 in H1 2025 across the entire investor base)Rent PayoutHalted (for many investors, since late 2024 / early 2025)

N/A for new investors; REIT I reported a $7.9M net loss in 2024 and a $2.4M net loss in H1 2025 per SEC filingsAvg. ReturnsN/A, dividends halted; historical yields were ~3–6% and highly variable

Pros & Cons

What each platform does well and poorly

Real multifamily assets in the portfolio
DF Growth REIT's SEC filings show roughly $66.8 million in rental real estate (net of depreciation) and $97.9 million in total assets as of June 30, 2025. Unlike some failed platforms, there is a real, reported portfolio behind investor shares.
Current SEC reporting
DiversyFund's funds still file semiannual and annual reports with the SEC, so investors can track the portfolio, cash position, and litigation status through primary sources rather than marketing updates.
Low minimum brought new investors into real estate
The original $500 minimum with no accreditation requirement made private multifamily investing accessible to people who had never had access before, and helped prove demand for low-minimum real estate products.
SEC matter resolved without fines or fraud findings
The SEC's June 2023 order permanently suspended REIT II's Regulation A exemption, but the settlement imposed no fines or penalties, and in August 2023 the SEC closed its investigation without recommending enforcement action against the company, its funds, or its principals.
The original product is closed and there is no way in or out
REIT II's offering ended in 2022 and its Regulation A exemption was permanently suspended in June 2023. The original growth REITs never offered a redemption program, so existing investors cannot withdraw; they are waiting on property sales that have not yet returned meaningful capital.
Mounting losses and a thin cash position
Per the fund's own SEC filing for the first half of 2025, DF Growth REIT reported a $2.38 million net loss for the period (after a $7.9 million net loss in 2024), an accumulated deficit of $26.3 million, and cash of $305,385, down from $1.95 million at the end of 2024.
Ongoing shareholder litigation
A shareholder suit filed in December 2022 against the funds, DiversyFund, Inc., and its principals was largely dismissed in April 2024, but after an amended complaint, a June 2025 ruling allowed three claims to proceed. The company disputes the claims and says it will contest them; the parties were preparing for discovery as of the fund's most recent filing.
Pivot to a high-minimum accredited fund
While original investors wait, DiversyFund now markets a separate fund for accredited investors with dramatically higher minimums. The $500-minimum retail product that built the brand is not available to new investors.

Lowest historical entry price
Landa's signature feature was $5 share prices, which made it one of the most accessible fractional real estate platforms ever launched, and proved real demand for low-minimum property investing.
Sun Belt single-family focus
Landa concentrated on cash-flowing single-family rental markets that remain popular with rental investors: Atlanta, Tampa, Orlando, Charlotte, Birmingham, and Jacksonville, plus a Brooklyn portfolio.
Publicly documented offerings
Landa raised capital through Regulation A offerings, which means its financials and current wind-down activity remain publicly documented in SEC filings that investors can still monitor today.
Series LLC structure
Each Landa property is held in its own series LLC. In the current wind-down, that structure is what ties each investor's claim to a specific property rather than to the parent company alone.
Platform frozen: no deposits, trading, or withdrawals
Landa's app and investor portal have been effectively non-functional since around April 2025, per TechCrunch's investigation. The site states there are no active offerings and that deposits and secondary trading are paused. Many investors report halted dividends going back to late 2024, and 130+ complaints have been filed with the Better Business Bureau.
$35M+ lender lawsuit and court-appointed independent manager
In November 2024, lenders Viola Credit and L Finance sued Landa in New York State Supreme Court over more than $35 million in defaulted loans. In February 2025 the court placed 119 Landa properties under an independent manager, and court filings allege Landa diverted roughly $724,000 in tenant rent to accounts outside the court's injunction.
Going-concern doubt in Landa's own SEC filings
Landa's SEC filings through 2026 include a steady stream of foreclosure and property-disposition reports, and its auditors have flagged substantial doubt about the company's ability to continue as a going concern.
Existing investors have no exit and no timeline
With the secondary market closed, current holders cannot sell shares on-platform, and Landa has published no restart timeline. Practically, existing investors are positioned closer to creditors in a wind-down than customers of a functioning platform.

Deep Dive

Detailed comparison

What You're Investing In

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.

Nothing, currently. Historically: fractional shares of single-family rental homes in U.S. Sun Belt markets. No offerings are active as of 2026.

Property Locations

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

Atlanta, Tampa, Orlando, Charlotte, Birmingham, Jacksonville, and Brooklyn portfolios, 119 of these properties are now under court-appointed independent management.

Expected Returns

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.

N/A, dividends have been halted for many investors since late 2024 or early 2025, and no returns are being generated for shareholders while properties are foreclosed or sold in the wind-down. Historical dividend yields ranged roughly 3–6% and varied widely by property. Past performance does not guarantee future results.

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.

Landa historically earned revenue through property management markups and series-level operating expenses rather than an investor-facing platform fee. Fee structure is moot while the platform is frozen.

Liquidity

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

Indefinite. The secondary market is closed and there is no on-platform way to sell.

Who Can Invest

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.

No one, currently, Landa is not accepting new investors or deposits while the platform is frozen.

The Verdict

Which is better, DiversyFund or Landa?

★ Our Pick

1.5

DiversyFund is not an option for new retail investors, and that is the most important fact about it: the $500-minimum product that made the brand famous is closed, and its successor fund is accredited-only. Existing growth REIT investors hold shares in funds whose own filings show mounting losses, minimal distributions, thin cash, and unresolved litigation, with no redemption mechanism while they wait. Investors drawn to low-minimum real estate should study the structural lesson here before choosing any platform: products that defer all returns to a sponsor-controlled liquidation leave you with no income and no exit if the plan slips. Platforms with investor-controlled liquidity and regular distributions, such as Lofty, Fundrise, or Arrived, put structurally more control in investors' hands, though each has its own trade-offs worth comparing.

Full DiversyFund review →

1.5

Landa is not an investable platform in 2026. The app is frozen, dividends are halted for many holders, 119 properties sit under court-appointed management amid a $35M+ lender lawsuit, and the company's own SEC filings flag going-concern doubt. Prospective investors should not deposit money. Existing investors should document their holdings, monitor SEC EDGAR and the New York court docket, and treat recovery as uncertain. Investors who still want fractional single-family exposure should evaluate platforms on the exact points where Landa failed: investor liquidity that doesn't depend on the platform's discretion, current audited disclosures, and clean separation between investor assets and platform debt. See how Lofty compares on those criteria, or review alternatives like Arrived and Ark7.

Full Landa review →

Bottom Line

DiversyFund scores higher (1.5/5) and edges out Landa on our investment quality criteria.

Frequently Asked Questions

DiversyFund vs. Landa FAQ

Which is better, DiversyFund or Landa?

Based on our scoring criteria, returns, fees, liquidity, transparency, minimums, and track record, DiversyFund (1.5/5) scores higher than Landa (1.5/5). DiversyFund marketed a $500-minimum, non-accredited growth REIT that reinvested all cash flow instead of paying regular dividends. The product you may remember no longer exists for new investors: the SEC permanently suspended the second fund's Regulation A exemption in June 2023 (a settled order with no fines and no admission of wrongdoing), the original fund's SEC filings show mounting losses and minimal distributions ($11,822 paid to all investors in the first half of 2025), and a shareholder lawsuit continues with three surviving claims after a June 2025 ruling. The company now markets a separate accredited-only fund. Existing investors are effectively waiting on asset sales with no redemption option.

What is the minimum investment for DiversyFund vs. Landa?

DiversyFund's minimum investment is $500 (historical, closed). Landa's minimum investment is $5 (historical, no new investments accepted).

How do DiversyFund and Landa compare on liquidity?

DiversyFund: Indefinite. The growth REITs never had a redemption program, and the eventual liquidation has not yet returned meaningful capital to investors. Landa: Indefinite. The secondary market is closed and there is no on-platform way to sell.

What returns can investors expect from DiversyFund vs. Landa?

DiversyFund reports average yearly returns of N/A for new investors; REIT I reported a $7.9M net loss in 2024 and a $2.4M net loss in H1 2025 per SEC filings. Landa reports average yearly returns of N/A, dividends halted; historical yields were ~3–6% and highly variable. Past performance does not guarantee future results.

One of the most flexible ways to invest in real estate

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$50 minimums · Daily rent payouts · No lock-up periods · 24/7 exchange

View Properties

Real Estate Platform Comparison· Updated July 15, 2026

DiversyFund vs. Landa 2026 Real Estate Investing Comparison

A side-by-side breakdown of returns, liquidity, fees, and trustworthiness to help you decide where to invest your money.

★ Our Pick DiversyFund logo

1.5

At a Glance

DiversyFund vs. Landa, Key Stats

$500 (historical, closed)Minimum$5 (historical, no new investments accepted)

Indefinite: no redemption program, investors wait for asset salesHolding PeriodIndefinite: platform frozen, no on-platform exit

N/A: there has never been an early withdrawal optionEarly WithdrawalN/A, withdrawals and trading are unavailable

Minimal (SEC filings show $525,872 paid in all of 2024 and $11,822 in H1 2025 across the entire investor base)Rent PayoutHalted (for many investors, since late 2024 / early 2025)

N/A for new investors; REIT I reported a $7.9M net loss in 2024 and a $2.4M net loss in H1 2025 per SEC filingsAvg. ReturnsN/A, dividends halted; historical yields were ~3–6% and highly variable

Pros & Cons

What each platform does well and poorly

Real multifamily assets in the portfolio
DF Growth REIT's SEC filings show roughly $66.8 million in rental real estate (net of depreciation) and $97.9 million in total assets as of June 30, 2025. Unlike some failed platforms, there is a real, reported portfolio behind investor shares.
Current SEC reporting
DiversyFund's funds still file semiannual and annual reports with the SEC, so investors can track the portfolio, cash position, and litigation status through primary sources rather than marketing updates.
Low minimum brought new investors into real estate
The original $500 minimum with no accreditation requirement made private multifamily investing accessible to people who had never had access before, and helped prove demand for low-minimum real estate products.
SEC matter resolved without fines or fraud findings
The SEC's June 2023 order permanently suspended REIT II's Regulation A exemption, but the settlement imposed no fines or penalties, and in August 2023 the SEC closed its investigation without recommending enforcement action against the company, its funds, or its principals.
The original product is closed and there is no way in or out
REIT II's offering ended in 2022 and its Regulation A exemption was permanently suspended in June 2023. The original growth REITs never offered a redemption program, so existing investors cannot withdraw; they are waiting on property sales that have not yet returned meaningful capital.
Mounting losses and a thin cash position
Per the fund's own SEC filing for the first half of 2025, DF Growth REIT reported a $2.38 million net loss for the period (after a $7.9 million net loss in 2024), an accumulated deficit of $26.3 million, and cash of $305,385, down from $1.95 million at the end of 2024.
Ongoing shareholder litigation
A shareholder suit filed in December 2022 against the funds, DiversyFund, Inc., and its principals was largely dismissed in April 2024, but after an amended complaint, a June 2025 ruling allowed three claims to proceed. The company disputes the claims and says it will contest them; the parties were preparing for discovery as of the fund's most recent filing.
Pivot to a high-minimum accredited fund
While original investors wait, DiversyFund now markets a separate fund for accredited investors with dramatically higher minimums. The $500-minimum retail product that built the brand is not available to new investors.

Lowest historical entry price
Landa's signature feature was $5 share prices, which made it one of the most accessible fractional real estate platforms ever launched, and proved real demand for low-minimum property investing.
Sun Belt single-family focus
Landa concentrated on cash-flowing single-family rental markets that remain popular with rental investors: Atlanta, Tampa, Orlando, Charlotte, Birmingham, and Jacksonville, plus a Brooklyn portfolio.
Publicly documented offerings
Landa raised capital through Regulation A offerings, which means its financials and current wind-down activity remain publicly documented in SEC filings that investors can still monitor today.
Series LLC structure
Each Landa property is held in its own series LLC. In the current wind-down, that structure is what ties each investor's claim to a specific property rather than to the parent company alone.
Platform frozen: no deposits, trading, or withdrawals
Landa's app and investor portal have been effectively non-functional since around April 2025, per TechCrunch's investigation. The site states there are no active offerings and that deposits and secondary trading are paused. Many investors report halted dividends going back to late 2024, and 130+ complaints have been filed with the Better Business Bureau.
$35M+ lender lawsuit and court-appointed independent manager
In November 2024, lenders Viola Credit and L Finance sued Landa in New York State Supreme Court over more than $35 million in defaulted loans. In February 2025 the court placed 119 Landa properties under an independent manager, and court filings allege Landa diverted roughly $724,000 in tenant rent to accounts outside the court's injunction.
Going-concern doubt in Landa's own SEC filings
Landa's SEC filings through 2026 include a steady stream of foreclosure and property-disposition reports, and its auditors have flagged substantial doubt about the company's ability to continue as a going concern.
Existing investors have no exit and no timeline
With the secondary market closed, current holders cannot sell shares on-platform, and Landa has published no restart timeline. Practically, existing investors are positioned closer to creditors in a wind-down than customers of a functioning platform.

Deep Dive

Detailed comparison

What You're Investing In

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.

Nothing, currently. Historically: fractional shares of single-family rental homes in U.S. Sun Belt markets. No offerings are active as of 2026.

Property Locations

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

Atlanta, Tampa, Orlando, Charlotte, Birmingham, Jacksonville, and Brooklyn portfolios, 119 of these properties are now under court-appointed independent management.

Expected Returns

Fees

Liquidity

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

Indefinite. The secondary market is closed and there is no on-platform way to sell.

Who Can Invest

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.

No one, currently, Landa is not accepting new investors or deposits while the platform is frozen.

The Verdict

Which is better, DiversyFund or Landa?

★ Our Pick

1.5

Full DiversyFund review →

1.5

Full Landa review →

Bottom Line

DiversyFund scores higher (1.5/5) and edges out Landa on our investment quality criteria.

Frequently Asked Questions

DiversyFund vs. Landa FAQ

Which is better, DiversyFund or Landa?

What is the minimum investment for DiversyFund vs. Landa?

DiversyFund's minimum investment is $500 (historical, closed). Landa's minimum investment is $5 (historical, no new investments accepted).

How do DiversyFund and Landa compare on liquidity?

What returns can investors expect from DiversyFund vs. Landa?

One of the most flexible ways to invest in real estate

Start building generational wealth with Lofty

$50 minimums · Daily rent payouts · No lock-up periods · 24/7 exchange

View Properties

About Lofty

DiversyFund vs. Landa 2026 Real Estate Investing Comparison

DiversyFund vs. Landa, Key Stats

What each platform does well and poorly

Detailed comparison

Which is better, DiversyFund or Landa?

DiversyFund vs. Landa FAQ

Start building generational wealth with Lofty

DiversyFund vs. Landa 2026 Real Estate Investing Comparison

DiversyFund vs. Landa, Key Stats

What each platform does well and poorly

Detailed comparison

Which is better, DiversyFund or Landa?

DiversyFund vs. Landa FAQ

Start building generational wealth with Lofty