Home2 Suites by Hilton St. Augustine I-95
Hotel in Saint Augustine, FL · sponsored by Peachtree Group
Home2 Suites by Hilton St. Augustine I-95 was a DST sponsored by Peachtree Group that owned a hotel in Saint Augustine, FL (90 keys). Its last Form D, filed Apr 8, 2025, reports the offering fully sold.
How it ended
No outcome recorded · under 7 years
The last Form D, filed Apr 8, 2025, reports the offering fully sold.
Key facts
- Minimum investment
- $100,000From the Form D
- Offering size
- $24,392,426Equity offered, per the Form D
- Sold
- 100%Form D, Apr 8, 2025; the % is our arithmetic
- Investors reported
- Form D, Apr 8, 202577
- Selling commissions
- Form D Item 15; the % is our arithmetic$1,463,546 · 6.0% of offering
- Financing
- All cash. This offering reports no mortgage debt.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 →
Using this record to judge the sponsor? A licensed 1031 specialist from our affiliated partner can talk it through with you.
Ask a 1031 specialist about this recordFree. About: Home2 Suites by Hilton St. Augustine I-95. Top1031 is not a broker-dealer.Home2 Suites by Hilton St. Augustine I-95 · Saint Augustine, FL · Photo: cdn.prod.website-files.com
What did the Trust own?
The hotel sits at 270 Outlet Mall Boulevard in St. Augustine, Florida, directly off Interstate 95. 2 An entity associated with Peachtree Group bought it for $19 million, in a sale reported on November 14, 2024. 3 Peachtree announced the purchase on December 3, 2024, adding the extended-stay property to its hospitality DST program in the Greater Jacksonville market. 1
- Reported location
- Saint Augustine, FL
- Property size
- 90 keys (select-service, extended-stay Home2 Suites by Hilton)
How was it financed, and what did it cost to sell?
The trust owns the hotel free of mortgage debt, so there is no lender, no loan maturity and no refinancing risk. An exchanger carrying debt on a relinquished property would find no replacement liability here. Peachtree markets these as debt-free DST offerings. 4
Debt
- Financing
- All cash. This offering reports no mortgage debt.
Costs and terms from the Form D
- Selling commissions
- $1,463,546 · 6.0% of offering
- Finders’ fees
- $0
- Paid to officers, directors and promoters
- $1,431,532 · 5.8% of offeringForm D Item 16· The filing’s note: “Estimate of certain fees and expenses, including Acquisition Fee, Managing Broker-Dealer Fee, Organization & Offering Expenses and Due Diligence Allowance that may accrue to one or more related persons.”
- Broker-dealers named in the Form D
- 18 named in the Form D
Show the firms
- 1031 Securities Inc. · CRD 326590
- American Trust Investment Services, Inc. · CRD 3001
- Arkadios Capital · CRD 282710
- Aurora Securities · CRD 46147
- Cabin Securities, Inc. · CRD 137608
- Cambridge Investment Research, Inc. · CRD 39543
- ClearFP Securities, LLC · CRD 312370
- Concorde Investment Services, LLC · CRD 151604
- DAI Securities, LLC · CRD 36673
- DFPG Investments, LLC · CRD 155576
- Great Point Capital LLC · CRD 114203
- McDermott Investment Services, LLC · CRD 154926
- Metric Financial, LLC · CRD 33324
- Peachtree PC Investors, LLC · CRD 301004
- RCX Capital Group, LLC · CRD 114290
- Realized Financial, Inc. · CRD 22333
- Realta Equities, Inc. · CRD 23769
- Wealthforge Securities, LLC · CRD 152550
Individual representatives named in Item 12 are not listed.
- Date of first sale
- Nov 22, 2024
- Minimum investment
- $100,000
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.
Who's behind the Trust?
Peachtree Group is a hospitality investment firm that acquires hotels and structures them for 1031 exchange investors. SEC filings name Peachtree Hotel Group II, LLC as sponsor, PG St. Augustine Depositor, LLC as depositor, and PG St. Augustine Manager, LLC as manager and administrative trustee. 5 This was the firm's third DST closing of 2024. On May 1, 2025, AltsWire reported Peachtree had launched its eighth debt-free DST, PG Ocean DST, in the same all-cash hotel format. 4
- Sponsor
- Offerings on record
What does the SEC record show?
Two filings tell the story: an initial Form D, then a single amendment reporting the trust's final sales figures and a first sale on November 22, 2024. 5 The Rule 506(c) election allowed Peachtree to advertise the offering publicly, provided every investor was verified as accredited.
- Legal Trust name
- PG St. Augustine DST
- SEC CIK
- 2045196
- First Form D
- Nov 19, 2024
- Latest Form D
- Apr 8, 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 | Investors | Filing on SEC EDGAR |
|---|---|---|---|---|---|
| Form D/A | $24,392,426 | $24,392,426+$24,392,426 | 77 | EDGAR | |
| Form D | $24,392,426 | $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
- What happened to Home2 Suites by Hilton St. Augustine I-95?
- Home2 Suites by Hilton St. Augustine I-95 is a Historical offering. The last Form D, filed Apr 8, 2025, reports the offering fully sold.
- What did Peachtree pay for the hotel?
- The Jacksonville Business Journal reported on November 14, 2024 that the Home2 Suites at 270 Outlet Mall Boulevard in St. Augustine sold for $19 million to an entity associated with Peachtree Group. The trust's purchase price allocation and reserves are set out in the offering documents.
- What does an all-cash DST mean for my exchange?
- The trust holds the hotel without mortgage debt. That removes lender covenants, loan maturity and refinancing risk from the structure, but it also means there is no debt at the property level to replace mortgage liability you paid off on your relinquished property. Exchangers with debt to replace typically address that elsewhere in their exchange; that is a question for your tax adviser.
- How is a hotel DST different from a net-leased building?
- A net-leased property has one tenant paying contractual rent, often triple-net, meaning the tenant covers taxes, insurance and maintenance. A hotel has no such tenant: revenue comes from nightly room bookings and varies with travel demand, seasonality and operating costs. No lease or management agreement for this trust was located in the public record reviewed.
- Can this Trust convert into REIT shares through a 721/UPREIT exit?
- The filing data on record shows no REIT conversion path — a 721/UPREIT exit is the structure in which DST interests are later contributed to a REIT's operating partnership in exchange for units. The trust's governing documents and the offering documents are where any exit mechanics would be spelled out.
- Who actually controls the property?
- SEC filings identify Peachtree Hotel Group II, LLC as sponsor, PG St. Augustine Depositor, LLC as depositor, and PG St. Augustine Manager, LLC as the manager and administrative trustee of PG St. Augustine DST. DST investors hold passive beneficial interests and do not make operating decisions about the hotel.
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.