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The Top Real Estate Crowdfunding Sites 2020


Sep 05, 2019 by Millionacres Staff

Real estate crowdfunding platforms have made institutional quality, high yield commercial real estate investing more accessible than ever. Today it’s possible to invest in real estate online with only a few clicks. While there are many platforms to choose from, picking the best one depends on what you're looking for.

See below for our reviews of top real estate crowdfunding platforms. While all of the platforms below rate highly according to our methodology, pay attention to the different features that matter most for you. Some are better for non-accredited investors while others provide access to tax-friendly 1031's, self-directed IRA funding, or Opportunity Zones. Deal flow and ease of diversification can vary widely.

And please remember, no investment is risk-free. Crowdfunding can be an excellent path to wealth but is less liquid than other options like equities. Deals are often sensitive to broader economic trends well beyond your control. Patience is important.

Our featured reviews

79

Best for conservative exposure

Streitwise

4.0 / 5 stars

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Summary

Streitwise offers both accredited and non-accredited investors the opportunity to its private REITs with as little as $1,000 and has a business structure that aligns well with those investing in their offerings.

4.0 / 5 stars

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Highlights
    • Available for non-accredited investors with low minimums
    • Attractive properties in portfolio with low use of leverage
    • Management team has invested significant stake in business

Bankruptcy Protection 7/ 10

Deal Flow 5/ 10

Deal Transparency 5/ 5

Diversified Fund Options 3/ 5

Due Diligence 9/ 10

Ease of Use 8/ 10

Fees & Commissions 9/ 10

Investment Minimums 4/ 5

Investor Resources 8/ 10

Leadership 4/ 5

Non-accredited Investor Offerings 5/ 5

Platform Financials 4/ 5

Skin in the Game 5/ 5

X Factors 3/ 5

Total 79 / 100

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73

Best for first-time investors

Fundrise

3.6 / 5 stars

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Summary

Fundrise's core offerings are diversified funds, either commercial properties in the case of its eREITs, or real estate transactions in its eFunds. Their unique structure makes it one of the most accessible options for non-accredited investors.

3.6 / 5 stars

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Highlights
    • Excellent Non-Accredited Options
    • Broad Regulation A Access
    • Easy, low-cost diversification

Bankruptcy Protection 8/ 10

Deal Flow 5/ 10

Deal Transparency 3/ 5

Diversified Fund Options 3/ 5

Due Diligence 7/ 10

Ease of Use 8/ 10

Fees & Commissions 8/ 10

Investment Minimums 5/ 5

Investor Resources 8/ 10

Leadership 4/ 5

Non-accredited Investor Offerings 4/ 5

Platform Financials 3/ 5

Skin in the Game 4/ 5

X Factors 3/ 5

Total 73 / 100

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75

Best one-stop shop

RealtyMogul

3.8 / 5 stars

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Summary

One of the most popular real estate crowdfunding platforms, RealtyMogul has a diverse investment mix available to investors that includes individual properties, funds, 1031 exchanges, and private REITs

3.8 / 5 stars

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Highlights
    • Mogul REITs offer easy diversification at a low price
    • Extensive 1031 support is unique among portals
    • Emphasis on conservative value-add is appealing

Bankruptcy Protection 8/ 10

Deal Flow 6/ 10

Deal Transparency 3/ 5

Diversified Fund Options 4/ 5

Due Diligence 8/ 10

Ease of Use 9/ 10

Fees & Commissions 7/ 10

Investment Minimums 3/ 5

Investor Resources 9/ 10

Leadership 4/ 5

Non-accredited Investor Offerings 4/ 5

Platform Financials 3/ 5

Skin in the Game 3/ 5

X Factors 4/ 5

Total 75 / 100

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72

Best for opportunity zone investing

Cadre

3.6 / 5 stars

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Summary

A low volume, high investment minimum, high quality platform that favors quality over quantity. Skin in the game of every deal is the type of alignment we like to see. Significant experience with Opportunity Zones puts them ahead of peers.

3.6 / 5 stars

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Highlights
    • Skin the game on every deal
    • Emphasizes fewer high quality deals over volume
    • Significant experience with opportunity zones

Bankruptcy Protection 8/ 10

Deal Flow 5/ 10

Deal Transparency 4/ 5

Diversified Fund Options 2/ 5

Due Diligence 9/ 10

Ease of Use 9/ 10

Fees & Commissions 8/ 10

Investment Minimums 2/ 5

Investor Resources 9/ 10

Leadership 4/ 5

Non-accredited Investor Offerings 0/ 5

Platform Financials 3/ 5

Skin in the Game 5/ 5

X Factors 4/ 5

Total 72 / 100

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73

Best for 1031 exchanges

1031 Crowdfunding

3.6 / 5 stars

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Summary

Provides an online service to help investors defer taxes on real estate gains through the use of the IRS-approved 1031 exchange by seamlessly investing in institutional-quality commercial real estate deals pre-packaged into exchange-qualified DSTs.

3.6 / 5 stars

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Highlights
    • Removes "closing risk" inherent in 1031 exchanges.
    • Simplifies 1031 exchange process.
    • Also offers REIT with minimum investment of just $1,500

Bankruptcy Protection 8/ 10

Deal Flow 8/ 10

Deal Transparency 2/ 5

Diversified Fund Options 3/ 5

Due Diligence 8/ 10

Ease of Use 7/ 10

Fees & Commissions 5/ 10

Investment Minimums 4/ 5

Investor Resources 7/ 10

Leadership 4/ 5

Non-accredited Investor Offerings 5/ 5

Platform Financials 3/ 5

Skin in the Game 4/ 5

X Factors 5/ 5

Total 73 / 100

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73

Best for accredited investors

Fairway America

3.6 / 5 stars

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Summary

Fairway America isn't a crowdfunding platform like ones you hear about today. It's a real estate firm that has been connecting investors with deals and funds for decades with a stellar track record behind it.

3.6 / 5 stars

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Highlights
    • Unparalleled operating and performance history compared to crowdfunding platforms
    • Invests directly alongside investors, sometimes taking large positions in deals
    • For accredited investors only

Bankruptcy Protection 8/ 10

Deal Flow 5/ 10

Deal Transparency 4/ 5

Diversified Fund Options 5/ 5

Due Diligence 9/ 10

Ease of Use 7/ 10

Fees & Commissions 6/ 10

Investment Minimums 2/ 5

Investor Resources 8/ 10

Leadership 5/ 5

Non-accredited Investor Offerings 0/ 5

Platform Financials 5/ 5

Skin in the Game 5/ 5

X Factors 4/ 5

Total 73 / 100

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Best for conservative exposure: Streitwise

Using leverage is one of the things that can make or break a real estate investment. Not using any debt for such a large purchase will typically lead to lower returns, but using too much debt can stretch the limits of your finances should any issues arise. That's why we are impressed with Streitwise funds. It aims to fund acquisitions with 50% to 60% debt, a reasonably low rate compared to many of its peers. What's more, the properties it has on the books are office properties with large business tenants like Panera Bread and New Balance.

It's a small fund, but the way management intends to manage and grow this business looks like the conservative business plan we like to see for those targeting lower-risk investments.

Read our complete review of Streitwise

Best for first-time investors: Fundrise

Fundrise takes a unique approach to crowdfunded real estate investments. While most platforms act as a marketplace connecting sponsors and investors, Fundrise instead builds diversified funds with low investment minimums. These significantly lower the barrier to entry for many individuals. Three main benefits to this approach include:

  1. Low minimums empower non-accredited investors
  2. Easy diversification
  3. The creation of investment objective funds (Income, Balanced, and Growth), much like popular target-date funds for retirement.

Fundrise also offers an opportunity zone fund for those looking to defer capital gains.

While Fundrise does make it easy for anyone to invest in real estate, drawbacks to their approach include not only a heavy reliance on their own vetting process to screen for high quality deals and sponsors, but also an inability to avoid or emphasize certain properties individually. The eREIT structure may also make fees less transparent, which can dampen long term returns.

Read our complete review of Fundrise

Best one-stop shop: RealtyMogul

RealtyMogul is one of the original real estate crowdfunding platforms. The leadership team at RealtyMogul takes a thorough, risk-appropriate, and investor-centric approach. They often negotiate lower fees and voting rights for deal backers, and maintain unusually strong voting rights themselves in some real estate deals to support investors when deals go sideways.

The platform focuses on typically lower risk value-add opportunities, particularly multifamily, but also has a strong pipeline of conservative 1031 exchange investments. The team participates in both of their private REITs - something we like to see. While volume is lower than we'd like to see, the availability of private REITs creates readily available options for non-accredited investors.

Read our complete review of RealtyMogul

Best for opportunity zone investing: Cadre

Cadre is a polished, lower-volume real estate crowdfunding platform that's best suited for accredited investors seeking the tax advantages of opportunity zones. While Cadre does offer non-Opportunity Zone investments, their expertise in this area stands out as a particular strength.

Slightly higher fees buy investors a platform with exceptional due diligence and project alignment. Management takes a stake in every deal - great for alignment. Volume is lower and minimums are higher than average, making Cadre a best fit for concentrated placements by high net worth individuals.

Read our complete review of Cadre

Best for 1031 exchanges: 1031 Crowdfunding

1031 Crowdfunding's platform helps facilitate one of the more complicated real estate transactions out there. One of the largest hurdles for real estate owners trying to execute a 1031 exchange is to identify a "like-kind" property and close on a purchase within the timeframe the IRS allows.

1031 Crowdfunding helps investors eliminate the risk of not completing the process in time by offering investors the ability to invest in pre-approved, 1031 exchange-eligible properties. This platform serves a specific niche that may not be applicable for a wide array of investors, but for those accredited investors looking to complete a 1031 exchange in a short amount of time, 1031 Crowdfunding is a great option.

Read our complete review of 1031 Crowdfunding

Best for accredited investors: Fairway America

While Fairway America uses the internet to reach investors and provides them with the ability to participate in commercial real estate transactions and funds, investors shouldn't confuse Fairway with a crowdfunding platform. Many of them didn't start operating until after the JOBS Act in 2013. On the other hand, Fairway has been in business since 1992. Because of that, it's much more of a "hands-on" real estate service provider that links investors to opportunities in the real estate sector.

The company has an extensive operating history dating back to 1992. In its nearly 30 years of operations, it has closed roughly 750 deals, about 80% of which have gone full cycle. Very few of these deals have lost money, and most of them have been in its diversified funds.

Read our complete review of Fairway America

Check out all of our reviews

Platform Overall Score Investing minimums Non-accredited investor offerings?
Streitwise 79 $1,000 Yes
RealtyMogul 75 $5,000 Yes
Fairway America 73 $50,000 No
Fundrise 73 $500 Yes
YieldStreet 73 $10,000 No
1031 Crowdfunding 73 $1,500 Yes
Cadre 72 $25,000 No
Crowdstreet 71 $25,000 No
AcreTrader 71 $5,000 No
Peerstreet 70 $1,000 No
iintoo 70 $25,000 No
RealCrowd 70 $10,000 No
FarmTogether 70 $10,000 No
ArborCrowd 69 $25,000 No
Equity Multiple 69 $5,000 No
Rich Uncles 69 $100 Yes
Roofstock 67 N/A Yes
Groundfloor 65 $10 Yes
Upside Avenue 64 $2,000 Yes
RREAF Holdings 63 $25,000 No
Republic Real Estate 56 $50 Yes
Cardone Capital 55 $5,000 Yes
FarmFundr 53 $10,000 No
Patch of Land 49 $5,000 No
Diversyfund 47 $500 Yes

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