Landa offered fractional ownership in rental properties through a mobile investment platform, charging fees for property acquisitions, rental management, and secondary share trading. In 2026, however, its website states that new investment offerings, deposits, and secondary trading are temporarily paused.
Understanding Landa's fees remains relevant because its historical disclosures and subsequent property sales show how acquisition costs, financing, and operating expenses affect real estate investments. This guide examines Landa's fee structure, its status in 2026, and how its model compares with other fractional real estate investing approaches.
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
Landa's current public fee description lists acquisition fees of up to 6% of property purchase costs, while historical disclosures recorded fees ranging from 5% to 10%
Historical management fees ranged from 5% to 10% of gross monthly rent, with 8% disclosed for single-family properties and 5% for multifamily properties
Landa previously disclosed separate 2% secondary trading fees for buyers and sellers, alongside a potential charge of up to $2 per instant deposit or withdrawal transaction
New offerings, deposits, and secondary trading remain paused in 2026, while property-level filings document asset sales and foreclosure activity
mogul charges a one-time 5% platform fee based on the property's purchase price, without an ongoing rental-income fee or traditional recurring annual AUM charge on invested equity
Understanding Landa's Fee Structure When It Operated
Landa used a property-specific investment model in which investors purchased membership interests associated with individual rental properties. Its fees primarily related to property acquisitions, rental management, and eligible secondary-market transactions rather than a recurring percentage of an investor's account balance.
Acquisition Fees
Landa's current public fee description lists a one-time acquisition fee of up to 6% of a property's purchase cost. However, historical arrangements varied by offering.
The company's 2023 annual report, covering the year ended December 31, 2022, documented acquisition fees ranging from 5% to 10% of property purchase prices for the series included in that report.
The current description and historical disclosures reflect different periods and property arrangements. Neither percentage should be treated as a universal charge applied to every Landa investment.
These fees formed part of each property's acquisition economics rather than necessarily appearing as separate deductions from individual investor accounts. Other acquisition-related costs could include inspections, legal services, due diligence, and financing expenses.
Monthly Property Management Fees
Landa charged management fees based on gross rental income generated by qualifying properties.
Its published and historical arrangements included:
Single-family rental properties: 8% of gross monthly rent
Multifamily properties: 5% of gross monthly rent
Broader historical range: 5% to 10% of gross monthly rent, depending on the offering
The management charges applied when the relevant properties generated qualifying rental income and covered services associated with property operations.
For example, a property generating $1,500 in monthly gross rent would incur a $120 management fee at an 8% rate. The remaining $1,380 would be available for other expenses, including taxes, insurance, repairs, financing, reserves, and potential investor distributions.
The amount available for distribution ultimately depended on the property's operating performance and financial obligations.
Secondary Market Trading Fees
Landa previously operated a secondary trading platform allowing eligible investors to buy and sell property shares.
A January 2023 trading-fee disclosure established separate charges for both sides of eligible transactions:
Buyer trading fee: 2% of the transaction amount
Seller trading fee: 2% of the transaction amount
These fees were payable to the participating broker-dealer rather than retained by Landa's property manager.
They were separate from acquisition and rental-management expenses and applied when qualifying share transactions occurred.
Instant Deposit and Withdrawal Fees
Landa's public fee schedule also lists a charge of up to $2 per instant deposit or withdrawal transaction.
The fixed charge applies to expedited transfers rather than property acquisitions or share trading. It is distinct from the historical percentage-based secondary trading fees.
Because Landa currently reports that deposits and secondary trading are paused, its published fee schedule does not establish that instant-transfer services are presently available.
How Landa's Fees Affected Investment Economics
Landa's acquisition and management charges affected different stages of the investment lifecycle.
Acquisition fees formed part of the initial transaction, while rental-management charges influenced operating cash flow throughout property ownership.
Acquisition Costs and Invested Capital
A property acquisition fee is calculated using the property's purchase price.
For example, a 6% acquisition fee on a $200,000 property equals $12,000.
However, this does not necessarily represent a direct 6% deduction from every investor's contribution. Its effect depends on how the property is financed, how acquisition costs are capitalized, and how expenses are allocated within the offering.
Understanding these distinctions is important when comparing property acquisition costs with account-based management fees.
Ongoing Rental Income Expenses
Rental-management fees are calculated using qualifying property revenue. Other expenses influence the amount of rental income remaining after operating costs.
These typically include:
Property taxes and insurance
Maintenance and repairs
Financing payments
Vacancy and operating reserves
Administrative and management expenses
Because these expenses can change during ownership, gross rental income does not directly represent an investor's distributable income.
The long-term effects of investment fees depend on how charges are calculated, their frequency, and the amount against which they are assessed.
For Landa, acquisition charges and rental-management expenses represented separate parts of the overall property investment model.
What Happened to Landa in 2025 and 2026?
Landa experienced financial and operational difficulties affecting property investments and investor access.
Its public website currently indicates that new investment offerings are unavailable, while deposits and secondary trading remain temporarily paused.
Property-level filings continued throughout 2026, documenting asset sales, financing arrangements, and foreclosure proceedings.
Financial Disclosures and Property Sales
Landa's earlier financial statements identified concerns about the ability of the company and its property series to continue operating without additional capital.
Its 2023 annual report included a going-concern warning associated with the 2022 financial statements. That warning described financial uncertainty at the time, although it does not independently explain every subsequent property transaction.
More recent disclosures provide information about individual asset outcomes.
The June 2026 property-sale filing reported twelve completed sales across separate property series.
The transactions showed that:
Nine sales produced no net proceeds available for distribution to investors
Three sales reported positive amounts allocated for investor distribution
Outcomes differed based on individual property sale prices, liabilities, and expenses
These figures describe the proceeds from those particular property sales, not each investor's lifetime financial result.
Earlier distributions, original purchase prices, and other cash flows may also affect the total return associated with an individual property interest.
Additional Foreclosure Activity in 2026
Financing obligations continued to affect certain Landa property entities.
A September 2026 foreclosure filing documented the foreclosure of a property at 6696 Mableton Parkway SE in Mableton, Georgia.
The property was sold through foreclosure on September 1, 2026, after the associated entity was unable to repay a matured bridge loan in full.
Following the transaction, the property-owning series no longer held title or an equity interest in the asset.
The filing illustrates how property-level debt maturity and repayment obligations can affect ownership outcomes independently of ordinary platform management fees.
What These Developments Mean for Investors
Landa's reported property transactions show varying outcomes across individual investments.
Some properties were sold, while others became subject to foreclosure proceedings. The available filings do not establish a single recovery percentage applicable to every investor.
Individual financial outcomes depend on the property interests held, original purchase amounts, previous distributions, outstanding obligations, and final sale proceeds.
How Landa's Fees Compare With Other Investment Models
Real estate investment platforms use different compensation structures. Some collect fees when properties are acquired, while others charge recurring percentages of managed assets or rental revenue.
Understanding the calculation basis of each fee provides a more meaningful comparison than relying on headline percentages alone.
Acquisition Fees Versus Annual AUM Fees
Landa's historical acquisition fees were calculated using property purchase costs.
An annual assets-under-management (AUM) fee, by comparison, is generally calculated using the value of assets being managed.
Common fee structures include:
Acquisition fees: Charged in connection with purchasing a property
Annual AUM fees: Assessed periodically against managed assets
Rental-income fees: Calculated using qualifying property revenue
Transaction fees: Applied to eligible purchases, sales, or transfers
These charges use different calculation bases.
For example, a 5% acquisition fee based on a property's purchase price and a 1% annual fee based on managed equity cannot be compared as though they apply to the same amount.
Evaluating Fees Over a Holding Period
Total investment expenses depend on how fees are assessed throughout ownership.
Acquisition fees generally relate to the initial purchase, while rental-management charges depend on ongoing property operations. Annual AUM fees are calculated periodically against the applicable asset or account value.
When evaluating how real estate returns are measured, fee timing matters alongside rental income, appreciation, and eventual sale proceeds.
A more complete comparison considers the property's acquisition price, holding period, operating expenses, and applicable transaction arrangements.
Financing and Operating Costs Beyond Platform Fees
Platform charges represent only part of the financial structure of a property investment.
Financing arrangements, operating expenses, and reserve allocations can also influence distributable cash flow and the proceeds available when a property is sold.
The Role of Debt Financing
Landa's property-specific investment arrangements included debt financing.
Depending on the offering, these obligations involved interest payments, loan maturity requirements, and repayment of outstanding principal.
Equity holders generally receive property-sale proceeds after applicable debts and transaction expenses have been satisfied.
The documented 2026 foreclosure proceedings illustrate how matured financing obligations can affect an individual property's ownership structure and investor outcomes.
These financing costs are separate from acquisition fees and ongoing rental-management charges.
Operating Reserves and Property Expenses
Operating reserves are funds allocated for anticipated property expenses, vacancies, maintenance, and other operational requirements.
Their availability depends on initial capitalization, rental revenue, and actual expenditures.
Property-level financial analysis commonly considers:
Reserve allocations and operating requirements
Property taxes, insurance, and maintenance
Loan interest rates and repayment obligations
Occupancy and rental income assumptions
Management compensation and administrative expenses
Together, these factors influence how much rental income remains available for distribution after property obligations have been addressed.
Lessons From Landa for Evaluating Fractional Real Estate Fees
Landa's historical fee disclosures and subsequent property transactions demonstrate the importance of understanding how compensation, financing, and ownership arrangements work together.
Understanding the Complete Fee Structure
A complete fee analysis considers acquisition charges, management compensation, financing expenses, operating costs, and transaction-related fees.
It also distinguishes expenses charged directly to investor accounts from those incurred by the underlying property entity.
This provides a clearer picture of how fees are incorporated into investment economics.
Property-Level Financial Reporting
Property-specific investment structures allow individual assets to have separate financing arrangements, operating performance, and distribution histories.
As a result, platform-wide financial figures may not represent the performance of every property.
Property-level reporting helps explain how rental income, expenses, financing, and valuations contribute to each investment's results.
The Role of Institutional Underwriting
Real estate underwriting evaluates multiple factors beyond expected rental income.
These can include local market fundamentals, acquisition pricing, comparable properties, financing terms, operating costs, property condition, and intended holding periods.
A structured underwriting process brings these considerations together to evaluate a property's financial characteristics before acquisition.
Why mogul Offers a Different Approach to Fractional Real Estate
mogul provides a fractional real estate ownership model centered on individually selected properties, institutional underwriting, and professionally coordinated management.
Founded by former Goldman Sachs real estate professionals with more than $10 billion in combined transaction experience, mogul applies institutional real estate expertise to property sourcing, evaluation, and ongoing operations.
One-Time Platform Fee With No Traditional Annual AUM Charge
mogul uses a one-time platform fee structure associated with property acquisition.
Its pricing includes:
One-time 5% platform fee: Calculated using the property's purchase price and capitalized into the initial transaction
No ongoing rental-income platform fee: mogul does not charge a recurring platform fee on collected rental income
No traditional annual AUM fee: The platform does not assess a recurring percentage-based asset-management fee against invested equity
The one-time 5% platform fee forms part of the property's initial capital structure rather than being charged annually.
Professional property management, maintenance, reserves, and other applicable operating expenses form part of each property's financial structure.
This approach separates capitalized acquisition costs from recurring asset-management fees while providing visibility into property-level expenses.
Institutional-Grade Property Selection
mogul applies structured underwriting and due diligence before presenting properties through its investment platform.
Its underwriting and property selection process evaluates market conditions, acquisition pricing, rental operations, financing assumptions, and potential appreciation.
The company reports that fewer than 1% of the properties it reviews pass its diligence process.
The evaluation framework includes:
Market research: Analysis of employment trends, population changes, housing demand, and local property fundamentals
Property underwriting: Assessment of rental income, operating costs, financing, and appreciation potential
Due diligence: Property inspections, condition reviews, and anticipated capital expenditures
Operating reserves: Capital allocations intended to support vacancies, maintenance, and property operations
Investment alignment: mogul reports investing its own capital alongside members in properties offered through the platform
This combination of institutional experience and property-specific analysis gives members access to professionally evaluated residential real estate opportunities.
Professional Management and Operating Reserves
mogul coordinates property operations through professional management teams and local service partners.
Its property ownership and reserve model incorporates funds intended to cover approximately 8–12 months of complete vacancy.
Actual reserve capitalization depends on the individual property's offering terms and operating requirements.
These reserves form part of the initial property capitalization and support the platform's approach to managing ongoing ownership needs.
Professional management also allows members to participate in rental property ownership without directly handling tenant communication, maintenance coordination, or day-to-day property administration.
Monthly Rental Income and Member Benefits
Through mogul's investment process, members acquire fractional ownership interests associated with specific residential properties through LLC structures.
The platform provides:
Individual property selection: Access to residential properties supported by detailed underwriting
Monthly rental income potential: Distributions based on available property-level cash flow
Property appreciation exposure: Participation in potential increases in underlying property values
Investment transparency: Access to property-level financial information, reporting, and valuations
Potential tax benefits: Applicable tax documentation and property-level tax treatment
Professional management: Coordinated property operations throughout the holding period
mogul also advertises first-year loss protection for qualifying new members, covering up to $10,000 in eligible losses on investments made during their first seven days, subject to the program's terms and eligibility requirements.
This member benefit complements mogul's property-level ownership model and professionally coordinated investment experience.
An Accessible Long-Term Ownership Model
mogul focuses on income-producing residential properties intended for multi-year ownership.
Members can explore individual properties, review underwriting information, and participate in rental income and potential appreciation through fractional ownership.
The platform manages property sourcing, acquisition, and ongoing operations while providing members with access to detailed information about their investments.
Investors can explore available opportunities through mogul's property marketplace, which provides property-specific information and financial details.
The platform also offers an investment property calculator for evaluating rental income, financing assumptions, and potential real estate returns.
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
What fees did Landa charge investors?
Landa's current published fee description lists acquisition fees of up to 6% of property purchase costs, management fees of 8% of gross rent for single-family properties and 5% for multifamily properties, and a potential charge of up to $2 per instant deposit or withdrawal transaction. Historical disclosures documented acquisition and management fees ranging from 5% to 10%, depending on the property. A January 2023 filing also established separate 2% secondary trading fees for buyers and sellers.
Can existing Landa investors sell their property shares in 2026?
Landa's public status notice indicates that secondary trading remains temporarily paused, with no active property offerings available. Investors therefore do not currently have access to the platform's ordinary secondary trading process, while any other potential transfer or exit arrangements depend on the governing agreements for their individual property interests.
Did all Landa investors lose their money in 2026?
The available filings do not establish a platform-wide financial outcome for every investor. A June 2026 report documented twelve property sales, nine of which produced no net sale proceeds for investor distribution, while three reported positive amounts. These figures concern the specific transactions and do not account for each investor's original purchase price, previous distributions, or complete investment history.
What fees does mogul charge for fractional real estate investing?
mogul charges a one-time 5% platform fee calculated using the property's purchase price and capitalized into the initial transaction. The platform does not charge an ongoing fee on collected rental income or a traditional recurring annual AUM fee against invested equity. Property operating expenses and applicable third-party management costs remain part of the individual property's economics.
How does mogul manage rental properties and provide distributions?
mogul coordinates property sourcing, underwriting, acquisition, and management through professional operating teams and local partners. Members acquire fractional ownership interests in property-specific LLC structures and may receive monthly distributions when rental operations generate sufficient distributable cash flow. The platform provides property-level reporting and underwriting information, while rental income and potential appreciation reflect each property's operating and financial performance.