Talk to a 1031 specialistData updated Jan 12, 2026
Offering size$136.3M
Asset typeNet Lease
LocationHouston, TX
FinancingNot disclosed
Regulation D exemptionRule 506(c)
Sponsor-reported potential 721/UPREIT exitNo
First filedDec 7, 2022
Last filedJan 12, 2026
Minimum$25k
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.
Village Towers is the Moody National-sponsored Delaware statutory trust behind Moody Village Towers DST, holding a 325,557-square-foot Class A office complex built in 2019 along Houston's Memorial City/Katy Freeway corridor at 9651 and 9655 Katy Freeway. The two-tower property was 99.64% leased as of October 2025, with tenants including Prologis, Frost Bank, EnCap Investments, WSP USA, and Tauber Oil. Moody National acquired the asset from a sponsor affiliate at a $210.75 million total cost basis and financed it with $74.5 million of senior mortgage debt syndicated between Veritex Community Bank and American National Bank of Texas.
Min $25k; ~97% occupied; tenants Spur Energy, 2nd.MD, Prologis, Masraff's; built 2019; $57.9M/$136.25M sold 1/2026
~350k SF (2 six-story towers)Based on issuer-filed Form D notices through Jan 12, 2026. Amounts are self-reported, may lag current subscriptions, and do not confirm availability. A Form D filing does not mean the SEC approved, endorsed, or verified the offering.
Reported sold as a percentage of stated offering amount42.0%
Capital sold, per latest Form D$57,876,733
Remaining amount reported in latest Form D$78,373,267
Investor count reported in latest Form D170
Stated minimum investment$25,000
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First filedDec 7, 2022
Latest filingJan 12, 2026
Filings tracked5
View filing on SEC EDGARForm D is an issuer notice filing. A filing does not mean the SEC approved, endorsed, or verified the offering.
Offering profile
SEC filings + cited sources
Property and tenancy
The trust's underlying asset is a 325,557-square-foot, two-tower Class A office complex completed in 2019 in Houston's Memorial City/Katy Freeway corridor at 9651 and 9655 Katy Freeway.1 Moody National reports the property was 99.64% leased as of October 2025.1 The roster spans corporate and ground-floor retail tenants, including Prologis, Frost Bank, Veritex, EnCap Investments L.P., WSP USA, Tauber Oil, Sompo International, and 2nd.MD, alongside restaurant and service tenants such as Treebeards and Masraff's.2
Acquisition and capitalization
Moody National acquired the asset from a sponsor affiliate at a total cost basis of $210,750,000, which the sponsor discloses exceeded independent as-is appraisals of roughly $184 million; assumed project value was disclosed at $199,901,945.1 The property carries $74,500,000 of senior mortgage debt syndicated between Veritex Community Bank and American National Bank of Texas, an in-place loan-to-value of about 35.35%.1 The issuer's most recent Form D, dated January 12, 2026, reports a $136,250,000 offering with $57,876,733 sold as of that date.3
Lease structure
The property operates under a non-triple-net master lease to sponsor affiliate Moody Village Towers MT, LLC, with rent set as a base amount plus percentage rent equal to 70% of gross revenue above an escalating baseline.1 Sponsor disclosure notes the master tenant is thinly capitalized, with projected negative proceeds in Year 1, and that an income-uplift component is funded by an unsecured sponsor general-obligation note.1
Operating performance and recent leasing
Unaudited combined property NOI for FY2024 was approximately $8.16 million, which the sponsor disclosed as materially below the comparable proforma year.1 In December 2025, 2nd.MD vacated 26,507 square feet, and Tauber Oil backfilled the space in January 2026.1
In the news
Frequently asked questions
Is Village Towers currently active?
Village Towers is classified by Top1031 as active. “Active” reflects the latest public record and does not confirm that interests remain available.
Where does Top1031 get the data for Village Towers?
Top1031 tracks this offering from SEC Form D filings and cited sponsor disclosures. Filing data may lag current subscriptions and does not mean the SEC approved or verified the offering.