Question 1

What is Ownify?

Accepted Answer

Ownify is a fractional homeownership platform that finances owner-occupied single-family homes for first-time buyers. Accredited investors co-invest alongside the homebuyer through an LLC that holds the title; the buyer (an 'Owni') lives in the home as the sole occupant and buys back additional ownership shares over five years. The structure is different from REITs, real-estate crowdfunding, or tenant-occupied SFR funds — the resident is also a co-owner.

Question 2

Is Ownify an SEC-registered fund?

Accepted Answer

Ownify offers investments to accredited investors under Regulation D, primarily Rule 506(c). Specific funds (such as the Ownify Colorado Home Fund or the North Carolina Home Fund) are private placements with their own offering documents. Ownify is not a publicly traded REIT or a registered investment company; investments are illiquid private offerings available only to accredited investors. Always read the specific offering memorandum before investing.

Question 3

Who founded Ownify?

Accepted Answer

Ownify was founded by Frank Rohde and Ben Herold. Frank serves as CEO. Before Ownify, Frank was CEO of Nomis Solutions (a pricing and analytics company serving 30 of the top 100 lenders globally). Prior to Nomis, Frank was a VP of Product Management at FICO, working on credit risk optimization. He started his career at Oliver Wyman and holds a BS in Finance and Real Estate from the Wharton School. Frank is also a North Carolina-licensed real estate broker (NCREC #340356) and a Mortgage Loan Originator licensed in Califotnia, North Carolina and Colorado (NMLS #2723220). Ben Herold was most recently COO of Divvy Homes, where he oversaw 5,000+ SFH acquisitions. Previously Ben ran SoFi's mortgage business and was a Portfolio Manager at PIMCO. He started his career at State Street Bank. Ben has deployed over $500M in direct real estate investments deployed across his career and has a B.A. German Studies, Dartmouth.

Question 4

Where is Ownify based and what markets does it operate in?

Accepted Answer

Ownify currently focuses on Colorado and North Carolina. The Ownify Colorado Home Fund is the dedicated capital pool for Colorado homes while the North Carolina Fund focuses on NC and TN. We evaluate additional markets based on macro-economic fundamentals, first-time-buyer demand, single-family inventory, and expected investor returns.

Question 5

How does Ownify make money?

Accepted Answer

Ownify leverages technology extensively to minimize investor and resident costs. The management company for the Ownify Home Funds earns an asset  management fee of 1-2% of equity invested, a one-time sourcing fee of 1% of asset value, as well as a property management fee of 0.3-1.0% of asset value. Ownify participates in investor returns above hurdle rates as defined in each fund's offering documents. Specific fee structures are disclosed in the offering memorandum for each fund.

Question 6

Is Ownify a real estate syndication?

Accepted Answer

Ownify is structured as a series of single-property LLCs rather than as a traditional multi-asset syndication. Each home Ownify finances is held by its own LLC, in which the resident participates. Investors invest in the fund entity which in turn invests in each LLC, so investors get exposure to a diversified pool of properties to reduce risk.

Question 7

What's Ownify's track record?

Accepted Answer

Ownify bought its first home in December 2022 with its own capital and has grown its portfolio since then. We launched the Ownify Home Fund in March 2024 to take over the existing portfolio at that point. Our overall portfolio returns have been 12% per year from 2023-Q1 2026. Investors should review the most recent fund performance materials and financial statements available in the offering documents before investing. Past performance does not guarantee future results.

Question 8

Is Ownify backed by venture capital?

Accepted Answer

Ownify has raised institutional and venture capital to build the platform. The investment vehicles offered to accredited investors are separate from the operating company's funding — investor capital deployed through Ownify funds goes into the underlying single-family real estate, not into the operating company itself.

Question 9

How does Ownify's fractional ownership model work?

Accepted Answer

For each home, Ownify forms a Limited Liability Company (LLC) to hold title and issues 10,000 ownership shares — 'bricks.' The first-time homebuyer purchases 200 bricks (2%) at move-in. Ownify and accredited investor capital fund the remaining 9,800 bricks. The buyer lives in the home, pays rent on the bricks they don't yet own, and buys additional bricks each month — up to 1,000 more over five years. At year five, the buyer either takes a conventional mortgage to buy out investors at fair market value or exits and sells back their bricks.

Question 10

What is a "brick" in Ownify?

Accepted Answer

A 'brick' is one of 10,000 fractional ownership shares issued by the LLC that owns each home. Each brick represents 0.01% of the home's economic interest. As the home appreciates, every brick appreciates proportionally — there's no special class of shares with senior or preferred returns at the property level.

Question 11

How many bricks does each Ownify home have?

Accepted Answer

Every Ownify home is divided into 10,000 bricks, regardless of the home's purchase price. This standardization simplifies pricing and accounting across the portfolio. The dollar value of a brick varies by home — a $400,000 home has bricks worth roughly $40 each at acquisition; a $600,000 home has bricks worth roughly $60 each.

Question 12

How is the home's title held?

Accepted Answer

Title is held by a single-purpose Limited Liability Company (LLC) created for that specific property. All ownership shares (bricks) are membership interests in that LLC. The first-time buyer's name appears as a member of the LLC and is named on the recorded operating agreement, but the LLC — not the buyer or the investors directly — holds the deed.

Question 13

Who occupies an Ownify-financed home?

Accepted Answer

A first-time homebuyer (an 'Owni') occupies the home as their sole primary residence. Ownify does not finance second homes, vacation rentals, or tenant-occupied investment properties. Owner-occupancy is a structural feature of the program, not just a preference — it's why the program qualifies for first-time-buyer treatment under most credit underwriting and aligns the resident's incentives with those of co-investors.

Question 14

Is the Owni a tenant or a co-owner?

Accepted Answer

Both. The Owni is a co-owner of the LLC (and therefore of the home's economics) from day one, holding 200 bricks (2%) at move-in. They also pay rent to the LLC for the bricks they don't yet own — making them simultaneously a partial owner and a partial tenant of their own home. Their monthly rent goes back to the LLC's investors.

Question 15

How does Ownify differ from rent-to-own?

Accepted Answer

In rent-to-own, the resident is a tenant for 1–3 years and then has the option (sometimes an obligation) to buy. Until they exercise, they own nothing. With Ownify, the resident is a co-owner from move-in — on title via the LLC, with their share appreciating pro-rata. Ownify is also explicitly an alternative to rent-to-own: it doesn't stack with rent-to-own programs or down payment assistance; the buyer chooses one path or the other.

Question 16

Are Ownify homes single-family only?

Accepted Answer

Yes. Ownify finances single-family detached homes (and, depending on market, attached single-family townhomes) used as primary residences. The program does not currently include condominiums, duplexes/triplexes, manufactured homes, vacation properties, or institutional rental SFR portfolios.

Question 17

Can investors choose specific homes to fund?

Accepted Answer

No. Investors in the Ownify Home Funds invest capital across multiple homes per the fund's mandate, with investors getting diversified exposure rather than property-by-property selection. Read the specific offering documents to understand the level of property-selection discretion available. If you're interested in investing in a specific portfolio of homes using the Ownify fractional ownership model, please reach out to us so we can discuss options.

Question 18

What happens if the resident (Owni) defaults?

Accepted Answer

Ownify operating agreements address this in detail. Generally, an Owni who fails to make rent or brick-purchase payments is in breach of the operating agreement. Ownify works with the Owni first to cure the default; if that fails, the LLC can repurchase the Owni's bricks at fair market value (less any owed amounts and a relisting fee), and the home may be transitioned — sold to a new buyer or, in some cases, leased. Owners-occupants tend to default at far lower rates than typical landlord-tenant relationships, which is one reason the program's risk profile differs from tenant-occupied SFR funds.

Question 19

Who handles property management?

Accepted Answer

Ownify and the resident share property responsibilities. The Owni handles day-to-day living and routine maintenance as any homeowner would. Major repairs and capital expenses are coordinated through and paid for by the LLC.

Question 20

What's the average length of an Ownify investment?

Accepted Answer

The base program is structured around a five-year horizon — at year five the Owni typically takes a conventional mortgage and buys out the remaining investor bricks at fair market value. Investments may exit earlier (Owni buys out faster, refinances, or moves) or extend (Owni renews for additional brick-purchase periods). Specific holding periods are described in each fund's offering documents.

Question 21

How do Ownify investors earn returns?

Accepted Answer

Investors earn from two sources: (1) rent paid by the resident on the bricks they don't own (the 'cash flow' component), and (2) appreciation on the bricks investors hold, realized when the resident buys out at fair market value at year five (the 'equity' component). A small portion of capital appreciation may also be realized through the monthly purchase of bricks by each resident from the fund. Combined targeted returns are described in each fund's offering documents and depend on home appreciation, hold period, leverage, and operating costs.

Question 22

Are Ownify returns guaranteed?

Accepted Answer

No. Ownify is a private real estate investment, not a guaranteed product. Returns depend on home appreciation, the resident's payment behavior, exit timing, and market conditions. Investors should expect variability around projected returns and read each offering's risk disclosures carefully. Past performance does not guarantee future results.

Question 23

What's the target return on an Ownify investment?

Accepted Answer

Target returns vary by fund based on the underlying markets. Specific projected IRRs and equity multiples are disclosed in each offering's pro forma. As a structural matter, returns are driven by market rent yield (the cash flow component) plus 5-year compound appreciation on the investor brick share (the equity component), net of management and operating costs. Compare against the offering memorandum for the specific fund you're evaluating.

Question 24

How and when are distributions paid?

Accepted Answer

Cash flow distributions to investors typically occur quarterly per the operating agreement of the LLC or fund. During the initial investment period, cash flows are reinvested in incremental properties. Equity distributions occur at exit — when the resident buys out the investor bricks or when the home is sold. Distribution mechanics, including any distribution waterfall or hurdle rates, are specified in each offering's documents.

Question 25

How does appreciation work for Ownify investors?

Accepted Answer

Investor bricks appreciate pro-rata with the home's market value. If a $400,000 home appreciates to $500,000 over five years, the investor's brick share is worth 25% more at exit (before fees and taxes). Ownify funds use 60-80% debt leverage to multiply un-levered asset appreciation. There's no preferred-return-style upside cap or split at the property level — every brick appreciates equally. Refer to the individual investment memorandum for details.

Question 26

What fees does Ownify charge investors?

Accepted Answer

Fees vary by fund but typically include (a) a one-time acquisition fee of 1% of the  property value when Ownify buys a property, (b) 1-2% ongoing asset management fees charged as a percentage of investor equity, (c) a 0.3-1% property management fee paid at the property level, and (d) a performance fee or carry above hurdle rates of 10-20%. Specific fee schedules are disclosed in each offering's documents — review them before investing.

Question 27

What's Ownify's fee structure compared to a public REIT?

Accepted Answer

Public REITs typically charge management fees of 0.5%–1.5% annually plus operating costs embedded in NAV. Private real estate platforms usually carry higher headline fees (often 1.5%–3% range, plus performance fees) but expose investors to single-asset returns rather than diversified portfolio averages. Compare against the specific offering documents.

Question 28

Does Ownify offer leverage?

Accepted Answer

We target combined debt leverage of 60-80% at the portfolio or fund level. Individual homes may have higher or lower leverage at the asset level but and some Ownify-financed homes operate with no leverage at the LLC level (investor capital + Owni equity = 100% of the purchase). Others may include leverage through a third-party lender. Each offering specifies whether and how leverage is used.

Question 29

How does Ownify perform vs other fractional platforms?

Accepted Answer

Ownify's structural difference — owner-occupied single-family homes with the resident as co-investor — produces a different return profile than tenant-occupied SFR funds (Arrived, Roofstock) or multifamily funds (Origin Investments). Owner-occupied homes typically have lower vacancy, lower turnover, and lower repair friction, but the brick-buyback mechanism puts a structural cap on investor hold periods at five years. Compare the offering memoranda directly when evaluating.

Question 30

What's the impact of vacancy on Ownify returns?

Accepted Answer

Owner-occupied homes have substantially lower vacancy than tenant-occupied rentals. In Ownify's model, the resident is a co-investor with a capital stake in the home, not a tenant who can leave at lease end. Industry vacancy on tenant-occupied SFR averages 5%–8% per year; Ownify vacancy since inception has been <1%. This is a structural advantage for Ownify investor returns.

Question 31

What are the main risks of investing with Ownify?

Accepted Answer

Real estate market risk (home values may decline), liquidity risk (private investments are not freely tradable), Owni-specific risk (the resident may default, divorce, lose income, or otherwise need to exit), interest-rate and refinance risk (Owni buyout at year 5 depends on mortgage qualification), and platform risk (Ownify itself as the operator). Each offering's risk disclosures are the authoritative list.

Question 32

What happens if the housing market drops?

Accepted Answer

Investor bricks are exposed to home price declines pro-rata, just like any equity owner. If a home's market value drops 10%, the investor's brick share value drops 10%. The loss in value may be amplified through the use of debt leverage. Diversification across multiple homes (via the fund structure) mitigates single-property risk.

Question 33

What if the resident moves out before year 5?

Accepted Answer

The operating agreement specifies the early-exit process. Generally, the Owni's bricks are repurchased by the LLC at fair market value (less any owed amounts and a relisting fee), and the home is either transitioned to a new Owni or sold. Investor capital remains in the property until the next Owni transition or sale. Specific timelines and mechanics are in the operating agreement.

Question 34

What if a major repair is needed (HVAC, roof)?

Accepted Answer

Major capital repairs are funded through each LLC. We reserve funds for repairs at the fund level to absorb unexpected costs.

Question 35

Are Ownify investments insured?

Accepted Answer

Ownify investments are not FDIC, SIPC, or government-insured. However, each home carries property insurance through the LLC, which protects the physical property from typical hazards (fire, wind, etc.) and the LLC from liability. Investor capital itself is at risk per the offering's risk disclosures, the same as any private real estate investment.

Question 36

What if Ownify (the company) goes out of business?

Accepted Answer

Each home is held in its own LLC, separate from Ownify the operating company. In the event Ownify ceased operations, the LLC structure means the underlying real estate continues to exist, and a successor manager or trustee would administer the LLC according to its operating agreement. This 'asset isolation' is one structural reason for the single-property LLC design. Specific protections are described in each offering's documents.

Question 37

What's the risk that the resident can't qualify for a mortgage at year 5?

Accepted Answer

This is a real and managed risk. If an Owni cannot qualify for a mortgage at year 5, the operating agreement provides for alternatives — sale of the home, sale of investor bricks at fair market value, or extension of the program in some cases. Ownify works with residents on credit and savings throughout the five years to maximize qualification odds at exit.

Question 38

How does Ownify compare to public real estate on volatility?

Accepted Answer

Private real estate generally exhibits less day-to-day price volatility than publicly traded REITs because there's no daily market price. This produces a smoother reported return path, which can be desirable in a portfolio context, but it also means liquidity is lower and the actual underlying volatility might be similar to public real estate over multi-year periods.

Question 39

How is Ownify taxed?

Accepted Answer

Ownify entities are typically Limited Liability Companies (LLCs) taxed as pass-through partnerships by default. The LLC itself does not pay federal income tax; instead, each member (investor and Owni) reports their proportional share of income, gains, losses, and deductions on their own tax return. Specific entity classification is described in each offering's tax disclosures.

Question 40

Do investors receive a K-1 or 1099?

Accepted Answer

Ownify investors receive a Schedule K-1 from the fund they're invested in, since the fund entities are partnerships for federal tax purposes. K-1s show the investor's share of income, gains, losses, and deductions for the year.

Question 41

When do K-1s arrive?

Accepted Answer

Historically, we have issued K-1s for Ownify funds by mid-March. Ownify's fund administration sets a target K-1 delivery date each year and communicates updates if there are delays.

Question 42

How does depreciation pass through to Ownify investors?

Accepted Answer

Real property is depreciable over 27.5 years. Each property's depreciation is passed through to the fund. As a partner in the fund, an investor receives their pro-rata share of the property's depreciation deduction on their K-1. This often produces taxable income lower than cash distributions, sometimes producing a 'tax loss' on paper while the cash flow is positive — a meaningful benefit of direct real estate ownership vs. REIT dividends.

Question 43

Can I do a 1031 exchange into or out of Ownify?

Accepted Answer

1031 exchanges require like-kind real property and specific procedural rules. They also require consistency of the tax-paying entity. Investments structured as LLC partnership interests (the typical Ownify form) are generally not 1031-eligible directly: you can't 1031 from a sold rental property into a partnership interest in a new LLC. Consult your tax advisor and each offering's tax disclosures for specifics.

Question 44

Is Ownify income passive or active for tax purposes?

Accepted Answer

Rental income from a partnership is generally passive income for tax purposes, subject to the passive activity loss (PAL) rules. Passive losses can offset passive income and may be carried forward. Real estate professionals (per the IRS's specific test) may be able to treat real estate income as non-passive. Consult your tax advisor for your specific situation.

Question 45

How are Ownify gains taxed at exit?

Accepted Answer

When investor bricks are bought out by the resident at year 5 (or when the LLC otherwise sells the property), the investor recognizes capital gain or loss based on the difference between sale proceeds and adjusted basis. Holding-period rules apply (long-term capital gains generally for held more than 12 months). Depreciation taken during the hold is subject to recapture at ordinary income rates up to 25% per Section 1250.

Question 46

Can I hold Ownify in a self-directed IRA?

Accepted Answer

Yes — alternative investments including private real estate LLCs are typically eligible for self-directed IRAs (SDIRAs). You'll need an SDIRA custodian that supports private placements (e.g., specialized custodians like Equity Trust, Rocket Dollar, etc.) and you'll subscribe to the offering through the IRA, not in your personal name. UBIT (unrelated business income tax) and prohibited-transaction rules apply; coordinate with your SDIRA custodian and tax advisor. Our preferred SDIRA custodian is Alto and you can invest in Ownify funds using your Alto SDIRA account here: https://app.altoira.com/invest/rwvg

Question 47

Are Ownify investments QOZ-eligible?

Accepted Answer

Qualified Opportunity Zone (QOZ) treatment requires the investment to be made into a Qualified Opportunity Fund (QOF) that meets specific federal tests. Standard Ownify offerings are not structured as QOFs and do not qualify for QOZ treatment. If Ownify launches a specifically-structured QOF in the future, it would be marketed as such; otherwise, do not assume QOZ benefits apply.

Question 48

Who can invest with Ownify?

Accepted Answer

Ownify offerings are limited to accredited investors as defined by SEC Rule 501. Most offerings rely on Rule 506(c) of Regulation D, which permits general solicitation but requires verified accredited status (not just self-certification). Non-accredited investors cannot currently participate.

Question 49

What are the accredited investor requirements?

Accepted Answer

An individual qualifies as accredited under SEC rules if they meet at least one of: (a) individual income exceeding $200,000 in each of the past two years and reasonably expected for the current year ($300,000 with spouse), (b) net worth exceeding $1 million excluding primary residence, or (c) holding certain professional licenses (Series 7, 65, or 82 in good standing). Entities like LLCs, trusts, and corporations have separate qualifying paths. Specific requirements are outlined in SEC Rule 501.

Question 50

Can non-accredited investors participate?

Accepted Answer

Not currently. Ownify's offerings are limited to accredited investors. Platforms like Arrived ($100 minimum, Reg A+ qualified) and Fundrise (eREITs) are alternatives for non-accredited investors interested in real estate, with different structures and risk profiles.

Question 51

What's the minimum investment with Ownify?

Accepted Answer

Minimums vary by fund and offering and are generally $25k-$100k. Specific minimums are disclosed in each offering's subscription documents.

Question 52

Can I invest as an LLC, trust, or corporation?

Accepted Answer

Yes. Ownify offerings accept entity subscriptions (LLCs, trusts, corporations) provided the entity itself meets accredited investor criteria — typically $5 million in assets for entities, or all owners are accredited individuals. The entity must complete the same accreditation verification process as individual investors.

Question 53

How is accredited status verified?

Accepted Answer

Under Rule 506(c), the issuer must take reasonable steps to verify accredited status — self-certification is not sufficient. Verification methods include (a) reviewing income tax returns or W-2s for the prior two years, (b) reviewing bank/brokerage statements and credit reports for net-worth verification, or (c) accepting a written confirmation from a licensed CPA, attorney, registered investment advisor, or registered broker-dealer. Ownify works with third-party verification services to streamline this process.

Question 54

How do I invest with Ownify?

Accepted Answer

The process is: (1) find the fund you are interested in at ownify.com/investors and click through to the investor portal where you can submit interest and complete accredited investor verification, (2) review the offering documents (private placement memorandum, operating agreement, subscription agreement), (3) sign subscription documents and wire investment funds to the designated investment account, and (4) receive confirmation of your subscription. The full process typically takes 2-5 days from initial interest to funded subscription.

Question 55

How long does onboarding take?

Accepted Answer

Verification of accredited status takes 1–2 business days through third-party services. Reviewing offering documents and decision-making is investor-paced. Once subscription documents are signed and funds are wired, confirmation is typically same-day.

Question 56

What documents will I need to subscribe?

Accepted Answer

Typical documents: (1) subscription agreement, (2) accreditation verification (third-party letter or financial documents), (3) IRS Form W-9 (for individuals) or W-8 series (for foreign investors), (4) entity formation documents if subscribing through an LLC/trust/corporation, and (5) the operating agreement of the LLC or fund. Specific document checklists are provided per offering.

Question 57

Can I invest from my IRA?

Accepted Answer

Yes, through a self-directed IRA (SDIRA). You'll need an SDIRA custodian that handles private placements, and the subscription is made in the name of the IRA, not your personal name. Specific custodians include Equity Trust, Rocket Dollar, Alto IRA, and others. UBIT and prohibited transaction rules may apply — consult your custodian and tax advisor. Our preferred SDIRA custodian is Alto and you can invest in Ownify funds using your Alto SDIRA account here: https://app.altoira.com/invest/rwvg

Question 58

Is there a subscription window or open period?

Accepted Answer

Ownify Funds operate on rolling subscriptions (open quarterly or continuously) until target capital is reached. Check the offering page or contact the Ownify Concierge for current availability.

Question 59

Can I add capital after my initial investment?

Accepted Answer

Yes. Existing investors can subscribe to additional offerings or fund vintages as they become available. There's no requirement to commit additional capital, and there's no penalty for not adding to your position. Each new subscription is a new investment with its own offering documents.

Question 60

How do I get a fund prospectus or PPM?

Accepted Answer

Private placement memoranda (PPMs) are restricted documents available only to  accredited investors. You can create an account and review each fund's PPMs at https://ownifyfund.portal.agorareal.com

Question 61

How long does my investment last?

Accepted Answer

The base structure targets a 5-year hold, with the resident's buy-out at year 5 as the typical exit. Individual investments may extend (Owni renews) or close earlier (Owni buyout, sale, or refinance). Pooled funds operate on their own fund-life timetables, typically 5–8 years from final close. Each offering's documents specify expected hold.

Question 62

How do I exit my Ownify investment?

Accepted Answer

Investor capital and any capital gains are returned at the end of the  investment horizon when the majority of residents have bought out the investor bricks at fair market value. Individual fund PPMs may provide for interim redemptions windows. Please read the PPM and operating agreement carefully.

Question 63

Is Ownify liquid?

Accepted Answer

No. Ownify is an illiquid private real estate investment. There is no public market for investor shares in Ownify funds. Investors should plan to hold for the full 5-8 year cycle and should not invest capital they may need access to in the interim.

Question 64

Can I sell my position to another investor?

Accepted Answer

Generally no. Any exceptions are at the discretion of the fund manager. Finding a willing buyer is the investor's responsibility. Liquidity should not be assumed; assume your capital is committed until the natural exit point.

Investor FAQ

About Ownify

Fractional ownership mechanics

Returns & economics

Risk & risk management

Tax & structure

Eligibility & accreditation

Investment process

Exits & liquidity

Comparisons

Markets & funds

Fund details

Still have questions?