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 — 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 — 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.