Real Estate Platform Comparison· Updated July 15, 2026

DiversyFund vs. RealT 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.

1.0

RealT pioneered tokenized U.S. rental properties with weekly rent distributions, but the platform is now winding down. On July 2, 2026, RealT announced the voluntary liquidation of its U.S. structures. Weekly distributions are suspended, roughly 700 Detroit properties sit under a court-approved special fiduciary following the city's nuisance lawsuit, and sale proceeds go to repairs, taxes, and legal obligations before token holders see anything. A class action and a criminal complaint are underway in France. Do not buy RealTokens. Existing holders should document their positions and follow the liquidation process closely.

At a Glance

DiversyFund vs. RealT, Key Stats

$500 (historical, closed)MinimumN/A: platform is in voluntary liquidation and was never open to U.S. investors

Indefinite: no redemption program, investors wait for asset salesHolding PeriodIndefinite: token holders are waiting on asset sales in a wind-down

N/A: there has never been an early withdrawal optionEarly WithdrawalN/A: recovery depends on liquidation proceeds, not a withdrawal process

Minimal (SEC filings show $525,872 paid in all of 2024 and $11,822 in H1 2025 across the entire investor base)Rent PayoutSuspended (historically weekly in stablecoins)

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: distributions suspended; advertised yields historically exceeded 10%, which the current outcome puts in perspective

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.

Proved global demand for tokenized rentals
RealT operated since 2019 and attracted thousands of investors worldwide to fractional U.S. rental properties, demonstrating real international appetite for tokenized real estate with frequent distributions.
Weekly distributions set the cadence benchmark
When operating, RealT distributed rent weekly in stablecoins, more frequently than the monthly or quarterly schedules used by most competitors.
Genuinely onchain ownership records
RealTokens live on public blockchains, which means holders retain independently verifiable records of their positions even with the platform in liquidation. That transparency is helping investors organize during the wind-down.
Public paper trail
The Detroit court proceedings, fiduciary agreement, and liquidation announcements are publicly documented, so token holders can follow the process through primary sources rather than platform statements alone.
Voluntary liquidation announced July 2026
On July 2, 2026, RealT announced the voluntary liquidation of its U.S. structures and the progressive sale of its entire property portfolio. The announcement reportedly came via a YouTube call rather than formal notice through a registered transfer agent. Roughly 14,000 French investors are affected according to counsel involved, alongside holders worldwide.
Detroit lawsuit and court-approved fiduciary
The City of Detroit initiated proceedings in July 2025 over code violations and tax arrears on roughly 408 properties. In April 2026 a court approved an agreement placing a special fiduciary in control of roughly 700 RealT Detroit properties, with authority to renovate, sell, or demolish. RealT still owes millions in unpaid taxes, and only a city motion prevented 300+ properties from going into foreclosure.
Weekly distributions suspended
Rent distributions to token holders are suspended, and RealT has said proceeds are being directed first to repairs, stabilization, and legal obligations. Yields historically advertised above 10% annualized are not being paid.
Class action and criminal complaint
A class action is underway in France and a criminal complaint has been filed with the financial division of the Paris judicial court. Former collaborators have publicly alleged that some marketed properties may never have been purchased, an allegation that, if proven, would be securities fraud.

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. RealT is liquidating its portfolio and no new offerings are available.

Property Locations

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

Primarily Detroit (roughly 83% of the portfolio), with Cleveland, Chicago, and Memphis exposure. The Detroit portfolio is under fiduciary control until at least the end of October 2026.

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. Distributions are suspended and future returns depend entirely on liquidation proceeds after repairs, taxes, fiduciary costs, and legal obligations. Historically advertised yields above 10% annualized should be read in light of that outcome: the highest advertised yields in the category came with the weakest underlying operations. 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.

Moot for new investors. For existing holders, fiduciary fees, escrow requirements, repair costs, and back taxes are effectively senior to token holder recoveries in the wind-down.

Liquidity

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

Indefinite. Token holders are waiting on a liquidation process with no published completion timeline.

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. The platform was closed to U.S. persons under Regulation S, and with the July 2026 liquidation announcement it is effectively closed to new investment entirely.

The Verdict

Which is better, DiversyFund or RealT?

★ 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 →

1.0

RealT is not an investable platform. It is a wind-down. The July 2026 voluntary liquidation, suspended distributions, fiduciary-controlled Detroit portfolio, unpaid taxes, and pending litigation mean prospective buyers should stay away entirely, including from discounted RealTokens on decentralized exchanges. Existing holders should document positions, follow the Detroit docket and the French class action, and calibrate expectations to distressed liquidation values. Investors who came to RealT for tokenized rentals with frequent payouts should evaluate operators on the factors that failed here: property condition and tax compliance, platform financial health, and what happens to investors if the operator disappears. See how Lofty compares on those specific criteria.

Full RealT review →

Bottom Line

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

Frequently Asked Questions

DiversyFund vs. RealT FAQ

Which is better, DiversyFund or RealT?

Based on our scoring criteria, returns, fees, liquidity, transparency, minimums, and track record, DiversyFund (1.5/5) scores higher than RealT (1.0/5). 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. RealT?

DiversyFund's minimum investment is $500 (historical, closed). RealT's minimum investment is N/A: platform is in voluntary liquidation and was never open to U.S. investors.

How do DiversyFund and RealT 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. RealT: Indefinite. Token holders are waiting on a liquidation process with no published completion timeline.

What returns can investors expect from DiversyFund vs. RealT?

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. RealT reports average yearly returns of N/A: distributions suspended; advertised yields historically exceeded 10%, which the current outcome puts in perspective. Past performance does not guarantee future results.

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

Real Estate Platform Comparison· Updated July 15, 2026

DiversyFund vs. RealT 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

1.0

At a Glance

DiversyFund vs. RealT, Key Stats

$500 (historical, closed)MinimumN/A: platform is in voluntary liquidation and was never open to U.S. investors

Indefinite: no redemption program, investors wait for asset salesHolding PeriodIndefinite: token holders are waiting on asset sales in a wind-down

N/A: there has never been an early withdrawal optionEarly WithdrawalN/A: recovery depends on liquidation proceeds, not a withdrawal process

Minimal (SEC filings show $525,872 paid in all of 2024 and $11,822 in H1 2025 across the entire investor base)Rent PayoutSuspended (historically weekly in stablecoins)

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.

Proved global demand for tokenized rentals
RealT operated since 2019 and attracted thousands of investors worldwide to fractional U.S. rental properties, demonstrating real international appetite for tokenized real estate with frequent distributions.
Weekly distributions set the cadence benchmark
When operating, RealT distributed rent weekly in stablecoins, more frequently than the monthly or quarterly schedules used by most competitors.
Genuinely onchain ownership records
RealTokens live on public blockchains, which means holders retain independently verifiable records of their positions even with the platform in liquidation. That transparency is helping investors organize during the wind-down.
Public paper trail
The Detroit court proceedings, fiduciary agreement, and liquidation announcements are publicly documented, so token holders can follow the process through primary sources rather than platform statements alone.
Voluntary liquidation announced July 2026
On July 2, 2026, RealT announced the voluntary liquidation of its U.S. structures and the progressive sale of its entire property portfolio. The announcement reportedly came via a YouTube call rather than formal notice through a registered transfer agent. Roughly 14,000 French investors are affected according to counsel involved, alongside holders worldwide.
Detroit lawsuit and court-approved fiduciary
The City of Detroit initiated proceedings in July 2025 over code violations and tax arrears on roughly 408 properties. In April 2026 a court approved an agreement placing a special fiduciary in control of roughly 700 RealT Detroit properties, with authority to renovate, sell, or demolish. RealT still owes millions in unpaid taxes, and only a city motion prevented 300+ properties from going into foreclosure.
Weekly distributions suspended
Rent distributions to token holders are suspended, and RealT has said proceeds are being directed first to repairs, stabilization, and legal obligations. Yields historically advertised above 10% annualized are not being paid.
Class action and criminal complaint
A class action is underway in France and a criminal complaint has been filed with the financial division of the Paris judicial court. Former collaborators have publicly alleged that some marketed properties may never have been purchased, an allegation that, if proven, would be securities fraud.

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. RealT is liquidating its portfolio and no new offerings are available.

Property Locations

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

Primarily Detroit (roughly 83% of the portfolio), with Cleveland, Chicago, and Memphis exposure. The Detroit portfolio is under fiduciary control until at least the end of October 2026.

Expected Returns

Fees

Moot for new investors. For existing holders, fiduciary fees, escrow requirements, repair costs, and back taxes are effectively senior to token holder recoveries in the wind-down.

Liquidity

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

Indefinite. Token holders are waiting on a liquidation process with no published completion timeline.

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. The platform was closed to U.S. persons under Regulation S, and with the July 2026 liquidation announcement it is effectively closed to new investment entirely.

The Verdict

Which is better, DiversyFund or RealT?

★ Our Pick

1.5

Full DiversyFund review →

1.0

Full RealT review →

Bottom Line

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

Frequently Asked Questions

DiversyFund vs. RealT FAQ

Which is better, DiversyFund or RealT?

What is the minimum investment for DiversyFund vs. RealT?

DiversyFund's minimum investment is $500 (historical, closed). RealT's minimum investment is N/A: platform is in voluntary liquidation and was never open to U.S. investors.

How do DiversyFund and RealT compare on liquidity?

What returns can investors expect from DiversyFund vs. RealT?

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. RealT 2026 Real Estate Investing Comparison

DiversyFund vs. RealT, Key Stats

What each platform does well and poorly

Detailed comparison

Which is better, DiversyFund or RealT?

DiversyFund vs. RealT FAQ

Start building generational wealth with Lofty

DiversyFund vs. RealT 2026 Real Estate Investing Comparison

DiversyFund vs. RealT, Key Stats

What each platform does well and poorly

Detailed comparison

Which is better, DiversyFund or RealT?

DiversyFund vs. RealT FAQ

Start building generational wealth with Lofty