A phased, nature-first hospitality development on 30 acres in Cedar Creek, Bastrop County, Texas.
An eco-luxury resort built inside an existing cedar forest, designed to earn early through phased delivery and to earn broadly: rooms, events, food and beverage, day-use, and wellness.
| Site area | 29.945 ac |
| Keys at stabilization | 59 |
| Phase 1 budget | $3.63M |
| Phase 2 budget | $15.9M |
| “As-if completed” value indication | $20.0M |
| Raised to date (friends & family) | $1M+ |
An experiential hospitality asset east of Austin, in a corridor where population growth, infrastructure investment and tourism are pushing demand outward.
mission: healthy ecosystems create healthy humans
~20 min downtown · ~10 min AUS · ~8 min COTA
| Austin MSA population | ~2.55M |
| Bastrop County population (2024) | 114,931 |
| Bastrop County growth since 2020 | +18.2% |
| AUS passengers (2024) | ~21.8M |
Sun Chase (4,000 homes), Velocity (1,693), Kellam (1,500), Water's Edge (1,254), Lexington Parke (1,218), Riverbed Landing (650): a growing base for weddings, retreats and weekend leisure.
Courtyard by Marriott (late 2026), $42M Pearce Lane improvements, COTALAND, Austin Surf Club and Surf Lakes “Pura Vida.” Limited destination lodging nearby.
| Site area | 29.945 ac (1,304,173 sf) |
| Shape / topography | Generally rectangular / level |
| Frontage, Northside Lane | ~2,045 ft |
| Frontage, FM 535 | ~700 ft |
| Flood zone | Zone X, minimal hazard |
Twelve aircrete domes named for constellations; waterfall-front studios and cabanas; nature-preserve tents; 200,000-gallon beach-entry limestone pool; Oeste in the converted ranch house; amphitheater, yoga pagoda, glamping, spa and wellness, event spaces; botanical gardens and native habitat; river-oriented lodging in Phase 2.
Delivered in two phases to open a revenue-producing core quickly, reduce upfront capital intensity, and keep the unit mix flexible to realized demand.
| Line item | Amount |
|---|---|
| Land acquisition | $1,500,000 |
| Lodging & day decks | $680,000 |
| Site & utilities | $300,000 |
| Pool & guest amenities | $300,000 |
| Yoga pagoda & amphitheater | $300,000 |
| Contingency | $300,000 |
| Operating, marketing & PR | $250,000 |
| Total | $3,630,000 |
| Line item | Amount |
|---|---|
| Lodging expansion (domes & remaining units) | $5,300,000 |
| Core infrastructure & site development | $4,200,000 |
| Food, beverage & event facilities | $3,250,000 |
| Experiential & premium amenities | $2,100,000 |
| Operations, marketing & soft costs | $1,600,000 |
| Contingency | $450,000 |
| Total | $15,900,000 |
| Line item | Amount | Mix |
|---|---|---|
| Rooms (combined) | $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 departments | $135,824 | 2.1% |
| Spa (guests & non-guests) | $96,480 | 1.5% |
| Valet parking | $39,344 | 0.6% |
| Total | $6,544,324 | 100% |
rooms are just over half; events & day-use carry the rest
| Blended ADR | $420–$430 |
| Blended occupancy | 60–63% |
| Total expenses | ~$3.6M | 55% |
| Gross operating profit | ~$2,944,000 | 45% |
| EBITDA | ~$1,964,000 | 30% |
| “As-if completed” value indication | $20,000,000 |
| Value per key | ~$350,000 |
| Discount rate | 11% |
| Terminal cap rate | 9.25% |
Figures are from the sponsor's presentation and third-party underwriting, which is available on request. They are forward-looking and depend on construction completion, pricing, occupancy and operating performance.
Multiple dome structures are built, pool excavation and the major limestone work are complete, and the first dome's stained glass is substantially installed.
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.
Co-Founder, Brand & Community
Originating sponsor: site acquisition, concept, capitalization. Philosophy professor for ~20 years, traveled 50+ countries, creator of Tribal Truths.
Managing Partner
U.S. Navy veteran, retired Captain and Naval Aviator; Experimental Test Pilot at Merlin Labs.
Lucky Find HospitalityBoutique luxury operator: pre-opening, systems, revenue strategy, stabilization.
LSIArchitect: integrated architecture and landscape design.
Webber StudioContributing architect, Austin.
Blue Moon GlassworksStained glass by Jim Berry. The team's organic-food experience comes via Old Coyote Cafe.
| Risk | Mitigation |
|---|---|
| Construction & delivery | Phased delivery, milestone-based draws, contingency allocations. |
| 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. |
| Capital markets & refinancing | Delayed-draw structure; ability to cancel later tranches; conservative underwriting and third-party valuation. |
The sponsor's presentation contemplates a senior secured term loan with milestone-based, delayed draws, the ability to cancel later tranches, and contingency carried in both phases. Site in flood Zone X; third-party appraisal and DCF completed.
Request the full deck & underwriting