A phased, revenue-first eco-luxury destination east of Austin.

The Heavens ATX is a 30-acre wellness and events resort under development in Cedar Creek, Bastrop County — twelve aircrete domes, a 200,000-gallon limestone pool, an on-site garden-to-table restaurant and a 450-capacity amphitheater, set in an existing cedar forest. Delivery is phased so the core earns before the program scales.

Site: 30 acres
Keys at stabilization: 59
Blended ADR: $420–430
Blended occupancy: 60–63%
Raised to date: $1M+ F&F

Lender & community-round paths Reserve on Wefunder

The thesis

An experiential hospitality asset in a corridor where population growth, infrastructure investment and tourism are pushing demand east — with limited destination lodging nearby that combines architecture, wellness, nature, food and entertainment.

Deliver a revenue-producing core earlyPhase 1 opens 20 keys, cabanas, pool and F&B before the full build.
Validate before scalingProve ADR, occupancy and ancillary capture, then expand to 59 keys.
Earn beyond roomsEvents, day-use, F&B and wellness reduce reliance on room revenue.
Underwrite conservativelyThird-party appraisal and DCF underwriting completed.

“The health of a species is the habitat made visible.”

Dan Mages, co-founder — Tribal Truths

Why nature-first is the moat. The resort is built inside a living habitat — a trail camera on one backyard bridge logged coyotes, bobcats and skunks crossing in a single week, in daylight. The founders' aim is a place guests come to for a whole weekend — the hikes, the fire, the stars — and leave "a better person." That experience is what one-of-one domes, a natural pool and a working garden kitchen are designed to sell, and it is hard to copy.

Healthy ecosystems create healthy humans.

Location & demand

Cedar Creek, Bastrop County — ~20 minutes from downtown Austin, ~10 from Austin-Bergstrom, ~8 from Circuit of the Americas. Direct access via SH 21 and SH 71.

Illustrated map of demand drivers around The Heavens ATX: Austin, the airport, Tesla, COTA, Carson Creek amphitheater, Lost Pines, McKinney Roughs, The Boring Company and area zoos. — Illustrated mapDemand drivers within ~18 miles (sponsor illustration)

Site area29.945 ac

Frontage~2,045 ft Northside Ln · ~700 ft FM 535

Flood zoneZone X — minimal hazard

TopographyGenerally level

Austin MSA~2.55M people

Bastrop County114,931 (2024) · +18.2% since 2020

AUS passengers (2024)~21.8M

Demand generators

Circuit of the Americas — F1, MotoGP, concerts
Austin-Bergstrom International
Tesla facility · The Boring Company
Carson Creek Ranch amphitheater
Hyatt Regency Lost Pines · McKinney Roughs

Rooftops nearby

Sun Chase — 4,000 homes
Velocity — 1,693 homes
Kellam — 1,500 homes
Water's Edge — 1,254 homes
Lexington Parke — 1,218 · Riverbed Landing — 650

Corridor pipeline

Courtyard by Marriott — late 2026
Pearce Lane improvements — ~$42M
COTALAND amusement park
Austin Surf Club · Surf Lakes "Pura Vida"
SH 130 employment & logistics growth

The program

Distinctive product that supports premium rates — and enough complementary venues that a guest's spend doesn't stop at the room.

Aircrete domes

Spanish Neo-Gothic, named for constellations; stained glass, reclaimed cedar, one-of-one interiors. Positioned as the first domed aircrete eco-luxury resort in the U.S.

200k gal

Natural limestone pool

Beach entry, 12-ft waterfall; revenue via overnight stays, day passes, cabana rentals, private events and F&B.

Oeste

Garden-to-table restaurant

Converted 3,200 sf ranch house; organic, non-GMO, seed-oil-free; ingredients partly grown on site.

450

Amphitheater

Concerts, talks, weddings and festival-weekend programming led by a 1,000+-event producer.

Wellness

Yoga pagoda & spa

Wellness programming, spa services for guests and non-guests, botanical gardens and native habitat.

+ keys

Villas, tents & river stays

Waterfall-front studios, nature-preserve tents and river-oriented lodging complete the 59-key mix.

Phased to earn early

Phase 1 activates a revenue-producing core; Phase 2 completes the program once demand is proven. Milestone-based draws and contingency in both.

Phase 1 — the core

~6–8 months after MEP installation

$3.63M

20 keys: 3 domes, 8 waterfall-front stays, 9 nature-preserve tents
8 daytime deck cabanas · pool & initial amenities
Initial F&B · yoga pagoda · amphitheater

Phase 2 — full program

~12–18 months · to 59 keys

$15.9M

Lodging expansion: remaining domes & units
Full F&B, wellness and event activation
River-oriented lodging & landscape integration

Underwritten blended ADR: $420–$430
Underwritten blended occupancy: 60–63%
Financing structure (deck): Senior secured term loan

Underwriting at stabilization

Third-party underwriting, long-run average. Rooms are just over half of revenue — events, F&B and day-use carry the rest without proportional key growth.

Revenue mix

Total revenues$6,544,324

Stabilized profitability

Revenue $6.54M · 100%

Total expenses ~$3.6M · 55%

Gross operating profit ~$2.94M · 45%

EBITDA ~$1.96M · 30%

Figures as stated in the sponsor's deck; full underwriting and appraisal available on request. Forward-looking and not guaranteed.

"As-if completed" value (appraisal/DCF): $20.0M
Value per key: ~$350K
Discount rate: 11%
Terminal cap rate: 9.25%

Already in the ground

This isn't a rendering-only raise. Multiple domes are standing, the pool is excavated with major limestone work complete, and the first dome's stained glass is substantially done.

Pool excavation with stacked limestone walls and steps under construction among cedar trees. — On site, 2026Pool excavation & limestone work

Two people stand before a completed white aircrete dome with a round stained-glass tree-of-life window and an arched doorway. — On site, 2026Built dome with stained-glass window

Hand-carved sink basin made from a resin-finished slab of reclaimed cedar. — On site, 2026Reclaimed-cedar sink, made by hand

DomesMultiple structures built

PoolExcavation & major limestone complete

Stained glassFirst dome substantially complete

Rendering: the limestone pool and waterfall with cabanas at sunset. — RenderingPool & waterfall

Rendering: domes with stained-glass windows lit at dusk. — RenderingDomes at dusk

Rendering: interior of the Oeste farm-to-table cafe in the ranch house. — RenderingOeste, in the ranch house

Sponsors, operator & design

Creative vision and hands-on construction, community and capital relationships, and disciplined command experience — with a boutique operator running pre-opening through stabilization.

Roland Barrera

Co-Founder & Creative Director

28 years creating restaurants, live-music venues and experiential destinations; producer of 1,000+ live events. Hands-on in high-end tile, stone, mosaics and masonry.

Dan Mages

Co-Founder · Brand, Community & Sponsorship

Originating sponsor: site acquisition, concept, capitalization and investor relations. Philosophy professor for ~20 years, traveled 50+ countries; author of Tribal Truths.

Peter Wessley Haynes

Managing Partner

U.S. Navy veteran, retired Captain and Naval Aviator who commanded at multiple levels; now an Experimental Test Pilot at Merlin Labs.

Operator: Lucky Find HospitalityPre-opening, systems, revenue strategy, stabilization; lean staffing & phased openings.
Architect: LSIIntegrated architecture & landscape design.
Contributing architect: Webber StudioAustin; landscape-integrated hospitality architecture.

Risks & mitigation

As identified by the sponsor. Review the full offering materials and risk disclosures before any decision.

Risk	Mitigation
Construction & delivery	Phased delivery, milestone-based draws, contingency allocations in both phases ($300K / $450K).
Demand & absorption	Diversified revenue streams; drive-to demand from Austin; multiple demand generators in the corridor.
Operating & execution	Lean staffing in the early phase, a clear ramp plan and operator systems discipline (Lucky Find Hospitality).
Capital markets & refinancing	Delayed-draw structure with the ability to cancel later tranches; conservative assumptions and third-party valuation.

Two ways to participate

Institutional lenders and community investors come in through different doors.

Banks & lenders

Senior secured term-loan financing for the phased development, with milestone-based, delayed draws and the ability to cancel later tranches.

Phase 1 budget: $3,630,000
Phase 2 budget: $15,900,000
As-if-completed value: $20,000,000
Collateral: 29.945-acre site, Zone X

Request the full deck & underwriting

Community round on Wefunder

Currently testing the waters — reservations are non-binding indications of interest.

Instrument: Revenue Share Loan
Revenue share: 1.50% of revenue
Payback multiple: 2.0x (2.5x early-bird, first $20K)
Security: Secured by assets of The Heavens ATX
Minimum: $100
Perk tiers: $250 · $500 · $1K · $9.5K

Reserve on Wefunder