Phased hospitality development · under construction

An eco-luxury resort that earns before it’s finished.

The Heavens ATX is a 30-acre wellness and events destination in Cedar Creek, Bastrop County — 20 minutes from downtown Austin, 8 from Circuit of the Americas. Phase 1 activates revenue with 20 keys and the pool; Phase 2 completes the program at 59 keys.

Lender & investor paths See the underwriting

Site: 29.945 acres · Flood Zone X
Keys at stabilization: 59
Phase 1 · keys / budget: 20 keys · $3.63M
Phase 2 · budget: $15.9M
Underwritten ADR · occupancy: $420–$430 · 60–63%
“As-if completed” value (appraisal): $20.0M
Capital to date: $1M+ friends & family
Operator: Lucky Find Hospitality

The thesis

An experiential hospitality asset in a corridor where population, infrastructure and tourism are all pushing east of Austin.

Revenue early. Deliver a revenue-producing core first through phased execution.
Validate, then scale. Prove ADR, occupancy and ancillary capture before building out.
More than rooms. Events, day-use, F&B and spa carry 45% of underwritten revenue.
Conservative by design. Third-party appraisal and DCF underwriting completed; milestone-based draws.

Location & demand

Cedar Creek, Bastrop County. ~2,045 ft of frontage on Northside Lane and ~700 ft on FM 535; direct access via SH 21 and SH 71.

~2.55M people in the Austin–Round Rock–San Marcos MSA
114,931 Bastrop County residents (2024), +18.2% since 2020
~10,300 homes across nearby developments — Sun Chase 4,000 · Velocity 1,693 · Kellam 1,500 · Water’s Edge 1,254 · Lexington Parke 1,218 · Riverbed Landing 650
21.8M passengers through Austin-Bergstrom in 2024
Pipeline: Courtyard by Marriott (late 2026), Pearce Lane improvements (~$42M), COTALAND, Austin Surf Club, Surf Lakes “Pura Vida”
No direct competitor east, north or south within 17 miles of COTA

Demand drivers within ~18 miles. Drive times from the sponsor; other drivers shown without distance.

The program

12 aircrete domes, Spanish Neo-Gothic, named for constellations — stained glass, reclaimed cedar, one-of-one interiors
200,000-gallon beach-entry limestone pool with a 12-ft waterfall; waterfall-front studios and day cabanas
Oeste — organic farm-to-table restaurant in the converted 3,200 sf ranch house
450-cap amphitheater, yoga pagoda, spa & wellness, dedicated event spaces
Glamping / nature-preserve tents, river-oriented lodging, botanical gardens and native habitat

Two phases, one trail

Phasing reduces upfront capital intensity and keeps the unit mix flexible to realized demand.

Phase 1 — revenue core

~6–8 months after MEP installation

20 keys (3 domes, 8 waterfall-front stays, 9 nature-preserve tents), 8 day cabanas, pool and initial amenities, initial F&B, yoga pagoda and amphitheater.

Use of funds

Total $3,630,000

Land acquisition$1.50M
Lodging & day decks$680K
Site & utilities$300K
Pool & guest amenities$300K
Yoga pagoda & amphitheater$300K
Contingency$300K
Operating, marketing & PR$250K

Phase 2 — full program

~12–18 months

Expansion to 59 keys; full food, beverage, wellness and event activation; river-oriented lodging and landscape integration.

Use of funds

Total $15,900,000

Lodging expansion (domes & remaining units)$5.30M
Core infrastructure & site$4.20M
F&B & event facilities$3.25M
Experiential & premium amenities$2.10M
Operations, marketing & soft costs$1.60M
Contingency$450K

Underwriting at stabilization

Third-party underwriting, long-run average. Blended ADR $420–$430 at 60–63% occupancy.

Revenue mix

Total $6,544,324 per year · share of total

Rooms$3.70M · 54.6%
Meetings, events & groups$1.33M · 21.5%
Food & beverage$956K · 14.8%
Day pass / day-use$414K · 7.0%
Other operated$136K · 2.1%
Spa$96K · 1.5%
Valet$39K · 0.6%

View as table

Source	Annual	Mix
Rooms	$3,702,812	54.6%
Meetings, events & groups	$1,335,000	21.5%
Food & beverage	$956,215	14.8%
Day pass / day-use	$414,473	7.0%
Other operated	$135,824	2.1%
Spa	$96,480	1.5%
Valet	$39,344	0.6%
Total	$6,544,324	100%

Profitability

Of $6.54M revenue

Revenue$6.54M

Expenses$3.6M · 55%

GOP$2.94M · 45%

EBITDA$1.96M · 30%

Events and day-use add revenue without proportional key growth — the reason the margin holds above a rooms-only hotel.

“As-if completed” value: $20.0M
Value per key: ~$350K
Discount rate: 11%
Terminal cap rate: 9.25%

Values as stated in the sponsor’s third-party appraisal / DCF summary; full appraisal and pro forma available on request. Sponsor materials also cite ~$8.3M annual revenue at full Phase 2 stabilization and a 40.7% target EBITDA margin; figures above use the detailed underwriting table.

Already in the ground

Multiple dome structures are built, the pool excavation and major limestone work are complete, and the first dome’s stained glass is substantially done.

Two people standing in front of a finished white aircrete dome with a round stained-glass tree-of-life window — **On site, 2026**First dome with stained glass installed.

Hand-laid limestone walls and steps of the pool under construction, among cedar trees — **On site, 2026**Pool excavation and limestone work.

A hand-carved sink made from a polished reclaimed cedar slab — **On site, 2026**Reclaimed-cedar vanity, carved by hand.

Rendering of a dome at dusk with lit stained-glass windows — **Rendering**Dome at dusk

Rendering of the pool and waterfall with cabanas — **Rendering**Pool & cabanas

Rendering of a dome interior with a round bed and arched window — **Rendering**Dome interior

Rendering of the Oeste farm-to-table dining room — **Rendering**Oeste

Who’s building it

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 stone, tile, mosaics and masonry.

Dan Mages

Co-Founder · Brand & Community · Originating sponsor

Leads site acquisition, concept, capitalization and investor relations. Philosophy professor for ~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 Hospitality

Operator

Boutique, design-led operator: pre-opening, systems, revenue strategy and stabilization; phased openings and lean staffing.

LSI

Architect

Integrated architecture and landscape studio balancing form, function and ecological performance.

Webber Studio

Contributing architect

Austin firm specializing in contemporary, landscape-integrated hospitality architecture.

Risks & mitigations

Risk	Mitigation
Construction & delivery	Phased delivery, milestone-based draws, contingency allocations in both phases ($300K / $450K).
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; professional third-party operator.
Capital markets & refinancing	Delayed-draw structure with ability to cancel later tranches; conservative underwriting and third-party valuation.

Two ways in

Banks & lenders

The sponsor’s financing structure is a senior secured term loan with milestone-based, delayed draws aligned to the two phases.

Phase 1 budget: $3,630,000
Phase 2 budget: $15,900,000
Appraised “as-if completed”: $20.0M
Flood zone: X (minimal hazard)

Request the full deck & underwriting

Community round on Wefunder

Testing the waters: reservations are non-binding indications of interest.

Security: Revenue Share Loan
Revenue share: 1.50% of revenue
Payback multiple: 2.0x (2.5x on first $20K)
Secured by: Assets of The Heavens ATX
Minimum: $100
Goal: $50,000
Perk tiers: $250 · $500 · $1K · $9.5K

Reserve on Wefunder