Peachtree Hotel Group Funds: 91 Form D Issuers, 2014-2026

Which Peachtree this is, and which it is not

Peachtree Group's FAQ page (read October 9, 2026) says it was founded in 2007 by Greg Friedman and Mitul Patel, that Jatin Desai joined in 2009, that it is “a private company owned by Greg Friedman, Mitul Patel and Jatin Desai”, and that “Peachtree Hotel Group rebranded as Peachtree Group when the company expanded to invest beyond hotels in 2022.” It says its credit arm, Stonehill Strategic Capital, became “known as Peachtree Group” in September 2023. Its home page claims $12.1 billion of credit and lending transactions, $5.8 billion of equity raised and deployed, $11.0 billion of active investments and 112 managed hotels with 13,882 keys; those are company claims, and nothing in the Form D record can confirm them (see the reconciliation below).

On EDGAR the sponsor is Peachtree Hotel Group II, LLC, at One Alliance Center, 3500 Lenox Road, Suite 625, Atlanta. Its Form Ds name Gregory Friedman, Jatin Desai and Mitul Patel as executive officers, plus Kevin Cadin (general counsel), Brian Waldman (chief investment officer) and Daniel Siegel (president of its commercial real estate lending group).

Do not confuse it with these. Searching EDGAR for “Peachtree” also returns:

Source: the related-person and address fields of each Form D (accessions in the dataset). Sums are our arithmetic from each fund's latest filing; most Homrich Berg funds state their offering as “Indefinite”. Minimums on these funds are $200,000 to $250,000.

The sixteen Homrich Berg funds are not Peachtree Group vehicles: none lists Peachtree Hotel Group II, LLC, Mr. Friedman, Mr. Patel or Mr. Desai, and their address is 3550 Lenox Road, a different building. If you were offered “Peachtree Opportunity Fund VI” or “Peachtree Real Estate Fund IV”, this page's Peachtree Group numbers are not about it. If the offering memorandum names Peachtree Hotel Group II, LLC, PCF, PSOF, PDOF, PG or PHG entities, it is the group below.

The 91 issuers, by what they are

Source: latest Form D or D/A of each issuer on EDGAR, read October 9, 2026; one filing counted once even when several co-registrant CIKs carry it. Totals are our sums. They overstate money raised: a side car or feeder invests into a fund that is also listed, and an investor in two vehicles is counted twice.

New issuers filed per year: 2 in 2014, 1 in 2015, 1 in 2016, 5 in 2018, 6 in 2019, 3 in 2020, 1 in 2021, 8 in 2022, 11 in 2023, 12 in 2024, 22 in 2025 and 19 in 2026 through October 2 (our count). New vehicles nearly doubled from 12 in 2024 to 22 in 2025.

Peachtree Credit Fund IV: $0 to $281 million in 23 months, and a $6,500 minimum

Peachtree Credit Fund IV, LP is the group's largest open raise and the one most likely to be offered to you. Its first Form D (October 7, 2024) stated a $500,000,000 offering with nothing sold and a $25,000 minimum; a clarification says the offering is “expandable up to $1,000,000,000” at the general partner's sole discretion. It has filed 43 Form Ds and amendments in all.

Source: Form D and D/A filings of Peachtree Credit Fund IV, LP (CIK 2039128), Rule 506(b); accessions in the dataset. First sale date stated: November 18, 2024.

Three points for an investor. First, the fee is paid to the group's own broker-dealer: the Form D says “2% placement agent fee to Peachtree PC Investors, LLC.” and lists that firm (CRD 301004) for all states plus seven individual representatives for named states. Second, the filing is silent on what the fund earns, charges or lets you redeem; a Form D has no performance, management-fee or redemption fields, so you need the private placement memorandum. Third, the same family has a second, larger-ticket vehicle: Peachtree Credit Fund IV Q, L.P. has a $10,000,000 minimum and its latest Form D (April 24, 2026) shows $0 sold, while the adviser's Form ADV of March 31, 2026 reports Fund IV Q with 4 beneficial owners and $394,211,253 of gross assets as a feeder into “PCF IV Operating Partnership, LP”. The two documents measure different things, and it is not clear from the filings whether Credit Fund IV, LP is a second feeder into the same master. Ask which entity you would own and what it owns.

What each vehicle costs, from the Form D text

The Form D asks for “sales commissions”, and the sponsor often explains the number in a clarification. These are the load terms stated on the latest filings:

Source: sales-commission and clarification fields of the latest Form D of each vehicle; percentages of the offering are our arithmetic. “Up to” means a ceiling stated by the issuer, not what was paid.

The take-away is that the same Peachtree sponsor sells the same kind of exposure at 2% in one fund and up to 10% in another, and the difference is usually the share class: PG Austin Investors, for example, files separate Class A (up to 10.0%, $5,000 minimum, $14,287,229 sold to 128 investors) and Class R (2%, $16,000 minimum, $23,321,188 sold to 207 investors) offerings. If your adviser or broker offers a Peachtree fund, ask which class you are in, who is paid what, and whether Peachtree PC Investors, an affiliate, is also the placement agent.

The DSTs: 15 since December 2022, 11 sold out, four open

Peachtree sells 1031-exchange DSTs under the “PG” name, all with a $100,000 minimum and a stated commission of 6.0% of the offering on 13 of the 15 (the median; our sum across all 15 is $32,262,133, or 6.02%). The eleven fully sold DSTs name 14 to 24 broker-dealers each, Peachtree PC Investors among them (our count, which includes spelling variants); the four open ones name only Peachtree PC Investors.

Source: latest Form D or D/A of each DST (accessions in the dataset). Commission % = Item 12 sales commissions ÷ total offering (our arithmetic).

The eleven fully sold DSTs raised $331,979,184 from 981 investors, an average of $338,409 each (our arithmetic), with stated commissions of $20,010,066 (6.03%, our arithmetic). The four others total $204,201,108 of stated offerings. PG Orlando Nona DST filed its Form D on January 22, 2025 and has not amended it, so the SEC record shows nothing sold. That is not proof that nothing was sold; it is the reason a Form D cannot tell you whether a DST you are offered is nearly full. Ask the broker for the closing date and the amount raised.

The Form D commission is not the whole cost of a DST. Our DST fee analysis explains the other layers (acquisition and financing fees in the purchase price, ongoing management and sale fees); we have not read a Peachtree DST memorandum, which is not filed with the SEC, so we do not state those terms. For comparison, our Passco study found a 7.65% commission on its newest DSTs, and our DST sponsor table lists Peachtree among the sponsors (it shows 14 Peachtree DSTs; EDGAR now shows 15).

The hotel funds: little sold on Form D, and a 10% load

Peachtree's name is built on hotels, and its hotel-equity funds are where the Form D record is thinnest.

Source: latest Form D or D/A of each fund. Only Opportunity Zone Fund II shows a material sale: 20.8% of its stated offering (our arithmetic). The last filings are dated 2015, 2018, 2018, 2019 and February 2022.

That does not mean the funds raised nothing: private-placement sponsors often stop updating Form D, and Peachtree may have raised money for these funds under other filings or exemptions. It means the SEC record gives you no way to check, and an investor offered a hotel fund today should ask for the audited financial statements. Our opportunity-zone Form D study shows how a 10% load compares with other opportunity-zone sponsors, and our Opportunity Zones 2.0 guide covers the 2027 changes the company's website discusses.

The credit side has the larger numbers: the two Peachtree Distressed Opportunity Funds (first filed May 11, 2020) report $226,438,000 sold to 549 investors and $67,050,804 to 476 investors in the parallel “-A” fund, and the two Strategic Opportunity Funds (February 16, 2022) $108,035,790 to 500 investors and $47,629,820 to 350 investors. Their last Form Ds are from May 2021 and August 2023, so you cannot see today's totals. Stonehill Strategic Hotel Credit Opportunity Funds I to III (2014-2021) show $163.0 million sold to 457 investors across four filers (our sum).

EB-5 lenders and the minimum that is not for everyone

Since April 2024 Peachtree has filed seven “PG EB5 … Lender, LLC” issuers under Rule 506(c), each with an $800,000 minimum: Palmdale, Boone, Bryce Canyon City, Gatlinburg, Bradenton, Sugar and Oconee. They state $237.8 million of offerings and report $128.0 million sold to 160 investors (our sums). Their fee terms are the most layered on the page: a 1.75% placement fee to the U.S.-resident investors' broker plus a servicing fee up to 0.50% a year on Gatlinburg and Palmdale, up to 7% on Bryce Canyon City, and “up to 8.75% placement fee plus an annual fee of up to 2.5%” on Boone. EB-5 money is invested for an immigration outcome as well as a return, so the same Form D numbers mean something different for a reader with a green-card goal; this page does not address that.

Who sells it: the group's own broker-dealer

Peachtree PC Investors, LLC (also filed as Peachtree PC Advisors, LLC; FINRA CRD 301004, SEC file 8-70317) is a Georgia limited liability company formed on February 4, 2019 and approved by FINRA on August 2, 2019. FINRA BrokerCheck shows no disclosures of any kind for it as of October 9, 2026; it is registered in 52 jurisdictions and lists a financial and operations principal, a president and a chief compliance officer. Its address is the sponsor's, 3500 Lenox Road, Suite 625.

It is named as a seller on 74 of the 91 latest Form Ds. The same firm is the marketer and, for two of the three funds, the administrator in the adviser's Form ADV. Two practical points follow. A placement fee paid to a firm owned by the sponsor is a sponsor-side payment, and the investor's own broker may also be paid; and the Form ADV names the firm as marketer of all three private funds it lists, so anyone who recommends one of these funds to you should be able to explain the conflict in their Form CRS or Regulation Best Interest disclosure. Our qualified-purchaser versus accredited-investor guide explains the investor tests behind funds with very different minimums, such as $6,500 and $10 million.

The adviser: DF Investment Manager, LLC, doing business as Peachtree Group

The SEC's investment-adviser database shows DF Investment Manager, LLC, doing business as Peachtree Group (CRD 334742, SEC file 801-132424), SEC-registered since April 17, 2025, with a Georgia notice filing. Its annual amendment of March 31, 2026 reports $940,840,000 of discretionary regulatory assets in 3 accounts, and lists three private funds, all audited by Ernst & Young:

Source: Form ADV Part 1A, Schedule D Section 7.B.(1), filed March 31, 2026. The three gross asset values add to $940,839,856 (our arithmetic), within $144 of the reported regulatory assets.

The adviser's answers to every Item 11 disciplinary question are No (the check boxes do not extract as text; we read them on the rendered pages of the PDF). We did not read Part 2A, the brochure that describes management and incentive fees, because the SEC's site did not return it to us; ask for it. And note what the Form ADV does not list: Peachtree Credit Fund IV, LP (663 investors, $281 million), the DSTs, the Special Situations funds and the many JV vehicles are not among the three private funds, so the registered adviser's record does not obviously cover them. Who advises each vehicle you are offered is a question for the offering memorandum.

Courts, regulators and the other registered funds

Sources: CourtListener search index and RECAP docket text, read October 9, 2026 (this index does not capture every state-court case); FINRA BrokerCheck and the SEC adviser database; Form N-PORT; EDGAR full-text search. Allegations in any complaint are allegations. A plaintiff-side law firm advertises an investigation of “Peachtree Hotel Value & Income Fund”; an advertisement is not a case, and we found no filed investor suit.

What Peachtree says about itself, and what the filings can and cannot confirm

Peachtree's home page (October 9, 2026) claims $5.8 billion of “equity raised and deployed” and $12.1 billion of credit and lending transactions. Our sum of the amounts sold on the 91 latest Form Ds is $1.80 billion, from 7,567 investor positions (our arithmetic). Three things explain most of the gap, and none can be measured from EDGAR: Form D covers only the Regulation D offerings Peachtree filed (not institutional joint-venture equity raised outside those filings); it shows $0 or stale amounts for 21 issuers and a never-amended filing for 38; and a lending volume figure is the value of loans made, not money raised from investors. Treat the website numbers as marketing and the Form D numbers as a floor. The website also says Peachtree manages 112 hotels with 13,882 keys; Peachtree Hospitality Management, its hotel-management division, manages the group's owned hotels as well as third-party hotels (FAQ, October 9, 2026). A sponsor that owns the hotel, lends on it and manages it earns at each layer, so ask for the related-party fees in the offering memorandum.

What an investor offered a Peachtree fund should check

• Get the exact legal name and look it up. Search EDGAR for the issuer's name on the memorandum. If the related persons are Homrich Berg Partners, LLC it is not a Peachtree Group fund; if it is Peachtree Hotel Group II, LLC or its principals, read the latest Form D and compare the offering amount, amount sold, minimum and commission with what you are told.
• Ask which share class and what is paid to whom. The same sponsor shows 2% on Class R and up to 10% on Class A (PG Austin Investors), and up to 10% across the three components of Special Situations Fund I A. Get the placement fee, any managing-dealer fee, the management fee and any incentive fee in writing.
• Ask for the fund's latest audited financial statements and the sponsor's own realized track record by fund. The credit funds' Form Ds give no returns, and the Form ADV shows audits by Ernst & Young. We found no public realized-return table for any Peachtree fund. Ask what happened to the hotel value-and-income and opportunity-zone funds that show little or nothing sold.
• Ask about the conflicts. Peachtree PC Investors is both placement agent and, for two funds, administrator; the sponsor may also lend on and manage the hotels. Ask which entity advises the vehicle you would own (DF Investment Manager lists only three private funds) and for its Form ADV Part 2A.
• Understand the structure you would own. A side car, a REIT feeder (the $125,000 to $500,000 REIT and holding shells that show 124 or 125 investors) or a single-asset JV is a layer on top of a fund. Ask for the chart showing who owns what, and what the other layers charge.
• Check redemption and lockup terms in the memorandum. Form D has no field for them, and we found no redemption terms in any filing we read. If a DST is the product, review our 1031 exchange rules for the 45-day and 180-day clocks before you commit.
• If it is a 506(c) offering (33 of the 91), expect to prove accredited status with a letter or documents; if it is 506(b) (58 of 91), the sponsor may not advertise it publicly, so ask how it came to you. Our accredited versus qualified purchaser guide covers the thresholds.
• Size the position. A private fund with no secondary market can be hard to exit. Our Form D study of real estate private equity sponsors shows how other sponsors' loads and minimums compare.

This is analysis of public documents, not investment, legal or tax advice.

Verdict: what the record supports

The record supports four statements. Peachtree Group is a real sponsor, with an SEC-registered adviser, a FINRA-registered affiliated broker-dealer and a large, growing volume of private offerings. We found no regulatory or disciplinary record. It sells similar exposure at very different loads depending on the vehicle. And the public filings say almost nothing about performance, fees below the commission line, redemption terms or what the investor owns. The record does not support, or contradict, any claim that a Peachtree fund will return a given yield; no filing we read states one. If you are offered a fund by a Peachtree-affiliated broker, you are being sold by the sponsor, and a second opinion from someone who is not paid on the sale is cheap relative to a six-figure position.

FAQ

Sources, read on EDGAR and the regulators' sites on October 9, 2026: 409 distinct Form D and Form D/A filings of the 91 Peachtree Group and Stonehill issuers (accessions in the dataset) and the Form Ds of the Homrich Berg funds named Peachtree; Form ADV Part 1A of DF Investment Manager, LLC (CRD 334742), filed March 31, 2026, and its SEC adviser-database record; FINRA BrokerCheck record of Peachtree PC Investors, LLC (CRD 301004); Form N-PORT filings of Niagara Income Opportunities Fund and Denali Structured Return Strategy Fund (accessions 0001193125-26-373269 and 0001193125-26-373169); CourtListener search results for the dockets cited; peachtreegroup.com home page and FAQ, saved October 9, 2026 (company statements). Sums, averages and percentages are our arithmetic. This is analysis of public documents, not investment, legal or tax advice.