Top1031

Courtyard by Marriott Atlanta Kennesaw

Hotel in Kennesaw, GA — sponsored by Peachtree Group

Files with the SEC as PG Kennesaw DST

Minimum investment
$100k
Offering size
$25.7M
How much has sold
100.0%
Asset type
Hotel
Location
Kennesaw, GA
Financing
Not stated. The filings for this offering do not say whether it carries mortgage debt.

Sponsor-reported, from SEC filings and cited sources.

Chapter 1

What is this, in one paragraph?

PG Kennesaw DST is a Delaware statutory trust — a passive co-ownership vehicle whose interests can be used in a 1031 exchange — sponsored by Peachtree Group and holding the 100-key Courtyard by Marriott Atlanta Kennesaw in Georgia's Cobb County, inside the Atlanta metro.1 The Offering began in March 2023 and is now closed to new investors. The Trust is not structured to convert into a REIT.

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These links support the historical public record; 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.

Chapter 2

What exactly is the property?

The hotel sits at 540 Greers Chapel Drive NW in Kennesaw, northwest of Atlanta.2 It opened new in 2018, developed by Kennesaw Hotel Group as a Marriott franchise and managed at that time by Peachtree Hotel Group.3 Peachtree Group later acquired it into PG Kennesaw DST and describes a value-add plan: lobby, corridor and guestroom upgrades, plus marketing aimed at Kennesaw State University and returning corporate accounts.1

Reported location
Kennesaw, GA
Property size
100 keys
Chapter 3

Who is the tenant, and what's the lease?

There is no tenant and no lease here. A hotel sells rooms nightly, so investor cash flow follows operating results rather than a fixed rent check from a single occupant, and the asset carries the Courtyard by Marriott franchise flag rather than a Marriott lease.1 No lease or franchise terms were found in the public record.

Chapter 4

How did it end?

What happened

No ending on record

No public full-cycle announcement, disposition news, or property sale coverage was found for PG Kennesaw DST (Courtyard by Marriott Atlanta Kennesaw, Peachtree Hotel Group II, LLC); outcome could not be verified.

100-key select-service hotel operated under the Courtyard by Marriott flag in Kennesaw, GA (Atlanta MSA, Cobb County). Acquired by Peachtree Group and placed into the PG Kennesaw DST under CIK 1969791; the offering was preceded by the PG HGI Jackson DST (Feb 2024 close, third hotel DST) and followed by a fourth 2024 acquisition and the PG Wesley Chapel DST in May 2025. The property was newly built and opened in 2018 under a Marriott franchise by Kennesaw Hotel Group.

100 keys
Supporting evidence
Chapter 5

How is it financed, and what does it pay?

Peachtree reported the Kennesaw hotel among three DST acquisitions it closed debt-free — meaning no mortgage sits above investors — though that statement covered the three-property group rather than a Kennesaw-only capitalization.4 No property-level lender or loan appears in the SEC record for this Trust.

Chapter 7

What does the paperwork say?

The Trust's first sale is reported as March 29, 2023, days after the initial notice was filed.7 Two amendments followed, each updating the raise's progress rather than changing the deal. It was offered privately, without general advertising, to accredited investors — people meeting SEC income or net-worth thresholds.

  1. First Form D filedThe public offering record begins.
  2. Offering amount recordedA Form D amendment recorded offering and sales totals.
  3. Latest Form D filedThe most recent sponsor-filed checkpoint in this record.
Filings on record
3
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.

Chapter 8

Common questions

What happened to Courtyard by Marriott Atlanta Kennesaw?

Top1031 lists Courtyard by Marriott Atlanta Kennesaw as historical. It is no longer raising money.

Where does Top1031 get the data for Courtyard by Marriott Atlanta Kennesaw?

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.

Can I still invest in PG Kennesaw DST?

No. PG Kennesaw DST is a Historical offering — closed to new investors. The most recent filing on record is a Form D amendment dated May 16, 2024, and no later amendment or new offering for this Trust appeared in sources reviewed through August 31, 2026. Peachtree Group has since launched other hotel DSTs.[6]

If it's a hotel, who pays the rent?

Nobody. Unlike a net-leased drugstore or industrial building, a hotel has no tenant signing a long-term lease. Revenue comes from nightly guests, and the property operates under the Courtyard by Marriott franchise brand.[1] That means investor cash flow moves with occupancy, room rates and operating costs, which can change quarter to quarter.

Was there a mortgage on the property?

Peachtree Group stated that the Courtyard Atlanta Kennesaw was part of a group of three DST acquisitions bought debt-free, announced February 6, 2024.[4] That statement described the three properties together, not a separately disclosed Kennesaw capitalization, and no lender appears in the Trust's SEC filings. A prospective buyer of a secondary interest would confirm current debt status in the PPM — the private placement memorandum, the offering's full legal disclosure document.

Has the hotel been sold, and was any outcome reported?

No outcome reported yet. Sources reviewed through August 31, 2026 established no disposition, refinancing or full-cycle result for PG Kennesaw DST. A closed raise means the Offering is finished, not that the Trust has exited the property.

Could this Trust convert into a REIT?

The record shows no 721/UPREIT feature — the structure in which a DST's property is contributed to a REIT's operating partnership in exchange for units, deferring tax but ending the ability to do another 1031 exchange on that asset. This Trust is recorded as not offering that path.

What did Peachtree Group say it planned to do with the hotel?

The sponsor's case study describes a value-add approach: renovating the lobby, corridors and guestrooms, and directing marketing toward Kennesaw State University demand and returning corporate accounts.[1] Those are sponsor-stated plans; no completed renovation scope, cost or result was found in the public record.

Chapter 9

In the news