Village of the Pines
Multifamily (garden-style apartments) property in Reno, NV — sponsored by Hamilton Zanze
Built 1974; acquired 10/9/2025; assumed fixed-rate agency loan; mgmt Mission Rock Residential; 506(b) so terms not public
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These links support the public record as a whole; individual details may come from different 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 barring public advertising.
Minimum investment
$100k
Offering size
$48.4M
How much has sold
80.0%
Financing
Leveraged. This offering reports mortgage debt on the property.
Sponsor-reported, from SEC filings and cited 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 an off-market opportunity that came with an existing in-place loan and the firm's third Reno purchase of 2025.2 The Johnson Perkins Griffin Q4 2025 Reno apartment survey records the October 9, 2025 transaction at $41,500,000.3 The manager's leasing page lists one-, two-, and three-bedroom homes.4
- 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
- Reported unsold
- $9,760,955
- Investors reported
- 12
- Total offering
- $48,400,000
Not enough filings yet to show a trend.
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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 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 reported stated plans to address deferred maintenance and make modest amenity upgrades.2 A March 9, 2026 trade Q&A with chief investment officer David Nelson cited this off-market purchase.
- Sponsor
- Hamilton Zanze
- 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 offering split evenly between Class A and Class B units, a $100,000 minimum investment, and a first sale on October 21, 2025.5 No amendment has followed.
- Form D filedFirst and latest filing on record.
- Legal Trust name
- HZ Village of the Pines DST
- 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?
Availability unconfirmed. Active means a filing within the past 15 months; it does not by itself establish current subscription availability.
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. The manager's leasing page lists one-, two-, and three-bedroom homes; occupancy and current rents are not established by the public sources reviewed here.
Is the purchase price public?
A named third party reports one: the Johnson Perkins Griffin Q4 2025 Reno apartment survey records the October 9, 2025 Village of the Pines transaction at $41,500,000 for 272 units, in its South Reno submarket area. Neither the sponsor's release nor the Form D discloses a price, and the $48,400,000 in the Form D is the maximum equity the Trust may raise from investors, not what the property cost. Full sources and uses — price, loan balance, reserves, and fees — appear in the private placement memorandum (PPM), the private offering document, rather than in any public filing.
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 September 3, 2026, and the assumed agency loan's lender, balance, rate, and maturity are undisclosed, as is loan-to-value. No deed or title record confirming legal title in the DST was located, so the record establishes a sponsored purchase rather than title. No sale, refinance, litigation, distress event, or rebrand 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.