Compare Blend Realty and OJO Home

For Sellers

Not Applicable
0
No Rates
Blend Realty does not currently allocate home sellers to listing real estate agents.

For Sellers

Partner Agents
Undisclosed
Referral Fee
OJO Home is a broker that does not provide real estate services to home sellers. Instead, this company matches consumers with various real estate agents in exchange for an undisclosed referral fee. Referral fees set by such networks range anywhere between 25%-40% of the entire agent’s commission.

For Buyers

Partner Agents
20%
Referral Fee
Blend Realty is a paper broker that does not provide real estate services to home buyers. Instead, this company allocates consumers to real estate agents in exchange for a 20% referral fee. Blend Realty further price fixes buyer commission rebates for Partner Agents set at 1% of their Buyer’s Agent Commission (BAC) in an effort to entice more consumers into the price fixing scheme.

For Buyers

Partner Agents
Undisclosed
Referral Fee
OJO Home is a broker that does not provide real estate services to home buyers. Instead, this company matches consumers with various real estate agents in exchange for an undisclosed referral fee. Referral fees set by such networks range anywhere between 25%-40% of the entire agent’s commission.
Question: What is the difference between Blend Realty and OJO Home?
Answer: Both Blend Realty and OJO Home function as a referral fee network that enables broker-to-broker collusion with use of blanket referral agreements.
Compare Blend Realty and OJO Home for home buying and selling. HomeOpenly is an impartial and an open resource focused on trending real estate services, portals and start-ups.

First published: 21 April 2021
Last updated: 25 April 2021

Buying with Blend Realty

WARNING: Unlawful Kickbacks, Broker-to-Broker Collusion, False Marketing, Wire Fraud, Price Fixing.

Blend Realty is a broker-to-broker collusion scheme, where "partner agents" unlawfully agree to pay massive kickbacks to receive your information and engage in market allocation, consumer allocation, false advertising, unlawful kickbacks, wire fraud, and price-fixing practices in violation of, inter alia, 18 U.S.C. § 1346, 18 U.S.C. § 1343, 15 U.S.C. § 1, 15 U.S.C. § 45, 12 U.S.C. § 2607, 12 C.F.R. § 1024.14. As a consumer, you will always significantly overpay for Realtor commissions subject to hidden kickbacks and pay-to-play steering promoted in this scheme.

United States federal antitrust laws prohibit consumer allocation and blanket referral agreements between real estate companies.

Be smart; do not allow your information to be "sold as a lead" to a double-dealing Realtor in exchange for massive commission kickbacks paid from your future home sale, or your future home purchase.


Blend Realty is a paper brokerage that operates a consumer allocation and a price fixing scheme designed to collect referral fees by matching consumers with local real estate agents willing to pay it. Blend Realty operates under a variety of broker licenses, mainly California DRE license 02101769 issued to Blend Brokerage, Inc., but it does not produce any services that are typically offered by real estate agents and does not represent consumers when buying or selling real estate in any State. In exchange for matching consumers with an Blend Realty Partner Agent, Blend Realty is compensated by the Partner Agent with 20% cut of their commission. The broker advertises their scheme to Partner Agents as a service where “Buyers have been approved by our network of lenders. No cost to join. No obligation. No upfront fees. No setup fees. No marketing fees. Pay 20% upon a successful closing.

Blend Realty Pricing

Blend Realty revenue comes from the use of blanket referral agreements with random real estate brokers. Blend Realty is a broker-to-broker collusion scheme that scrubs consumer’s information from their network of lenders and passes it along to a colluding broker who is willing to pay for it with a 20% cut of their commission. Blend Realty’s blanket referral agreements further require colluding brokers to price fix their rebates at 1% of the total home purchase amount refunded to their homebuyer from the Buyer’s Agent Commission (BAC) received. This amount can also be expressed as a 30%-40% buyer commission rebate from what is typically a 2.5% to 3% BAC offered to the buyer’s agent by the home seller.

Listing Services

  • This Service Does Not Represent Sellers

Buyer's Agent Services

  • This Service Does Not Represent Buyers

Blend Realty Editor's Review:

For consumers, Blend Realty promises a real estate agent “concierge” platform for top local real estate agents. By gathering consumers’ home preferences and budgets while shopping for a mortgage, Blend Realty scrubs users' information and feeds it into their network of real estate brokers. According to Blend Realty Privacy Policy:

"We collect information for the purpose of connecting you with a real estate agent as part of your home shopping experience. We may connect you directly with a real estate agent or a Broker that maintains a network of agents who will connect you with a real estate agent in their network. We may share the information you provide with, and/or make that information available to, real estate agents, Brokers and/or their successors-in-interest in order to facilitate the process of providing the service you request from us""
"We pre-qualify buyers, filter out the tire-kickers, and connect you with motivated buyers that have a qualification letter from our network of lenders"

For real estate professionals, Blend Realty promises a “no upfront costs” led generation by scrubbing consumers’ information when they shop for their mortgage with various lenders. "These are broker to broker referrals and our buyers have been approved by our network of lenders. The buyers are ready to go house hunting," says the company in their promotional material in their attempt to lure in brokers. Once a potential homebuyer is identified, a Blend Realty initiates a transfer to the Partner Agent. Blend Realty representatives give Partner Agents all the background information on the homebuyer to make the transition as warm as possible.

In other words, Blend Realty is a consumer allocation scheme that scrubs consumer’s information and passes it along to a broker who is willing to pay for it with a cut of their commission: “Never pay for a buyer upfront, only at closing.” If a broker is unwilling to give a portion of their commission to Blend Realty, or to engage in plain price fixing with another broker, the company has no interest in recommending them. Blend Realty further takes no responsibility for any of the actions of the brokers that they allocate to consumers.

"Blend Realty is a separate entity from Blend Labs, Inc. (“Blend Labs”) where you may have previously applied for a residential loan or mortgage. The Service facilitates the process of collecting and providing your information to real estate brokers (“Broker” or “Brokers”), for the purposes of connecting you with a real estate agent. The Service also facilitates the process of collecting and providing your information to moving services including, but not limited to, moving companies, address updating services, and home phone, cable, and internet providers (“Moving Services”)."
"Blend Realty has no control over, and assumes no responsibility for, the content, accuracy, privacy policies, or practices of, or opinions expressed in, any third-party or Broker websites or by any third-party or Broker that you interact with through the Service. In addition, Blend Realty will not and cannot monitor, verify, censor, or edit the content of any third-party or Broker website or service. By using the Service, you release and hold us harmless from any and all liability arising from your use of any third-party website or service."

In effect, Blend Realty is a self-serving scheme designed to funnel consumers toward brokers who pay them a kickback at the close of consumers’ transactions. Consumers using Blend Realty have zero control over what agents the company shares their information with. Instead of being “scrubbed” and “sold as leads” consumers looking for a competitive and fair representation can consider negotiating directly with real estate agents, or with help from unbiased consumer-focused online services that do not collect referral fees.

Price Fixing

Agents must never agree on commission rates or buyer rebate amounts with any outside party. Agents must take care to avoid even the implication that they have discussed or reached an agreement about their service offerings, buyer rebates, and/or listing rates due to any outside influence, especially with another broker.

Broker compensation fees must never be fixed via agreements between two or more brokers anywhere in the United States. All commissions and rebates must be set by each real estate agent individually and may only be negotiable between the consumer and the real estate agent.

Genuine quality and honest real estate professionals establish pricing for their services independently, and without any kickbacks. The truth is, every single agent is different, and every single agent has an individual commission structure. If an agent is unwilling to negotiate competitive buyer rebate terms in compliance with the law, there is no reason for homebuyers to assume that they will be willing to negotiate competitively when it comes to their home purchase.

More importantly, in the United States price-fixing is an illegal uncompetitive practice, a felony, outlawed by the virtue of Section 1 of the Sherman Antitrust Act.

Consumer Allocation

Blend Realty is a broker-to-broker collusion scheme. All Partner Agents agree to pay Blend Realty a pre-arranged referral fee, on all closed transactions, through their employing broker. A referral agreement between Blend Realty and a Partner Agent for a random transaction that may or may not happen sometime in the future is executed in advance.

Blend Realty engages in consumer and market allocation agreements with Partner Agents brokerages, because it is a broker itself. Instead of representing consumers to help buy and sell homes, this “paper” brokerage actively disengages from its licensed activities so that every Partner Agent knows that Blend Brokerage, Inc. will not compete with them. Blend Realty does not act in a real estate brokerage capacity, instead, their real estate license is used to collect a blanket referral fee from the largest number of brokers possible.

Sherman Antitrust Act effectively requires all active real estate brokers to proactively compete for consumers. An agreement or an understanding between brokers not to compete for a mutual benefit is a "per se" violation of antitrust regulations in the United States.

The amount of a referral fee between brokers must be negotiated with respect to an individual transaction. It is a per se violation of the Sherman Antitrust Act for real estate brokers to agree on a “standard” referral fee that will be paid for producing a client. Real estate professionals are not allowed to enter into blanket referral agreements between one another because such agreements always restrict free trade.

Brokers are not allowed to organize their operations into any collusion schemes and networks, and instead, all brokers must compete for consumers on a fair playing field. Legitimate agents who choose NOT to engage in the Blend Realty “no upfront costs” scheme are harmed as well because consumers are steered away from them in a highly competitive real estate market.

Kickbacks and Unearned Fees

RESPA, among other things, is designed to prohibit abusive practices such as kickbacks and referral fees between mortgage companies and real estate brokers.

The statutory exemption for a payment to a cooperative brokerage and referral arrangements between real estate agents and real estate brokers requires all agents to compete against one another. To comply in good faith with RESPA (12 U.S.C. 2607) Section 8 exception for cooperative brokerage and referral arrangements, legitimate real estate agents must render referral agreements in a particular instance for a particular transaction.

Actions of Blend Realty “paper” brokerage directly increase the costs of owning homes in the United States due to added blanket referral fees, consumer allocation practices, price fixing, and reverse completion between brokers. Partner Agents in the scheme have no incentive to compete for consumers individually with lower fees, instead, they have an incentive to compete for Blend Realty’ attention. In this scheme, both colluding parties benefit from offering consumers higher commissions. Blend Realty promotes Partner Agents as somehow “superior” to those outside of the network, thus limiting free-market competitive forces and steering consumers in self-interest toward a network of very few agents who chose to agree to participate in the scheme.

Similar attempts to by-pass RESPA prohibition against kickbacks by means of delivering a “service” of a “paper” brokerage to a home lender are not new, specifically Better.com, HomeStory, and Rocket Homes all utilize blanket referral agreements to by-pass RESPA.

Blend claims that if offers “a digital lending platform that supports and simplifies applications for mortgages, consumer loans, and deposit accounts” and that “its Digital Lending Platform is utilized by Wells Fargo, U.S. Bank, and over 285 other leading financial institutions to acquire more customers, increase productivity, and deepen customer relationships.”

In the real world, Blend and Blend Realty are a single company, both designed and built with massive VC capital to rake hidden fees, by-pass RESPA, collude with independent brokers for a cut of their commissions, and openly price-fix services of others.

The entire RESPA prohibition against kickbacks was enacted specifically to stop mortgage companies from entering into “symbiotic relationships” with real estate brokers. Blend Realty may seem like a clever by-pass of RESPA’s prohibition against kickbacks, but this loophole is built entirely on the use of blanket referral agreements between brokers designed to restrain free trade.

As an active licensed brokerage, Blend Realty owes absolutely no duty of care to consumers, takes no responsibility for the transaction, and does not help consumers to buy homes - all despite receiving a direct financial benefit from the home purchase completed by the homebuyer.

Where does Blend Realty operate?

Blend Realty currently operates in select areas across United States.

Buying and Selling with OJO Home

WARNING: Unlawful Kickbacks, Broker-to-Broker Collusion, False Marketing, Wire Fraud, Price Fixing.

OJO Home is a broker-to-broker collusion scheme, where "partner agents" unlawfully agree to pay massive kickbacks to receive your information and engage in market allocation, consumer allocation, false advertising, unlawful kickbacks, wire fraud, and price-fixing practices in violation of, inter alia, 18 U.S.C. § 1346, 18 U.S.C. § 1343, 15 U.S.C. § 1, 15 U.S.C. § 45, 12 U.S.C. § 2607, 12 C.F.R. § 1024.14. As a consumer, you will always significantly overpay for Realtor commissions subject to hidden kickbacks and pay-to-play steering promoted in this scheme.

United States federal antitrust laws prohibit consumer allocation and blanket referral agreements between real estate companies.

Be smart; do not allow your information to be "sold as a lead" to a double-dealing Realtor in exchange for massive commission kickbacks paid from your future home sale, or your future home purchase.


OJO Home is a referral fee network designed to collect referral fees by matching consumers with local real estate agents willing to pay it. OJO Home operates under a variety of broker licenses, mainly two issued by the Texas Real Estate Commission as OJO Home Inc. 9007689 and OJO Home LLC 9008342, but it does not produce any services that are typically offered by real estate agents and does not represent consumers when buying or selling real estate in any State. In exchange for matching consumers with an OJO Home Partner Agent, OJO Home is compensated by the Partner Agent with an undisclosed percentage of their commission. As of June 2020, OJO Home further operates a real estate online brokerage Movoto. When users are ready to talk to an in-person agent, OJO refers clients to a Movoto agent, or Partner brokerage.

OJO Home Pricing

OJO Home revenue comes from undisclosed referral fees. Referral fees set by such networks range anywhere between 25%-40% of the entire agent’s commission.

Listing Services

  • This Service Does Not Represent Sellers

Buyer's Agent Services

  • This Service Does Not Represent Buyers

OJO Home Editor's Review:

For consumers, OJO Home promises real estate assistance as a lead nurturing platform and a transaction manager. The platform is supposedly able to learn a buyer's preferences via machine learning and match them with homes that fit their needs. By gathering consumers' home preferences and budgets, OJO communicates conversationally through mobile text as a personal advisor throughout the home-buying process.

For real estate professionals, OJO Home promises a scalable, high-touch experience that reflects well on a brokerage and helps increase closings by scrubbing leads as they come in and nurturing buyers with unique insights powered by machine learning. Once a homebuyer is prepared, a home concierge initiates a live transfer to the Partner Agent. OJO representatives give Partner Agents all the background information on the homebuyer to make the transition as warm as possible. This handoff helps ensure both consumers and agents alike receive the most seamless, hassle-free experience. OJO claims to help real estate professionals to create stronger, better-informed connections with buyers and sellers and keeps them engaged until they're ready to get down to business.

For Partner Agents, there is no upfront cost to join OJO to receive leads and referrals. The referral fee is paid on each lead that results in a close.

In other words, OJO Home is a middle-man that scrubs consumer's information and passes it along to a broker who is willing to pay for it with a cut of their commission. All options offered to consumers by OJO Home suffer from pay-to-play bias. If a broker is unwilling to give a portion of their commission to OJO Home, the company has no interest in recommending them. The following is a set of statements taken from OJO's Terms of Service that all, effectively, show that OJO takes no responsibility for their recommendations.

"OJO will process lead inquiries from a variety of sources including but not limited to: your brokerage's website, your brand's website, and leads you have acquired from the major national search portals (e.g. Zillow, Homes.com, Realtor.com, Trulia, etc.)."

"We ingest your leads from your various sources (website, Realtor.com, etc.) in real time and will call leads in as quickly as 10 seconds. We do the legwork to get a customer on the phone and facilitate the live transfer to the first-available agent once a buyer is ready to be connected."

"By using the OJO services, you agree to receive phone calls and text messages from us and our partners. By using the OJO services, you expressly authorize OJO, its affiliated companies and its partners (described below) and each such entity's employees, contractors and software (collectively, "Service Provider") to communicate with you by phone and text at the wireless phone number provided or any other number that you may provide in the future. You understand that message and data rates may apply based upon the terms of your wireless service provider contract. You also agree that methods of contact may include use of auto-generated text messages or an automated telephone dialing system, even if you've registered that number on a Do-Not-Call registry, and that my consent to text messages and phone calls is not a condition to using any Service Provider's services. If you do not consent to receive these texts or calls, do not use the OJO service or provide your information to us."

"We do not endorse or recommend the products or services of any service provider and are not an agent or advisor to you or any service provider. We do not validate or investigate the licensing, certification or other requirements and qualifications of service providers. It is your responsibility to investigate any service providers before you engage them. You acknowledge and agree that these service providers are solely responsible for any services that they may provide to you and that we are not liable for any losses, costs, damages or claims in connection with, arising from, or related to, your use of a service provider's products or services."

"OJO is not a real estate agent or lending institution or other service provider. Instead, we, through the OJO services, may help to connect you with service providers that might meet your needs based on information provided by you. OJO does not, and will not, make any credit decision with any service provider referred to you. OJO does not issue mortgages or any other financial products."

"By accepting a referral to one of our Referral Partners, you grant us permission to share your User Data with the Referral Partner so that they may offer their products or services to you."

"When you accept a referral to one of our Referral Partners, you acknowledge that you are purchasing any products or services offered by the Referral Partner directly from them and that OJO is not a party to any agreement between you and the Referral Partner with respect to those products and services; and OJO is not responsible for that Referral Partner's products or services, the content therein, or any claims that you or any other party may have relating to that Referral Partner's products and services."

"By using the OJO services, you hereby release us of any and all losses, costs, damages or claims in connection with, arising from or related to your use of a service provider's products or services, including any fees charged by a service provider."

Clearly, OJO is a biased platform designed to funnel consumers toward brokers who pay them a kickback at the close of consumers' transactions. Consumers using OJO Home have zero control over what agents the company shares their information with. Instead of being "scrubbed" and "sold as leads" consumers looking for a competitive and fair representation can consider negotiating directly with real estate agents, or with help from unbiased consumer-focused online services that do not collect referral fees.

Conflicts of Interest

According to OJO Home, "When a consumer is ready to connect with an agent, up to five qualified agents are contacted via text message. The first agent to respond wins the opportunity. Upon responding to the consumer notification, the agent will receive a phone call for a warm transfer within one minute. This phone call must be answered promptly or the consumer introduction will go to another agent."

OJO Home doesn't care which agent, specifically, picks up the phone first, but it does care that the match is made only to someone in their referral network.

"After the introductory call with the consumer, agents will receive a text message with a link to update their profile in the Agent Dashboard. Agents will then receive bi-weekly reminders to update their buyer and seller profiles as they move further down the path toward closing on a new home."

This process is established to keep OJO Home informed about what stage of the transaction process the consumer is in. OJO Home needs to understand when the broker will close the deal and when it will receive a referral fee from the sale or purchase of the home. This means that OJO Home receives intimate details about consumers' transactions from Partner Agents.

According to one OJO Home Partner Agent, Sharon S. from Atlanta, GA, "Signing up was really easy. I also love that I can choose what kinds of leads I want and they show up on my phone. I'm talking to new clients within a few minutes. It's pretty neat."

Of course, this is a neat consumer brokering scheme, where agents pick "what leads they want" and consumers are steered only toward agents who choose to cut in OJO Home with a major share of their commission. In this scenario, consumers' needs are "ingested" and "warmed-up" for the agent.

Antitrust Implications

In reality, OJO Home is a broker-to-broker collusion scheme that scrubs consumer's information and passes it along to a colluding broker who is willing to pay for it with a cut of their commission. All Partner Agents agree to pay OJO Home a pre-arranged referral fee, on all closed transactions, through their employing broker. A referral agreement between OJO Home and a Partner Agent for a random transaction that may or may not happen sometime in the future is executed in advance.

OJO Home engages in consumer and market allocation schemes with Partner Agents brokerages, because it is a broker itself. Instead of representing consumers to help buy and sell homes, this "paper" brokerage actively disengages from its licensed activities so that every Partner Agent knows that OJO brokerage will not compete with them. OJO Home does not act in a real estate brokerage capacity, instead, their real estate license is used to collect a blanket referral fee from the largest number of brokers possible.

Sherman Act effectively requires all active real estate brokers to proactively compete for consumers. An agreement or an understanding between brokers not to compete for a mutual profit is a "per se" violation of antitrust regulations in the United States.

The amount of a referral fee between brokers must be negotiated with respect to an individual transaction. It is a per se violation of the Sherman Act for real estate brokers to agree on a "standard" referral fee that will be paid for producing a client. Real estate professionals are not allowed to enter into blanket referral agreements between one another because such agreements always restrict free trade.

Brokers are not allowed to organize their operations into any collusion schemes and networks, and instead, all brokers must compete for consumers on a fair playing field. Legitimate agents who choose to not engage in the OJO referral scheme are harmed as well because consumers are steered away in a highly competitive real estate market.

To comply in good faith with RESPA (12 U.S.C. 2607) Section 8 exception for cooperative brokerage and referral arrangements, legitimate real estate agents must render referral agreements in a particular instance for a particular transaction.

Actions of OJO Home "paper" brokerage directly increase the costs of owning homes in the United States due to added blanket referral fees, consumer allocation practices, and reverse completion between brokers. Partner Agents in the scheme have no incentive to compete for consumers with lower fees, instead, they have an incentive to compete for OJO Home' attention. In this scheme, both colluding parties benefit from offering consumers higher commissions. OJO Home promotes Partner Agents as somehow "superior" to those outside of the network, thus limiting free-market competitive forces and steering consumers in self-interest toward a network of very few agents who chose to agree to participate in the scheme.

As a licensed brokerage, OJO Home owes absolutely no duty of care to consumers and takes no responsibility for the transaction, despite receiving a direct financial benefit from the home sale or purchase completed by a third-party referred brokerage.

Where does OJO Home operate?

OJO Home currently operates in select areas across United States.