Ark7 vs Arrived 2026: The $20 House Share or the $100 One?

It depends on which risk you would rather hold, and the filings make each one specific. Ark7 is three Regulation A series LLCs managed and financed by Ark7 Inc., a parent with no SEC filings of its own: it lends every series its purchase price at 7% to 10%, is repaid from the offering, and decides whether to pay itself the sourcing and management fees. Arrived is nine Regulation A entities managed by Arrived Fund Manager LLC, with percentage fees paid to affiliates, a FINRA broker-dealer (Dalmore) on every offering, and a parent, Arrived Holdings, whose venture rounds are on the record. In FY2025 all three Ark7 issuers lost money and paid $938,790 of distributions while aggregate net income plus depreciation was negative $276,356, with an Emphasis of Matter going-concern paragraph on each; eight of Arrived's nine entities carried going-concern language from Stephano Slack LLC and only its Debt Fund reported positive audited net income. The exit is the sharpest difference: Arrived's pooled funds run redemption programs (SFR Genesis honored 100% of $2.81 million of FY2025 requests) and its individual series trade in monthly PPEX windows, while Ark7 offers only an in-house order book after a minimum hold, where last trades on 13 listed houses ran from 59% below to 17% above the offering price. An investor who wants the lowest entry price, no purchase fee and a specific house has a case for Ark7 with its parent risk priced in; an investor who wants a redemption program, a regional-firm audit and product breadth has a case for Arrived with its fee stack and issuer-liquidity flags priced in.

Arrived's individual property series carry a disclosed percentage stack: sourcing fees as defined in the offering documents at acquisition, 1% annual asset management, property management of 6% of rents under Mynd or a flat $70 a month under Marketplace Homes on single-family rentals (19.5% stepping to 18% on the STR 2 entity), 6% to 7% at disposition, and 1% to broker-dealer Dalmore Group; the pooled SFR fund charges 1% annual management with no sourcing fee. AltStreet's Arrived review is remodelling investor net rental yield on the Core SFR schedule; the earlier 3.5% to 4% estimate was built on the heavier SFR Genesis fee stack and is withdrawn pending that work. Ark7's operating agreements charge a sourcing fee of up to 3% of the maximum offering, waivable, and an asset management fee of 15% of free cash flow (10% on the oldest issuer) paid only when a distribution is made; the Plus issuer's FY2025 table shows $0 of management fee paid on every one of its 18 series. Ark7's help center describes a different fee, 'monthly, 8-15% of the rental income', and the cost Ark7 investors most clearly bear is on no fee page at all: interest of 7% to 10% paid by each series to Ark7 Inc. on the loan that funded the purchase, plus mortgage interest on the leveraged series (consolidated 2025 interest expense $298,404, $289,693 and $30,631 across the three issuers). The platform-authored comparisons that say Ark7 has 'zero AUM fees' and Arrived charges '0.6%' are each reading one document and not the other.

Arrived, on the mechanisms that exist; neither on dependable liquidity. Arrived's pooled funds have redemption programs with a six-month minimum hold, quarterly windows and a 1% fee under three years, and SFR Genesis honored 100% of $2.81 million of requests in FY2025; its individual property series have no redemption program and trade in one-week PPEX windows held each month (launched November 2025), with volume and pricing undisclosed. Ark7 has no redemption program at all: after a minimum hold the app sets per property, 90 days on most houses in the app though the operating agreement requires 12 months and manager consent, holders list interests on Ark7's Trading Market and wait for another investor's bid. The 2026 circulars say 'there is currently no trading market' and investors 'must be prepared to hold their Shares indefinitely'. On September 10, 2026, 13 listed Ark7 properties showed a last trade from 59% below to 17% above the offering price, one Atlanta condo's order book held a single ask at $96 against a single bid at $84 on a $100 interest, and cumulative trade volume across 23 series was $257,817 against about $18.5 million of interests. Ark7 reviewers in 2026 report six-month and one-year waits to sell. Both platforms' interests appear in FINRA's data for North Capital's PPEX ATS, where the average trade across the venue is near $148.

Both are real, SEC-qualified Regulation A operators with audited annual reports, and AltStreet's legal scans located no SEC, FINRA, state or court action against either company or its principals as of September 2026 (a search result, not a guarantee). The records differ in who stands behind them. Arrived Holdings has disclosed roughly $62 million of venture funding including Bezos Expeditions, its nine issuers are audited by Stephano Slack LLC, a regional firm, and a FINRA broker-dealer sits on every offering. Ark7 Inc. has no SEC filings, its three issuers are audited by a sole-practitioner CPA whose firm offers tax, bookkeeping and outsourced-CFO services, and its 2026 offering circulars describe a direct public offering 'without the benefit of the services of an SEC-registered broker-dealer', although the site footer still names Dalmore. Both carry going-concern language: eight of nine Arrived entities and three of three Ark7 issuers. On Arrived the language concerns each issuer's liquidity and its reliance on offering proceeds and manager financing; on Ark7 it follows recurring operating losses, with the Advance auditor crediting about $2 million of new capital, not operations, for reduced uncertainty.

Ark7's three issuers distributed $938,790 in 2025, roughly 4.6% to 5.5% of equity raised by issuer (AltStreet arithmetic), and the platform's own per-series data shows trailing twelve-month dividends of $632,842 across the 23 series AltStreet captured, about 3.4% on shares at original price; the site reports a 4.36% average yield. The same year every Ark7 issuer reported a net loss, and aggregate net income plus depreciation was negative $276,356 against the $938,790 paid; the filed cash-flow statements show Advance paying its distributions in a year of negative operating cash flow funded by offering proceeds and new debt. Arrived's return picture is entity-specific: the Debt Fund paid 8.1% or more annualized for 22 consecutive months through May 2026 before three step-downs to about 7.4%, and was the only Arrived entity with positive FY2025 audited net income; equity series pay variable rental dividends whose net yield depends on the fee schedule in each series' circular and on operating cost; STR 2 disclosed the platform's first impairment. Neither platform's filings present a per-series realized-outcome ledger: Ark7 has never sold a house in six years, and Arrived's property sales are reported on its site rather than as an audited outcome series. On both, treat the marketed yield as the current payout and the filed income statement as the coverage test.

This is the structural difference the comparison blogs skip. On Ark7, Ark7 Inc. buys each house and lends the series the purchase price as a 'down payment loan' at 7% to 9% before 2023 and 10% since (45 loans, $17,028,896 of principal disclosed since 2019); the series pays that interest until enough interests sell to repay it, so a slow raise is a loss to holders and income to the parent. The oldest Ark7 issuer also carried a $4,384,255 non-interest-bearing receivable from the parent at December 31, 2025, 31% of its assets, due on demand from a company with no SEC filings. On Arrived, acquisitions are funded through the platform's own capital and third-party debt with the parent's venture rounds on the record, the SFR Genesis fund is currently unlevered, and the affiliate economics run through the disclosed percentage fees. It matters because the party you cannot read is the party that decides whether the structure keeps running: Ark7's 1-Ks say none of the parent's decisions 'will be made at arm's length', and Landa, the series-LLC platform that failed in 2024, failed on exactly this financing hinge, though on third-party rather than parent debt.

The prominent comparison pages AltStreet reviewed were written by one of the platforms or by affiliate publishers. Checked against the filings and the app: Ark7 does not have 'zero fees' beyond a sourcing fee; it has a 15% of free cash flow management fee it chose not to charge in 2025, and 7% to 10% interest to its parent on every purchase. Ark7's hold is not simply '12 months'; the app sets 90 days or three months on most properties and one year on one building, while the operating agreement says 12 months. Ark7's secondary market is not 'continuous liquidity'; it is an order book with $257,817 of cumulative volume across 23 series and documented waits of six months to a year. Arrived's individual property series do not pay 'quarterly'; AltStreet's review of the filings and product pages finds monthly distributions once a property is income-generating, with the debt and pooled funds also monthly. Arrived's 'AUM fee' is 1% annual asset management on series and the SFR fund, not 0.6%. And the '300K+ investors' and '983K investors' figures are registered users on each platform, not funded holders: Ark7's own API shows 31,681 investor positions across its 23 captured series against about $18.4 million raised.

Ark7: investors who want the lowest entry price in the category ($20 on most Texas houses), no purchase fee, no broker commission, a specific address, and monthly payments, and who have read the related-party note and priced a parent with no SEC filings, going-concern paragraphs on every issuer, and an exit that depends on another investor's bid. Skip Ark7 if you may need the money inside three years or if you would rely on the app's fee page. Arrived: investors who want a redemption program on pooled funds, a monthly-paying credit fund that was audited-profitable, a regional-firm audit, product breadth across markets, and a parent whose funding is on the record, and who will model the fee schedule in their own series' circular rather than a platform-wide figure, and read going-concern language on eight of nine issuers. Skip Arrived if you need a redemption right on an individual house (there is none, only PPEX windows) or if the fee stack exceeds what you will pay for structure. On both: $20 or $100 buys access, not liquidity, and every distribution is a management decision until the income statement shows it earned.