Village of the Pines
Multifamily (garden-style apartments) property in Reno, NV — sponsored by Hamilton Zanze
Files with the SEC as HZ Village of the Pines DST
Minimum investment
$100k
Offering size
$48.4M
How much has sold
80.0%
Asset type
Multifamily (garden-style apartments) property
Location
Reno, NV
Financing
Leveraged. This offering reports mortgage debt on the property.
Sponsor-reported, from SEC filings and cited sources.
What is this, in one paragraph?
Village of the Pines is a Delaware statutory trust (DST) — a passive co-ownership structure whose interests qualify for 1031 exchange treatment — holding a 272-unit garden-style apartment community in Reno, Nevada.1 Hamilton Zanze sponsored the purchase, which closed October 9, 2025.1 Interests are offered to accredited investors — those meeting SEC income or net-worth tests — under Rule 506(b), a private-placement exemption that bars public advertising.
Built 1974; acquired 10/9/2025; assumed fixed-rate agency loan; mgmt Mission Rock Residential; 506(b) so terms not public
Show sources (6)Hide sources (6)
These links support the public record as a whole; individual details may come from different sources.
On a 45-day clock? Find day 45 and day 180 from the sale date, then come back to this record.
What exactly is the property?
Hamilton Zanze's acquisition release dates the garden-style buildings to 1974.1 Trade coverage described the deal as an off-market transaction that came with an existing in-place loan, closing October 9, 2025 (Multifamily Dive, October 20, 2025). A Reno apartment survey published in January 2026 by Johnson Perkins Griffin lists that October 9, 2025 sale at a reported value of $41,500,000, or $152,574 per unit.3
- Property address
- 700 E Peckham Ln, Reno, NV
- Property size
- 272 units
Who is the tenant, and what's the lease?
This is an apartment community, so there is no single tenant: income comes from residents on short-term leases that reprice as they roll, rather than from one long-term corporate lease. Mission Rock Residential, an affiliate of Hamilton Zanze, took over management after the October 2025 purchase.1
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.
80.0% reported sold
- Amount sold
- $38,639,045
- Still available
- $9,760,955
- Investors reported
- 12
- Total offering
- $48,400,000
Not enough filings yet to show a trend.
See how much of this offering has soldSign in by email and confirm you’re an accredited investor.
How is it financed, and what does it pay?
Rather than placing new debt, the buyer assumed an existing fixed-rate agency loan at closing, so the Trust inherited terms negotiated before it was formed.1 The sponsor's release names no lender, balance, rate, or maturity.
- Financing
- Leveraged. This offering reports mortgage debt on the property.
Who's behind it?
Hamilton Zanze is a multifamily owner-operator that sponsors 1031 exchange programs and runs its communities through an affiliated property manager, Mission Rock Residential.1 Reno has been an active market for the firm: October 20, 2025 trade coverage framed this as its third Reno acquisition of that year, and a March 9, 2026 trade Q&A with chief investment officer David Nelson cited this off-market purchase.
- Sponsor
- Hamilton Zanze
- Legal Trust name
- HZ Village of the Pines 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?
The Trust's EDGAR record consists of an original Form D — a new notice rather than an amendment — reporting a $48,400,000 total offering and a $100,000 minimum investment.2 No amendment has followed, so the filed figures remain as of that notice.
- 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 Village of the Pines still raising money?
Top1031 lists Village of the Pines 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 Village of the Pines?
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 property does this Trust own?
Village of the Pines, a 272-unit garden-style apartment community at 700 E Peckham Lane in Reno, Nevada. Hamilton Zanze's October 16, 2025 release dates the buildings to 1974 and says the sponsored purchase closed October 9, 2025. Unit mix, amenities, and current occupancy are not established by the public sources reviewed here.
Is the purchase price public?
Not in any issuer filing, but a third party has published a figure. Johnson Perkins Griffin's Q4 2025 Reno apartment survey, released in January 2026, lists the October 9, 2025 Village of the Pines transaction at a reported value of $41,500,000, or $152,574 per unit. That is survey data compiled by a local appraisal firm, not an issuer disclosure. The $48,400,000 in the Form D is the total amount the Trust may raise, not the acquisition cost; the Trust's full sources and uses appears only in the private placement memorandum (PPM), the private offering document.
Is the offering still open?
The Trust is raising. Its Form D, filed December 4, 2025, is the only filing on record and reports a partially subscribed offering; the amounts sold and remaining appear in the sales figures on this page. Form D amounts are issuer-filed and not SEC-verified, and no later amendment exists, so confirm current availability with the sponsor.
Who manages the apartments day to day?
Mission Rock Residential, an affiliate of Hamilton Zanze, assumed management of the community after the October 2025 acquisition. Because the manager is a sponsor affiliate, the management agreement's fees, term, and termination rights are set out in the PPM rather than in any public filing.
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 PPM directly from the sponsor or its selling group. The Form D reports a $100,000 minimum investment.
What does the public record not tell you?
No occupancy percentage, rent roll, or resident lease terms appear in the sources reviewed as of August 31, 2026, and the assumed agency loan's lender, balance, rate, and maturity are undisclosed. A November 24, 2025 trade item referenced a financing package for the property but did not identify the lender or loan type in the content available. No distress, foreclosure, bankruptcy, or casualty event was identified after the October 2025 acquisition.
Chapter 9Investors, Take Note of Reno's Supply Pipeline, Income Trends and Home-Ownership CostsTrade-press Q&A in which Hamilton Zanze CIO David Nelson discusses the Reno multifamily market and cites the company's October 2025 off-market acquisition of the 272-unit Village of the Pines. Hamilton Zanze triples down on RenoTrade-press article on Hamilton Zanze's third 2025 Reno acquisition: the 272-unit Village of the Pines garden-style community, secured in an off-market transaction with an existing in-place loan. Hamilton Zanze Sponsors the Acquisition of Village of the PinesPR Newswire distribution of the Hamilton Zanze press release on the Village of the Pines acquisition in Reno, NV.