Hartley Income Fund
The Income Fund invests in self-storage and related real assets. It owns one operating facility today, Jefferson Valley Self Storage in Jefferson Valley, NY. It can acquire a position before that asset is fully stabilized — the fund is not limited to finished, fully leased buildings.
Minimum investment: $50,000
The portfolio
The fund owns Jefferson Valley today. Palm Coast and Middleburg are pending: they are expected to join the fund through a 721 contribution at a closing expected in late October 2026. The fund does not own them today.
OwnedJefferson Valley, NY
A CubeSmart self-storage property in New York’s Hudson Valley, owned by the Income Fund.
621 Bank Road, Jefferson Valley, NY
PendingPalm Coast, FL
A CubeSmart self-storage property on the US Highway 1 corridor. Pending: expected to join the fund through a 721 contribution at a closing expected in late October 2026. The fund does not own it today.
11100 US Highway 1, Palm Coast, FL
PendingMiddleburg, FL
A CubeSmart self-storage property on Baxley Road. Pending: expected to join the fund through a 721 contribution at a closing expected in late October 2026. The fund does not own it today.
1556 Baxley Road, Middleburg, FL
Pending assets are not owned by the fund. Closing dates may change. Operating figures as of July 31, 2026. Physical occupancy is measured by rentable storage area; parking is excluded.
Hartley Income Fund owns Jefferson Valley today. Palm Coast and Middleburg are pending: they are expected to join the fund through a 721 contribution at a closing expected in late October 2026, and the fund does not own them today. Occupancy rose at all three CubeSmart-managed facilities in September.
Jefferson Valley, NY (621 Bank Road) is acquired and operating. After a seasonal spike in move-outs in August, leasing picked back up in September: 21 customers moved in and 17 moved out. Occupied space rose from 90.8% to 92.6% of rentable square feet, and 358 of 396 units were occupied, or 90.4%. The 24 improvements identified in the pre-purchase inspection, including work on the stairs, roof drainage, facade, ADA restrooms, paving and curbs, are being prepared for contractor bids. The first full quarter of ownership closed on September 30, and the third-quarter report follows the September close.
Palm Coast, FL (11100 US Highway 1 North) has been in lease-up since it opened in October 2025. In September, 37 customers moved in and 11 moved out. Occupied units grew from 163 to 190, and occupied space rose from 28.0% to 33.0% of rentable square feet. Reserved units rose from 3 to 9, so more move-ins are already lined up.
Middleburg, FL opened in January 2026. September had 51 move-ins against 12 move-outs. Occupied units grew from 170 to 209, and occupied space rose from 25.8% to 31.2% of rentable square feet. A new professional aerial photo set of the completed facility was shot in late September.
The path is ordinary: you talk to Investor Relations, you read the fund's offering materials, and you decide. Nobody is going to rush that.
The minimum investment is $50,000. The other terms that matter — what the fund may invest in, who may invest, the fees and the risks — are set out in the fund's offering circular rather than summarized here. Read it before you invest.
Investors in the fund receive the tax reporting the fund's structure calls for, which your own tax advisor can walk through with you. Nothing on this page is tax advice.
The Income Fund is managed by Hartley Fund Group, the same team that finds, builds and operates the firm's self-storage assets. The fund and investor-relations work sits with that team, not a third-party marketer.
More about Hartley Fund Group →Investor Relations can answer questions about the Income Fund and send you the current materials.
Request materialsThis page is for information only. It is not investment, legal or tax advice, and it is not an offer to sell or a solicitation to buy any security. Any offer is made only through the fund's Offering Circular. Investing involves risk, including the possible loss of principal. Forward-looking statements reflect current expectations and assumptions and are subject to risks and uncertainties; actual results may differ materially.
Hartley and Horizon affiliate storage track record, including historical projects; not this fund’s holdings. Figures cover the projects indicated. Costs include estimates; units include planned development and exclude parking.