Spotlight: Peachtree Group and Its Debt-Free Delaware Statutory Trust Platform
The Atlanta firm has placed roughly $375 million of unleveraged real estate into 1031 exchange vehicles since 2022, running hotels and net-leased industrial off the same shelf.
August 28, 2026
Peachtree Group is an Atlanta-based commercial real estate investment firm that lends against, acquires and develops property, and places some of that real estate into Delaware Statutory Trusts for 1031 exchange investors. The firm reports $16.6 billion in real estate asset value and $11.0 billion in committed capital under management as of January 2026, and it is privately held by its three principals, Greg Friedman, Mitul Patel and Jatin Desai. The DST platform launched in 2022 and reached 15 offerings and approximately $525 million in total offering value as of August 19, 2026. Peachtree cites Mountain Dell Consulting ranking it seventh among active 1031 exchange sponsors by year-to-date 2026 capital raise.
A debt-free DST shelf
Roughly $375 million of that DST volume was transacted debt-free, according to the firm as of March 2026. Peachtree ties the approach to financing conditions, saying it has prioritized conservative capital structures where lending terms are tight. PG Savannah Industrial DST, launched in March 2026, is the clearest case: a debt-free acquisition of a newly built distribution center of approximately 600,000 square feet in Midway, Georgia, in Liberty County about half an hour from Savannah. The building serves as a node in Hasbro’s U.S. logistics network and accounts for roughly a quarter of the company’s U.S. distribution footprint, per Peachtree. The lease runs ten years through May 30, 2036, carries two five-year extension options at fair market value and 3.25% annual rent escalations, and leaves operating expenses with the tenant. Peachtree acquired the asset off-market.
Hotels and net lease on the same platform
The 14th and 15th offerings, announced in August 2026, show the sector range. PG Cape Canaveral DST is anchored by a recently developed 150-room Holiday Inn Express directly across from Port Canaveral, with lodging demand drawn from the cruise port, Kennedy Space Center, Cape Canaveral Space Force Station and Florida’s Space Coast. PG St. Louis Industrial DST is a 48,206-square-foot Class A industrial sales and service facility in Gateway Commerce Center, fully leased for 15 years on a net lease to Cummins Inc. with contractual annual increases.
Operating hotels inside an exchange vehicle requires management capability that a net lease does not, and Peachtree runs that in house. Peachtree Hospitality Management, the firm’s hotel management division, operates 112 hotels and 14,053 keys, per the firm, covering both Peachtree-owned properties and third-party assignments.
From select-service hotels to a credit book
Friedman and Patel formed Peachtree Hotel Group in 2007 as a family office buying premium-branded select-service hotels, and Desai joined in 2009. The firm reorganized into a vertically integrated private equity structure in 2014 alongside its first credit vehicle, passed $1 billion in asset value in 2016 with its first discretionary equity vehicle, and during the pandemic passed $5 billion while acquiring 180 first mortgage notes. It renamed itself Peachtree Group in 2022 as it expanded beyond hotels, and in September 2023 the credit arm, previously Stonehill Strategic Capital, took the Peachtree Group name as well.
Credit is now the largest line by transaction volume: $12.1 billion across 762 credit and lending transactions, against $2.4 billion in acquisitions and $2.1 billion in development. The lending menu covers bridge and permanent CRE loans, C-PACE, SBA and USDA government-guaranteed lending, equipment financing and film finance.
How the funds reach investors
Peachtree PC Investors, LLC, the firm’s affiliated broker-dealer, distributes the funds and places the DST offerings through regionally assigned registered representatives. Peachtree Credit Fund IV, LP shows the terms attached to the private credit side: a Form D amendment filed August 25, 2026 reports a $500 million Rule 506(b) offering, expandable to $1 billion at the general partner’s discretion, with $278.0 million sold to 650 investors, a minimum investment of $6,500 and a 2% placement agent fee payable to Peachtree PC Investors. First sale was November 18, 2024.
