Village of the Pines
Multifamily property in Reno, NV · sponsored by Hamilton Zanze
Active offeringLatest Form D filed Dec 4, 2025 (opens in a new tab)
Village of the Pines is a DST sponsored by Hamilton Zanze that owns a multifamily property in Reno, NV (272 units). Its latest Form D, filed Dec 4, 2025, lists a $48.4 million offering with a $100,000 minimum.
Key facts
- Minimum investment
- $100,000From the Form D
- Offering size
- $48,400,000Equity offered, per the Form D
- Sold so far
- Form D, Dec 4, 2025; the % is our arithmetic79.8%
- Investors reported
- Form D, Dec 4, 202512
- Selling commissions
- Form D Item 15; the % is our arithmetic$0 · 0.0% of offering
- Financing
- Leveraged. This offering reports mortgage debt on the property.How it is financed ↓
- Offered under
- Rule 506(b)General advertising and solicitation are not permitted under this exemption.
Figures come from SEC Form D filings unless a source is cited. Sponsor-stated figures are as reported by the sponsor; Top1031 does not independently audit them. On a 45-day clock? Find day 45 and day 180 →
Sales so far
- Latest Form D
- Dec 4, 2025 · 1 filing
- First sale
- Oct 21, 2025
These are the sponsor’s own numbers. They can lag what has actually sold, and they do not confirm that interests are still available.
- Amount sold
- $38,639,045
- Not yet sold
- $9,760,955
- Investors
- 12
Calculated by Top1031 from the Form D filings, not stated by the sponsor:
79.8% of $48,400,000 sold, calculated by Top1031 from the Form D
- Average since first sale
- about $26.7 million a month
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Ask a 1031 specialist about this recordFree. About: Village of the Pines. Top1031 is not a broker-dealer.Village of the Pines · Reno, NV · Photo: apollostore.blob.core.windows.net
What does Village of the Pines own?
The garden-style community was built in 1974. 1 Hamilton Zanze bought it through an off-market opportunity that came with the loan already in place, closing October 9, 2025. 4 A Washoe County parcel record for APN 025-012-12 lists HZ Village of the Pines DST as owner. 3 Occupancy and the current rent roll are not established by the public sources reviewed.
- Property address
- 700 E Peckham Ln, Reno, NV
- Property size
- 272 units
How have sales gone?
The Form D record has one sales figure so far, so there is no trend to chart. The figure is in Sales so far ↑.
How is it financed, and what did it cost to sell?
No new acquisition debt was placed. Hamilton Zanze said it assumed a fixed-rate agency loan already recorded against the property, so the Trust inherited terms negotiated before it existed. 1 The lender, principal balance, rate and maturity are not in the public record.
Debt
- Financing
- Leveraged. This offering reports mortgage debt on the property.
Costs and terms from the Form D
- Selling commissions
- $0 · 0.0% of offering
- Finders’ fees
- $0
- Paid to officers, directors and promoters
- $1,146,184 · 2.3% of offeringForm D Item 16· The filing’s note: “Consists of amounts paid to affiliates of persons named in Item 3, including $188,184 for Fin Fee; $830,000 for Prop Acqu Fees; $105,000 for Org and Admin Fees; $10,000 for Legal Acq Fee, and $13,000 for Prop Management Due Dil and Training Fee.”
- Broker-dealers named in the Form D
- None named in the Form D
- Date of first sale
- Oct 21, 2025
- Minimum investment
- $100,000
Form D Item 15 and Item 16 amounts may be the issuer’s estimates; each percentage is Top1031’s arithmetic on two Form D figures. Item 16 can overlap Item 15, so Top1031 does not add them together.
Who's behind Village of the Pines?
Hamilton Zanze is a multifamily owner-operator that packages apartment communities into Delaware statutory trusts for 1031 exchange investors. Reno has been an active market for the firm: October 20, 2025 trade coverage framed this as its third Reno purchase of that year, and October 31, 2025 coverage placed the deal inside a 1,048-unit Nevada portfolio acquisition. A March 9, 2026 trade Q&A with chief investment officer David Nelson cited the same off-market purchase while discussing Reno's supply pipeline and income trends.
- Sponsor
- Offerings on record
What does the SEC record show?
- Legal Trust name
- HZ Village of the Pines DST
- SEC CIK
- 2099260
- First Form D
- Dec 4, 2025
- Latest Form D
- Dec 4, 2025
- Filings on record
- 1
- Offered under
- Rule 506(b)General advertising and solicitation are not permitted under this exemption.
- Source filing
SEC Form D filings, newest first
| Filed | Form | Offering amount | Amount sold | Investors | Filing on SEC EDGAR |
|---|---|---|---|---|---|
| Form D | $48,400,000 | $38,639,045 | 12 | EDGAR |
Amounts, investor counts and minimums are as filed with the SEC on Form D. The change lines are Top1031’s arithmetic between consecutive filings; a new Form D notice starts a new count.
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.
Common questions
- Is Village of the Pines an active offering?
- Village of the Pines is an Active offering: its latest Form D was filed Dec 4, 2025. A Form D filing does not by itself confirm that interests are still available; the sponsor or a registered representative can confirm what is open.
- What property does this Trust own?
- Village of the Pines, a 272-home garden-style apartment community at 700 E Peckham Lane in Reno, Nevada. Hamilton Zanze's October 16, 2025 announcement said it sponsored the acquisition, that the deal closed October 9, 2025, and that the community was built in 1974. A Washoe County parcel record for APN 025-012-12 lists HZ Village of the Pines DST as owner. Occupancy and the current rent roll are not established by the public sources reviewed.
- Is the purchase price public?
- No. Hamilton Zanze's October 16, 2025 announcement states no price, and neither does the Form D filed December 4, 2025. Research completed October 4, 2026 did not establish a purchase price, a loan principal or a lender name from any source reviewed. The Form D's total offering amount is the maximum equity the Trust may raise — not a purchase price and not a mortgage balance. Full sources and uses belong to the offering documents.
- Who manages the apartments day to day?
- Mission Rock Residential, which Hamilton Zanze identifies as its affiliate. The sponsor's October 16, 2025 announcement said Mission Rock assumed management of Village of the Pines on closing. The management agreement's fees, term and termination rights are not public; they would be described in the offering documents.
- Can any investor buy in?
- No. The Trust is offered under Rule 506(b), a private-placement exemption that bars general advertising and limits sales to accredited investors — those meeting SEC income or net-worth tests — who receive the offering documents directly from the sponsor or its selling group. The Form D filed December 4, 2025 reports a $100,000 minimum investment.
- What does the public record not tell you?
- As of October 4, 2026, no property-wide occupancy figure, rent roll, named individual tenant, master-lease terms, purchase price, loan principal or lender identity is established by the sources reviewed, and no completed renovation has been reported. The Trust is not marked as one that may convert to a REIT, so a 721/UPREIT exit — contributing the property to a REIT in exchange for operating-partnership units — is not the stated plan. No sale, refinancing or Form D amendment surfaced after the December 4, 2025 filing.
In the news
Sources
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These links support the record as a whole; individual details may come from different sources.
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 offering documents before investing.