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Real Estate Platform Comparison· Updated May 5, 2026
Groundfloor vs. Mogul 2026 Real Estate Investing Comparison
A side-by-side breakdown of returns, liquidity, fees, and trustworthiness to help you decide where to invest your money.
Groundfloor is a strong, transparent option for investors who want short-term, real-estate-backed yield without picking properties. ~10% historical returns, zero investor fees, and 6–18 month terms are excellent — but you're a lender, not an owner, so upside is capped and default risk is real.
Mogul is a polished, premium-positioned fractional rental platform with a $250 minimum, monthly distributions, and a 12% hurdle rate on listings. The team's institutional pedigree is real, but Mogul is newer and has a smaller portfolio than legacy peers — best paired with established platforms.
At a Glance
Groundfloor vs. Mogul — Key Stats
Pros & Cons
What each platform does well and poorly
Zero investor fees
Groundfloor charges investors nothing — no AUM, no transaction fees, no closing costs. Borrowers pay 2–4.5% origination plus closing fees, so the entire interest yield flows to investors.
$10 per-loan minimum
Investors can spread $100 across ten loans, making real diversification accessible. Groundfloor's account minimum is $100 and individual loans go down to $10.
Short hold periods (6–18 months)
Most Groundfloor loans mature in 6–18 months — dramatically shorter than the 5–7 year holds typical of equity-style platforms — making it a useful complement to longer-duration real estate.
Transparent, A–G grading
Every loan is graded A–G with corresponding interest rates and risk factors. Loan documents, project details, and borrower track records are published before funding.
Capped upside
You're a lender. If a property doubles in value, you still only earn the interest rate on the loan. None of the appreciation upside flows to investors.
Lump-sum and deferred payouts
Many loans are deferred-payment, meaning interest accrues but isn't paid until the loan is fully repaid. That hurts compounding versus monthly- or daily-payout platforms.
Default risk is real
Groundfloor's reported default rate has historically been higher than peer platforms. Recoveries through foreclosure can take time and erode returns. The collateral is the property itself.
No early withdrawal
Once you fund a loan, capital is locked until the loan repays. There's no secondary market for Groundfloor LROs.
Monthly distributions
Mogul pays monthly distributions to investors — more frequent than the quarterly cadence used by most peer platforms in the SFR fractional space.
12% minimum hurdle rate per property
Mogul publicly states a 12% minimum hurdle rate for properties listed on the platform. While not a guarantee, the underwriting bar is more transparent than many peers.
Institutional founding team
Founded by former Goldman Sachs executives. The team brings institutional underwriting experience to the fractional retail space.
Sun Belt focus
Properties are primarily located in high-growth Sun Belt markets — Texas, Arizona, Florida — that have driven outsized rental demand over the last several years.
$250 minimum
Investors can get started with $250 per property — accessible enough for most retail investors to test the platform without committing large capital.
Newer platform with limited track record
Mogul is newer than legacy peers like Fundrise (2010) and Groundfloor (2013). Reported headline returns of ~18.8% should be treated as platform-marketed rather than fully realized across many vintages.
Smaller portfolio than scaled peers
Mogul lists a relatively small set of curated properties — meaningful for a newer platform but smaller than scaled peers running into the hundreds or thousands. Diversification options within the platform are still narrow.
Limited secondary liquidity
Like most fractional SFR platforms, secondary-market liquidity is constrained. Mogul has not publicly disclosed a SEC-registered secondary market like Ark7.
Geographic concentration risk
Heavy Sun Belt focus is a double-edged sword: the region has strong rental demand, but a regional downturn would hit Mogul investors disproportionately.
Deep Dive
Detailed comparison
What You're Investing In
Three core products: Groundfloor Original (individual loans graded A–G), Stairs by Groundfloor (a savings-style product paying a steady rate), and Notes (short-duration debt instruments). All are real estate debt — no equity ownership.
Curated single-family rentals (typically priced $500K–$1M each), primarily located in Sun Belt growth markets. Each property is fractionalized into shares investors can purchase from $250.
Property Locations
Groundfloor lends in 45+ U.S. states, giving investors broad geographic diversification across one platform.
Sun Belt focus: Texas, Arizona, Florida, with selective expansion. The geographic concentration is intentional but creates regional risk for investors who want broader U.S. diversification.
Expected Returns
Groundfloor's historical average return is approximately 10% per year. A diversified portfolio across all available loans has historically produced around 10.7% annualized. Loans pay between roughly 5.5% (A grade) and 25%+ (G grade), and investors earn the same rate the borrower pays. Capital not deployed within 45 days returns to the investor with no interest.
Mogul-listed properties target rental yields of approximately 7–12% with monthly distributions. Expected annual IRRs on listed properties range 15–20% per Mogul's underwriting. Mogul reports an average yearly return of 18.8% — investors should treat this as platform-marketed rather than fully realized across many vintages.
Fees
Zero investor fees. Borrowers pay 2–4.5% origination plus other closing fees, all visible inside the offering documents but not charged to investors.
Fee structure varies by offering. Read each property's fee disclosure carefully — sourcing, asset management, and property management fees all impact net investor returns.
Liquidity
Holding period equals the loan term — typically 6–18 months. Investors can target shorter durations by buying into in-progress loans.
Long-term hold expected (5+ years typical for SFR fractional structures). Mogul has not publicly disclosed a formal secondary market.
Who Can Invest
Open to non-accredited and accredited U.S. investors. International investors can participate but must email support to fund accounts and meet a $5,000 minimum transfer.
Open to U.S. investors. Specific accreditation requirements vary by offering — verify on the platform.
The Verdict
Which is better — Groundfloor or Mogul?
Groundfloor is one of the cleanest options in real estate crowdfunding. Zero investor fees, ~10% historical returns, short 6–18 month durations, and full transparency on every loan make it a strong fit for investors who want yield backed by real estate without picking properties or signing up for a 5+ year lock-up. The trade-off is real: you're a lender with capped upside and default exposure, not an owner with a stake in appreciation.
Full Groundfloor review →Mogul is a credible, premium-positioned newer entrant in fractional real estate. The $250 minimum, monthly distributions, 12% hurdle rate, and ex-Goldman Sachs founding team make it more interesting than most newer platforms. But its smaller portfolio size, Sun Belt geographic concentration, and shorter operating history mean it works best as a smaller piece of a diversified fractional portfolio, not as a single primary holding.
Full Mogul review →Bottom Line
Groundfloor scores higher (4.0/5) and edges out Mogul on our investment quality criteria.
Groundfloor is a strong, transparent option for investors who want short-term, real-estate-backed yield without picking properties. ~10% historical returns, zero investor fees, and 6–18 month terms are excellent — but you're a lender, not an owner, so upside is capped and default risk is real.
Frequently Asked Questions
Groundfloor vs. Mogul FAQ
Which is better — Groundfloor or Mogul?
Based on our scoring criteria — returns, fees, liquidity, transparency, minimums, and track record — Groundfloor (4.0/5) scores higher than Mogul (3.5/5). Groundfloor is a strong, transparent option for investors who want short-term, real-estate-backed yield without picking properties. ~10% historical returns, zero investor fees, and 6–18 month terms are excellent — but you're a lender, not an owner, so upside is capped and default risk is real.
What is the minimum investment for Groundfloor vs. Mogul?
Groundfloor's minimum investment is $10 per loan ($100 account minimum). Mogul's minimum investment is $250.
How do Groundfloor and Mogul compare on liquidity?
Groundfloor: Holding period equals the loan term — typically 6–18 months. Investors can target shorter durations by buying into in-progress loans. Mogul: Long-term hold expected (5+ years typical for SFR fractional structures). Mogul has not publicly disclosed a formal secondary market.
What returns can investors expect from Groundfloor vs. Mogul?
Groundfloor reports average yearly returns of ~10% historical average. Mogul reports average yearly returns of Listed properties target 7–12% rental yield + appreciation; 12% minimum hurdle rate. Past performance does not guarantee future results.
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