MayaVita Forest Resort & Spa

The Investment 

LP Kirtley Road, LLC (the “Company”) dba MayaVita Glamping Resort is raising funds in this Offering to develop, own, and operate an upscale Glamping Resort

$5,000,000 Max Offering
Regulation CF

Anticipated IRR: 25.39%

• The anticipated IRR of 25.39% is limited to investors participating in this financing round and investing an amount equal to or greater than $25,000

• This financing round ends with raising $1,600,000

• The company has already raised more than $1,400,000 from Regulation CF and Regulation D offerings

• The remaining capital for this round will be raised from both offerings   

Bonus Perks for investors participating in this round with an amount between $25,001 and $50,000

• Discounted Interest price of $1.02 per membership interest (securities for this offering are set at $1.05)

• 3 free nights at the property and 50% off a fourth night

  VIP Welcome Package: may include a bottle of wine, cheese board, fruit basket, late check-out, or other similar items (provided at each visit)

  • 10% discount for the spa, bar, & restaurant

  • Digital nomad discount – 10% on room rates during weekdays

  • Early bird investment for any future MayaVita branded resorts, if raised through Regulation CF exempt offering

Investment Highlights

• Glamping is projected to grow 5x above the US economy

• Premium location, 90 minutes from Washington DC/Northern Virginia, the 5th largest economy in the US

• An exceptional 183-acre forested land nestled in Virginia's Wine Country

• 120-key glamping resort entitlements in a rural jurisdiction known for its high barriers to entry due to stringent entitlements processes

• Low land basis: The property has been acquired based on agricultural use zoning valuation.  The Sponsor has significantly increased its value by obtaining entitlements for a commercial resort  

Business Plan

STAGE I:

Leveraging the entitlements, the Sponsor raised seed equity raise (round I) to acquire the land, and advance the final stages of the preliminary design/ engineering process, imperative for securing the final site plan approval from Madison County, VA.

STAGE II:

Upon finalizing the site plan, the team will embark on a subsequent round of equity infusion ( sourced from a larger pool of investors. This additional capital will be channeled towards finalizing construction drawings, obtaining regulatory permits, and ultimately securing building permits, setting the stage for groundbreaking in August 2025.

Alternatively, an early exit could materialize if a buyer presents an offer to acquire the land at a value surpassing the risk-adjusted returns of development. Noteworthy, the Managing Partner has previously achieved a 7x multiple on a land sale to Getaway House in 2021 after changing its use from agriculture to a glamping retreat (Plan B). (See comparable sales Table – page 12)

If no such transaction occurs, construction will commence building a 75-key glamping resort accompanied by a range of amenities, including a clubhouse, spa, restaurant, bar, swimming pool, hot tub, nature trails, and complementary accessory structures.

STAGE III:

Upon construction completion, the Sponsor will then hire a third-party management company to oversee the property's operations over a three-year span. With steady growth leading to stability, the property is poised for a strategic exit, with plans to transition ownership to an institutional investor primed to develop the remainder of the approved density (120- keys).