INVESTMENT OPPORTUNITY
Cypress Resort · Unique-Stay Development
Sold Out first 12 months at $629 ADR
Invest in Fully Entitled Luxury Retreat with +$790,000 in Pre-Sold Revenue
Cypress Resort is a development from Tanner and Melissa Cummings. Leveraging their substantial online following and de-risking the project with pre-sold inventory, they're offering this unique opportunity to accredited investors aligned with the project’s long-term ambitions.
Cypress Resorts has acquired a 48-acre property in the North Georgia mountains, just 50 minutes from Atlanta. The project follows a "Unique Stay" concept, filling a gap in the local market for this model proven in comparable markets in the region (Asheville, Smoky Mountains). After successfully rezoning and securing $790,000 in pre-launch bookings, construction began on September 3rd. The total project cost is $3.35 million, with $2 million sought from investors. The plan includes a phased approach, starting with 3 villas and potentially expanding to 14 over 2-3 years. We're aiming for a +30% IRR and +4.0x equity multiple for investors. The first year's occupancy is guaranteed, and there's no initial debt, making this a lower-risk investment with significant upside.
Investment terms
See details on this transaction below. Click “learn more” below to read our investment memorandum.
Total Phase I Cost
$3,350,000
LP Equity Raise
$2,000,000
Sponsor Commitment
$1,350,000
Target LP IRR
+30%
Target LP MOIC
+4.0x
Exit Timeline
5-10 Years
Cypress Resort is located in the North Georgia mountains, 50 minutes from Atlanta and under 1.5 hours from Chattanooga. The 48-acre property features a 50-foot waterfall, rolling hills, granite cliffs, and lush forest. This location provides access to over 5 million millennials and Gen Z from nearby urban centers like Atlanta, Savannah, Charleston, Charlotte, and Asheville. The Southeast remains largely untapped by the unique-stay trend that has seen success in markets such as Tennessee and Texas, positioning Cypress to be a first mover in this high-demand, low-supply environment.
Cypress Microresort
Cypress Microresort
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Bolt Farm Treehouse
Bolt Farm Treehouse
Blackberry Farm
Blackberry Farm
Intown Treehouse
Intown Treehouse
Industry Opportunity
The unique-stay hospitality sector is experiencing unprecedented growth, driven by shifting consumer preferences away from traditional serviced hospitality concepts to prioritize unique & experiential properties. Key industry patterns and market trends supporting the Cypress Resort investment thesis include:
The Evolution of Unique Stay Hospitality
- Pandemic-driven surge in nature-based travel, with outdoor destinations becoming the primary escape option
- Rise of Instagram-worthy, distinctive Airbnb properties near national parks and outdoor hubs
- Airbnb's strategic shift to promote and prioritize unique stays, validating the market opportunity
- Emergence of scaled unique stay concepts, combining multiple units with curated amenities on shared properties
Market Reaches Maturity
The category has reached maturity far faster than is standard for nascent markets, with several institutional and sub-institutional transactions in recent years underscoring the strength of the market:
Recent Transactions
Live Oak Lake | 7 Guest Units, $7,000,000 (source)
Onera Fredericksburg | 12 Guest Units, $9,000,000 (source)
Market Overview
NORTH GEORGIA: AN UNTAPPED GOLDMINE FOR LUXURY EXPERIENTIAL LODGING
The North Georgia mountains represent a significant untapped opportunity in the luxury experiential lodging sector. With over 20 million annual visitors to the region and a growing demand for unique stays, Cypress Resort is positioned to capture a lucrative market share in an area historically underserved by modern, distinctive lodging options.
North Georgia Market Dynamics
- Massive visitor base: 20+ million annual visitors to the North Georgia region
- Prime demographic: Growing millennial and Gen Z market (+5M) in nearby urban centers
- Strategic location: Atlanta (50 mins), Chattanooga (1.5 hrs), Savannah, Charleston, Charlotte, Asheville
- Natural attractions: Rich in mountains, forests, waterfalls, and outdoor recreation opportunities
- Year-round appeal: Fall foliage, winter sports, spring blooms, and summer hiking
- Fully Entitled Land: Rezoning completed, permits in-hand, and initial construction has already begun
- Pre-Sold Occupancy: +$720,000 in pre-bookings generated guarantees 95% occupancy year 1
Current Lodging Landscape
The existing hospitality market in North Georgia is characterized by:
- Predominantly outdated accommodations failing to meet modern traveler expectations
- Limited luxury options, with few properties offering high-end amenities and experiences
- Abundance of traditional cabin rentals and budget-friendly motels
- Lack of properties capitalizing on the region's natural beauty through innovative design
- Absence of design-forward, social media-friendly unique stay concepts prevalent in other markets
Investment Highlights
UNIQUE OPPORTUNITY WITH TO INVEST WITH PRE-SOLD OCCUPANCY, FULLY ENTITLED LAND, AND PHASED DEVELOPMENT PLAN MAXIMIZING EQUITY INVESTOR UPSIDE
Cypress Resort offers a risk-mitigated investment opportunity with several key advantages:
- Fully Entitled Land: Rezoning completed & permits in-hand, immediate appreciation and construction start
- Pre-Sold Occupancy: +$720,000 in pre-launch bookings generated guarantees 95% occupancy year 1
- Phased Approach: Phase 1 focus on three luxury cabins and expanding up to 14 using leverage in year 2-3
- Low Basis, Low Dilution: Patient capital strategy allows for future expansion without diluting initial investors
- Natural Amenities: On-site 50-foot waterfall and diverse landscape offer unique, irreplicable attractions
This combination of pre-sold demand, entitled land, and minimum dilution positions investors in Cypress to benefit from year 1 cash flow and enhanced long-term upside.
Project Concept
LUXURY RETREAT DESIGNED FOR NATURE IMMERSION AND SCALABLE GROWTH, FEATURING 50-ACRE PROPERTY WITH PRIVATE WATERFALL AND PANORAMIC MOUNTAIN VIEWS
Cypress Resort's development plan spans a 48-acre property in the North Georgia Mountains, featuring a 50-foot waterfall, rolling hills, granite cliffs, and lush forest. Our design emphasizes luxurious, private accommodations with immersive natural experiences, including hiking trails, outdoor dining, and curated wellness activities, all strategically integrated to preserve the site's natural beauty.
Project Phasing & Renderings
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Phase I
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Phase II
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Financial Projections
Cypress Resort's financial model is built on conservative assumptions and validated by pre-booking data. Our phased development and patient capital strategy provides multiple avenues for value creation and attractive investor returns.
The Cypress Resort team combines entrepreneurial vision with deep expertise in technology, hospitality, and healthcare. This diverse skill set positions the team to excel in both the operational and experiential aspects of the eco-luxury retreat concept.
Tanner Cummings
Tanner brings a decade of experience as a QA software engineer, combined with 20 years in Young Life Ministry. His technical expertise and commitment to service create a strong foundation for Cypress's guest experience and operational efficiency.
read more
Melissa Cummings
A chemist-turned-Physician Associate, Melissa's diverse background includes chemical development at Merck and leadership in patient care. Her analytical skills and creativity drive Cypress's innovative approach to hospitality and wellness.
read moreThe Cypress Resort team combines entrepreneurial vision with deep expertise in technology, hospitality, and healthcare. This diverse skill set positions the team to excel in both the operational and experiential aspects of the eco-luxury retreat concept.
Bolt Farms
Bolt Farm Treehouse, founded by Seth and Tori Bolt, exemplifies rapid growth in the unique stay hospitality market. Launched in Chattanooga, TN in November 2020, the property quickly expanded its offerings. By July 2021, they were hosting guests in 10 units, and have since added various accommodations including treehouses, luxe domes, and mirror cabins. Their properties command premium rates, ranging from $600 to $1,200 per night, and enjoy high occupancy rates. In 2022, after acquiring an additional 37 acres adjacent to their existing land, Bolt Farm continued to expand with four more "honeymoon treehouses." This growth trajectory showcases the strong demand for distinctive, nature-immersive accommodations and the potential for rapid scaling in the unique stay sector when executed effectively.
$823
64%
Next Steps
Please reach out to tanner@cypressresort.com if you are interested in investing. With site work/grading already completed, utilities currently being placed, and vertical build set to begin by October 7th and a limited number of investment slots available, we encourage you to act quickly. This is your opportunity to be part of a unique, high-potential project in the rapidly growing experiential hospitality sector. Don't miss out on the chance to invest in one of the Southeast's most exciting new luxury retreat concepts.
