Evander's inaugural project is a private luxury micro-resort on 12 acres in Johnson City — the epicenter of the Texas Hill Country wine trail, just 60 miles west of Austin.
The estate combines 7 ultra-modern barn-ranch homes with an exclusive Amenity Center offering 4 luxury suites, a pickleball court, sauna, craft bar, wine cellar, resort pool, and open-air terraces — all surrounded by rolling vineyards and cedar hills.
Guests arrive not just to stay, but to experience: wine tours, lake excursions, city day trips, and curated vineyard tastings are all part of the Evander package — creating multiple revenue streams that drive exceptional investor returns.
Explore the PropertyA thoughtfully designed micro-resort blending modern luxury with authentic Texas Hill Country character — built to attract high-end short-term rental guests year-round.
The heart of the estate — a stunning building with 4 private luxury suites and world-class shared facilities available exclusively to guests and investors.
Seven architecturally striking barn-ranch structures — rugged Texas character outside, high-end modern design inside. Each home has its own private underground experience below.
Underground massage & spa bunker
Immersive underground movie theater
Underground gaming lounge & arcade
Private underground wine tasting cellar
Underground recording & music studio
Underground lounge & reading retreat
Underground private gym & boxing studio with recovery room
Modern interiors concealed beneath authentic Texas barn-ranch exteriors. Every home features a bespoke underground experience — the ultimate luxury surprise for guests.
3 BR · 3 BA · 2,200 sq ft
↓ Underground Massage & Spa3 BR · 2 BA · 2,100 sq ft
↓ Underground Movie Theater4 BR · 3 BA · 2,400 sq ft
↓ Underground Gaming Lounge3 BR · 3 BA · 2,200 sq ft
↓ Underground Wine Cellar3 BR · 2 BA · 2,000 sq ft
↓ Underground Music Studio2 BR · 2 BA · 1,800 sq ft
↓ Underground Lounge & Library4 BR · 4 BA · 3,000 sq ft · Premium finishes & private hot tub
↓ Underground Private Gym, Boxing Studio & Recovery RoomEach fund represents a distinct phase of the development lifecycle — from land acquisition through full hospitality operations. Three equal partners share 33% ownership throughout.
Three equal partners acquire 12 acres of prime Hill Country vineyard land in Johnson City. Each partner holds an equal 33% ownership stake in the LLC. The land was acquired at well below comparable market comparables, setting the foundation for strong appreciation.
Total build-out cost for the 7 ranch homes and Amenity Center is $4.5M. Partners provide a 25% down payment ($1.25M) with a construction loan covering the remaining $3M. The land credit of $600K reduces partner cash required to just $200K each — which is fully returned in Year 1 from operating cash.
The $300K hospitality fund covers full furnishing packages for all units, a curated activity and experience menu, professional website and booking system, all marketing and brand collateral, and the engagement of a professional property management company to maintain year-round occupancy. This is the engine that drives all ongoing revenue.
After 5 years of operations, the property is reappraised. With strong rental income history and regional growth, the projected value reaches $30M. An 80% LTV refinance yields $20M — leaving only $4M in outstanding debt. Partners choose: acquire 12 adjacent acres and build a second resort, take distributions, or pass equity to heirs tax-free (cash-out refinancing is not classified as income).
Here's a transparent, step-by-step breakdown of how your initial $600K investment grows through construction, operations, appreciation, and the Year 5 refinance event.
Total cash deployed across all three funds at closing.
−$600K per partner Fund I (Land): $400K · Fund II (Construction Down): $200K · Fund III (Hospitality): $100K — additional $100K hospitality called laterYear 1 operating cash flow from rentals and activities recovers the $200K construction down payment for each partner. Your net capital at risk drops to $400K.
+$200K returned · Net at risk: $400K STR income from 7 homes + 4 suites begins generating cash immediately upon openingShort-term rental income from 11 units (7 homes + 4 amenity center suites) plus activity revenue — vineyard tours, lake trips, tastings, and experiences — generate strong annual distributions to each partner.
Quarterly distributions · 33% of net income Managed by professional STR company year-round · Target 65–75% occupancy · Activity revenue adds a second income streamThe property is professionally reappraised. With 5 years of rental history, regional appreciation, and completed improvements, the estate is valued at $30M. A cash-out refinance at 80% LTV provides $20M — against only $4M in remaining construction debt.
$16M free capital · 33% per partner = $5.33M each Tax-free cash-out proceeds · Partners retain 33% equity in a $30M asset · No income tax eventWith $5.33M tax-free in hand and a 33% stake in a $30M property still generating income, each partner decides their own exit strategy.
Reinvest · Take it home · Pass it on Option A: Acquire 12 adjacent acres and build Resort II | Option B: Distribute and reallocate | Option C: Transfer equity to heirs tax-free| Phase | Description | Total Capital | Per Partner (33%) | Cash Flow |
|---|---|---|---|---|
| Fund I | Land Acquisition — 12 acres, Johnson City TX | $1,200,000 | −$400,000 | Land secured as collateral |
| Fund II | Construction Down Payment (25% of $4.5M, net of $600K land credit) | $650,000 | −$200,000 | $3M construction loan funded |
| Fund III | Hospitality: furnishing, website, bookings, management co., activities | $300,000 | −$100,000 | Operations launched |
| Total In | All-in capital commitment per partner | $2,150,000 | −$700,000 | — |
| Year 1 | Fund II down payment returned from operating cash flow | $600,000 | +$200,000 | Net at risk: $400K |
| Yr 1–5 | STR rental income + activity revenue distributions (33% of net) | Est. $2M+ | +$660K+ | Quarterly distributions |
| Year 5 | Cash-out refinance: $20M loan on $30M appraisal minus $4M debt | $16,000,000 | +$5,330,000 | Tax-free proceeds |
| Year 5+ | Retained 33% equity in $30M asset (net of $4M debt) | $26,000,000 | $8,580,000 | Ongoing income + appreciation |
| TOTAL VALUE | Cash-out + Retained Equity + Distributions vs. $600K Initial Investment | — | ~$14.5M+ per partner | ~24x · 89% CAGR (5 yr) |
Projections are illustrative and based on stated assumptions. Past performance does not guarantee future results. Consult your financial and tax advisor before investing.
Unlike passive REITs or distant fund investments, Evander partners co-own a tangible, income-generating luxury asset — with the lifestyle benefits to match.
Direct LLC ownership — not a passive fund unit. Full transparency and co-decision rights alongside your partners.
STR rentals, amenity center bookings, vineyard tours, lake excursions, wine tastings — all driving income from Day 1.
Cash-out refinancing is not taxable income. The Year 5 event produces millions without triggering a tax bill.
After refinancing, take your capital home, inherit equity to your family, or roll into the next Evander micro-resort.
Professional STR management handles all bookings, maintenance, guest services, and activity operations.
Activities and curated experiences are a core revenue driver, differentiating Evander from standard short-term rentals and commanding premium pricing year-round.
Guided tours of Johnson City's award-winning wineries with private tastings — curated for groups or couples
Private boat tours and sunset cruises on Lake LBJ and Inks Lake — just 30 minutes from the estate
Curated Austin, San Antonio, and Fredericksburg day experiences with private transport and guide
Guided nature walks through Pedernales Falls and Enchanted Rock — a Hill Country bucket-list experience
Pickleball, pool, sauna, and bar — on-site premium amenities included with every stay
In-house catering experiences with local chefs, Texas BBQ masters, and farm-to-table dinners on the terrace
Private yoga, sound healing, cold plunge, and massage packages available as add-ons for every booking
Weddings, corporate retreats, birthday buyouts — the entire estate available for private events at premium rates
"The combination of direct ownership, tax-free exit, and a project I can actually visit and enjoy — it's unlike any investment I've made. The Hill Country is booming and we're right in the middle of it."
"The underground experience concept is genius — guests are blown away and it justifies a real pricing premium over standard Hill Country rentals. The activity packages are already generating waitlists."
"$600K entry point, $200K back in Year 1, and a clear path to $5M+ in five years — the numbers speak for themselves. But honestly the asset itself is what excites me most. It's a world-class property."
One partnership spot may still be available. Request the full investor deck — including detailed financial projections, legal structure, timeline, and construction plans.