12 aircrete domes
Spanish Neo-Gothic domes named for constellations — positioned as the first domed aircrete eco-luxury resort in the U.S. Handcrafted stained glass and reclaimed cedar support premium nightly rates.
A phased, revenue-first hospitality asset on 30 acres east of Austin.
The Heavens ATX is an eco-luxury resort and events destination in Cedar Creek, Bastrop County — built to open a revenue-producing core early, validate rate and occupancy, then scale to 59 keys. Domes, pool and limestone work are already in the ground.
- Site
- 29.945 acres
- Keys at stabilization
- 59
- Blended ADR (underwritten)
- $420–$430
- Occupancy (underwritten)
- 60–63%
- “As-if completed” value
- $20.0M
- Lender structure
- Senior secured term loan
Interactive phasing model
Phase 1 — revenue core
About 6–8 months after MEP installation. 3 domes, 8 waterfall-front stays and 9 nature-preserve tents, 8 day cabanas, the pool, initial F&B, yoga pagoda and amphitheater. $3.63M use of funds.
Phase 2 — full program
About 12–18 months. Expansion to 59 keys: remaining domes and river-oriented lodging, Oeste at full service, event & banquet space, spa and wellness, river activation. $15.9M use of funds.
Illustrative massing, not a site plan. Unit mix in Phase 2 may change with realized demand.
The thesis: open early, prove it, then scale
An experiential hospitality asset in a fast-growing corridor east of Austin, where population growth, infrastructure investment and tourism are pushing demand outward.
- Deliver a revenue-producing core earlyPhase 1 activates rooms, pool, day-use and events before the full build.
- Validate before scalingProve ADR, occupancy and ancillary capture on 20 keys, then expand to 59.
- Diversify beyond roomsEvents, F&B, day passes, cabanas and spa reduce reliance on room revenue alone.
- Underwrite conservativelyThird-party appraisal and discounted-cash-flow underwriting completed; milestone-based draws.
Location: twenty minutes from downtown, eight from COTA
Cedar Creek, Bastrop County — direct access via SH 21 and SH 71, ~2,045 ft of frontage on Northside Lane and ~700 ft on FM 535. Flood Zone X (minimal flood hazard); generally level.
- Austin MSA population
- ~2.55M
- AUS passengers, 2024
- ~21.8M
- Bastrop County, 2024
- 114,931
- Growth since 2020
- +18.2%
Demand drivers within ~18 miles
- Circuit of the Americas — Formula One, MotoGP, major concerts
- Downtown Austin and Austin-Bergstrom International Airport
- Tesla Giga Texas, The Boring Company, SH 130 logistics corridor
- Hyatt Regency Lost Pines, McKinney Roughs, Carson Creek Ranch amphitheater
Nearby residential & pipeline
- Sun Chase 4,000 homes · Velocity 1,693 · Kellam 1,500 · Water’s Edge 1,254 · Lexington Parke 1,218 · Riverbed Landing 650
- Courtyard by Marriott (late 2026) · Pearce Lane improvements (~$42M) · COTALAND, Austin Surf Club, Surf Lakes “Pura Vida”
- Limited destination lodging combining architecture, wellness, nature, food and entertainment nearby
The program
A mixed lodging and amenity program designed so that events and day-use add revenue without proportional key growth.
200,000-gal limestone pool
Natural beach-entry pool with a 12-ft waterfall: overnight stays, day passes, cabana rentals, private events and F&B around one visual centerpiece.
Oeste
Garden-to-table restaurant in the converted 3,200 sf ranch house — organic, non-GMO, seed-oil-free, with ingredients partly grown on site.
Events & gathering
450-capacity amphitheater, yoga pagoda and dedicated event space for weddings, retreats and live music.
Villas, tents & river lodging
Waterfall-front overnight studios, nature-preserve tents and river-oriented lodging complete the 59-key mix.
Spa & habitat
Spa and wellness facilities, botanical gardens and native habitat on a 30-acre cedar forest site.
Use of funds by phase
Phased delivery keeps upfront capital lighter and preserves flexibility to adjust unit mix and programming based on realized demand.
Phase 1 $3,630,000
~6–8 months after MEP installation · 20 keys + 8 day cabanas
| Land acquisition | |
|---|---|
| Lodging & day decks | |
| Site & utilities | |
| Pool & guest amenities | |
| Yoga pagoda & amphitheater | |
| Contingency | |
| Operating & marketing/PR |
Phase 2 $15,900,000
~12–18 months · full program to 59 keys
| Lodging expansion (domes & remaining units) | |
|---|---|
| Core infrastructure & site development | |
| F&B & event facilities (Oeste, banquet, amphitheater, wellness) | |
| Experiential & premium amenities (river, A/V) | |
| Operations, marketing & soft costs | |
| Contingency |
Underwriting at stabilization
Long-run average from the sponsor’s third-party underwriting. Rooms carry just over half; events, F&B and day-use carry the rest.
Revenue mix — $6,544,324 total
| Source | Annual | Mix |
|---|---|---|
| Total revenues | $6,544,324 | 100% |
Stabilized profitability
Revenue$6.54M
Expenses$3.6M
GOP (45%)$2.944M
EBITDA (30%)$1.964M
- “As-if completed” value
- $20,000,000
- Value per key
- ~$350,000
- Discount rate
- 11%
- Terminal cap rate
- 9.25%
Forward-looking figures from the sponsor’s pro forma and third-party appraisal/DCF; dependent on construction completion, pricing, occupancy and operating performance. Full underwriting available on request.
Already in the ground
Over $1M raised from friends and family has gone into the site. Capital from this round moves The Heavens from active development toward opening and revenue.
- DomesMultiple structures built
- PoolExcavation & limestone done
- Stained glassFirst dome substantially complete
- Capital$1M+ friends & family
Sponsors, operator & design team
Creative vision and relationship-driven leadership, paired with a professional boutique operator for pre-opening, systems, revenue strategy and 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 project direction. Philosophy professor for nearly 20 years; creator of Tribal Truths.
Peter Wessley Haynes
Managing Partner
U.S. Navy veteran, retired Captain and Naval Aviator who commanded at multiple levels; Experimental Test Pilot at Merlin Labs.
Lucky Find HospitalityOperator — boutique, experience-driven hospitality; phased openings, lean staffing, revenue diversification.
LSI · Webber StudioArchitect (integrated architecture + landscape) and contributing architect (Austin, landscape-integrated hospitality).
Blue Moon GlassworksJim Berry — handcrafted stained glass for the domes.
Risks and how they’re mitigated
As presented in the sponsor’s development deck. Investors should read the full offering materials when filed.
| Risk | Mitigation |
|---|---|
| Construction & delivery | Phased delivery, milestone-based draws, contingency allocations in both phases. |
| Demand & absorption | Diversified revenue streams; drive-to demand; multiple demand generators in the corridor. |
| Operating & execution | Lean staffing in the early phase, clear ramp plan, systems discipline via a professional operator. |
| Capital markets & refinancing | Delayed-draw structure with the ability to cancel later tranches; conservative assumptions and third-party valuation. |
Two ways in
Lenders and institutional partners can request the full development deck, pro forma and third-party underwriting. Community members can reserve interest in the Wefunder round, which is currently testing the waters.
Wefunder community round
- Security
- Revenue share loan
- Revenue share
- 1.50% of revenue
- Payback multiple
- 2.0×
- Early bird (first $20K)
- 2.5×
- Secured by
- Assets of The Heavens ATX
- Minimum
- $100
- Goal
- $50,000
- Perk tiers
- $250 · $500 · $1K · $9.5K
A reservation is a non-binding indication of interest. No money is accepted until a Form C is filed, and then only through Wefunder.