Fairways on Green Valley
Multifamily (garden-style apartments) property in Henderson, Nevada — sponsored by Hamilton Zanze
Files with the SEC as HZ Fairways DST
Minimum investment
Not stated
Offering size
$71.2M
How much has sold
48.0%
Asset type
Multifamily (garden-style apartments) property
Location
Henderson, Nevada
Financing
Leveraged. This offering reports mortgage debt on the property.
Sponsor-reported, from SEC filings and cited sources.
What is this, in one paragraph?
Fairways on Green Valley is a Delaware statutory trust (DST) — a structure that lets 1031 exchangers hold fractional interests in real estate — owning a 1990-built garden-style apartment community in Henderson, Nevada, southeast of Las Vegas. Hamilton Zanze sponsored the purchase, which closed February 19, 2026.2 The Trust is raising $71,230,000 from accredited investors, who meet SEC income or net-worth tests, per its March 31, 2026 Form D.1
Built 1990; ~$75M purchase (Yardi), $47.1M Freddie Mac loan; $34.4M of $71.2M sold as of 3/31/26; seller Waterton
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These links support the public record as a whole; individual details may come from different sources.
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What exactly is the property?
The community was built in 1990 as garden-style apartments in Henderson, southeast of Las Vegas. Hamilton Zanze said its sponsored purchase closed February 19, 2026.2 Multi-Housing News reported that seller Waterton traded the community for $75 million.3 Clark County assessor records place H Z Fairways DST on parcel 178-18-512-001 in a February 19, 2026 transaction entry.4
- Property address
- 1851 N Green Valley Parkway, Henderson, Nevada
- Property size
- 320-unit community; 725 to 1,035 square feet
Who is the tenant, and what's the lease?
There is no single corporate tenant here: income comes from individual apartment leases, typically a year or shorter, so rents and occupancy reset continually. Mission Rock Residential, a Hamilton Zanze affiliate, took over management at closing.2 Its leasing page was advertising available one- and two-bedroom homes with a promotion running through August 31, 2026.5
How are sales going?
These are the sponsor’s own numbers. They can lag what has actually sold, and they do not confirm that interests are still available.
48.0% reported sold
- Amount sold
- $34,431,638
- Still available
- $36,798,362
- Investors reported
- 2
- Total offering
- $71,230,000
Not enough filings yet to show a trend.
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How is it financed, and what does it pay?
The Trust holds the property with mortgage debt rather than owning it free and clear, so lender terms and any future refinancing sit alongside operating results. Multi-Housing News, citing Yardi Matrix, reported that a $47.1 million Freddie Mac loan financed the purchase.3 No loan instrument was located in the public record.
- Financing
- Leveraged. This offering reports mortgage debt on the property.
Who's behind it?
Hamilton Zanze is a multifamily-focused real estate investment firm that buys apartment communities and operates them through its affiliated property manager, Mission Rock Residential.2 It announced its sponsorship of this Henderson acquisition on February 24, 2026.2 Mission Rock separately announced on February 25, 2026 that it had been selected to manage the community.
- Sponsor
- Hamilton Zanze
- Legal Trust name
- HZ Fairways DST
- May convert to a REIT
- No
- Offerings from this sponsor
- 3 active / 18 total offerings from Hamilton Zanze
Reported by the sponsor. Top1031 does not independently audit sponsor-reported figures.
What does the paperwork say?
A Form D is the short notice an issuer files with the SEC for a private placement; this one is an original notice rather than an amendment, and it gives March 17, 2026 as the date of first sale.1 Interests are offered privately, without general advertising or public solicitation.
- Form D filedFirst and latest filing on record.
- Filings on record
- 1
- How it may be offered
- Rule 506(b)Not advertised publicly. Offered through existing relationships.
- Source filing
- Read the filings on SEC EDGAR
A Form D is the notice a sponsor files when it starts raising money. A Form D filing does not mean the SEC approved, endorsed, or verified the offering.
DST interests are illiquid private securities. You may lose some or all of your investment. Distributions, tax treatment, and exit timing are not guaranteed. Review the current Private Placement Memorandum before investing.
Common questions
Is Fairways on Green Valley still raising money?
Top1031 lists Fairways on Green Valley as active because the sponsor is still filing with the SEC. That does not confirm that interests remain available.
Where does Top1031 get the data for Fairways on Green Valley?
Top1031 builds this record from the sponsor’s own SEC filings and cited sponsor disclosures. Filings can lag what is happening now. A Form D filing does not mean the SEC approved, endorsed, or verified the offering.
What does this Trust actually own?
One asset: the Fairways on Green Valley apartment community at 1851 N Green Valley Parkway in Henderson, Nevada — a 320-unit garden-style property built in 1990, with homes of 725 to 1,035 square feet. Hamilton Zanze said the sponsored acquisition closed February 19, 2026, and Clark County assessor records show H Z Fairways DST on parcel 178-18-512-001 in a February 19, 2026 transaction entry.
Is there a tenant with a long-term lease?
No. This is apartments, not net-lease real estate, so revenue comes from many short-term residential leases that renew or turn over through the year, and cash flow depends on occupancy and market rents rather than a single tenant's credit. Research through September 1, 2026 located no reliable public occupancy percentage for the property; the rent roll and occupancy sit in the PPM, the private placement memorandum governing the offering.
Who runs the property day to day?
Mission Rock Residential, an affiliate of Hamilton Zanze, which took over management in connection with the February 2026 closing and announced the assignment on February 25, 2026. Because the manager is a sponsor affiliate, the management fee, contract term, and any termination rights are read in the PPM rather than inferred from public filings.
Is the Trust leveraged, and who is the lender?
Yes, it is leveraged. Multi-Housing News, citing Yardi Matrix, reported that a $47.1 million Freddie Mac loan financed the $75 million purchase from Waterton. No mortgage or deed-of-trust instrument was located in the public record, so maturity, rate structure, amortization, and any extension options need confirmation in the PPM.
Could this end in a 721/UPREIT roll-up into a REIT?
Our data shows no 721 or UPREIT feature for this Trust — that is, investors are not slated to exchange their interests for operating-partnership units in a REIT. Any exit, including a future sale of the property, is governed by the PPM and the trust agreement.
Is the offering still open?
Yes, the Trust is still raising. One Form D is on record, filed March 31, 2026 for a total offering of $71,230,000, with March 17, 2026 given as the date of first sale, and research through September 1, 2026 found no later amendment. A Form D is a point-in-time snapshot rather than a live availability feed, so current availability has to be confirmed with the sponsor or the selling broker-dealer.
Chapter 9Mission Rock Residential Selected to Manage Fairways on Green Valley in Henderson, NevadaPR Newswire release from Mission Rock Residential (a Hamilton Zanze affiliate) announcing it was awarded the property management contract for Fairways on Green Valley in Henderson, NV. Hamilton Zanze Sponsors the Acquisition of Fairways on Green ValleyPR Newswire distribution of the Hamilton Zanze press release announcing the $75M sponsorship of the Fairways on Green Valley acquisition in Henderson, NV from Waterton. Waterton Sells Las Vegas-Area CommunityTrade-press article reporting that Waterton sold the 320-unit Fairways on Green Valley apartment community in Henderson, NV to a group sponsored by Hamilton Zanze for $75 million.