Orchard Real Estate Review: A Good Way to Buy and Sell?

Buying a new house can be complicated, especially if you need to sell your current one first. Maybe you need the cash tied up in your current home to make a new down payment. Or maybe you’ve found your dream home, and you want to move on it quickly before someone else snatches 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.

How Orchard works

Orchard's products are built around selling and buying a house at the same time. They're worth looking into 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. You’re managing two transactions and two timelines, leaving little margin for error —especially when you need the funds from your current house to buy a new one.

Normally, to buy first, you need to be able to pay for two mortgages. Selling first can be safer, but it typically means finding temporary housing while you house shop, and there's risk of missing out on a home you like if your home sits on the market, says Raney.

This is where Orchard aims to give you an edge. It offers four distinct products — its flagship Move First program, a cash offer marketplace, FastTrack Offers, and a traditional listing option — each designed to ease the process of buying and selling.

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.

Christine Menchaca, Orchard’s Head of Growth Marketing, told Clever via email that from August through October 2025, homeowners sold their homes for an average of 96% of the asking price. 

Sellers who list with Orchard may also be encouraged to use some of Orchard's add-on services:

Orchard fees

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 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. Investors 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.

Orchard reviews and complaints

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.

Top Orchard competitors

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 vs. Clever Offers

Orchard works best for those who need to buy a house before selling. The company offers an equity advance to cover the down payment, provides a backup offer if your home doesn’t sell within a 120-day listing period, and can help you fix up your home before listing with no upfront cost. However, you must use Orchard's listing agents and pay their fees (3–6% in brokerage fees, plus 1.9–7% in program fees).

Clever Offers provides more flexibility. It lets you compare multiple cash offer options without obligation, so you can choose the best deal. You can also explore a 7-day MLS listing marketing your home as is. That way, you can test the waters and see how much you could get for your home right now, without the long-term commitment of listing the traditional way.

Orchard vs. Knock

Orchard’s Move First program is convenient for sellers to access their equity early, but it’s not the only buy-now-pay-later model on the market. Knock’s Bridge Loans give owners the same flexibility with more freedom and 6-months to sell their old home.

Knock customers can choose their mortgage lender and agent rather than lending through a brokerage and having agents assigned to them. Knock serves a broader area, covering 75 markets across 20 states.

The brokerage also charges less for its services. Knock’s convenience fee is only 2.25%, with average closing costs of $1,850.

Orchard vs. Opendoor

As the nation’s largest iBuyer, Opendoor is known for delivering fast, hassle-free home sales. Sellers can receive an offer within 24–48 hours, skip the repairs and showings, and choose their own closing date. Opendoor also pays closer to market value than traditional fix-and-flip investors, since it focuses on homes in good locations and decent condition.

However, Opendoor charges a 5% service fee for its cash offer and deducts the full amount estimated for repairs. Plus, when you accept its cash offer, there's no opportunity to list for additional upside.

By contrast, Orchard gives you a portion of your home equity upfront and also lets you list your home on the MLS for additional upside, giving you the opportunity to sell for at or above market value. However, the process takes longer than with Opendoor, and you'll pay both a program fee and a brokerage fee.

Orchard vs. Homeward

Orchard has recently teamed up with Homeward to offer a Cash Offer + Upside option to home sellers who need to sell fast. The program gives homeowners up to 84% of their home value upfront, However, it's one of the more expensive options available — costing 7% of your home's final sale price, plus brokerage fees (6% if you use Orchard) and closing costs.

In addition to its Cash Offer + Upside program, Homeward offers a competing buy-before-you-sell program costing 3.5%, compared to 1.9–2.4% for Orchard's Move First.

With Homeward, you're free to choose your own agent, which may save you significantly on realtor fees. You can also save on program fees when you bundle your mortgage and title services with Homeward — although, it's best to shop around to ensure you're getting the best rates and terms for your home loan.

Homeward doesn't offer a concierge service like Orchard does, so if you're interested in making pre-listing home improvements, you'll need to work with your agent to find a contractor willing to defer payment until closing.

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.

“Since 2017, we’ve helped over 12,000 customers buy or sell a home,” says Menchaca.

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.

FAQs

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
• Jessica Wade, Realtor with eXp Realty in Georgia

As the parent company of Clever Offers, Clever Real Estate partners with investors, iBuyers, and buy-before-you-sell providers 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.