Buying a new house can be complicated, especially if you need to sell your current one first. Maybe you need to use the proceeds from your home sale as a down payment. Or, maybe you’ve found your dream house, and you want to move on it quickly because you’re afraid someone else will snatch it up.
Orchard is a real estate company that streamlines the process of buying and selling a house at the same time by helping homeowners unlock their equity before they sell.
- The company offers several products, ranging from its signature Move First program to a cash offer marketplace.
- In exchange for Orchard's services, you'll pay up to 6% in brokerage fees, plus program fees ranging from 1.9–7%.[1]
- Orchard also requires you to work with its in-house listing agents, rather than being free to select your own — which has earned the brokerage lower ratings than some of its competitors.
Before signing anything with Orchard, we recommend exploring a few competitors — including iBuyers and other buy-before-you-sell programs that let you choose your own selling agent.
To save time, you can start with a real estate marketplace like Clever Offers, which lets you quickly compare cash offer solutions, ranging from iBuyers to buy-before-you-sell programs providing cash upfront with the opportunity to list for additional upside. Complete a quick form to see which offers you qualify for and sell on your terms with the offer that’s right for you — no added fees or obligation.
Who does Orchard work best for?
Orchard is for people who are selling and buying a house at the same time. It can be a good option if you:
- Need your current home’s equity to make a down payment on a new house
- Need to move quickly but don’t want to sell for a lower price to a cash buyer
- Don’t want to live in your old house while showing it to potential buyers
- Fear you could miss out on your dream home while waiting for your current one to sell
“Buying and selling at the same time can be very straightforward, or very stressful,” said Cindy Raney, a global luxury property specialist and founder of Cindy Raney & Team in Connecticut.
Things get complex when you must sell in order to buy. You’re then managing two transactions and two timelines, leaving little margin for error. But there are also risks to both buying first and selling first.
When you buy first, you’ll need to be able to pay for two mortgages. Selling first can be safer, but it introduces uncertainty on the buying side — especially in competitive markets where timing and leverage are critical, Raney said.
This is where Orchard aims to give you an edge. An equity loan or cash offer gives you the money for a down payment, letting you buy before your current home sells.
“Since 2017, we’ve helped over 12,000 customers buy or sell a home,” said Christine Menchaca, Orchard’s Head of Growth Marketing.
How Orchard works
Orchard offers customers four distinct products — its flagship Move First program, a cash offer marketplace, FastTrack Offers, and a traditional listing option.
Move First
Orchard's Move First program provides an equity loan allowing you to purchase a new home before selling your old one. Because the equity loan is based on your current home value, you can make a contingency-free offer backed by Orchard's cash. This is especially helpful when buying in a competitive market, where sellers may prefer to avoid offers contingent on the sale of your current house.
Here’s what you can expect from Move First:
- Complete a home assessment by submitting basic information about your property.
- You'll be approved through Orchard's buy-before-you-sell partner, HomeLight.
- Unlock your equity through an interest-free loan you can use as a down payment on a new home.
- Make an attractive, non-contingent offer on your new home.
- Move into your new home while Orchard’s concierge service preps your old house for the market.
- List your home and sell through an Orchard-appointed real estate agent.
Since HomeLight has begun managing the equity advance separately from Orchard, some customers on the BBB say it's created communication gaps during the lending process.
Cash Offer Marketplace
With Orchard's Cash Offer option, you can explore offers from iBuyers like Offerpad and Opendoor, as well as a network of real estate investors, assisted by an Orchard agent. You can also look into Homeward's Cash Offer + Upside option, which gives you a cash offer upfront, with the opportunity to list for additional upside.
To request cash offers through Orchard, you'll pay Orchard's brokerage fees (usually 3% to sell and 3% to buy) on top of any program fees charged by Orchard's iBuying partners. Homeward's Cash Offer + Upside option[2] will cost you an extra 7% in program fees, plus carrying costs (like taxes and utilities) while your old home sells.
It's worth noting that selling to an iBuyer doesn't actually require you to work with an agent. If you're considering the iBuyer route, you could save a lot of money by requesting offers on your own.
List with Orchard
Orchard's listing services resemble those of a traditional brokerage. The only difference is that you'll be working with an assigned Orchard agent to facilitate your home sale.
Menchaca noted that from August through October 2025, owners sold their homes for an average of 96% of the asking price.
Homeowners who list with Orchard may also be encouraged to use some of Orchard's add-on services:
FastTrack
Orchard's newest product offering, FastTrack, combines competitive pricing, pre-listing marketing, and a strategic showing window to generate buyer demand with a goal of delivering a full market value offer in under 10 days.
There's no additional fee associated with FastTrack, but also no guarantee of success. Your agent will determine whether your home is a good fit for this program. “The key factor agents look for is price confidence, so more niche properties are less likely to be able to use the service,” Menchaca said.
If you don't get an offer within the 10-day window, you will simply extend the listing. The elements of FastTrack are similar to the program promoted by 72SOLD.
Orchard Concierge service
When you sell a home with Orchard, you can also take advantage of its concierge service, which provides financing for pre-listing home improvements at no upfront cost. Instead of paying out of pocket, the costs are taken out of the proceeds from your home sale.
Qualifying home improvements include:
- New flooring or carpet
- Interior and exterior paint
- Minor siding and trim repairs
- Pressure washing
- Odor remediation
- Pest control
- Junk removal
Orchard Title
Orchard Title[3] partners with third-party vendors (including First American and Fidelity National Title Insurance) to provide customers with title insurance, property searches, and settlement and escrow services.
Orchard fees
| Listing agent fee | 3% of sale price |
| Buyer's agent fee | 3% of purchase price |
| Move First program fee | 1.9–2.4% of sale price |
| Cash Offer fee | 0–7%, depending on the cash buyer |
| Concierge service* | Varies |
*Separate, interest-free loan for pre-listing repairs and home improvements, paid back at closing
Orchard may offer a convenient selling and buying process with interest-free loans upfront, but you pay for the convenience on the backend.
The company’s brokerage fees are the same as you might pay at most major real estate brokerages, but the Move First program adds 1.9–2.4% extra when your home sells, depending on the provider. If your home doesn't sell within a 120 day window, extension fees kick in — an additional 1.2% for 60 days or 2–2.5% for 90 days. In addition to Orchard's fees, you can also expect to pay standard closing costs, such as title and escrow fees.[4]
To take advantage of Orchard's Cash Offer Marketplace, you'll pay Orchard their standard listing agent fee, plus any additional fees charged by the buyer. Investor don't generally charge fees, but may make offers significantly below market value. Options like Opendoor and Offerpad typically charge service fees of about 5% of your home sale price, while partners like Homeward charge 7% for the opportunity to receive a cut of the upside once the company resells your home.
These fees align with other buy-before-you-sell programs that offer similar pre-purchase loans. However, other programs give you the freedom to choose your own agent, which you can help you save on realtor fees.
Example costs of using Orchard's Move First to sell a $400,000 home
Let's imagine you're selling a $400,000 home and buying a new one, using Orchard for both transactions. Here's what you could expect to pay for Orchard's equity advance and brokerage services, not including closing costs.
| Fee | Rate | Amount |
|---|---|---|
| Listing agent fee | 3% | $12,000 |
| Buyer's agent fee | 3% | $12,000 |
| Move First program fee | 1.9–2.4% | $7,600–$9,600 |
| Total if sold within 120 days | 7.9–8.4% | $31,600–$33,600 |
| If extended 60 days | +1.2% | +$4,800 |
| If extended 90 days | +2–2.5% | +$8,000–$10,000 |
| Total with 90-day extension | 9.9–10.9% | $39,600–$43,600 |
In the best-case scenario, where the home sells within four months for full asking price, you could expect to pay roughly $32,000–$34,000 in fees to Orchard. But if the market is slow and a 90-day extension is needed, that figure could climb past $43,000 — eating into more than a tenth of the home's value.
For comparison, a seller using Knock's bridge loan on the same home would pay a 2.25% program fee ($9,000) along with approximately $1,850 in loan origination fees. You would also need to pay your agent's commission and standard closing cost. However, since Knock lets you choose your agent, you could potentially negotiate a lower listing fee. A seller going the iBuyer route would pay about 5% ($20,000) in service fees, plus repair deductions and closing costs, but skip the brokerage fees entirely.
Pros and cons to consider with Orchard
✅ Access your home equity to buy before you sell
The Move First equity loan gives you breathing room to focus on finding a new house without having to line up closing dates. Your ability to make a non-contingent cash offer puts you in a stronger position in a competitive market.
“We were able to list our home, buy another, and move, exactly as promised!” said Jim T. in a Trustpilot review, noting that as he was settling into a new home in another state, his Orchard agent secured a good price for his old house.
✅ List on the open market with a backup cash offer
With Orchard’s Cash Offer + Upside, you can get a cash offer upfront. Then, an agent will list your home on the open market, and you’ll keep the additional proceeds after the sale (minus program fees and selling costs).
You can also receive a backup offer through the Move First program, although the terms will vary by provider, Menchaca said.
✅ Funding for home improvements with no upfront cost
Through the Orchard Concierge[5] service, a company rep will recommend repairs and enhancements to get your home show-ready. They’ll also give you a cost breakdown before you begin any work.
While you can pay upfront with cash or a credit card, it’s not required. You can finance the project through Orchard’s partner, Notable, and repay at closing, or you can apply your equity advance funds to the cost.
⚠️ You’ll pay both program fees and brokerage fees
One issue with Orchard is that the fees add up. First, though brokerage fees are negotiable, they’re typically 3% for selling and 3% for buying.[5] Programs have additional fees:
- Move First starts at 1.9% but can vary by provider.
- Cash Offer fees also vary but typically include a brokerage listing fee of 5–6%.
- If you choose the Cash Offer + Upside option, you’ll owe an additional 7% service fee.
⚠️ You must use an Orchard-assigned agent to sell your house
If you’re buying a home, you can use your own agent. But to sell with Orchard, you’ll be assigned one of their agents. Agent fees are negotiable but typically 3% — slightly above the national average.
Because you can’t choose your agent, you’ll have no control over the agent’s quality and experience. While most Orchard agents are highly rated, not all customers have been satisfied.
For instance, Erin B. wrote on Trustpilot that her agent didn’t represent her interests and “was only interested in getting me out of my house as quickly as possible.” She also described her agent as demanding and condescending, adding that she did nothing to make the transition smoother for Erin and her family.
⚠️ You’ll owe additional fees if you need to extend your listing beyond 120 days
While some Orchard competitors offer you as much as 6 months to sell your house and repay your equity loan, Orchard's listing period is four months. “If your home hasn’t sold by then, you may be able to extend or choose to sell to the provider, depending on the program terms,” Menchaca said.
While the details vary by lender, fees for extending the 120-day period range from a 1.2% fee for 60 days to a 2–2.5% fee for 90 days, said Menchaca. This could add thousands to your total costs.
⚠️ Backup offers are generally worth less than market value
Orchard’s backup cash offer varies by buying partner, but you can expect it to be below your asking price. Cash buyers need to get a discount on the purchase price in order to profit from the resale.
iBuyers also charge service fees starting at about 5%. This is on top of any brokerage fees you pay to an Orchard agent for brokering the deal.
How to evaluate Orchard against alternatives
Before using a service like Orchard, Jessica Wade, an agent with eXp Realty in Georgia, says you should fully understand the terms and the process. It’s also important to understand the risks. Specifically, look for:
- Fees and commissions. Orchard’s FAQ page[4] offers a lot of transparency around its fees. But be sure to ask the rep about upcharges, non-negotiable commissions, or open-ended costs that you may not see until closing. For instance, some companies will buy your home upfront but withhold a certain amount for repairs and maintenance while it’s listed, resulting in a lower payout.
- Agent selection. If you’re buying with Orchard, you can use your own realtor, but sellers must work with an Orchard agent — and customer experience varies by agent. Your choice of agent can greatly impact the outcome of your home sale. Also, some agents charge lower commission rates than Orchard, which may help offset some of the costs of an alternate buy-before-you-sell program.
- Backup offer price. Ask whether the offer is at or below market value and whether they lock in the amount upfront. Who provides the backup offer matters, too. Some companies will use a third-party, such as Opendoor or Offerpad, to fund the backup offer, which adds additional fees to the sale price.
- Lender flexibility. While Orchard doesn’t require you to work with their in-house lender, some similar companies will — or charge you a higher program fee if you don’t. The freedom to choose your own lender is critical. Say you’re purchasing a $500,000 house with a $400,000 mortgage. Even a 0.25% interest rate deduction can save you $28,000 over the life of the loan.
- Timeline. Ask how long you have to sell your current house before you have to pay for an extension or start accruing interest. Timelines typically range from four to six months. Orchard’s timeline varies by provider, but it’s typically 120 days; after that, you'll have to pay to extend it. Consider your market, too — if houses are slow to sell, a shorter timeline could add undue stress.
Orchard vs. alternatives
Orchard is a solid option if you’re in a hurry to sell your home or need to unlock your current home’s equity to make a down payment on a new home. You also have four programs to choose from, so you can find what works best for your specific situation.
But it’s always wise to compare the alternatives. You may find better terms and rates with another company.
Orchard reviews and complaints
| Source | Average Rating | Review Count |
|---|---|---|
| BBB | 3.3/5 | 40 |
| Trustpilot | 4.1/5 | 783 |
| Weighted Average: | 4.1/5 | 823 |
Orchard has generally positive feedback, with a 4.06 out of 5 rating from 823 reviews across TrustPilot and the Better Business Bureau.
Most customers praise the company for a smooth and uncomplicated process when buying and selling at the same time. Customers also appreciate the dedication of certain agents.
However, a handful of reviews reflect disappointing experiences with Orchard agents, who failed to communicate proactively or get their homes sold as quickly or for as much money as they hoped.
✅ Orchard makes it easier to buy and sell at the same time
The most common positive theme from Orchard reviews is that the company makes the process of buying and selling easier, and a lot less stressful.
"They took away all the stress and uncertainty of trying to do back-to-back closings when having to sell your current house in order to buy your next. I'll definitely use them again."
"Everyone I worked (with) was professional, efficient & pleasant. Able to purchase my new home then sell old home effortlessly. Working with Agent Briana was fabulous!! Thank you."
✅ Great service from certain Orchard agents
Customers also mention highly positive experiences with certain Orchard agents.
"We worked with Tammie Fischer both selling and buying a home and we can’t say enough good things about her. We were under contract on the sale of our house 12 days after listing when the market average was about 47 days and we closed the deal higher than the other realtors recommended us list (even after seller concessions). We ended up with more money in our pocket in a meaningful way."
"Working with Katie Brooks was the best experience ever! She's a true professional who listened to my needs and provided multiple solutions. She had my house sold in less than a week! She also did fantastic helping me through the process."
❌ Lackluster service from other Orchard agents
Some negative Orchard reviews focused on agents’ lack of communication and attention, resulting in difficulties with the buying or selling process, including cancelled contracts and homes that sit on the market.
For example, this home seller on Trustpilot complained that their Orchard agent kept pushing the buy-before-you-sell program, rather than listening to their actual needs:
"I had the displeasure of working with Cindy Benn from Orchard. I told her my husband and I are looking to sell as fast as possible and we are not interested in buying since we are moving out of state. Along with our specific home loan requires us to sell before buying so any of the special things she has to offer us would not work. We just want to sell. She then gave us three of the same options of buy with the equity in our home to use that to buy our next home…we reiterated to her we were only interested in selling through Orchard. She did not listen, which was beyond frustrating."
Another reviewer on Trustpilot noted that he rarely heard from his agent and was charged excessive fees during the period that his home sat on the market. The homeowner also felt that there was a lack of commitment to get the home sold for top dollar:
"There was very little communication during the listing, I have to contact the realtor every time to ask her what was going on, a lot of the fees were not explained correctly to me up front, I was overcharged for things like lawn maintenance and utility bills after I moved out…The only convenient part was that I was able to move out and purchase my other home before we listed my home but It ultimately cost me money. You're given a percentage to do that which is around 85% of the home's value with the agreement that they will try to sell it for the other 15% or higher to get full value or more but I don't believe they were proactive to do that. I would not use Orchard again. I will just do a traditional real estate agency."
❌ Homes sell for less than expected
Some reviewers indicated that the Orchard agents roped them into a listing agreement by promising them a much higher sale price than they ended up getting for their house.
"From the start, she gave a very polished and convincing introduction, promising high investor offers and claiming her investors typically paid top dollar. Unfortunately, the reality was different. The offers we received were significantly lower than what she had led us to expect. Most concerning was that the offers stated the buyer would cover the closing costs and title policy - but in the end, we ended up paying the closing costs ourselves."
Other reviewers noted that while they were able to buy a new home before selling their old one, they sacrificed a great deal of equity in the process.
"At the end of the day I would not recommend Orchard's Move First program. They use their own brokerage to list and manage the sell of your current home while HomeLight gets involved for the equity unlock/bridge loan. Now you have two (2) mortgage companies raking you through the coals. Their program fee is a minimum $9,000 or 2.4%, whichever is MORE. If you have the option to sell the traditional route, I would suggest you do so. I decided to leverage this program due to an organizational move and it allowed for us to get into a new house before selling our old one. However, we lost quite a bit of equity using this program."
Is Orchard legitimate?
Orchard was initially established as Perch in 2017 by real estate expert Court Cunningham and rebranded as Orchard in 2020.[6] Since its inception, the company has expanded its buy-before-you-sell services to major metros in AZ, CA, CO, FL, GA, TN, TX, WA.
According to a 2021 Bloomberg report, Orchard was valued at $1 billion after raising $100 million in capital through Accomplice.[7] However, this valuation happened at the height of a real estate boom, so the company’s current value may not be as high.
In 2024, Orchard announced that it was entering into a partnership with HomeLight to power its Move First program — meaning home sellers now get approved for their home loan with HomeLight lending partners.[8]
In 2025, Orchard announced its expansion into four new markets, including Nashville, Phoenix, San Diego, and Seattle.[6] The company has since added Orlando and Tampa Bay, Florida.
Orchard is BBB-accredited and maintains an A+ rating.[9] It also has 823 verified customer reviews on the BBB website and Trustpilot.
Orchard eligibility criteria
To qualify for Orchard's Move First program, you must have:
- A minimum credit score of 620
- A single-family residence valued between $150,000 and $2 million, not currently listed
To qualify for Orchard's cash offer program, you must also meet the eligibility requirements of the partnering iBuyer.
📍 Orchard locations
Orchard is currently available in the following markets. Select your local market to find additional cash offer products available near you.
Bottom line: Is Orchard right for you?
A company like Orchard can be a good fit if you need to move quickly or need the equity in your home to make a down payment on a new house. There are several options to choose from, including getting a cash offer or listing on the open market.
However, the service and brokerage fees add up and will be deducted from your profit. Plus, the cash offer is typically below market value.
If you’re set on buying and selling at the same time, you have alternatives that don’t involve such high fees. “iBuyers and the like are much more straightforward and guarantee better timing, at the cost of a lower sale,” said Darren Robertson, a realtor and founder of Northern Virginia Home Pro.
Selling first is less risky because you’ll know how much money is available for your next purchase. If needed, you can enter into a leaseback agreement with the new owners while you house hunt. This involves staying in your old house and paying the new owners rent for a set time.
Even if you’re in a rush to move, the smartest thing is to do your research and compare your options to ensure you choose the path that works best for your situation. The promise of fast money can be tempting, but it’s essential to understand what it will cost you.
Complicated home sale?
If you’re looking for a more convenient way to buy and sell, Clever Offers is a good place to start.
With Clever's Instant Cash Offer program, you can get cash up front, then list the old house with an agent of your choice for maximum value. If you're on a tight timeline, you can also explore alternatives like iBuyers or a short-term MLS listing targeting cash offers — allowing you to set your own terms. Start with a few quick questions about your home and find the best solution for your needs — no added fees or obligation to move forward.
FAQs
Are Orchard and Opendoor the same company?
No, Orchard and Opendoor are separate companies with unique business models. Opendoor is an iBuyer that purchases homes for cash and offers home sellers flexible closing dates. Orchard helps home sellers finance a new home before they sell their old one by advancing them a portion of their current home equity.
Does Orchard charge a fee?
Yes, Orchard's Move First program comes with a 1.9–2.4% service fee. You'll also pay about 6% in brokerage fees to buy and sell your home. Orchard's newest Cash Offer option comes with standard brokerage fees and service fees of 0–7%, depending on the buyer.
Is Orchard reputable?
Yes, Orchard maintains an average 4.06 rating across 823 customer reviews, indicating that many home sellers have had positive experiences with the company. However, some customers express concerns with the agents they are assigned, so it may be worth looking into other buy-before-you-sell programs that allow you to choose your own realtor.
Is the Orchard Cash Offer legit?
Yes, Orchard partners with iBuyers like Offerpad, Opendoor, and Homeward, as well as its network of local investors, to give you multiple cash offers to choose from. The Cash Offer + Upside option provides an initial cash offer, plus any additional proceeds above the cash offer amount following an open market sale (minus program fees and selling costs).
Does Orchard work with agents?
Yes, if you’re buying a home from Orchard, you can use your own realtor. But if you sell through Orchard, you’ll have to use one of its in-house agents.
Related reading
About our reviews
Our review process includes gathering all verifiable customer reviews from 3rd party sites such as BBB, Google, Consumer Affairs, TrustPilot, and Yelp. In addition to tallying total review counts and average customer ratings, we run all available reviews through AI to identify the most common positive and negative themes mentioned across the entire review set.
Whenever possible, we also talk directly to customers, company reps, and industry professionals (such as real estate agents) who have firsthand experience with the company.
For our Orchard review, we consulted the following sources:
- Christine Menchaca, Head of Growth Marketing at Orchard
- Cindy Raney, Global Luxury Property Specialist and Founder of Cindy Raney & Team
- Darren Robertson, Realtor and Founder of Northern Virginia Home Pro
- Jessica Wade, Realtor with eXp Realty in Georgia
As the parent company of Clever Offers, Clever Real Estate partners with cash home buyers across the country to help you compare options and find the solution for your home sale. If you connect with a company through us, we may earn a small commission — but that never influences our recommendations. There's no pressure to work with any company we connect you with. We want you to choose the best option for your situation, whether that's through us or not.