Arrived's fees vary by investment type. For individual single-family rentals, its 2026 disclosures include a 3.5% sourcing fee, a quarterly asset management fee of 0.15% of the property's purchase price, and property management expenses. Additional charges may apply when properties or investment shares are sold.
Understanding these costs helps when comparing fractional real estate investing platforms. This guide breaks down Arrived's fees as of October 2026, explains their impact on investment performance, and compares its pricing model with mogul.
Disclaimer: The information provided in this guide is for educational purposes only and does not constitute financial, tax, or legal advice. Always consult with a licensed professional before making any financial or investment decisions.
Key Takeaways
Acquisition fees: Arrived's 2026 filings disclose a 3.5% sourcing fee based on individual-property purchase prices, plus applicable acquisition and offering expenses
Asset management fees: Individual single-family rentals generally carry a 0.15% quarterly fee based on property purchase price, while diversified funds use different rates
Property management fees: Published guidance lists 8% of gross rental income for single-family rentals and 15%–20% of revenue for vacation rentals, subject to property-specific arrangements
Selling costs: Individual-property disposition expenses are estimated at 6%–7% of the sale price, while secondary-market broker fees may reach 2.5% per side
Alternative fee structures: mogul charges a one-time 5% platform fee based on property purchase price, without a recurring rental-income fee or traditional annual AUM fee on invested equity
Understanding Fractional Real Estate Investing Fees
How Fractional Real Estate Ownership Works
Fractional real estate investing allows multiple investors to participate in residential property investments without purchasing an entire home.
Investors typically acquire interests in a legal entity or investment product associated with specific real estate assets.
Arrived offers individual rental-property investments, vacation rentals, and diversified real estate funds. Individual properties are generally held through property-specific series, while funds provide exposure to multiple assets.
These arrangements differ from traditional real estate investment trusts, although some Arrived products themselves use REIT tax structures.
Fractional investing can provide access to professionally managed properties, potential rental distributions, and participation in property-level financial outcomes. The applicable investment documents determine ownership rights, fees, distributions, and tax treatment.
Why Investment Fees Matter
Fees influence how much property income and sale proceeds remain available to investors.
Common fee categories include:
Acquisition fees: Costs associated with sourcing, purchasing, and preparing properties
Asset management fees: Charges for investment administration, reporting, and financial oversight
Property management fees: Expenses for leasing, rent collection, tenant coordination, and maintenance
Disposition fees: Costs incurred when selling a property
Secondary-market fees: Charges associated with trading eligible investment interests
The calculation base matters as much as the percentage. A fee equal to 1% of property value differs from one calculated using 1% of rental revenue.
The SEC's 2026 investor education guidance emphasizes understanding and comparing investment expenses because their impact can accumulate over time.
These distinctions are important when evaluating real estate investment types and their associated costs.
Arrived Fees in 2026: Complete Cost Breakdown
Arrived's fee structure depends on the investment product, property type, and offering terms.
Individual rentals generally involve sourcing, asset management, and operating expenses. Diversified funds and vacation rentals follow different arrangements.
Property Sourcing and Acquisition Fees
Arrived's June 2026 individual-property offering circular discloses a sourcing fee of 3.5% of the property's purchase price.
The fee compensates the manager for identifying properties and preparing them for investment.
For example, a $300,000 property would generate a $10,500 sourcing fee.
The June 2026 offering circular also identifies other acquisition-related expenses:
Brokerage and acquisition costs
Inspections and property improvements
Closing and escrow expenses
Financing and holding costs
Operating and capital reserves
Offering administration
Certain offerings permit reimbursement of organization and offering expenses up to 2% of gross offering proceeds. This uses a different calculation base from the sourcing fee.
Arrived's filings also describe a possible scaled acquisition fee tied to negotiated seller incentives. This may equal the lesser of 20% of the qualifying incentive or $10,000.
These charges form part of each property's offering economics and vary by investment.
Quarterly Asset Management Fees
Arrived charges ongoing asset management fees for investment administration and oversight.
For individual single-family rentals, the disclosed fee is:
0.15% per quarter
Equivalent to 0.6% annually
Calculated using property purchase price
Paid from property-level net operating rental income under applicable terms
For a $300,000 property, this equals $450 quarterly or $1,800 annually, assuming the fee rate and calculation base remain unchanged.
The fee applies to the property's purchase price rather than each investor's individual contribution.
Arrived's diversified funds use different rates:
Single Family Residential Fund: 0.25% of net assets quarterly, equivalent to 1% annually
Real Estate Income Fund: 0.30% of net assets quarterly, equivalent to 1.2% annually
Vacation rentals: Variable fees linked to rental income, historically averaging approximately 0.1% of initial investment amounts quarterly
The Single Family Residential Fund's management arrangement is also described in its 2026 fund annual filing, covering fiscal year 2025.
Because these fees use different calculation bases, they should be evaluated within their respective investment structures.
Property Management Fees
Property management fees cover day-to-day rental operations.
Arrived's 2026 guidance describes the following general arrangements.
Single-Family Residential Properties
Generally 8% of gross rental income
Covers leasing, rent collection, tenant communication, and maintenance oversight
Additional lease-up, renewal, or turnover expenses may apply
Vacation Rental Properties
Generally 15%–20% of revenue
Covers guest coordination, cleaning schedules, and operational management
Additional maintenance and property-specific expenses may apply
Individual contracts may differ. For example, a 2026 series offering circular describes a $70 monthly management fee under certain Marketplace Homes agreements.
This illustrates why Arrived's general 8% rate does not necessarily apply to every property.
Operating expenses also vary between long-term and short-term rentals. Shorter stays generally involve more frequent cleaning and guest turnover, while longer leases involve different tenant management requirements.
Maintenance and Property-Level Expenses
Beyond management fees, rental properties incur ongoing costs such as:
Property taxes and insurance
Routine repairs and maintenance
Utilities and property services
Leasing and turnover expenses
Financing costs
Capital improvement reserves
Some expenses relate to daily operations, while others qualify as real estate capital expenditures.
Capital expenditures, or CapEx, involve major improvements or replacements that extend a property's useful life, such as replacing a roof or heating system.
These costs differ from routine maintenance and can affect long-term property economics.
Property Disposition and Sale Fees
When an individual Arrived property is sold, a disposition fee may apply.
Its June 2026 offering documents estimate 6%–7% of the property sale price.
This amount includes:
Brokerage commissions
Title and escrow charges
Closing expenses
Related sale administration
Because brokerage and closing expenses are included in the estimate, they should not automatically be added again.
The Consumer Financial Protection Bureau's closing cost disclosure guidance explains common transaction expenses, including title services and settlement charges.
Actual sale proceeds depend on transaction costs, outstanding debt, and other applicable obligations.
Arrived Secondary Market Fees
Arrived operates a secondary market where eligible investors can submit orders to buy or sell individual-property interests.
Its published secondary-market guidance permits executing-broker fees of up to:
2.5% on the buyer's side
2.5% on the seller's side
Some individual-property filings specify lower rates. For example, a June 2026 circular lists 2% per side, while other 2026 secondary brokerage disclosures specify up to 2.5%.
Trading generally occurs through scheduled monthly windows, with execution dependent on matching buyers and sellers.
Eligible shares must satisfy applicable holding and offering requirements. Arrived's fund products follow separate redemption arrangements.
How mogul Structures Its Investment Fees
mogul provides fractional ownership in individual residential properties through dedicated LLCs.
Founded by former Goldman Sachs real estate professionals, the platform draws on more than $10 billion in collective institutional real estate investing experience.
Its pricing model uses a one-time platform fee capitalized into the initial property transaction rather than ongoing compensation tied to collected rental income.
One-Time Platform Fee
mogul's current fee information describes a one-time 5% platform fee calculated from the property's purchase price and capitalized into the transaction.
Capitalizing a fee means incorporating it into the property's initial funding requirements instead of charging it annually.
For a hypothetical $300,000 property, the one-time platform fee would equal $15,000.
Fees During Ownership
mogul does not charge an ongoing rental-income fee or a traditional recurring annual AUM fee on invested equity.
Each property's offering documents outline financing, operating reserves, property expenses, and third-party management costs.
Property Selection and Ownership Structure
The property ownership and management process begins with sourcing and underwriting residential properties.
mogul evaluates market fundamentals, property conditions, rental economics, and financing arrangements before making assets available on its platform.
The company reports that fewer than 1% of reviewed properties pass its diligence process.
Each selected property is held through a dedicated LLC, with investors acquiring membership interests representing proportional ownership.
mogul co-invests alongside its members in every property offered on the platform.
mogul reported $110 million in assets as of June 1, 2026, and more than 50,000 users as of September 28, 2026.
How Fees Affect Investment Performance
Comparing Fees Using One Property
Consider a hypothetical residential property purchased for $300,000.
Arrived Individual-Property Illustration
Using Arrived's disclosed 2026 rates:
Sourcing fee at 3.5%: $10,500
Quarterly asset management fee at 0.15%: $450
Annual asset management fee: $1,800
Five years of unchanged asset management fees: $9,000
This example covers the sourcing and asset management fees. Other acquisition, operating, financing, and disposition expenses are separate.
mogul One-Time Platform Fee Illustration
Using the same purchase price:
One-time platform fee at 5%: $15,000
No ongoing rental-income fee is charged by mogul.
These examples show how each platform calculates fees and how those costs fit into overall property economics.
How Financing Changes Property Economics
Property financing affects the initial capital requirement and cash flow available after operations.
Using borrowed capital to purchase property is known as real estate investing leverage.
Financing introduces expenses and obligations such as:
Interest payments
Loan principal repayments
Origination costs
Refinancing expenses
Outstanding debt at sale
Two properties with identical purchase prices and rental income may produce different investor-level cash flows because of their financing arrangements.
Gross Income vs. Net Returns
Gross rental income differs from the amount available for investor distributions.
Several financial metrics help distinguish property operations from investment performance.
Gross rental income: Total rent collected before expenses
Net operating income (NOI): Income after qualifying operating expenses, before financing costs and income taxes
Cash-on-cash return: Annual cash flow relative to cash invested
Internal rate of return (IRR): Annualized return accounting for the timing of investment cash flows
Multiple on invested capital (MOIC): Total investment value or proceeds divided by original invested capital
Understanding internal rate of return helps when comparing investments with different holding periods and distribution schedules.
Projected IRR depends on underwriting assumptions, while realized IRR reflects completed investment cash flows.
Similarly, cash flow versus appreciation distinguishes income earned during ownership from changes in property value.
Comparing these metrics requires consistent assumptions and a clearly supported financial model.
Why Holding Periods Matter
Fees affect investment economics at different stages.
Acquisition fees become part of initial capitalization. Recurring charges affect cash flow during ownership, while disposition expenses influence eventual sale proceeds.
Over a multiyear investment, the cumulative impact depends on fee rates, calculation bases, and the holding period.
A complete comparison should therefore evaluate the entire investment lifecycle rather than individual percentages alone.
Arrived vs. mogul: Comparing Investment Structures
Both Arrived and mogul provide digital access to professionally managed residential real estate, although their investment products and ownership structures differ.
Property Investment Strategies
Arrived offers individual rental properties, vacation rentals, and diversified real estate funds.
mogul focuses on fractional ownership of identified properties through LLCs, with strategies including:
Short-term rentals
Mid-term rentals
Long-term residential rentals
Sale-leaseback arrangements
Arrived offers pooled fund products alongside individual properties, while mogul emphasizes individual asset selection and property-level ownership.
Tax Reporting and Ownership Treatment
An investment's legal structure can influence how income and deductions are reported.
Certain REIT-structured investments generally use dividend-related tax reporting, often through Form 1099-DIV.
Partnership-taxed LLC investments may issue Schedule K-1, allocating qualifying income, deductions, credits, and other items among members.
The IRS's partner Schedule K-1 instructions for tax year 2025, published for the 2026 filing season, explain how basis, at-risk, and passive activity limitations affect partnership-related tax items.
Receiving a K-1 or an allocation of depreciation does not automatically create an immediately usable tax deduction.
For mogul's LLC investments, applicable tax treatment depends on the specific offering and investor circumstances.
Liquidity and Investment Horizons
Arrived provides scheduled secondary-market trading for eligible individual-property interests, subject to available buyers and sellers.
Its funds follow separate redemption procedures.
mogul's property-level investment model generally involves multiyear ownership, with published materials describing a three-to-ten-year framework.
Property sales are part of its established investment process, while additional secondary-market functionality has been described as planned.
In both structures, offering documents govern transfer rights, distribution arrangements, and exits.
Using Investment Property Calculators to Analyze Costs
Platform fees are only one part of evaluating residential real estate investments.
Rental income, vacancy, maintenance, financing, and ownership duration also influence financial outcomes.
mogul provides free calculators for exploring different property assumptions and investment scenarios.
Available Property Analysis Tools
Investment Property Calculator
The investment property analysis calculator estimates potential rental income, ROI, IRR, and other investment metrics for U.S. properties.
Rental Property Calculator
The rental property analysis calculator models rental income, financing variables, projected cash flow, and holding periods.
Airbnb Calculator
The short-term rental income calculator estimates vacation-rental income using property characteristics and market assumptions.
Real Estate Calculator
The real estate investment calculator analyzes property performance under different financing and holding-period scenarios.
These calculators provide scenario-based estimates to support property analysis. Additional platform-specific fees can be incorporated when evaluating total costs.
Incorporating Fees Into Property Analysis
A complete property model can account for:
Acquisition and offering expenses
Rental income and occupancy assumptions
Management and operating costs
Financing and platform charges
Capital reserves and disposition expenses
Using consistent assumptions helps distinguish underlying property performance from platform-level costs.
Why mogul Appeals to Fee-Conscious Investors
Understanding investment fees means looking beyond individual percentages to the value and services behind them. mogul brings transparent pricing, property-level underwriting, and professional management together in a streamlined fractional real estate investing experience.
Its approach offers several benefits:
Greater cost visibility: Understand how platform fees fit alongside property acquisition costs, rental income, and ongoing operating expenses
More informed property selection: Evaluate individual residential assets using detailed underwriting, rental projections, and property-specific financial assumptions
Simplified investing experience: Access professionally managed properties through fractional LLC ownership while experienced teams handle day-to-day operations
For investors comparing Arrived's fee structure, mogul offers more than a different pricing model. It combines transparent property-level economics with institutional real estate expertise and accessible fractional ownership, making it easier to explore individual investment opportunities with clarity and confidence.
Disclaimer: The information provided in this guide is for educational purposes only and does not constitute financial, tax, or legal advice. Always consult with a licensed professional before making any financial or investment decisions.
Frequently Asked Questions
How much does Arrived charge in upfront fees?
Arrived's June 2026 individual-property filings disclose a 3.5% sourcing fee based on property purchase price. Additional acquisition, brokerage, financing, and offering expenses may apply. Certain offerings also permit reimbursement of expenses up to 2% of gross offering proceeds. Total upfront costs depend on each property's offering documents.
What are Arrived's annual asset management fees?
Individual single-family rentals generally carry a 0.15% quarterly asset management fee, equivalent to 0.6% annually, based on property purchase price. The Single Family Residential Fund charges 0.25% of net assets quarterly, while the Real Estate Income Fund charges 0.30%. Vacation rentals use a separate variable fee linked to rental income.
Does Arrived charge property management fees?
Yes. Arrived's current guidance generally lists management fees of 8% of gross rental income for single-family properties and 15%–20% of revenue for vacation rentals. Some property agreements use fixed monthly charges, and additional leasing, maintenance, or turnover expenses may apply.
Are there fees for selling Arrived investments?
Arrived's individual-property filings estimate disposition expenses of 6%–7% of the sale price, including specified brokerage and closing costs. Secondary-market transactions may also involve executing-broker fees of up to 2.5% per side, although certain filings specify lower rates. Fund redemptions follow separate arrangements.
How does mogul's fee structure compare with Arrived's?
mogul charges a one-time 5% platform fee based on property purchase price, without an ongoing rental-income fee or traditional recurring annual AUM fee on invested equity. Arrived uses product-specific sourcing, management, operating, and transaction fees. Comparing complete property economics provides more context than comparing individual percentages.