One commitment.
Two outcomes.
You make a single investment. A family member gets a home they own outright. You hold shares in a fund. Here is how the same capital does both.
Your family member gets a home. They own it outright.
Start with the part that matters most: at the end of this, someone you care about owns a home, qualified on their own, with no strings attached to you. Here is how that happens.
You commit capital, tied to a specific purchase.
You decide how much to invest and which family member you’re backing. That commitment is tied to their planned home purchase. The money doesn’t go anywhere yet. It’s held in a segregated account, separate from the fund’s other assets, while your family member does the next part on their own.
They apply, and qualify, independently.
Your family member applies for a standard first mortgage with their own lender, under normal conforming guidelines. They qualify on their own income and credit. Your commitment doesn’t co-sign anything, doesn’t appear on their application, and doesn’t change what they qualify for. From the lender’s side, this is an ordinary mortgage.
If the purchase doesn’t close, your capital comes back.
If the home purchase doesn’t happen within 90 days, your capital is returned to you from the segregated account. You were never invested, and nothing was at risk in the meantime. The commitment is conditional on a real purchase actually closing.
When it closes, the fund provides the appreciation-based second.
The fund provides an appreciation-based second alongside the first mortgage. It sits behind the first mortgage, carries no monthly payment, no interest, and has no effect on your family member’s debt-to-income or their ability to qualify. They own the home outright, with no co-ownership and no restriction on selling or refinancing later.
Here is what that looks like on a $500,000 home.
At exit, the fund is repaid a share of the home’s value.
When your family member eventually sells, refinances, or pays off the second, the fund is repaid a fixed percentage of the home’s value, set at origination. On the home above, that’s 15%.
These figures are illustrative and are not a prediction of returns. The fund’s share is set when the loan is made and varies by purchase. At sale, refinance, or payoff, the fund is repaid its share of the home’s value at that time, which may be higher or lower than the amount invested.
What the fund actually recovers is a separate question. Its position sits behind the first mortgage. At a low enough sale price, the proceeds left after the first mortgage and selling costs may not cover even the reduced share, and the fund’s recovery can approach zero. Your family member is not pursued for any shortfall.
One owner of the house.
No co-ownership, no name on the deed, and no standing to ask at the holidays why the roof has not been fixed. You’re issued shares in the fund at closing. Not a claim on one house.
You don’t own a stake in your family member’s specific home. You hold shares in the fund, and the fund holds appreciation-based positions in many homes. Your return depends on how that whole portfolio performs over time, not on any single house, including your family member’s.
This is the part that makes it an investment rather than a gift. A gift leaves your family member with a home and leaves you with nothing. Here, the same capital does both. Your family member gets the home. You get a holding: shares in a diversified residential fund that participates in residential value, in both directions.
It’s also why this works across a family rather than for one child at a time. A gift to one child raises a fairness question with the others. Shares in a fund don’t. You can back more than one family member over time, and what you hold is a single investment position, not a set of one-off transfers you have to keep even.
And unlike a gift, it isn’t gone. The fund is designed to be held, and there is no redemption right. Liquidity, when available, comes through repurchase offers the fund may choose to make. The full terms of how the fund works as an investment, how shares are valued, what it costs, are on the fund page.
Built to work with standard mortgages.
None of this requires a special loan or a change to how mortgages work. Your family member borrows from their own lender under standard conforming guidelines, and the first mortgage is unchanged by the fund’s presence behind it. The fund itself is a regulated Delaware series structure. Investors hold pro rata interests and receive standard Form 1099 tax reporting. It’s built on an existing framework for subordinate home financing, not a workaround invented around the edges of one.
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Commitments open as the first fund launches. Request early access to be notified.
Tufa is not yet available. This describes how the platform is designed to work.
No offer is being made. This page is for general informational purposes only and is not an offer to sell or a solicitation of an offer to buy any security. Any future offering will be made only through formal offering documents filed with and qualified by the SEC. See full disclosures.