NexMetro Communities

Name

NexMetro Communities

Legal name

NexMetro Communities, LLC

Website

https://nexmetro.com

Company type

Private

Founded year

2012

Operating status

Operating

Headcount range

101–250 employees

Ownership category

akta.pro rank

Product category

Build-to-Rent Real Estate Development

NAICS

Lessors of Real Estate (5311)

SIC

Real Estate Agents & Managers (For Others) (6531), General Bldg Contractors - Residential Bldgs (1520)

akta.pro primary industry

Build-to-Rent (BTR) Community Management (BPAJAFAC)

akta.pro secondary industry

Residential General Contracting (New Build) (IMAFAAAB)

Keywords

• Build-to-rent housing
• Single-family rentals
• Rental home development
• Private placement funds
• Real estate investment

Headquarters

HQ city

Phoenix

HQ country

United States

HQ region

North America

Offices6 records

Markets served

GTM type

B2B and B2C

Offering type

Services

Cost components

Personnel, Operations, Infrastructure, Marketing or Sales, Supply Chain

Revenue model

1. Rental Income: NexMetro generates recurring rental income from its owned and operated build-to-rent communities. Residents pay monthly rent for single-family cottage homes in Sun Belt markets.
2. Sponsor/Development Fees: As General Partner of its investment funds, NexMetro earns sponsor fees and development fees from the funds it manages. This includes carried interest participation in fund profits and asset management fees.

Pricing tiers

Go-to-market motion2 records

Distribution channels4 records

Marketing channels5 records

Core offering

NexMetro Communities is a vertically integrated build-to-rent (BTR) developer and investment sponsor that develops, owns, and operates single-story cottage-style rental home neighborhoods under the Avilla Homes brand across Sun Belt U.S. markets. The company also sponsors Regulation D private placement investment funds (Direct Access Fund and Dividend Fund series) that provide accredited investors access to its BTR developments, with NexMetro earning rental income, management fees, sponsor fees, and development fees.

Product overview

NexMetro Communities operates as a vertically integrated build-to-rent developer and investment sponsor offering two primary investment products: the Direct Access Fund series (closed-end equity development funds targeting 15%+ net returns) and the Dividend Fund series (open-end private credit funds offering quarterly distributions at approximately 10.5% coupon). These investment vehicles fund the development and operation of Avilla Homes, the company's branded portfolio of cottage-style BTR communities across Sunbelt markets.

Differentiator

Problem solved

Functional benefit

Brands

• Avilla Homes: Luxury leased home neighborhoods featuring single-level, mostly detached rental homes with private backyards, front porches, and resort-style amenities in Sun Belt markets.
• Direct Access Fund
• NexMetro Dividend Fund II

Products and services

• Avilla Homes NexMetro's flagship brand of single-story, mostly detached rental home neighborhoods offering luxury leased living with private backyards, front porches, upscale finishes (10-foot ceilings, stainless steel appliances, granite/quartz countertops), pet-friendly policies, resort-style amenities, and integrated smart-home technology; targeted at individual renters seeking single-family home space without ownership commitment.
• Direct Access Fund 2026 (DAF 26) A closed-end equity development fund targeting 15%+ net returns, providing accredited investors diversified exposure to a curated portfolio of newly developed Avilla Homes build-to-rent communities across high-growth U.S. Sun Belt markets; $250,000 minimum investment with 1.5% annual management fee, available on iCapital, Fidelity, and Charles Schwab platforms.
• NexMetro Dividend Fund II An open-end private credit fund for investors seeking quarterly distributions with a 10.5% current coupon, focused on a preferred equity strategy in BTR communities with capital preservation objectives; available for custody on Fidelity and Schwab alternatives platforms.
• JV Equity Opportunities

Quantifiable outcome

• 21.5% average net investor returns historically
• +2 more outcomes

Named customers2 records

Segments3 records

Ideal customer profiles2 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature1 record

Partnerships

Five partnerships are on record, tiered minor.

• LanCarte CommercialminorChannel Partner/ Reseller/ DistributorLanCarte Commercial brokered property sales for NexMetro, facilitating disposition of build-to-rent communities to institutional buyers.
• DTJ DesignminorImplementation/ SI/ Consulting PartnerDTJ Design provides architectural services for NexMetro communities, contributing to the design of build-to-rent cottage home developments.
• Catamount ConstructorsminorImplementation/ SI/ Consulting PartnerCatamount Constructors serves as a general contractor for construction of NexMetro build-to-rent communities, providing construction services for development projects.
• MosaicminorImplementation/ SI/ Consulting PartnerMosaic provides general contracting services for NexMetro build-to-rent developments, contributing to construction execution across Sun Belt markets.
• Arizona Housing FundminorStrategic or Co-development PartnerArizona Housing Fund is a philanthropic partner for NexMetro, recognizing the company as 2024 Partner of the Year for contributions to Arizona housing initiatives.

Scale indicators8 records

Recent moves13 records

Expansion highlights6 records

Broad incumbents

• D.R. Horton:
• Lennar Corporation:
• Tricon Residential:
• Greystar Real Estate Partners: Greystar is the largest U.S. multifamily and BTR property manager and operator, with growing exposure to single-family build-to-rent. It is comparable to NexMetro in institutional rental housing operations and Sun Belt footprint, though primarily as a fee manager and operator across many property types rather than a pure-play BTR developer.
• Willow Bridge Property Company: Willow Bridge Property Company (formerly Lincoln Property Company's residential management arm) is one of the largest U.S. residential property managers, including BTR communities. It is comparable to NexMetro on property management execution and Sun Belt footprint, though it operates as a third-party manager rather than owner-developer.
• Invitation Homes: Invitation Homes is the largest publicly traded single-family rental operator in the U.S., owning and leasing more than 80,000 homes across Sun Belt and Western markets. It is comparable to NexMetro as a scaled institutional BTR/SFR landlord but operates more as a capital-allocation acquirer of existing homes rather than a purpose-built community developer.
• American Homes 4 Rent: American Homes 4 Rent is a publicly traded single-family rental REIT with a portfolio of more than 59,000 homes, including a growing portfolio of newly built BTR communities. It competes with NexMetro across Sun Belt markets and overlaps on institutional capital-raising, though at meaningfully larger scale.

Direct peers

• Christopher Todd Communities: Christopher Todd Communities is a build-to-rent developer of single-family rental neighborhoods in the Phoenix and Dallas-Fort Worth metros, and has actually acquired assets from NexMetro. It is a direct peer in cottage-style BTR product, target renter, and Sun Belt geography.
• Pretium Partners: Pretium Partners is a large alternative asset manager focused on U.S. single-family rental and build-to-rent, with deep institutional capital relationships and active community development. It is one of the closest direct peers to NexMetro in combining BTR development with capital-markets scale.

Emerging players

• Yardly: Yardly is an emerging build-to-rent developer of single-story rental home communities across the Sun Belt, offering a similar cottage-style product to NexMetro's Avilla Homes. It is an emerging peer with overlapping target customer (renters by choice) and geography, though at smaller scale.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks6 records

Key highlights7 records

Customer concentration

• YouTubeyoutube.com/watch?v=1uNzbxSwQuI

Revenue estimate

Valuation estimate

Number of profiles

Profiles12 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about NexMetro Communities