Who it's for | What it pays | Fees | Reviews | How it works | Competitors | Criteria | Locations | FAQ
Orchard helps streamline the process of buying and selling a house at the same time. Its signature Move First program advances you a portion of your current home equity, so you can make an offer on a new house without it being contingent on your old house selling.
Once you secure your new home, you have 4 months to list and sell your current one using Orchard's guaranteed offer as a backup — meaning you avoid the risk of carrying two mortgages. Orchard's equity advance can also fund home improvements to get your home market-ready.
Just be prepared to pay a program fee on top of the usual selling costs. You'll also need to use one of Orchard's agents to sell your house and pay them a brokerage fee of 6%.
Before opting for Orchard, we recommend exploring alternatives that may offer more flexibility and ultimately a higher sale price.
Orchard at a glance
⭐ Customer rating | 4.3/5 (640 reviews) |
💲 Offer range | Likely well above average* (85%+ of potential market value) |
🤝 How it works | Home trade-in services to streamline buying before you sell |
💰 Fees & other costs | 2.4% service fee + 6% brokerage fee + traditional closing costs and a la carte fees for any additional services used |
🚦 Purchase criteria | Single-family homes built after 1920 within Orchard’s approved home value range |
📍 Availability | Atlanta, GA, Austin, TX, Dallas-Fort Worth, TX, Denver, CO, Houston, TX, San Antonio, TX |
Should you use Orchard?
Orchard can work well for you if you're trying to buy a new house while also selling. Its Move First program can help you:
- Avoid having to pay overlapping mortgages, perfectly line up closing dates, or find a temporary place to stay
- Skip the hassle of living in a house while also showing it
- Purchase a home in a competitive market, where a home sale contingency could be a deal breaker
Orchard's equity advance and purchase guarantee can be used to make a non-contingent offer on a new house. It can also cover the costs of any home improvements you need to make prior to listing your current house, such as fresh paint, flooring repairs, and minor repairs to your HVAC and other systems.
Another benefit of Orchard's Move First program is that Orchard will buy your home if it doesn’t sell on the market within 4 months — albeit for less than market value.
While Orchard eases the process of buying and selling at the same time, the convenience comes at a cost. Orchard charges a 2.4% program fee, plus a brokerage fee of 6%. It also requires you to work with its team of agents to sell your current house, which some sellers have been less than happy with.
Other options, like those below, offer the ability to use your own agent — or no agent at all.



Is Orchard legitimate?
Yes, Orchard is a legitimate real estate company that helps customers buy and sell homes. The company’s signature home trade-in service allows you to purchase a new home and move before your old one sells — using your home’s equity so you can make a competitive offer on a new house.
Originally founded in 2017 as Perch, the company changed its name to Orchard in early 2020. The company has raised $472 million in funding, with its latest funding round in September 2021.[1]
The company has an A+ rating from the Better Business Bureau, with a total of 14 complaints over the past 3 years. It currently maintains an average 4.3/5 across 640 reviews on 3rd party review sites like Google and Trustpilot.
How much does Orchard pay?
According to Orchard's website,[2] the guaranteed offer for your home is worth "up to 90%" of its estimated fair market value — but your actual offer could be for much less. For example, in a Trustpilot review for Orchard, home seller Steve. L. claimed "their 'guaranteed cash offer' was extremely lowball, at $130,000 less than what we put the house on the market for."[3]
Your home's condition, its features, and the state of the local market will all affect your guaranteed offer amount. However, it's unlikely you'll have to accept Orchard's backup offer.
Most homes sold through Orchard are listed and sold on the open market with the help of an Orchard partner agent. The guaranteed backup offer only kicks in if your home doesn’t sell within the company’s 4-month listing period. According to Orchard's website, the average customer sells their home on the open market for $30,000–69,000 more than the guaranteed offer.[4] However, some customers complain of lackluster service from Orchard’s listing agents, causing their homes to sit on the market while the company’s listing period lapses.
Other companies offer similar programs with the option to choose your agent.
Orchard vs. competitors
Orchard’s main competitors include other buy-before-you-sell services, iBuyer companies, and cash offer networks, which help you explore a variety of options for getting cash offers.
Buy-before-you-sell services help you tap into your home’s equity to purchase a new house before you list your old one — eliminating a lot of the headaches associated with timing a home sale and purchase.
iBuyers will purchase your home outright for closer to market value than an investor might pay, but they only buy homes in good condition and typically charge a 5% service fee, plus deductions for repairs.
Cash offer networks like Clever Offers can help you explore competing offers from a variety of sources, including iBuyers, local investors, and top-rated cash buyers within their network.
The following Orchard competitors are highly rated and may provide more competitive offers or compelling perks.
Customer Rating
Service Fee
Time to Close
Our take
Details
Eligibility
Clever Offers provides a hassle-free way to source and compare competitive cash offers. When you want the speed and ease of an all-cash sale, this 5-star rated company can bring you multiple competing offers from a variety of sources — including iBuyers, small and large-scale investors, and even your local MLS. You can compare offers side-by-side with no added fees or obligation to move forward. Start here to compare offers.
Pros
- One source for multiple competing offers
- Buyers are screened for experience and proven success at closing deals
- Clever stays with you to ensure a smooth closing and resolve any issues that arise
Cons
- Some offers may be low
- Alternative deal types may have longer closing timelines
- Cash offer options may be limited in some areas
Customer Rating
Service Fee
Time to Close
Our take
Details
Eligibility
Knock's bridge loan offers a convenient way to buy a new house without having to sell your old one first. But you'll have to pay a minimum of 2.25% in service fees on top of the usual home-selling costs. Read our full Knock review.
Pros
- Put an offer on a new home without it depending on your old one selling
- Use Knock's bridge loan to cover your down payment, moving expenses, and home prep
- Choose your own listing agent to sell and mortgage lended to buy
Cons
- Service and loan fees add 2.25%, plus $1,850, to your home selling costs
- Backup cash offer will be ~20% less than your home’s market value
- May have up to 6 months of ongoing mortgage costs while your house sells
Customer Rating
Service Fee
Time to Close
Our take
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With Homeward, you get the advantages of a cash offer, plus the additional upside of selling on the open market. Homeward can also help you buy before you sell or buy a new home with a competitive cash offer. But you’ll have to pay a program fee of up to 6.5% on top of the usual home-selling costs. Read our full Homeward review.
Pros
- Get a cash offer worth 89% of your home value, then list for additional proceeds
- Or, make a cash-backed offer on a new house before you sell
- In-house mortgage and title solutions that reduce program fees
- Bring your own real estate agent
Cons
- Program fees added to your realtor commissions and closing costs
- Stricter purchase criteria than a typical cash buyer
- Some customers express confusion over fees
Customer Rating
Service Fee
Time to Close
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Eligibility
Opendoor pays much closer to market value than traditional house flippers while still offering the benefit of fast closings and no repairs. For that convenience, you’ll need to contend with stricter purchase criteria, repair deductions, and a service fee of 5%. Read our full Opendoor review.
Pros
- Pays closer to market value than traditional home flippers
- No need to make repairs or prep your home for sale
- Choose your closing date and change it if needed
Cons
- Final offers can be significantly lower than the initial estimates
- Stricter purchase criteria than traditional home flippers
- Repair deductions and 5% service fee can eat into profits
Customer Rating
Service Fee
Time to Close
Our take
Details
Eligibility
Offerpad pays more for homes than traditional house-flippers and also offers great perks, including free local moves and flexible closing windows of 8–90 days. However, customers claim it charges high fees for repairs uncovered during the home inspection. Read our full Offerpad review.
Pros
- You can close in just eight days (15 in FL and GA)
- You can stay in your home for three extra days past your closing date at no charge.
- Sellers get free local moves and a 3-day free extended stay after closing
Cons
- Strict purchase criteria compared to traditional house flippers
- Repair deductions can greatly reduce your final offer
- 1% cancellation fee for backing out after accepting the final offer
» MORE: Want to find more cash buyers near you? Check out our guide to the best companies that buy houses for cash.
Orchard vs. a realtor
Traditional agents can’t provide a guaranteed backup offer on your home or front you the money for repairs. And while a buyer’s agent will represent you in the home purchase process, they can’t help you make an all-cash offer. If you want those types of services, Orchard is a better choice than a traditional agent.
However, traditional agents will use their local market knowledge to help you set a competitive asking price, provide a comparative market analysis, list and market your home for you, and negotiate with buyers on your behalf. Buyer’s agents can also help you find a home to purchase, negotiate with sellers, and close the deal.
However, if you work with a traditional real estate agent to sell your home, you’ll usually have to pay a 2.5–3% listing fee, and likely another 2.5–3% concession to cover the buyer’s agent fee.
If you’re considering working with a traditional real estate agent, look into discount brokers or agents who offer lower commission rates, so you keep more money in your pocket.
Orchard reviews: What customers have to say
Review site | Average rating | Total reviews |
---|---|---|
Better Business Bureau | 2.76/5 | 21 reviews |
Trustpilot | 4.4/5 | 619 reviews |
Total | 4.3/5 | 640 reviews |
Orchard maintains an average customer rating of 4.3/5 across 640 reviews from Trustpilot and the Better Business Bureau.
While many people are happy with their experience, not all reviews are positive. Negative reviews largely focus on communication issues and being matched with inexperienced agents.
Here are some common themes we see from home sellers.
What customers love
Common Orchard complaints
✅ Makes the process of buying and selling a home easier
Several positive reviewers highlighted how the equity advance through Orchard’s Move First program allowed them to buy first before selling and simplified the process.
"We bought our new home with Orchard’s Move First Program and it made it so easy! They fronted us the equity in our existing home to buy the new home. It was an interest-free loan. Once we moved out of our house that we were selling, we then listed it with Orchard for sale and sold through them again making it extremely easy without having to worry about keeping the house clean for showings, etc. I would highly recommend Orchard to anybody who wants to avoid the stress of showings, keeping your house clean, and trying to coordinate a move all at one time."
— B.A., March 2024, Trustpilot
Several positive reviews appreciated the ease of Orchard’s process and how it made buying and moving before selling easier and less stressful.
"We used Orchard.com to sell our old house and purchase 2 new houses. Working with Orchard made the process of finding our new houses while selling our existing house much easier. Orchard fronted us the money to get our new houses and Orchard’s Concierge service helped us get our old house renovated and sold for an excellent price. We were very happy with the overall process and how smooth Orchard made the often complex process of selling and finding new residences."
— Berlin L., April 2023, Trustpilot
✅ Professional customer service reps
Some positive reviews highlighted the professionalism of the employees. These reviewers felt confident in the services they received and were impressed by how organized the process was.
"Wonderful service. Everyone from start to finish was personable, professional, proactive, and prompt. All communication was helpful, timely, and overall, a wonderful experience. It was also great being able to close with a notary, who was knowledgeable and timely."
— Alisa B., February 2023, BBB
Other customers felt that Orchard’s customer service representatives did a good job of helping make the process clear and stress-free.
"Through out the whole home selling experience the people at Orchard did a great job of providing needed information, helping me fill out needed forms, answering questions and keeping me up to date on what was going on. I would highly recommend Orchard for your home buying or selling needs."
❌ Inexperienced or disinterested agents
Several negative reviews focused on problems with their agent. Some reviewers had deals fall through or experienced additional complications due to misinformation from their agent. Others reported feeling like their agent was invested in helping them, leaving them feeling ignored and frustrated.
"It couldn’t have been clearer that Orchard didn’t care about my home sale.
"I was never certain that my auto assigned agent had my best interest at heart. He would never explain anything, was unresponsive, and generally abrasive when he actually did respond. Once we were under contract, it literally took him a week to respond to any question or request for a status update.
— Steven B., September 2023, Trustpilot
Other customers felt like agents weren’t following through on promises or fully honoring the signed agreement.
"Company will not do open houses?! The Move First Program sounds great on the surface, do your due diligence before agreeing to anything. [I] decided to just list the house for sale with them, after initially dealing with an agent who lived in my area, was assigned a listing agent who lived 3 hours away and was told that Orchard does not do open houses. Canceled the contract, and listed with a real real estate company."
Some reviewers experienced poor communication that led to misunderstandings and consequences that cost them money.
"I was led to believe by the realtor who was working with us that he would discontinue the services that was tied to our home and property for us. That did not happen. So, here I am a couple of months from the sale of our home, getting hit with several collection companies about payments not made. Because NONE of the services were canceled on our behalf, including trash pickup, water service, security service, home internet and telephone service, etc.
"I would have shut those off myself, but was assured that those things would be taken care of. My credit score is taking a beating because of this deception. It would have been better not to make a promise like that in the first place."
Having an agent who can advocate for and guide you through the complex selling and buying process is essential. Unfortunately, you can’t choose which Orchard agent is assigned to you.
❌ Guaranteed offers lowered after signing
Some reviewers were frustrated when their guaranteed offers changed after signing a contract.
Use extreme caution when choosing Orcard. This company will give you a guaranteed offer. However, this company has no idea what guaranteed means. My "guaranteed" offer was reduced by $20,000 two days after accepting their so called guaranteed offer. They made me feel like a sucker.
— Steve L., September 2023, Trustpilot
Another reviewer shared that his initial offer was based on Zillow but then later was told he would only get 85% of the initial quote.
How does Orchard work?
Move First | List with Orchard | Buy & List
Orchard offers three main services for home buyers and sellers: Move First, List with Orchard, and Buy & List. Customers who opt for any of these options can also take advantage of additional services from Orchard, such as their Concierge service.
Move First
Orchard's Move First program allows you to buy your new home and move in before selling your current home. Orchard will work to sell your home, and you'll receive any additional proceeds from the sale, minus Orchard's fees and expenses.
The process is simple:
- Complete a home assessment. Start by submitting basic information about your single-family home (such as its age and address) online.
- Access your equity. Based on the results of your initial home value estimate and your current home equity, Orchard will allow you to access up to 90% of your old home's value to pay down your mortgage and make a down payment on your next home.
- Purchase and move into your new home. You can buy a new home and move in right away! Orchard will cover mortgage payments on your old home until it sells.
- Prep and list your old home. Orchard will take care of repairs, staging and any other prep work needed to list your home. An Orchard agent will act as your listing agent. After your old home sells, your new home's title will be transferred to you.
- Settle your bill. You'll receive the profits from your old home's sale, minus your overlapping mortgage payments and Orchard's fees and expenses.
The company states that most homes sell within 120 days of listing. If your home hasn’t sold within 120 days of listing, Orchard will pay you the initial assessed value, what it calls the "instant equity" amount. This guaranteed offer gives you peace of mind in case you need to sell on a specific timeline.
List with Orchard
If you only need to sell — or are buying outside of Orchard's service area — you can use List with Orchard.
The process is the same as working with a real estate agent, but with some additional perks like home preparations that not all agents provide.
- Complete a home assessment. Orchard uses the information you submit to run a home assessment, determine if your home qualifies for its program, and to calculate the best listing price.
- Let Orchard prep and list your home. Orchard's listing package includes up to $1,000 of prep work, including a 3D tour, staging, and cleaning. Additional repair costs will be deducted from the profits of the sale.
- Close the deal. An Orchard agent will market your home. Once you accept an offer, your agent will help coordinate your closing. A closing officer from the title company will also walk you through the closing process. Orchard states most closing take 30-45 days on average.
Buy & List
The Buy & List service lets homeowners choose whether they want to focus first on selling or buying. You work with an experienced, local realtor to help you buy a new home and sell your existing home.
You also receive free listing preparation help with Orchard providing around $1,000 for marketing for free, including creating a 3D virtual tour and professional photos. They also will provide an online closing or mobile notary that comes to you. The cost to use the Buy & List service ranges from 5-6%.
An Orchard agent walks you through the home buying process the same as working with traditional realtors. They will help you identify your goals and price range so you find a home that meets your needs.
You are not obligated to buy a home owned by Orchard. Your agent will show you all potential homes that fit your criteria. If you purchase a home owned by Orchard, separate agents will represent both sides.
Other Orchard services
Orchard Concierge: This service provides interest-free funding to help you pay for home repairs prior to listing your house. It can be added to any Orchard program. There are no upfront costs as costs are deducted from your final home sale proceeds. Not all repairs are covered by this service, and Orchard chooses the contractors you’ll work with. The Renovation Lead will review a breakdown of all costs before work begins, so there are no surprises.
Orchard Title: Orchard Title 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.[5]
Orchard Home Loans: Orchard Home Loans is Orchard's mortgage lending solution. However, its origination fee ranges from 0–3% — potentially adding up to much more than the typical 0.5–1%.[6]
Orchard used to have a service, Offer Boost, that allowed you to turn your offer into an all-cash offer. However, this program appears to have been discontinued at this time.
Orchard fees and other costs
Move First program fee | 2.4% |
Brokerage fee | 5–6% |
Closing costs | ~1% |
Concierge service* | Varies |
To take advantage of Orchard's equity advance, you'll pay a 2.4% program fee, plus a 5–6% brokerage fee to list and sell your current home. Orchard's brokerage fee is comparable to a standard real estate agent commission. However, you don't have the ability to choose your own agent when selling with Orchard.
If you opt out of the equity advance and instead decide to list with Orchard using their cash offer as a backup, you'll pay only the 5–6% brokerage fee. You'll also be responsible for traditional closing costs of approximately 1%.
As an add-on service for home sellers, Orchard offers a separate "Concierge Service" in the form of an interest-free loan that can be used to make minor repairs and improvements to your home before listing. The company lends you money interest-free, so there's no upfront cost. However, you will have to repay the loan out of your home sale proceeds.
Orchard’s fees can add up, so you need to decide if the convenience is worth it for you. The company’s fees are similar to those of other home trade-in companies like Knock. But they're higher than those of iBuyer companies or realtors — especially from some of the top brokerages offering lower commission rate.
⚡ Take the guesswork out of selling your house: Explore a full range of offers from leading cash buyers in your area — including iBuyers who may be able to offer more for your house while still giving you the flexibility to close on your timeline. Plus, get a professional estimate of your home's fair market value. Compare your options side-by-side, with no added fees or obligation to move forward.
How much does Orchard charge for repairs?
You can make repairs to your home before listing by obtaining money, interest-free, from Orchard’s Concierge program. There is no upfront cost, but you will have to repay the loan out of your home’s sale proceeds.
Not all repairs are covered by this program, and Orchard chooses the contractors. The program typically pays for the most common issues, like exterior and interior painting, new flooring, and minor repairs to roofing, plumbing, electrical issues, and HVAC.
What kinds of homes does Orchard buy?
Your home may be eligible for Orchard’s programs if it is:
- A single-family home (including a condo or townhome)
- Built after 1920
- Not currently listed on the market
- Located in one of Orchard’s service areas
- Within Orchard’s approved home value range
The approved home valuation varies regionally, with most areas requiring a home value of $200,000–$1,000,000, but expensive metros like Austin or Denver have a higher cap at $1,500,000. Condos are eligible if they’re valued between $200,000 and $750,000.
Where is Orchard available?
Orchard's Move First program is currently available in 6 metropolitan areas:
- Atlanta, GA
- Austin, TX
- Dallas–Fort Worth, TX
- Denver, CO
- Houston, TX
- San Antonio, TX
Orchard agents can also help you buy a new home in 21 states: AL, AR, AZ, CA, CO, FL, GA, IL, KS, LA, MI, NC, NM, OH, OR, OK, PA, SC, TN, TX, and WA.
Learn the steps to sell a house in Colorado, Georgia, and Texas.
Frequently asked questions
What is Orchard Real Estate?
Orchard provides real estate solutions to simplify the process of buying and selling a home. Orchard's Move First program helps homeowners with financing to buy a new home before they sell their current one. Additional services offered by Orchard include List with Orchard, Orchard Home Loans, and Orchard Title. Learn more about Orchard's services.
Orchard Homes is it legit?
Yes, Orchard is a legitimate home trade-in service that helps homeowners buy a new home before they sell their old one. Orchard also helps home buyers make all-cash offers in competitive markets. Learn more about Orchard's services.
How much are Orchard's fees?
Orchard charges a 6% service fee to help you buy and sell a home and a 2.4% fee for its Move First program. That doesn't include repairs or closing costs on your new home. See how much it costs to use Orchard.
Are Orchard and Opendoor the same company?
No, Orchard and Opendoor are separate companies with distinct 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 home equity. Learn more about Orchard and Opendoor.
Related links
Opendoor: Reviewed and Explained: Opendoor is a leading iBuyer that can help you close on your property sale in as little as 14 days. Learn more about how the service works in this Opendoor review.
Knock Home Swap: Reviews, Fees, and How It Works: Knock Home Swap reviews praise its convenience and flexibility. Here's how Knock.com works — and what you can do to save on fees.
Offerpad vs. Opendoor vs. Knock: Which Should You Choose? Interested in working with an iBuyer or trade-in service, but not sure how to choose? We break down the pros, cons, and customer reviews you should consider.
About our reviews
Our company reviews are powered by hundreds of hours of research. To evaluate and rank cash home-buying companies, we analyzed thousands of customer reviews, secret-shopped each company, and looked to publicly available data for indicators of offer quality, customer service, fees vs. value provided, trustworthiness, and more. Whenever possible, we also talked to customers, company reps, and industry professionals (such as real estate agents) who've had direct experience working with the brand.