The Collective at Archer
Property in Gainesville, FL · sponsored by Madison Capital Group
The Collective at Archer is a DST sponsored by Madison Capital Group that owns a property in Gainesville, FL. Its latest Form D, filed Sep 18, 2025, lists a $31.7 million offering with a $25,000 minimum.
Key facts
- Minimum investment
- $25,000From the Form D
- Offering size
- $31,709,210Equity offered, per the Form D
- Sold so far
- None sold yetForm D, Sep 18, 2025
- Selling commissions
- Form D Item 15; the % is our arithmetic$1,902,553 · 6.0% of offering
- Financing
- Leveraged. This offering reports mortgage debt on the property.How it is financed ↓
- Offered under
- Rule 506(c)May be advertised publicly. Every buyer’s accredited status must be verified.
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
- Sep 18, 2025 · 2 filings
The sponsor’s latest Form D, filed Sep 18, 2025, reports no sales yet.
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Ask a 1031 specialist about this recordFree. About: The Collective at Archer. Top1031 is not a broker-dealer.The Collective at Archer · Gainesville, FL · Photo: madisoncapgroup.com
What does The Collective at Archer own?
The Collective at Archer is a build-to-rent community of detached cottages on about 23 acres near the University of Florida, completed in 2023. JBM Institutional Multifamily Advisors announced an exclusive listing of the community on March 21, 2025. 3 Madison Communities bought it from LCA Development that August for a reported $39.5 million, with occupancy then reported at 96%. 1
- Property address
- 7000 SW 91st Street, Gainesville, FL
- Property size
- 172 detached luxury units
How is it financed, and what did it cost to sell?
The property carried debt when Madison bought it. Multi-Housing News reported a $26.2 million Ameris Bank construction loan maturing in 2027, held at that time by Greystone, and said Madison assumed that debt at the August 2025 purchase. 1
Debt
- Financing
- Leveraged. This offering reports mortgage debt on the property.
- May convert to a REIT (721)
Costs and terms from the Form D
- Selling commissions
- $1,902,553 · 6.0% of offering
- Finders’ fees
- $0
- Paid to officers, directors and promoters
- $2,487,387 · 7.8% of offeringForm D Item 16· The filing’s note: “Estimate of certain fees, including reimbursement of Sponsor Acquisition Fee, Managing Broker-Dealer Fee, Due Diligence Fee, Organization & Offering Expenses and Acquisition Financing Costs that may accrue to one or more related person.”
- Broker-dealers named in the Form D
- 1 named in the Form D
Show the firms
- Madison Capital Markets LLC · CRD 332196
Individual representatives named in Item 12 are not listed.
- Date of first sale
- Not in the Form D
- Minimum investment
- $25,000
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. The issuer marked these amounts as an estimate.
What are the deal terms?
From Madison Capital Group’s offering documents (Aug 2025).
Your exit
- Can the sponsor's affiliate buy investors out?
- No
Rent and the bills
- Who pays rent to the trust?
- A master tenant affiliated with the sponsor
- Who pays for roof and structural repairs?
- Investors, through the trust
- Who pays if taxes or insurance go up?
- Investors, through the trust
- Was the property bought from a sponsor affiliate?
- No
Your rights
- Can investors remove the manager?
- Only for cause
- How are disputes with the sponsor resolved?
- Mandatory arbitration
Who's behind The Collective at Archer?
The Form D names Madison DST Holdings, LLC as sponsor of the issuer. Madison Communities, the group's multifamily arm, called this its first build-to-rent purchase. 1 On March 25, 2026 the sponsor announced this Trust among three of its strategies made available through iCapital Marketplace, a platform advisers use to reach private offerings.
- Sponsor
- Offerings on record
What does the SEC record show?
The Trust was declared in Florida records on June 13, 2025, with an amendment and name change five days later. 4 The September 2025 amendment to the notice filing restated the offering at a smaller total. The exemption relied on permits public advertising but requires verification of each investor's accredited status.
- Legal Trust name
- MCG Gainesville FL BTR DST
- SEC CIK
- 2080386
- First Form D
- Aug 26, 2025
- Latest Form D
- Sep 18, 2025
- Filings on record
- 2
- Offered under
- Rule 506(c)May be advertised publicly. Every buyer’s accredited status must be verified.
- Source filing
SEC Form D filings, newest first
| Filed | Form | Offering amount | Amount sold | Filing on SEC EDGAR |
|---|---|---|---|---|
| Form D/A | $31,709,210was $33,971,736 | $0 | EDGAR | |
| Form D | $33,971,736 | $0 | 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 The Collective at Archer an active offering?
- The Collective at Archer is an Active offering: its latest Form D was filed Sep 18, 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 does this Trust own?
- The Collective at Archer, a build-to-rent community of 172 detached cottages at 7000 SW 91st Street in Gainesville, Florida. The homes were completed in 2023 on roughly 23 acres near the University of Florida. JBM Institutional Multifamily Advisors, announcing an exclusive listing on March 21, 2025, described the community as standalone cottages on about 23.8 acres.
- Is there a single tenant or a net lease?
- No. This is rental housing, so the rent comes from many households on individual home leases rather than one company on a long net lease under which that tenant pays taxes, insurance and upkeep. The property's rental listing markets one-, two- and three-bedroom cottages and names Madison Capital Group as the property manager.
- What debt sits on the property?
- Multi-Housing News reported on August 5, 2025 that a $26.2 million Ameris Bank construction loan, scheduled to mature in 2027, sat on the property and that Greystone held it at that time. The same report said Madison assumed the debt when it acquired the community. That reporting describes the buyer at closing rather than terms inside the Trust.
- Who is behind this offering?
- Madison Capital Group. The Form D filed with the SEC names Madison DST Holdings, LLC as sponsor of the issuer, and Madison Communities, the group's multifamily arm, described The Collective at Archer as its first build-to-rent acquisition. On March 25, 2026 the sponsor announced that this Trust was one of three of its strategies made available through iCapital Marketplace.
- Can investors roll into a REIT at the end?
- No. The record states the Trust is not set up to convert into a REIT, so there is no 721 or UPREIT exit, the exchange of property interests for operating partnership units in a real estate investment trust.
- What is the minimum investment?
- $25,000. Both the initial Form D of August 26, 2025 and the amendment of September 18, 2025 state a $25,000 minimum accepted from an outside investor.
In the news
Sources
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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.