Reviews

Fundrise Review [2021]: Legit or Just Good Marketing?

Fundrise Review
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When it comes to investment options, the private real estate market has been a steady performer over time. Unfortunately, average investors often lack the high amount of capital necessary to invest in property, leaving them locked out of one of the best ways to diversify an investment portfolio.

This Fundrise review will explain how the company is trying to change that dynamic by lowering the barrier to entry. We’ll bring you up-to-speed on how the platform works and outline when it makes sense to consider leveraging the platform as part of your overall investment strategy.

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Fundrise helps beginners get started in real estate investing, with additional options that can help higher net worth individuals diversify their portfolios. The offerings found on the platform are ideal for investors with longer time horizons, as not every investment opportunity offers short-term liquidity.

Pros:
  • $10 minimum investment.
  • Open to non-accredited investors.
  • Ability to invest via an IRA.
Cons:
  • Limited liquidity.
  • Potential redemption fees for early withdrawals.

Fundrise Review: The Basics

Fundrise is the first private market platform for real estate investing. Simply put, it’s a crowd-funded real estate investing option.

The company invests in commercial properties and real estate assets like office buildings, shopping centers and apartment buildings. It also occasionally invests in select residential real estate projects, such as single-family homes and stand-alone rental property.

Examples of Fundrise properties.

There are two primary investment products available on Fundrise: eREITS and eFunds.

Fundrise eREITs are like traditional real estate investment trusts, with the big difference being that they allow would-be real estate investors to try their hand at real estate with relatively small amounts of money.

Fundrise’s eREITs contain a mix of debt (i.e., loans made to a property developer) and equity (i.e., shared ownership in property). By contrast, eFunds contain only equity.

How your investments are allocated in Fundrise’s eREITs and eFunds depends on your particular investment plan. The company offers goal-based plans including a starter plan, a supplemental income plan, a balanced investing plan and a long-term growth plan. We’ll cover these in more detail later in the article (or you can jump to that section now).

Minimum Investment Requirements

Fundrise allows you to invest in real estate as a non accredited investor. U.S. residents 18 and older can use the Fundrise platform via the Starter Portfolio with an initial investment of just $10. 

This is part of what makes the Fundrise platform an attractive investment opportunity. In the past, the types of real estate investments that Fundrise provides have largely been restricted to accredited investors (people or businesses specifically permitted to invest in assets that are not registered with the SEC).

The requirements to become an accredited investor (as an individual) are quite rigorous. You generally must meet one of two requirements:

  • Net worth: Your net worth must exceed $1 million, either individually or jointly with your spouse.
  • Income: Your annual income for the last two years must have exceeded $200,000 per year individually, or $300,000 jointly with your spouse. Additionally, you must expect to earn the same amount of income or more in the current year.

Why such high minimums? The SEC believes that investors with sufficient assets or income are better able to bear the risks of unregulated investments. In other words, it’s a way to protect everyday people from gambling their money on ultra-risky properties (or from getting fleeced by scammers).

However, the Jumpstart Our Business Startups Act of 2012 changed federal regulations to open up many new options for non accredited investors. This occurred in large part because of the emergence of crowdfunding platforms like Kickstarter, which created a realistic and relatively safe way for individuals to buy into companies and projects with small sums of money. 

Fundrise is a product of that regulatory change.

How You Make Money

As a Fundrise investor, you don’t invest in specific real estate projects. Instead, you invest in one of the company’s eREITs or eFunds. As noted previously, the eFunds contain only equity while the eREITs contain a mix of debt and equity.

You can make money on your investment in two ways: through dividends and appreciation.

Dividends

Your dividends consist of rental income generated on properties and interest income earned from mortgages. These dividends are calculated based on the total rental and interest income received by Fundrise, not the value of your shares.

Fundrise pays out dividends — which are a great source of passive income — quarterly. You can either have Fundrise transfer your earnings to your bank account or reinvest them into your portfolio using its Auto Invest dividend reinvestment plan (DRIP).

Appreciation

Properties don’t just earn rental income; they also appreciate in value. As individual properties within an eFund or eREIT increase in value, so too does the Net Asset Value per share of the eFund or eREIT.

For example, let’s say you invested $1,000 into an eREIT at the beginning of the year. If your holdings were $1,100 at the end of the year, your account grew 10% thanks to appreciation.

You don’t necessarily have to sell your shares to realize gains. If Fundrise sells a property that was part of a fund you own, it pays you a certain amount of the proceeds based on how many fund shares you have.

However, the primary way to profit from appreciation is to sell your shares once their Net Asset Value has increased.

Debt can also contribute to appreciation, albeit in a reduced manner. For example, Fundrise may put a portion of their interest earnings back into the respective eREIT, increasing the eREIT’s total value.

How You Take Profits

Remember, Fundrise’s eREITs and eFunds are not publicly traded, which means that your Fundrise investments are less liquid than some other investment options. As a result, cashing out your holdings to realize gains is not as easy as selling shares of stock.

Fundrise limits the number of shares you can redeem at once (each eREIT’s and eFund’s offering circular details these limits). 

For example, the Heartland eREIT (which pays a 3.5% dividend and invests in commercial real estate property in Austin, Chicago, Dallas, Denver and Houston) limits share redemption to the lesser of 5,000 shares or $50,000 per redemption request.

You can submit a redemption request at any time, but you must wait 60 days before Fundrise processes your request. Once that waiting period ends, Fundrise pays out your proceeds within three to five business days. You can find the expected payout date in the transactions section of your dashboard.

One important thing to note is that when you sell shares, you’ll receive their value at the time the order is executed, not the time the order is placed. That means, in theory, that it’s possible to lose a significant amount of money if the share value declines within that 60-day window.

Also, you aren’t guaranteed the ability to liquidate your shares. Fundrise reserves the right to limit your liquidity further if too many investors try to sell at once. Otherwise, Fundrise would be forced to sell assets at a considerable discount, harming other shareholders.

Fundrise also charges up to a 3% penalty on the Net Asset Value of holdings if you liquidate early.

The penalty structure is as follows:

Age of SharesPenalty (% of Total Share Value)
90 days to three years3%
Three to four years2%
Four to five years1%
Five or more yearsNone

You are not penalized for selling shares that you’ve held for less than 90 days — which Fundrise calls introductory shares — since the company updates the Net Asset Value once per quarter.

Fundrise Auto Invest (DRIP)

Fundrise offers a dividend reinvestment plan — also known as a DRIP — that allows you to automatically reinvest your dividend earnings into whichever offerings you’d like.

Reinvesting your dividends enables you to earn compounded returns. As you reinvest your dividends, your principal grows, which in turn entitles you to a larger dividend payout next time.

Historical Returns

Fundrise updates daily actual investor performance on their site. 

Here’s their track record as of October 2021:

Fundrise historical returns spray chart
Fundrise historical returns.

This chart represents cumulative time-weighted returns, which takes into account both appreciation and dividends. If we break this down into annualized returns, we get:

Holding PeriodAnnualized Return
One year7.90%
Two years8.49%
Three years8.63%
Four years8.95%
Five years9.36%

What’s pretty clear is that the investors earning the best returns on Fundrise are those who buy and hold, mainly due to the early redemption fees discussed above. 

Fundrise vs. REITs

Let’s take a closer look at Fundrise vs. a traditional real estate investment trust (REIT).

A traditional REIT works like this: the REIT as a whole owns the real estate asset, but individual investors own REIT shares. The investors then earn dividends from those shares, in addition to any potential increases in share price.

Most REITs are publicly traded, which makes them highly liquid investments. You can also invest in a fund of REITs, such as Vanguard Real Estate ETF (VNQ, the price trend of which is pictured below). 

Three-year returns of Vanguard's Real Estate ETF (VNQ).
Three-year returns of Vanguard’s Real Estate ETF (VNQ).

Publicly traded REITs work similarly to publicly traded stocks. Much of the valuation is based on investors’ expectations of future performance. Just like stocks, their prices go up in good times and they go down when investor sentiment is low.

With Fundrise, there is no publicly traded share price, so there’s much less short-term price volatility (which means more stable returns). In fact, as someone who invested with Fundrise through the beginning of the COVID-19 pandemic, there was no fluctuation at all. 

Fundrise account value trend.
Fundrise account value trend.

One thing Fundrise did do during this time period, however, was suspend redemption and pause new investments. So if liquidity is one of your primary concerns, you may be better suited for a REIT. 

Keep in mind that if you’re selling when the real estate market has crashed, you could be taking a big loss as the price per share of the REIT has likely fallen.

Another difference between REITs and Fundrise is their expense ratios. 

Vanguard’s VNQ has an expense ratio of just .12%. And at first, that seems much lower than Fundrise’s all-in fee of 1%. But each of the REITs in which Vanguard invests also has its own expenses. While not listed within the ETFs’ expense ratios, these costs take away from your returns.

These costs include the operational expenses of each of the individual REITs that Vanguard invests in, which may include marketing costs, financing fees, construction management, executive compensation and more. In one of the more outrageous examples, Simon Property Group REIT expenses equaled 50% of gross revenue.

The benefit of Fundrise is that it takes out a lot of the middleman, allowing you to invest directly in properties. You can read more about Fundrise’s fee structure compared to Vanguard’s here.

Yet another advantage of Fundrise is its size. 

The biggest REITs in the world need to close on very large real estate deals to move the needle. This severely limits what they can invest in. Fundrise, on the other hand, operates on a much smaller scale and can thus invest in much smaller commercial real estate deals. 

These smaller deals typically have greater rewards compared to the kind of deals REITs invest in.

Fundrise Account Levels

Fundrise offers five account levels. At each of these levels, investors have access to a different set of options (including different investment “plans,” which we’ll go over in the next section). 

There is no additional cost to upgrade to a higher account level — you just have to meet the minimum investment requirements.

Fundrise account levels.
Fundrise account levels.

Starter

The Starter account level, which is designed for new investors, is accessible with just a $10 investment. However, your only investment choice at this level is the Starter Portfolio, made up of around 20 different properties throughout the U.S. The Starter Portfolio is split 50/50 between debt and equity investments.

Starter investors can upgrade to one of the Core plans (described below) at no additional cost once their Fundrise account reaches $1,000.

Basic

This account level gives you access to auto-invest and dividend reinvestment, investment goals, IRA investing, and Fundrise IPO investing (i.e., investing in Fundrise itself).

Note that in this case, “IPO” stands for “internet public offering” rather than “initial public offering.” You can learn more about the Fundrise IPO offering here.

Core 

With a minimum Fundrise investment of $5,000, the Core account level opens up the Balanced Investing, Long-Term Growth, and Supplemental Income plans.

Alternatively, Core investors can invest directly into individual eREITs, allowing for a higher degree of portfolio diversification and customization.

Advanced

With $10,000, a Fundrise investor can upgrade to the Advanced level, at which point they unlock the “Plus” version of each of the Core plans.

The Plus plans follow the same strategies as their respective Core counterparts. However, Advanced investors also gain access to three growth-focused eFunds, each of which contains 100% equity holdings and pays no dividends.

These three funds are:

  • Washington DC eFund
  • Los Angeles eFund
  • National eFund

In the Balanced Investing Plus and Long-Term Growth Plus plans, eFunds make up 30% of the portfolio. In the Supplemental Income Plus plan, they make up 25%.

Advanced investors can also invest directly in the eFunds.

One benefit to these eFunds containing more equity than debt is their tax advantage. You may be able to take a larger depreciation tax deduction. If you choose to invest in an eFund, Fundrise will send you a Form K-1 around mid-March for taxes.

Advanced investors can also have Fundrise waive 180 days of fees for each new user they refer to the platform. (You can learn more about the company’s fees and penalties in this section.)

Premium

Premium is open to investors with a Fundrise investment of at least $100,000. At the time of publication, the only benefit of the Premium level compared to Advanced is access to special offerings, which are private funds that Fundrise periodically makes available. These funds are usually specialized, very illiquid equity funds with different risks, return profiles and time horizons.

Fundrise Investing Plans

As explained earlier, Fundrise has a Starter plan for those with only $10 to invest. Once you reach $1,000, you can access the Basic level and choose between Supplemental Income, Balanced Investing and Long-Term Growth.

Supplemental Income Plan

The Supplemental Income plan prioritizes income over growth. The portfolio is weighted towards debt investments that pay interest income, but it also contains equity investments that generate consistent rental income.

Growth isn’t dismissed entirely though. Fundrise works to improve property values, but mostly so that they can increase rental income.

Less aggressive investors will find that out of the three Core plans the Supplemental Income plan’s consistent dividends best meets their needs.

Balanced Investing Plan

Balanced Investing falls between Supplemental Income and Long-Term Growth, aiming to provide a blend of appreciation and dividend income. This portfolio leans slightly towards debt investments but is close to 50/50 debt to equity proportion.

Balanced Investing will be your best choice if you want to maximize investment diversification. You generate more income than the Supplemental plan without experiencing as large of value fluctuations as you might see with the Long-Term Growth plan.

Long-Term Growth Plan

The Long-Term Growth plan is a growth-oriented strategy. This portfolio is weighted towards equity investments, which are riskier than debt investments but which tend to appreciate more.

Consequently, you’ll receive less dividend income if you invest in this portfolio. Instead, a substantial portion of your gains will come from increases in property value.

Fundrise says it attempts to capture maximum growth potential by buying ahead of significant cultural or demographic shifts, as well as by gaining an understanding of emerging neighborhoods. It’s then able to build new urban housing in areas it predicts will be popular (as well as renovate old buildings).

The Long-Term Growth plan is best suited to more aggressive investors, such as younger investors. Younger investors have a long time horizon, so they can afford higher risk if it means higher returns over time.

How Fundrise Chooses Investments

Each real estate asset that Fundrise adds to one of its eREITs or eFunds must pass a strict screening and underwriting process.

Sponsor Screening

Fundrise starts by digging deep into the credentials and experience of the sponsor, which is the individual or company that acquires and manages the real estate asset that Fundrise is looking to add to its portfolio.

Fundrise analyzes the sponsor’s financials and credit history, but they also want sponsors with a strong track record.

Overall, Fundrise looks for companies with plenty of capital and an ability to do well in top U.S. markets.

Initial Project Due Diligence

If the sponsor makes it past the first step, Fundrise evaluates the sponsor’s particular real estate project to ensure it meets several criteria. It reviews each project from a very conservative point of view, making pessimistic projections to account for the worst-case scenario.

Fundrise then moves on to underwriting if it believes these estimates are good enough.

Detailed Underwriting

Once Fundrise determines that the sponsor and real estate project both meet its requirements, it begins the underwriting process. An underwriter analyzes the project in detail to see if its potential risks and returns match what Fundrise is looking for by seeing if the project passes the 350 data points on its underwriting checklist.

The underwriter then presents their findings to Fundrise’s Investment Committee.

The Investment Committee’s job is to hunt for potential risks and downsides to taking on the project, as well as determine whether these risks are worth taking. Additionally, the committee brainstorms ways to reduce or eliminate risks where possible.

Purchase

Finally, Fundrise moves forward to the closing process. While closing, it attempts to negotiate other rights that can protect its investments, such as foreclosure rights.

Occasionally, Fundrise gains new information about a particular project during the closing process. If it receives further information that renders its original analysis moot, it will still back out of the deal.

Fundrise and IRAs

IRAs enable you to invest money in a tax-efficient way. Traditional IRAs typically allow only stocks, bonds, mutual funds and similar investments. You must have a “self-directed” IRA — IRAs that let you invest in assets prohibited by regular IRAs — to invest in real estate.

Fortunately, Fundrise investors have access to self-directed IRAs through Fundrise’s partner, Millenium Trust Company.

Fundrise offers three types of IRAs:

  • Traditional IRAs. Contributions are pre-tax, while withdrawals are taxed as ordinary income.
  • Roth IRAs. Contributions are made with after-tax income, but withdrawals are tax-free.
  • SEP IRAs. SEP IRAs are designed for small business owners and self-employed people. Contributions are pre-tax, while withdrawals are taxed as ordinary income.

IRAs are not compatible with eFunds (only eREITs). You can either invest your IRA directly into an eREIT or into one of Fundrise’s plans.

Further reading: Roth vs. traditional IRAs — which one is right for you?

Fundrise Fees and Penalties

Fundrise charges a total of 1% in fees on your investment portfolio. This 1% figure comes from two separate fees: an advisory fee and an asset management fee.

Fundrise charges a 0.15% advisory fee for managing your investment portfolio, as well as to provide you with the Fundrise eDirect investment platform. Compared to traditional services — which tend to charge between 0.25% and 1.45% annually — Fundrise keeps the advisory fee low.

Additionally, Fundrise charges a 0.85% annual asset management fee.

Fundrise does not charge commissions or transaction fees, nor does it charge you for features such as the DRIP plan.

However, there are a few other fees to be aware of.

  • Development and liquidation fees. Fundrise reserves the right to charge development and liquidation fees, but claims to rarely do so. Fundrise charges these fees to cover the costs of managing the development of for-sale housing.
  • IRA fee. Millennium Trust Company charges $125 annually for IRA management.
  • Origination/acquisition fee. Origination/acquisition fees allow Fundrise to acquire new real estate property for its eREITs and eFunds. Fundrise charges a 0-2% fee on the purchase price of new investments so that they can compensate the sponsor.

Four Benefits of Investing With Fundrise

There are quite a few reasons investors may want to check out Fundrise.

  1. It’s an easy way to learn about the intimidating field of real estate investing, a time-tested strategy that has helped many people build huge fortunes.
  2. Dividend income is paid quarterly.
  3. It lets you participate without deep pockets. Fundrise is one of the few crowdfunded real estate investment options that’s available if you’re a non accredited investor.
  4. You can invest in an IRA. Your dividends will be taxable, but if you funnel them into a Fundrise IRA, it will give you a tax shelter.

The Two Biggest Disadvantages of Fundrise

  1. Lack of liquidity. As with any investment vehicle, there are disadvantages to Fundrise. The biggest is the lack of liquidity. Fundrise is illiquid compared to a public REIT. With Fundrise, you won’t have access to your money immediately if something goes wrong in your life and you need to get fast cash out of your investments. Given that, it should be viewed as a long term investment.
  2. The possibility of losing money when you sell your shares. Because there’s a 60-day lag between when you request to sell your shares and when that order is processed, you can suffer a loss if the value of your investments declines within that window.

Who Should Invest in Fundrise

Fundrise isn’t the right investment option for everybody. That’s not because it isn’t a good place to park your money and watch it grow, but because there are other basics you should take care of before you add this to your portfolio.

Let’s look at who should consider investing in Fundrise.

  • Those who have an emergency fund in place. Because you’ll need access to money with total liquidity in case of an emergency, you should make sure you have sufficient emergency savings before you invest in Fundrise.
  • Those whose high-interest debt is paid off. It doesn’t make any financial sense to begin investing in vehicles like Fundrise if you still owe on high-interest credit cards. The rate of return you earn via Fundrise will be less than what you’re paying in interest on your credit card balance. Before you begin investing with Fundrise, you should pay off your credit cards and any other consumer debt (other than your mortgage).
  • Those who are maxing out their 401(k). You should first be maxing out your 401(k) up to your full company match. If you’re not doing that, you’re leaving free money on the table (which is never a good wealth-building strategy).
  • Those who want to use Fundrise as a learning tool. Fundrise really shines by giving motivated individuals a relatively safe way to learn and hone their craft as a real estate investor.
  • Those who want to diversify their IRA or taxable investments.

Fundrise Alternatives

There are a number of real estate platforms that have followed in Fundrise’s footsteps. 

A few worth highlighting, include:

  • Arrived Homes. This alternative is worth highlighting for its low minimums (just $100). The big difference between Fundrise and Arrived Homes is that Arrived is focused on investing in single-family homes as opposed to commercial real estate property. Read our Arrived Homes review to learn more. 
  • Cadre. Cadre is an alternative for accredited investors looking to diversify their portfolio in real estate. Minimums start at $50,000. Read our Cadre Review to learn more. 
  • CrowdStreet. For accredited investors, CrowdStreet offers the chance to invest directly in specific commercial real estate projects by partnering with developers across the U.S. The minimum amount to invest in any single project is $25,000.

Fundrise FAQ

Is Fundrise safe?

Yes, Fundrise is safe in that they’re a legit company with over $1 billion in assets. Fundrise assets do carry risk, however. Keep in mind that your investment is backed by physical real estate, so if there was a default your investment might not be totally lost. 

Can you buy shares of Fundrise stock?

Yes. The Fundrise IPO (an “internet public offering”) is available to Fundrise customers with a Basic account or higher. Users can invest in the IPO directly through the platform. Access is only on a limited basis, and there is currently a waitlist.

How much does Fundrise pay in dividends?

Fundrise pays quarterly dividends, which range depending on what you’re invested in. On an annual basis for 2021, dividend payments ranged from about 1.5% to about 6.5%.

Who owns Fundrise?

While Fundrise allows customers to purchase shares in the company, they’re not a true mutual company. The company is owned by Rise Companies Corp. Read their offering circular to learn more about their corporate structure. 

Fundrise Review: Final Thoughts

As I noted a couple of times in this review, I think Fundrise is best utilized as a way to diversify your portfolio while learning about real estate investing. Its very low initial investment (just $10) gives a nonaccredited investor the ability to invest in the real estate market without risking too much of their savings, and there are plenty of good options for those who decide to increase their real estate asset exposure as they gain more experience. 

Depending on how much you have to invest, Fundrise’s dividend payments can also be a good source of passive income.

At the same time, it’s not right for everyone. While real estate is one of the best alternative investment classes and has a solid track record of returns, I would still recommend that most people put the bulk of their investment into index funds (which have consistently proven to be among the safest and most effective investment opportunity). Additionally, Fundrise is best viewed as a long term investment, considering the notable lack of liquidity.

That said, I think it’s perfectly fine to take 5-10% of your available investment funds and place them into something you find interesting — whether that’s a mutual fund, individual stocks or a crowdfunded real estate investment platform like Fundrise.

If you’re interested in real estate and think you might want to pursue it further at some point in the future, this can be a great way to learn the language and methodology in a reasonably safe way; since Fundrise chooses the properties, you’re less likely to make a bad decision or get swindled.

R.J. Weiss
R.J. Weiss is the founder and editor of The Ways To Wealth, a Certified Financial Planner™, husband and father of three. He's spent the last 10+ years writing about personal finance and has been featured in Forbes, Bloomberg, MSN Money, and other publications.

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