The Collective at Archer
Build-to-rent (standalone cottage rental community) property in Gainesville, FL — sponsored by Madison Capital Group
Files with the SEC as MCG Gainesville FL BTR DST
Minimum investment
$25k
Offering size
$31.7M
How much has sold
None sold yet
Asset type
Build-to-rent (standalone cottage rental community) property
Location
Gainesville, FL
Financing
Not stated. The filings for this offering do not say whether it carries mortgage debt.
Sponsor-reported, from SEC filings and cited sources.
What is this, in one paragraph?
The Collective at Archer is a 172-unit build-to-rent community of detached cottages in Gainesville, Florida, held in a Delaware statutory trust (DST) — passive fractional co-ownership whose interests can qualify for 1031 exchange treatment. Multi-Housing News reported on August 5, 2025 that Madison Communities acquired the 2023-delivered property in its first build-to-rent purchase.1 The Trust is raising from accredited investors — buyers meeting SEC income or net-worth tests.
~$34M raise; 96-97% occupied; ~23 acres; built 2023; only stabilized BTR in Gainesville; near UF
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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?
Multi-Housing News reported on August 5, 2025 that Madison Communities bought the cottage community from LCA Development in its first build-to-rent purchase, that public records showed a $39.5 million sale, and that it came online in 2023.1 The sponsor describes detached, luxury cottages with a zero-entry pool, clubhouse and fitness center.2 The roughly 23-acre site sits near the University of Florida.
- Property address
- 7000 SW 91st Street, Gainesville, FL
- Property size
- 172 units
Who is the tenant, and what's the lease?
There is no corporate tenant: income comes from residents on individual home leases rather than one company on a long net lease. The property website names Madison Communities as the manager.3 YieldPro reported average occupancy of 96 percent on August 4, 2025, attributing the stabilized characterization to the company.4
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.
Raise history appears here once sales are filed — free account required.
How is it financed, and what does it pay?
The Form D filings name no lender, so the Trust's capital structure sits in the PPM — the private placement memorandum that governs the offering's disclosure. Multi-Housing News reported a $26.2 million Ameris Bank construction loan maturing in 2027, assumed by Madison and since held by Greystone.1
Who's behind it?
The offering runs through affiliates: the Form D/A names Madison DST Holdings, LLC as sponsor entity, Madison The Collective BTR Depositor, LLC as depositor, and Madison The Collective BTR Manager, LLC as signatory trustee and manager.5 The firm's Madison Communities arm manages the property day to day.3 On March 25, 2026 the sponsor said this Trust was among its strategies available on iCapital Marketplace, a platform advisers use to reach private offerings.6
- Sponsor
- Madison Capital Group
- Legal Trust name
- MCG Gainesville FL BTR DST
- May convert to a REIT
- No
- Offerings from this sponsor
- 6 active / 12 total offerings from Madison Capital Group
Reported by the sponsor. Top1031 does not independently audit sponsor-reported figures.
What does the paperwork say?
The initial notice was amended about three weeks later, restating a smaller offering total and a lower sales-commission figure.7 The Trust is offered under the exemption that permits general solicitation, which obliges the sponsor to verify each investor's accredited status.
- First Form D filedThe public offering record begins.
- Latest Form D filedThe most recent sponsor-filed checkpoint in this record.
- Filings on record
- 2
- How it may be offered
- Rule 506(c)May be advertised publicly. Every buyer’s accredited status must be verified.
- 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 The Collective at Archer still raising money?
Top1031 lists The Collective at Archer 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 The Collective at Archer?
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?
A build-to-rent community of 172 detached cottages called The Collective at Archer, at 7000 SW 91st Street in Gainesville, Florida, near the University of Florida. Multi-Housing News reported on August 5, 2025 that Madison Communities completed the purchase from LCA Development in what it called the firm's first build-to-rent acquisition, that public records showed a $39.5 million sale, and that the community came online in 2023. The sponsor describes the homes as detached, luxury built-to-rent units with amenities including a zero-entry pool, clubhouse, game room, 24/7 fitness center and EV charging stations.
Is there a single tenant or a net lease?
No. This is rental housing, so income comes from many residents on individual home leases rather than one corporate tenant on a long net lease, where a tenant covers taxes, insurance and maintenance. The property website states the community is professionally managed by Madison Communities. No tenant identity, lease term or Trust-level lease structure was located in the public record, so any master lease or management arrangement is a question for the PPM — the private placement memorandum that serves as the offering's governing disclosure document.
What debt sits on the property?
Multi-Housing News reported that Ameris Bank issued a $26.2 million construction loan maturing in 2027, that Madison assumed the debt, and that the loan was then held by Greystone. That is a reported construction-loan amount, not a verified current balance. The Form D filings name no lender and state no loan balance or loan-to-value for the Trust, so leverage remains unresolved on the public record until the PPM and loan documents settle amount, rate type, maturity, and any assumption or consent requirements.
How occupied is the property?
YieldPro reported on August 4, 2025 that the property averaged 96 percent occupancy and relayed the company's characterization of it as the only stabilized build-to-rent community in the Gainesville market. Occupancy in a rental community moves month to month, and no later verified occupancy percentage or rent roll was located in the public record as of August 30, 2026, so current occupancy is a question for the sponsor and the PPM.
Why did the stated offering amount change between the two filings?
The initial Form D of August 26, 2025 stated a total offering amount of $33,971,736 and sales commissions of $2,038,304. The Form D/A filed September 18, 2025 restated a smaller total and lower commissions of $1,902,553. AltsWire reported on August 12, 2025 that the offering sought approximately $34 million. The filings give no reason for the revision; offering size can move with debt, reserve or fee assumptions, so the PPM's sources-and-uses table and the sponsor are where that is answered.
What is the minimum investment?
Both Form D filings state a $25,000 minimum from any outside investor. Whether that minimum differs for cash investors versus 1031 exchange investors, and whether per-investor caps apply, are terms to confirm in the PPM.
Chapter 9Madison Capital Group Strategies Now Available on iCapital MarketplaceSponsor press release naming MCG Gainesville FL BTR, DST as one of three strategies now offered on iCapital Marketplace. Madison Launches $34M DST Offering for BTR Community in GainesvilleAltsWire trade-press coverage of Madison launching the MCG Gainesville FL BTR DST, a Regulation D private placement seeking approximately $34 million for the 172-unit The Collective at Archer community. Madison Communities Makes 1st BTR PurchaseMulti-Housing News reports Madison Communities' first BTR purchase, a 172-unit stabilized asset in Gainesville, FL, dubbed The Collective at Archer. Madison Communities Closes on First BTR Acquisition With The Collective at Archer in GainesvilleYieldPRO reports Madison Communities closing on its first build-to-rent acquisition, The Collective at Archer, a 172-unit community near the University of Florida.