Real estate development investing, without the guesswork.
OnlyFund is the platform for real estate development investing. Discover vetted developers across markets and project types. Track every milestone in real time. Ask InvestIQ, our AI assistant grounded in live project data, the kinds of questions you would otherwise have to email a developer for.
Open positions, vetted and live.
Projects across different developers and markets, each disclosed the same way. Open one and you can verify the numbers without leaving the page.
Coral Gables Luxury Residences
12-unit luxury condo. Pre-construction, 60% pre-sales.
Brickell Waterfront Tower
Mixed-use waterfront. 45 luxury units + retail podium.
Wynwood Arts District Lofts
Boutique 8-unit loft conversion. Construction Q2 2026.
Homestead Land Development
15-acre land play. Zoned for 120-unit townhome community.
Built for capital that reads the file.
OnlyFund is designed for accredited investors who treat diligence as a discipline. Every developer, every project, and every milestone passes through the same framework — so the comparison you make at 11 p.m. is the same comparison an institutional committee would make at 11 a.m.
Vetting that means something
Before a project reaches capital, the platform reads it the way a careful LP would: developer track record, pro forma assumptions, market data, execution plan, and capital stack. Most projects don’t clear the bar. The ones that do show their work.
Capital that sees the work
Milestones, draws, and visual reports flow into the platform on the day they happen — not three weeks later in a quarterly PDF. Every developer reports the same way, so positions compare like for like.
InvestIQ — answers grounded in live data
InvestIQ is our AI assistant. Ask it anything about a project in plain English. Cash-on-cash, comp set, lease-up pace, who the developer built with last time. InvestIQ reads the live project file — not a marketing deck — and will tell you when it doesn’t know.
A direct line to the team
When only the developer can answer the question, you message the developer. No relations desk, no broker, no email chain. Conversations live next to the data they’re about.
- PDFs in your inbox, often three weeks late
- One developer per portal, take it or leave it
- Trust by personal relationship only
- Decks you can’t verify
- Updates whenever the IR desk gets to them
- Milestones the day they happen
- Many developers, side by side
- Vetting you can read, ratings with names
- InvestIQ reads the live file, not the deck
- Direct messages with the team building it
Five steps from first inquiry to cash distribution.
No brokers. No black boxes. No surprises.
Discover
Filter across developers, markets, asset types. Every project lists the same way, so a Miami condo and a Texas warehouse are actually comparable instead of just pitched differently.
- Developers
- Multi-developer
- Markets
- Multi-region
- Filters
- IRR · Type · Hold
Analyze
Open a project and start asking InvestIQ, our AI assistant. It answers from live project data and Council reviews — not a deck — and will tell you when it doesn’t know.
- Interface
- Plain English
- Source
- Live project data
- Reviews
- Council ratings
Commit
Read the operating agreement and PPM in the platform, e-sign, wire to escrow. Your position is recorded as soon as funds clear.
- Signing
- E-signature
- Funding
- Wire / ACH
- Confirmation
- Instant
Monitor
Follow the build the way the developer does — milestones as they close, draws as they post, photos as they’re taken, and Council notes alongside. InvestIQ digests the activity into a weekly read so you can stay informed without scrolling through every detail.
- Feed
- Live milestones
- Cadence
- Continuous
- Support
- AI · WhatsApp
Exit
Distributions and waterfall numbers stay live. K-1s on demand. Your record on the platform follows you to the next deal.
- Distributions
- Automated
- Statements
- K-1 on demand
- Record
- Portable history
International
investor support.
You don’t need to be in the United States to invest with OnlyFund. We work with accredited investors worldwide and provide hands-on consulting with certified US attorneys to help you qualify — entirely remotely.
Start your applicationAccreditation from abroad
Certified US attorneys review your documents and ensure full SEC compliance — without you setting foot in the US.
Legal consulting & entity setup
Specialized attorneys handle international compliance, entity formation, and tax structuring for foreign nationals.
100% digital process
Application, verification, signing, funding, and management — all through our platform and WhatsApp. Invest from London, Dubai, or São Paulo.
WhatsApp concierge
Personal support + AI assistant via WhatsApp. Instant answers about investments, updates, and docs — in your timezone.
What investors say.
Hear from accredited investors who chose OnlyFund for the transparency, control, and returns.
I lined up three deals side by side and the differences finally made sense. Same disclosure shape on every card. I asked InvestIQ a debt-service question at 11pm and it just answered. That's not a thing I expected to like.
I needed to trust the structure without flying in. Vetting passed my sniff test. Council ratings carry real names I can look up. Accreditation was handled remotely. Enough for me.
An architect on the Council I happen to respect rated a project 4.6 on feasibility, with her name on it. That's the kind of signal a broker deck has never given me.
Two positions, one app. Milestones, draws, InvestIQ answers, all in the same place. Developers reply inside the platform. The phone tag is over.
Ready to start investing?
We only talk to accredited investors. If that’s you, we’d like to meet. Miami. New York. London. Dubai.