Sponsor-reported, from SEC filings and cited sources.
Chapter 1
What the record shows
Bluerock Value Exchange sponsors syndicated 1031 exchange offerings nationally and describes itself as a subsidiary of Bluerock Real Estate with more than 20 years in that role. Its Delaware statutory trust record centers on apartment communities, alongside a sequentially numbered series of all-cash industrial portfolio trusts reported subscribed or announced between December 2024 and August 2026. In February 2026 the sponsor reported structuring more than $3 billion of 1031 exchanges across 15.5 million square feet and called that month's offering its 45th individual DST. Top1031 tracks 43 Bluerock DST entities first filed between 2009 and 2026, and the sponsor reported 95% average occupancy across managed DST programs at year-end 2025.
Sponsor-stated figures are as reported by the sponsor.Evidence 123456789101112
Published Grade summary
Public records track 43 Programs over 16 yrs, 26 of them lifecycle-eligible and 20 seasoned; 24 show property sold with result unknown, 1 leverage unknown and seasoned, and 1 levered and still operating at age 7–10y. The outcome-disclosure ledger publishes figures for 16 and stays silent on 8, with 0 acknowledged without a figure. No material adverse events or recorded floor appear, and 0 distress reflects an absence of filings rather than a finding; documentation rests on 53 citations at proof depth 5.
Shown with a free account
26Programs with an ending or 7+ years of history
0 of 26Programs with a documented problem
67%Finished Programs with a published result
YesPublishes its own track record
Chapter 2
Raising money now
Classified active by Top1031 from the SEC filings. That does not confirm an offering is still available to buy.
SponsorPropertyOffering sizeAmount soldStatus☆
Example record — names shown
Industrial
five-property, single-tenant industrial portfolioIndustrial·Jacksonville; Wheeling; Punta Gorda; Kansas City, Florida; Illinois; MissouriSEC filing, Jun 1, 2026 ↗
$58.4M
Too new to showAmount sold: too new to show. The first SEC filing for this offering was made in the past 30 days.
Just launched
Industrial
BR Diversified Industrial Portfolio 7Industrial·Multi-state (4)SEC filing, Feb 10, 2026
$60.1M
1%
Sold out
Multifamily
District at Parkview ApartmentsMultifamily·Stone Mountain, GeorgiaSEC filing, Jan 22, 2026
$39.5M
None sold yetNone sold yet, as reported in the sponsor’s latest SEC filing.
Active
Show all 5 active offerings
Multifamily
Skytop ApartmentsMultifamily·Cincinnati, OHSEC filing, Oct 2, 2025
$45.4M
Not confirmed yetAmount sold: not confirmed yet. Top1031 has not been able to confirm how much of this offering has sold.
Active
Multifamily
Churchill DownsMultifamily·Aberdeen, NCSEC filing, Jun 6, 2025
$37.8M
Not confirmed yetAmount sold: not confirmed yet. Top1031 has not been able to confirm how much of this offering has sold.
Sold out
Chapter 3
How this Grade was computed
The four channels describe the documented public record. The published letter also applies evidence gates, ceilings, and adverse floors.
Four evidence channelsEach channel is scored from 0 to 100, then weighted under the published method.
HHarm recordDocumented problems, weighed against everything at stake35% weight
LLifecycle outcomesHow programs old enough to finish actually ended25% weight
RMarket acceptanceHow each raise went against comparable offerings25% weight
TDisclosure candorWhether completed programs come with published results15% weight
Weighted blend35% H + 25% L + 25% R + 15% TThe published result applies the anti-washout ceilings, evidence gates, and adverse floors below after this blend. Top1031 does not publish an intermediate score.
AProven71 and above
BEstablished61–70
CUnproven50–60
DWarning36–49
FAdverseBelow 36
NRNot ratedRecord too small or identity under review
Ceilings
The result cannot exceed H + 10 or L + 15, so stronger sales evidence cannot wash out a weaker harm or lifecycle record.
Evidence gates
A and B require minimum proof depth, lifecycle history, and channel evidence. A also requires qualifying disclosure coverage.
Adverse floors
An Integrity alert sets an F floor. A dominant documented capital loss or multiple independent severe events sets D or lower.
Proof depth96.7Published-outcome coverage67%
Shown with a free account
Published Grade history2 published letters
B2026-Q3 · Moved from B.
A2026-Q3 · Moved from B.
Shown with a free account
Chapter 4
Programs on the record
A Program is the filing-level offering record associated with this sponsor. Published-result figures are shown only with sponsor attribution and adjacent sources.
Bluerock Value Exchange's official portfolio page tags 'Mesa Ridge' (4900 USAA Blvd, San Antonio, TX, 200-unit Class B apartments) as SOLD; no dated full-cycle press release naming BR Mesa Ridge, DST or providing an equity multiple/annualized return was located in sponsor news archives, AltsWire, or BlueVault [1].
Figure publishedAs reported by the sponsor.No supporting source indexed yet.
Shown with a free account
Chapter 5
Who they are
Written from SEC filings and cited sources
Sponsor identity and platform
Bluerock Value Exchange (BVEX) is described by the sponsor as a subsidiary of Bluerock Real Estate and as a national sponsor of syndicated 1031-exchange offerings for more than 20 years 1. In a February 11, 2026 announcement, Bluerock reported having structured more than $3 billion in 1031 exchanges involving 15.5 million square feet of property and identified the trust announced that day as its 45th individual DST 2. On March 31, 2026, the sponsor reported a 95% average occupancy rate across the DST programs it managed at year-end 2025 3. Top1031 tracks 43 Bluerock DST entities, beginning with BR Valley Townhomes DST, first filed in 2009, and extending through entities first filed in 2026; eight sequentially numbered BR Diversified Industrial Portfolio trusts were first filed between 2022 and 2026 4.
Completed DST programs
BR Stonebrook, DST — the Residences of Stonebrook apartment community sold on May 31, 2019 for $39.5 million after a hold of roughly 7.5 years; Bluerock reported a 3.1x investor-equity multiple, a 364% total return and a 48.5% average annual return 5.
BR Big Creek, DST — Venue Big Creek, a 372-unit garden-style midrise apartment community, sold in February 2021 for $100.3 million after roughly 4.2 years; Bluerock reported a 1.43x equity multiple, a 144% total return and an 11% annualized return 6.
August 2022 five-program sale — Bluerock reported the full-cycle sale of five DST programs between August 8 and August 15, 2022, comprising more than $393 million in sell-out value over an approximately five-year average hold. One of them, BR Clearwater, DST, was reported acquired for $46.4 million and sold on August 8, 2022 for $66.9 million, a 2.26x investor-equity multiple over a 6.8-year hold 7.
Industrial series and other dated program events
On December 18, 2024, BVEX reported that BR Diversified Industrial Portfolio III had been fully subscribed with $41.2 million of third-party investor equity across six Sunbelt industrial properties totaling roughly 359,000 square feet with nine tenants 8. On August 19, 2025, it reported the full subscription of Diversified Industrial Portfolio V at $36.7 million, an all-cash pairing of North and South Carolina industrial properties totaling about 255,000 square feet and fully leased to two credit-rated publicly traded tenants 9. On September 10, 2025, it reported fully subscribing the $66 million BR Amira DST, a Class A apartment community in Tampa, Florida, acquired at a total purchase price of $122.7 million including leverage 10.
The February 11, 2026 announcement covered Diversified Industrial Portfolio 7, described as the seventh sequential industrial-focused DST and structured as an unlevered, all-cash five-property portfolio of approximately 550,000 square feet at about $60 million 2. On April 21, 2026, BVEX reported that Diversified Industrial Portfolio 6 had been fully subscribed with $71 million of individual-investor equity across four industrial properties totaling roughly 500,000 square feet, all leased under long-term triple-net leases 11. On August 5, 2026, it announced Diversified Industrial Portfolio 8 at approximately $58.4 million, an all-cash, unlevered trust holding five Florida, Illinois and Missouri industrial properties totaling approximately 460,000 rentable square feet at full occupancy with a weighted-average lease term of nearly 13 years 12.
Bluerock Value Exchange Launches $58.4 Million All-Cash 1031 Exchange DSTBluerock Value Exchange announced DIP 8 as an all-cash, unlevered DST seeking approximately $58.4 million from accredited investors and comprising five fully leased industrial properties across Florida, Illinois, and Missouri totaling about 460,000 rentable square feet.
Bluerock Value Exchange Unveils $60M All-Cash Industrial DSTAltsWire trade-press coverage of the BR Diversified Industrial Portfolio 7 DST launch, noting the offering is unlevered and totals approximately 550,000 square feet of manufacturing, warehouse/distribution, and industrial outdoor storage space.
Bluerock's Dealer Manager Adds Three Regional Sales LeadersAltsWire reported Bluerock Capital Markets added three regional sales leaders and described Bluerock's DST/1031 programs, naming BR Diversified Industrial Portfolio 6 (DIP 6) as fully subscribed rather than DIP 8.
