This opportunity is available for investment
All information is subject to the Sponsor's official Investment Documentation. For more information, including risk factors, view the .
Key benefits and features of this investment opportunity
All information is subject to the Sponsor's official Investment Documentation. For more information, including risk factors, view the .
The Properties consist of (i) Emerald Cottages of Kerrville, a boutique active adult community with 32 single-family-style cottages, built in 2019 and located at 1501 Bandera Highway, Kerrville, Texas 78028; and (ii) Emerald Cottages of Round Rock, a boutique active adult community with 32 single-family-style cottages, built in 2018 and located at 4099 Teravista Club Drive, Round Rock, Texas 78665.
The Kerrville Property is comprised of 32 two-bedroom, two-bathroom units, with an average unit size of 1,350 square feet, and the Round Rock Property is comprised of 32 two-bedroom, two-bathroom units, with an average unit size of 1,350 square feet.
Across both communities, homes are designed with the active adult demographic in mind. Open floor plans feature upgraded flooring, granite countertops, custom cabinets with tile backsplashes, stainless steel energy-efficient appliances, large walk-in closets, and additional storage throughout. On-site management at each community maintains an active social calendar with regularly scheduled events and activities tailored to the active adult demographic. In keeping with the preferences of the active adult demographic, management offers a simplified rental structure with all-inclusive rents.
On-site management maintains an active social calendar with regularly scheduled events and activities tailored to the active adult demographic, fostering long-term resident satisfaction and tenure.
As of the date of this Memorandum, both of the Properties were 100% occupied with waitlists of more than 10 prospective residents, each secured by a $1,000 deposit.
Operating performance is exceptionally strong across the portfolio, characterized by zero bad debt, no concessions, and high resident retention of 81% at Round Rock and 91% at Kerrville over the trailing twelve months. This demand reflects the quality of the physical product, the strength of the active adult demographic, and the effectiveness of the Emerald Cottages management platform.
Kerrville and Round Rock represent complementary Texas markets that benefit from population growth, economic diversity, and strong demand drivers for age-restricted rental housing. Both locations offer high quality of life, access to healthcare and amenities, and favorable demographic trends aligned with the active adult renter profile.
Kerrville is located in Kerr County, serving as the regional service center for the Texas Hill Country, a market well-established as a retirement and recreational destination.
Kerr County population is approximately 53,166. The local economy is balanced across healthcare, education, retail, agriculture, and tourism. Healthcare is a primary economic driver, anchored by Peterson Regional Medical Center, Kerrville State Hospital, and the Kerrville Veterans Hospital. Median household income is approximately $68,000, with an estimated unemployment rate of 4.1%.
The Kerrville Property is located less than five minutes from the Kerrville VA Medical Center, a major provider of primary and specialty healthcare services in the area. Within the Kerrville Property's zip code, 48% of the population is age 50 and older, among the highest concentrations in the Emerald Cottages portfolio, supporting sustained demand for age-restricted housing options.
Round Rock is located in Williamson County as part of the Austin–Round Rock–Georgetown MSA, one of the fastest-growing metropolitan areas in the United States. The city's population is approximately 142,000, while Williamson County has grown to roughly 727,000 residents. Williamson County population grew approximately 19.4% from 2020 to 2024, reflecting the region's sustained appeal to both businesses and households.
The local economy in Round Rock is anchored by major employers, including Dell Technologies, Amazon, and St. David's Medical Center. Median household income is approximately $108,000, and the county is recognized as one of the most affordable markets relative to the broader Austin metro, including one of the lowest property tax rates in the region.
The Round Rock Property is surrounded by the Teravista master-planned community, which includes an 18-hole golf course, fitness centers, tennis and pickleball courts, and over 10 miles of hiking and biking trails.
Within the Round Rock Property's zip code, 27% of the population is age 50 and older.
There is an expected undersupply of senior living driven by the wave of baby boomers reaching retirement age and transitioning into their senior years. The "silver tsunami," as it is sometimes called, includes more than 4.1 million Americans turning 65 per year through 2027. The Sponsor believes that strong demand for active adult living and limited supply of rental housing options creates a favorable supply and demand environment for the long-term hold strategy.
The offering documents below have been prepared and are being delivered by the Sponsor of this investment opportunity.
Get help from our team of investment specialists or use our portfolio builder tool to model this investment in your 1031 exchange strategy.
Property Type
Senior Living
Location
Kerrville & Round Rock, TX
Year Built
2018
Occupancy Rate
100%
Please refer to the CS1031 Texas Active Living Portfolio II, DST - Private Placement Memorandum for more details regarding distributions and risk factors of the investment.
Capital Square Realty Advisors, LLC
Capital Square Realty Advisors, LLC is a national real estate firm headquartered in Richmond, Virginia. Capital Square specializes in sponsoring tax-advantaged real estate offerings, including Delaware statutory trusts ("DST"), qualified opportunity zone funds and a real estate investment trust, and development funds. The investor-centric firm has completed more than $7.8 billion in transaction volume and has overseen more than 170 real estate assets nationally. The firm is a leading sponsor of DST offerings for investors seeking replacement property as part of a Section 1031 exchange and other investors seeking cash flow and appreciation. The firm provides a range of services on a turn-key basis, including due diligence, acquisition, loan sourcing, property/asset management, and disposition, for over 6,500 high net worth investors, private equity firms, family offices and institutional investors nationwide. Capital Square strategically focuses on multifamily, healthcare, industrial and office properties for most of its DST offerings. Capital Square sponsors turn-key real estate investment offerings with low investment minimums to provide investors greater access to real estate investments. Since 2017, Capital Square has been recognized by Inc. 5000 as one of the fastest growing companies in the nation for nine consecutive years.
As of June 2026, Capital Square is the sponsor of thirteen BFR communities, comprising over 1,000 units. In addition, this Offering is the fifth offering sponsored by Capital Square involving active-adult communities, and the second offering involving the Emerald Cottages platform.
For more information, view the .
All details presented on this page are subordinate to and qualified entirely by the comprehensive information contained within the Sponsor's official Investment Documentation. The content displayed here remains incomplete and may be modified by the Sponsor without notice prior to closing. The Sponsor's Investment Documentation and related materials include critical details regarding investment goals, business strategies, potential risks, fees, costs, and additional material information that should be thoroughly evaluated before making any investment decision. The information presented on this page is insufficient for making informed investment choices.
This investment is speculative, highly illiquid, and involves substantial risk. There can be no assurances that all or any of Sponsor's assumptions, expectations, estimates, goals, hypothetical illustrations, or other aspects of Sponsor's business plans ("Assumptions") will be true or that actual performance will bear any relation to Sponsor's Assumptions, and no guarantee or representation is made that Sponsor's Assumptions will be achieved. If Sponsor does not achieve its Assumptions, your investment could be materially and adversely affected. A loss of part or all of the principal value of your investment may occur. You should not invest unless you can readily bear the consequences of such loss. Sponsor's Assumptions should not be relied upon as the primary basis for your decision to invest.
Sponsor is solely responsible for statements made concerning forward-looking statements and Assumptions, which apply only as of the date made, are preliminary and subject to change, and are expressly qualified in their entirety by the disclosures and cautionary statements included in Sponsor's Investment Documents, which you should carefully review. A Sponsor is obligated to update or revise such forward-looking statements or Assumptions to reflect events or circumstances that arise after the date made or to reflect the occurrence of unanticipated events. Sponsor's forward-looking statements and Assumptions are hypothetical, not based on actual investment achievements or events, and are presented solely for purposes of providing insight into the Sponsor's investment objectives, detailing Sponsor's anticipated risk and reward characteristics, and establishing a benchmark for future evaluation of actual results; therefore, they are not a predictor, projection, or guarantee of future results. You should not rely on Sponsor's forward-looking statements as a basis to invest.
Importantly, we do not adopt, endorse, or provide any assurance of returns or as to the accuracy or reasonableness of Sponsor's Assumptions or forward-looking statements.
Any reference to historical performance does not indicate future results and should not be considered the primary factor in investment decisions.
Sponsor's securities offering will not be registered under the Securities Act of 1933, as amended (the "Securities Act"), in reliance upon the exemptions from registration pursuant to Rule 506(c) of Regulation D as promulgated under the Securities Act ("Private Placement"). In addition, the offering will not be registered under any state securities laws in reliance on exemptions from state registration. Such securities (your ownership interests) are subject to restrictions on transferability and resale and may not be transferred or resold except as permitted under applicable state and federal securities laws pursuant to registration or an available exemption. All Private Placements on the Platform are intended solely for "Accredited Investors," as that term is defined in Rule 501(a) under the Securities Act.
Nothing presented on this page constitutes investment advice (whether regarding specific securities or overall investment strategies), recommendations, offers to sell, or solicitations to purchase any security. Professional securities advice is strongly recommended to comprehend and evaluate the risks inherent in real estate or private placement investments.
Internal Revenue Code Section 1031 ("Section 1031") involves intricate tax principles, and tax implications may differ based on individual investor circumstances. Anchor1031, LLC and Quincy Wells Capital, LLC provide no representations or warranties regarding the tax consequences of your investment or whether the IRS will accept such tax treatment. Consultation with and reliance upon your personal tax advisor regarding tax implications specific to your situation is essential.
All information is subject to the Sponsor's official Investment Documentation. For more information, including risk factors, view the .
Key benefits and features of this investment opportunity
All information is subject to the Sponsor's official Investment Documentation. For more information, including risk factors, view the .
The Properties consist of (i) Emerald Cottages of Kerrville, a boutique active adult community with 32 single-family-style cottages, built in 2019 and located at 1501 Bandera Highway, Kerrville, Texas 78028; and (ii) Emerald Cottages of Round Rock, a boutique active adult community with 32 single-family-style cottages, built in 2018 and located at 4099 Teravista Club Drive, Round Rock, Texas 78665.
The Kerrville Property is comprised of 32 two-bedroom, two-bathroom units, with an average unit size of 1,350 square feet, and the Round Rock Property is comprised of 32 two-bedroom, two-bathroom units, with an average unit size of 1,350 square feet.
Across both communities, homes are designed with the active adult demographic in mind. Open floor plans feature upgraded flooring, granite countertops, custom cabinets with tile backsplashes, stainless steel energy-efficient appliances, large walk-in closets, and additional storage throughout. On-site management at each community maintains an active social calendar with regularly scheduled events and activities tailored to the active adult demographic. In keeping with the preferences of the active adult demographic, management offers a simplified rental structure with all-inclusive rents.
On-site management maintains an active social calendar with regularly scheduled events and activities tailored to the active adult demographic, fostering long-term resident satisfaction and tenure.
As of the date of this Memorandum, both of the Properties were 100% occupied with waitlists of more than 10 prospective residents, each secured by a $1,000 deposit.
Operating performance is exceptionally strong across the portfolio, characterized by zero bad debt, no concessions, and high resident retention of 81% at Round Rock and 91% at Kerrville over the trailing twelve months. This demand reflects the quality of the physical product, the strength of the active adult demographic, and the effectiveness of the Emerald Cottages management platform.
Kerrville and Round Rock represent complementary Texas markets that benefit from population growth, economic diversity, and strong demand drivers for age-restricted rental housing. Both locations offer high quality of life, access to healthcare and amenities, and favorable demographic trends aligned with the active adult renter profile.
Kerrville is located in Kerr County, serving as the regional service center for the Texas Hill Country, a market well-established as a retirement and recreational destination.
Kerr County population is approximately 53,166. The local economy is balanced across healthcare, education, retail, agriculture, and tourism. Healthcare is a primary economic driver, anchored by Peterson Regional Medical Center, Kerrville State Hospital, and the Kerrville Veterans Hospital. Median household income is approximately $68,000, with an estimated unemployment rate of 4.1%.
The Kerrville Property is located less than five minutes from the Kerrville VA Medical Center, a major provider of primary and specialty healthcare services in the area. Within the Kerrville Property's zip code, 48% of the population is age 50 and older, among the highest concentrations in the Emerald Cottages portfolio, supporting sustained demand for age-restricted housing options.
Round Rock is located in Williamson County as part of the Austin–Round Rock–Georgetown MSA, one of the fastest-growing metropolitan areas in the United States. The city's population is approximately 142,000, while Williamson County has grown to roughly 727,000 residents. Williamson County population grew approximately 19.4% from 2020 to 2024, reflecting the region's sustained appeal to both businesses and households.
The local economy in Round Rock is anchored by major employers, including Dell Technologies, Amazon, and St. David's Medical Center. Median household income is approximately $108,000, and the county is recognized as one of the most affordable markets relative to the broader Austin metro, including one of the lowest property tax rates in the region.
The Round Rock Property is surrounded by the Teravista master-planned community, which includes an 18-hole golf course, fitness centers, tennis and pickleball courts, and over 10 miles of hiking and biking trails.
Within the Round Rock Property's zip code, 27% of the population is age 50 and older.
There is an expected undersupply of senior living driven by the wave of baby boomers reaching retirement age and transitioning into their senior years. The "silver tsunami," as it is sometimes called, includes more than 4.1 million Americans turning 65 per year through 2027. The Sponsor believes that strong demand for active adult living and limited supply of rental housing options creates a favorable supply and demand environment for the long-term hold strategy.
The offering documents below have been prepared and are being delivered by the Sponsor of this investment opportunity.
Get help from our team of investment specialists or use our portfolio builder tool to model this investment in your 1031 exchange strategy.
Property Type
Senior Living
Location
Kerrville & Round Rock, TX
Year Built
2018
Occupancy Rate
100%
Please refer to the CS1031 Texas Active Living Portfolio II, DST - Private Placement Memorandum for more details regarding distributions and risk factors of the investment.
Capital Square Realty Advisors, LLC
Capital Square Realty Advisors, LLC is a national real estate firm headquartered in Richmond, Virginia. Capital Square specializes in sponsoring tax-advantaged real estate offerings, including Delaware statutory trusts ("DST"), qualified opportunity zone funds and a real estate investment trust, and development funds. The investor-centric firm has completed more than $7.8 billion in transaction volume and has overseen more than 170 real estate assets nationally. The firm is a leading sponsor of DST offerings for investors seeking replacement property as part of a Section 1031 exchange and other investors seeking cash flow and appreciation. The firm provides a range of services on a turn-key basis, including due diligence, acquisition, loan sourcing, property/asset management, and disposition, for over 6,500 high net worth investors, private equity firms, family offices and institutional investors nationwide. Capital Square strategically focuses on multifamily, healthcare, industrial and office properties for most of its DST offerings. Capital Square sponsors turn-key real estate investment offerings with low investment minimums to provide investors greater access to real estate investments. Since 2017, Capital Square has been recognized by Inc. 5000 as one of the fastest growing companies in the nation for nine consecutive years.
As of June 2026, Capital Square is the sponsor of thirteen BFR communities, comprising over 1,000 units. In addition, this Offering is the fifth offering sponsored by Capital Square involving active-adult communities, and the second offering involving the Emerald Cottages platform.
For more information, view the .
All details presented on this page are subordinate to and qualified entirely by the comprehensive information contained within the Sponsor's official Investment Documentation. The content displayed here remains incomplete and may be modified by the Sponsor without notice prior to closing. The Sponsor's Investment Documentation and related materials include critical details regarding investment goals, business strategies, potential risks, fees, costs, and additional material information that should be thoroughly evaluated before making any investment decision. The information presented on this page is insufficient for making informed investment choices.
This investment is speculative, highly illiquid, and involves substantial risk. There can be no assurances that all or any of Sponsor's assumptions, expectations, estimates, goals, hypothetical illustrations, or other aspects of Sponsor's business plans ("Assumptions") will be true or that actual performance will bear any relation to Sponsor's Assumptions, and no guarantee or representation is made that Sponsor's Assumptions will be achieved. If Sponsor does not achieve its Assumptions, your investment could be materially and adversely affected. A loss of part or all of the principal value of your investment may occur. You should not invest unless you can readily bear the consequences of such loss. Sponsor's Assumptions should not be relied upon as the primary basis for your decision to invest.
Sponsor is solely responsible for statements made concerning forward-looking statements and Assumptions, which apply only as of the date made, are preliminary and subject to change, and are expressly qualified in their entirety by the disclosures and cautionary statements included in Sponsor's Investment Documents, which you should carefully review. A Sponsor is obligated to update or revise such forward-looking statements or Assumptions to reflect events or circumstances that arise after the date made or to reflect the occurrence of unanticipated events. Sponsor's forward-looking statements and Assumptions are hypothetical, not based on actual investment achievements or events, and are presented solely for purposes of providing insight into the Sponsor's investment objectives, detailing Sponsor's anticipated risk and reward characteristics, and establishing a benchmark for future evaluation of actual results; therefore, they are not a predictor, projection, or guarantee of future results. You should not rely on Sponsor's forward-looking statements as a basis to invest.
Importantly, we do not adopt, endorse, or provide any assurance of returns or as to the accuracy or reasonableness of Sponsor's Assumptions or forward-looking statements.
Any reference to historical performance does not indicate future results and should not be considered the primary factor in investment decisions.
Sponsor's securities offering will not be registered under the Securities Act of 1933, as amended (the "Securities Act"), in reliance upon the exemptions from registration pursuant to Rule 506(c) of Regulation D as promulgated under the Securities Act ("Private Placement"). In addition, the offering will not be registered under any state securities laws in reliance on exemptions from state registration. Such securities (your ownership interests) are subject to restrictions on transferability and resale and may not be transferred or resold except as permitted under applicable state and federal securities laws pursuant to registration or an available exemption. All Private Placements on the Platform are intended solely for "Accredited Investors," as that term is defined in Rule 501(a) under the Securities Act.
Nothing presented on this page constitutes investment advice (whether regarding specific securities or overall investment strategies), recommendations, offers to sell, or solicitations to purchase any security. Professional securities advice is strongly recommended to comprehend and evaluate the risks inherent in real estate or private placement investments.
Internal Revenue Code Section 1031 ("Section 1031") involves intricate tax principles, and tax implications may differ based on individual investor circumstances. Anchor1031, LLC and Quincy Wells Capital, LLC provide no representations or warranties regarding the tax consequences of your investment or whether the IRS will accept such tax treatment. Consultation with and reliance upon your personal tax advisor regarding tax implications specific to your situation is essential.
