Orchard Reviews: Is It Worth the Extra Fees?

Orchard is a real estate company that offers a unique model of buying and selling homes — you can find and move into a new place before selling your current home by utilizing an equity advance. 

This convenience comes with a price. On top of a standard brokerage fee of about 6% (if you count covering the buyer’s agent’s commission), Orchard charges a 2.4% program fee. A second option is to go with the List with Orchard program, which is similar to working with a conventional real estate agent, who typically charge between 2.5-3% in commission fees.

Does Orchard really work, and is it a worthwhile option for sellers? Here‘s everything you need to know.

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Who Orchard works best for

Orchard is ideal for homeowners who want to buy a new home and move into it before selling their old one. If you wish to avoid the stress of a rushed, post-sale home search and are fine with additional fees, Orchard may be worth considering.

Another reason to explore Orchard’s offering is if you want to try selling your home on the open market but would like to have the certainty of a backup cash offer.

However, Orchard may not be the best fit for everyone. For example, if you are seeking lower realtor fees or want to choose a broker yourself, you can likely find better alternatives.

Orchard reviews

Orchard has mixed reviews from sellers. Many clients praise the convenience and stress-free experience, as well as the option to buy a new home before selling. Some sellers laud the team’s professionalism and the short time homes spend on the market.

Some reviewers report problems dealing with Orchard. The most common complaints involve the agents, high fees, and unsatisfactory cash offers.

Positive feedback

Customers tend to appreciate Orchard’s smooth process and the ability to move before selling.

We had a great experience! We used the Move First program which was a huge help because we have young kids and it felt daunting to keep our house showing ready. It worked so well for us, and we had the best buyer and seller agents. We also used the concierge program to fix up a few thing which was so convenient.

— Amanda M., Trustpilot

A few clients mention the convenience of their equity advance loan as one of the best parts about using the company.

Orchard relieved a lot of the stress with buying and selling a home. The greatest part was getting the equity advance which enabled us to purchase another home while our home was on the market.

— L Small, Trustpilot

Many sellers commend agents and other Orchard team members and comment on their professionalism, knowledge, and communication skills.

I am currently working with Maggie Garza and she has been an absolute blessing. She listened to my situation and provided me all the information I needed to make an informed decision. She has helped me so much throughout this process I could not imagine working with somebody else.

— Ashley, Trustpilot

Common complaints

Some reviews mention unresponsive or inattentive agents. We noticed a few reviews where clients said that their agent would not show up for appointments.

…I took time off of work to meet the agent at my house however the agent did not show up, answer or return calls. The agent ended up canceling the appointment 30 minutes after the scheduled time which indicates the agent was aware they did not show up to the appointment. This company will only waste your time.

— Ryan S., Trustpilot

A few sellers brought up unexpectedly high fees and lowball offers as some of the main problems they encountered with Orchard.

They misrepresented themselves and their partner vendors. The fees are extremely high…They send you to their partners whose fees are also excessive. They are a third party for lending sharks. The offer in the end 85% of the market value of your home that they under value.

— Crystal H., BBB

Orchard pros & cons

Sellers who decide to use the Move First program don’t have to worry about finding a new home if their previous property is sold. This offering is an exceptional way to make the process of selling less stressful and make an offer on a new house more appealing by avoiding a home sale contingency.

Additionally, it’s possible to receive comprehensive support from the company — for instance, assistance with updates and property repairs (for an additional fee).

Orchard does have drawbacks. For example, those who use the Move First program would have to cover not only the common realtor’s fees (around 6% for both seller’s and buyer’s agent) but also the 2.4% program fees. Orchard’s services are only available in certain markets across seven states, which rules them out for most sellers.

Best low-commission alternatives to Orchard

Summary of alternatives

The main alternatives to Orchard would depend on what you are looking for in a home sale.

If you simply want to sell your home and are looking for an agent to work with, there are better options to consider. Clever Real Estate offers significant commission savings (only a 1.5% listing fee) and matches you with a few top-rated agents from your area. Similarly, you could check out Redfin, which also charges a listing fee of 1.5%, or UpNest, which works only with vetted agents, although for a higher price.

However, if you’re interested in Orchard’s Move First program, the closest alternative would be Knock, which provides a comparable buy-before-you-sell service with lower fees.

How Orchard works

Orchard has two main options for sellers who want to use the company’s services: Move First and List with Orchard. Here’s what to expect if you decide to choose either option.

Move First program

This service allows you to buy a new home and move in before putting your old place on the market. It is a convenient way to avoid the rush of searching for a new home after your old one is sold or a home sale contingency.

Here's how the Move First program works:

1. Apply for an equity loan based on your home’s value.
2. Use the funds for a non-contingent offer on a new home and make a down payment. You can also use this money to pay closing costs or for your moving expenses.
3. Move out while Orchard prepares and lists your old home. The company will take professional photos of your property and will help you put it on the market.
4. When your home is sold and you receive money for it, pay Orchard back the equity advance and for any other services.
5. If the home doesn’t sell in four months, accept a backup offer or keep it listed.

Note: Move First comes with a 2.4% program fee on top of a brokerage fee.

List with Orchard program

This service is their more traditional selling option, where the homeowner puts the house on the market with the help of one of Orchard’s local realtors.

1. Start with a free valuation of your home to determine the right listing price.
2. Choose whether you want to list your property on the market or sell it for cash.
3. If you decide to list, Orchard will prepare your home for sale and assist with tasks such as professional photography, 3D tours, and marketing.
4. Sell your home and pay the listing fee to your agent (around 3%) plus for additional services, if any.

If you decide to go with the Cash Offer program through Orchard, you can receive multiple cash offers from interested buyers and compare them. However, this program is available only in certain metro areas across seven states.

Additional services

If you sell with either the Move First or List with Orchard programs, you’ll be eligible for the Concierge service, which is focused on preparing your home for staging and putting it on the market.

With this service, the company can do repairs and minor upgrades agreed upon with the homeowner that may help attract more buyers and sell faster. Homeowners can also pay for these services after the home is sold, using the profits from the sale.

Orchard Reviews: The bottom line

Orchard offers a convenient way to buy before selling, which can help avoid a selling contingency and will allow you to shop for a new home. However, this convenience comes at a cost — prepare to pay a 2.4% program fee on top of the usual broker’s fees.

While the company’s Move First program has its benefits, there are alternatives to consider if you want to use the List with Orchard program. Many discount brokerages can provide similar benefits and assist you through all steps of selling with lower fees.

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