Flock Homes Reviews 105

We just spent our first holiday season in well over a decade without a phone call from a tenant interrupting our family festivities. That was a priceless experience!

While we had some very minor hiccups during onboarding, the experience since then has been completely smooth and met all our expectations. Ari and other team members have allowed us multiple opportunities to provide feedback on those minor issues and we have heard changes have already been implemented to improve them.

Since joining Flock, everything we were told has been followed through without exception. Updates are provided consistently and clearly, quarterly cash flow has come through on time and composite state tax filing will make that a breeze. We haven't been through a tax filing season yet, so delivery of federal K-1's still to be seen but we don't expect any issues from what we have heard by speaking to other Flock owners.

On a completely different note, I am personally grateful to Richard P. for coordinating a generous donation/sponsorship to a local charity on behalf of Flock. That gesture truly made me feel grateful for choosing to join the Flock community.

The team at Flock was very transparent with their structure and process. They have thought through the issues and risks and have addressed them through comprehensive due diligence materials as well as appropriate structuring.

Contributing my home was a seemless experience.

Flock Homes has of lot of competent and very approachable people who walked us through the 721 exchange and how it would work. There were no hesitations to answer any questions and we got to speak to several upper managers in the company, including the CEO. They fostered complete transparency in their process and they demonstrated a great strategy to grow safely the capital that we brought to them. They spent a lot of time and detail going over the inspections of the properties we exchanged and gave us sound reasoning for the valuations that were given for them. Although we were skeptical at first, they were able to develop a deep trust with us which convinced us to make this very important financial decision. They treated us with respect and gave us complete confidence that the exchange would move smoothly and that we would stay invested in the SFH market but without the hassle of tenant management. Since the exchange, we have been receiving quarterly cash flow and operating results in a very transparent way. The passion and integrity that this organization has showed us has given us complete confidence that this was the right step for us to exit from being landlords. Flock Homes offers an amazing solution for anyone who wants to stay invested, but not have the day-to-day hassle of property management.

We found everyone at Flock to be open, honest, and transparent. The entire staff, from our initial contact with Jeanette, to the founder, Ari, gave us any information that we needed to make an informed decision. We had our financial advisor, attorney, and CPA all interact with Flock and get information that was readily shared in order to help us make our decision to exchange our rental homes into the Flock family. We have been happy with the appreciation of our portfolio and also the after care that we have received from Danielle and Jacob. The only item that we felt was not explained in detail was the "top up" fee. Also the closing was a little stressful as we were trying to close on December 31st and a closing agent was not scheduled until the last minute. Other than that, we appreciate the exceptional communication that we receive from Flock and are convinced what this was a sound investment for us.

As a Chartered Financial Analyst (CFA) and former Certified Public Accountant (CPA) with 30+ years as a real estate investor, I found that a Flock Homes is the best solution for achieving true real estate retirement while maintaining the full stepped-up basis upon death.*

The 721 Exchange into Flock means you:
• Simplify: Delegate property management, repairs, and all tenant issues.
• Eliminate the 1031 Treadmill: No need to find new replacement properties.
• Maintain Tax Deferral: Benefit from a stepped up basis at death.*
• Reduce Risk: Through geographical diversification, professional management, and economies of scale. 

Unfortunately, I discovered Flock about the "7th inning" of my planned exit strategy from direct real estate investment.

Before finding Flock, I used every available exit ramp: outright sales (triggering taxes), diversifying through numerous Delaware Statutory Trusts (DSTs), and Opportunity Zone (OZ) investments. While all got me away from dealing with tenants, they introduced their own headaches and risks.

ESCAPING THE 1031 EXCHANGE TREADMILL
The problem with DSTs is the continuous 1031 exchange requirement every 3 to 7 years. This forces the investor back onto a stressful "exchange treadmill," often when markets, interest rates, and property valuations are dramatically different, making future investment decisions less desirable and more difficult. The Ten Year forecasts tend to be guesswork, with an optimistic bias. 

Opportunity Zone (OZ) funds have their place, but they mandate a ten-year holding period and typically offer several years with no cash flow—a difficult proposition for those wanting cash flow during retirement.

FLOCK'S STRATEGY: MATCHING THE MARKET, NOT MAXIMIZING RETURN THROUGH LEVERAGE AND CONTINUOUS TURNOVER.
Flock’s strategy is simple and perfectly aligned with the passive retirement mindset. Their goal is not to maximize returns through high leverage (which inherently increases risk). Instead, Flock aims to match the market returns(historically around 8-10% over the long run) while providing relatively stable quarterly cash flow in line with prevailing market rents.

If your goal is to fully retire from the hassles of ownership, secure long-term generational wealth, and receive quarterly cash flow, Flock is, in my professional opinion, the best long-term asset management solution for those who own rental properties (up to 4 units) that meet Flock’s quality standards, in areas where Flock operates (currently 17 states). 

*Nothing is perfect. There is still political risk. Congress actually eliminated the stepped up basis in 1976, but repealed it before it was to take effect in 1980. Since then, the idea has been discussed and endorsed numerous times, but so far the stepped up basis at death has survived. 

Provides the taxation benefit of a "like kind exchange" without you having to discover the exchange on your own.

Compared to a "buy and flip" type buyer, they work to establish fair market value and once you agree with them they move swiftly. They hire their own appraiser and inspector and pay the fees.

The onboarding team is professional and polite. They move swiftly without being pushy.

I did a TON of due diligence because this transaction amounted to roughly 1/4 of our nest egg. They audit themselves as much or more frequently than any non-public company I've ever known about.

Very thorough and transparent process. It has been a pretty seamless transition. And if you no longer want to deal with the daily grind of rentals, this is the way to go!

Flock makes the process of contributing your rental properties to their R.E.I.T. very easy. They offer competitive purchase prices for your homes and are vigilant in communicating with their clients to ensure everything is handled smoothly. The process is completed very quickly and requires little involvement on your part. We are repeat contributors to Flock because our experiences have been hassle free and very positive.

Selling my rental property to Flock Homes was a game changer for my portfolio. The entire process, from initial contact to closing, was incredibly smooth and transparent. Their team was professional, responsive and answered all my questions thoroughly. Flock has taken away all the headaches of a Landlord while offering tax advantages through 721 exchanges. I would highly recommend Flock Homes to any rental property owners for peace of mind, a diversified investment portfolio through their innovative 721 exchange model and the benefit of transitioning from active Landlord to passive investor.

Very transparent company. So far, they have done everything that they said they were going to do. Would hardly recommend.

We found Flock Homes in 2024 while considering options for a portfolio of rental homes. We needed to be relieved of ongoing rental management responsibilities but wanted to maintain a solid income stream. Initially, we planned to sell the entire portfolio and invest elsewhere via a 1031 exchange, but after investigating Flock Homes and meeting its founder and senior management, we decided to use many of the properties in a 721 exchange to join the Flock fund. Since then, we’ve been very happy. Flock’s valuation and onboarding processes were quick, easy, and clear. During onboarding, Flock’s team was patient and even helped us work through some unexpected issues that arose on our side. Since joining the Flock fund, returns have been as promised. Flock’s reporting has been open and communication from management has been regular. The website and app are easy to use. Best of all, it has been a pleasure to work with the Flock Homes team. I recommend Flock Homes to anyone who faces the situation that we had.

Fair pricing and seamless closing transaction. The process was as described to me and the investor portal is easy to navigate and understand.

My experience with this company went far beyond a standard 721 exchange. They eliminated the headaches of being a landlord by helping me resolve title and tenant issues that had weighed me down. Their landlord portal was fantastic — it kept me informed every step of the way and gave me confidence that nothing was slipping through the cracks.

What impressed me most is their professionalism. They manage properties with more expertise and care than I ever could, and they do it with complete transparency. When it came to valuations, they encouraged me to engage with the numbers, and I always felt I had a clear, honest picture of where things stood.

Even when a property wasn’t a fit for their portfolio, they didn’t just walk away — they offered creative ideas to help me with the listing. That kind of problem-solving mindset is rare, and it shows they care about outcomes, not just transactions.

For anyone considering working with them, know this: you’re not just hiring a team to execute an exchange. You’re partnering with professionals who anticipate challenges, provide solutions, and make the process smoother than you imagined.

The onboarding process went smoothly with great access to Flock's executive team to help clear up the complexities involved. As you would expect, the Flock team is quite knowledgable and forthright. The up-front net contribution deductions were a little surprising but fair - given the big picture long term strategy. This business model seems credible and is compelling for landlords like us.

Transitioning our rental properties to Flock Homes has been one of the most seamless and rewarding decisions we’ve made as long-term landlords. For years, we managed the day-to-day responsibilities on our own—everything from renovations after purchase to renovations after move-out, and everything in between. While the properties performed well, the workload and operational complexity continued to grow, and we began to dream of retirement.
Flock Homes offered a structure that allowed us to maintain our investment while removing the operational burden that comes with managing individual rentals. The process was transparent from the beginning: their team explained every step clearly, answered all of our questions thoroughly, and handled the transition with true professionalism.
What stood out most was how smooth the shift felt. Flock Homes coordinated everything, and we were kept informed without being overwhelmed. It genuinely felt like handing the keys to a trusted partner who understood both the business side and the long-term mindset of property owners, and it was less paperwork than buying a single rental property.
Since the transition, we’ve appreciated being kept up to date with the performance and growth of the company that we are now part of. Instead of focusing on repairs, renewals, and accounting, we now get to enjoy the fruits of our investments and labor.
Overall, joining Flock Homes has allowed us to simplify our lives, protect the value of what we’ve built, and remain invested without the constant management responsibilities. We are grateful for the partnership and happily recommend the experience to other rental property owners looking for a path towards retirement.

My wife and I have been in the real estate business for 20+ years. We've been trying to figure a way to exit the real estate and not ensure capital gains tax. We received a flyer in the mail from Flock Homes. I reached out to them to see what they were about, I thought it sounded good my wife not so much. So she did some research on the company, and it all looked good, so after talking with Chad and Ari and some of their present clients we deiced to take a leap of faith and join the Flock Homes family. We've been with them going on 2 year and couldn't be more satisfied with the company.

As an experienced real estate broker with realistic expectations, I was completely satisfied with Flock’s people and process. I was able to exit from directly managing my properties while deferring the capital gains and maintaining exposure in SFR investments. Flock’s valuations were comparable to the CMAs from my broker and were not subject to buyer negotiation, appraisals, or surprises from inspections. The valuation already took those things into account and was still at 98% of our expected listing price. The closing process was clear, smooth, and quick…within 30 days of signing the contracts.

Flock Homes truly delivered what they promised. If you’re a landlord ready to get rid of the responsibility of actively managing your properties, but still want the diversification of real estate investment and the deferral of capital gains taxes, Flock is a great option. From our first interaction with Flock we were impressed with how buttoned down they were. They have experts that handle every phase of the transaction and the management of the property portfolio. They went to great lengths to answer all our questions and never applied any pressure. They valued our homes fairly and after doing a thorough (it was very thorough) inspection, the values even increased a little. The bottom line is they don’t do any bait and switch. Flock seems to be constantly working to improve their business model and are extremely open to criticism as a way to do that. Everyone at Flock seems extremely motivated to make this company successful. This is the experience we’ve had as investors for six months. We are very happy with our decision.

I was following and looking into Flock Homes for about a year for deciding to press ahead. I’ve owned and leased several single family homes for almost 30 years, and was somewhat skeptical of their model. However, the more I looked at Flock Homes and using a 721 exchange instead of the typical 1031, it made much more sense for our situation. The only remaining issue? Could I trust Flock Homes? Well, almost one year later, the level of trust has only increased and pretty much everything I was sold has proven reliable. Knowing what I know now, would I do the Flock Homes 721 exchange again? Absolutely yes.

The team and advice at Flock are great. A 721 exchange is an awesome way to retire from landlord job while still maintaining cash flow, appreciation and deferring capital gains. Love this concept and Flock executes well.