A 1031 exchange, built around a hotel we already know how to run.
PivotPt sources and structures custom Delaware Statutory Trusts around boutique hotel real estate: purpose-built replacement property for 1031 exchange investors who want hospitality exposure without taking on operations.
Why hospitality needs a different DST
A Delaware Statutory Trust holding a hotel only works if someone is actually running the hotel. PivotPt sources the asset, structures the trust, and operates the property, with one accountable party across the entire hold.
Built to qualify, not retrofitted
Every trust is structured against Revenue Ruling 2004-86 from the start, around an asset PivotPt has already underwritten as replacement property.
Passive by design
A DST investor holds a beneficial interest, not a management role. The trust structure itself keeps day-to-day decisions off your plate.
Operated by the platform behind our own portfolio
The same management platform running PivotPt's owned hotels runs the asset inside the trust, not a third-party operator bolted on after closing.
Sourced under the same underwriting standard
Candidate assets pass the Three-Gate framework (market quality, operational gap, experience-asset quality) before they're ever placed into a trust.
Fractional entry into an asset class DSTs rarely touch
Most DST sponsors build around multifamily or net-lease retail, assets that don't need daily management. Hospitality does, and that's the gap this program is built for.
A defined hold, a clear exit
Hold period and disposition path are set at formation, not decided asset-by-asset as circumstances change.
How It Works
From identifying the exchange to receiving distributions, six steps with PivotPt on both sides of the trust: the sponsor and the operator.
- 01
Exchange Timeline
You identify replacement property within 45 days of the relinquished-property sale, working with your Qualified Intermediary.
- 02
Asset Selection
PivotPt sources and underwrites a qualifying hotel using the same Three-Gate framework applied to its own acquisitions.
- 03
DST Formation
The asset is placed into a Delaware Statutory Trust structured to satisfy Revenue Ruling 2004-86's requirements for 1031 eligibility.
- 04
Exchange & Fund
You exchange into a beneficial interest in the trust, deferring capital gains recognized on the relinquished property.
- 05
Operate
PivotPt's management platform runs the hotel day-to-day; the trust structure keeps you passive by design.
- 06
Report & Distribute
You receive distributions and owner reporting on the same cadence PivotPt holds its own funds to.
Built for hotels specifically
Most DST sponsors build around multifamily or net-lease retail, assets that run themselves. A hotel doesn't. It needs revenue management, staffing, and a brand or design standard held every day, not just underwriting at closing. PivotPt already runs that platform across its own portfolio through Beco Collective, which is what makes the trustee-side operator a hospitality DST actually requires available on day one, not sourced after the fact.
This page is for general information only and is not tax, legal, or investment advice. Whether a 1031 exchange or a DST investment is appropriate for you depends on your individual circumstances — consult your own tax advisor, legal counsel, and Qualified Intermediary before proceeding. DST interests are illiquid securities offered only to accredited investors pursuant to Rule 506(c) of Regulation D and are not suitable for all investors. Past performance is not indicative of future results.
Talk to us about your exchange
Share your exchange timeline, relinquished-property details, and the hospitality exposure you're looking for. We respond within one business day.