Frequently Asked Questions

MayaVita is a fully entitled, 183-acre luxury experiential hospitality resort & spa in Virginia Wine Country — about 90 minutes from Washington, D.C. and 30 minutes from Shenandoah National Park. Phase I delivers 75 keys, with the site entitled for up to 120 keys, alongside modern rustic cabins, a spa, farm-driven dining, and event spaces set among mature forest, creeks, and streams.

Maya (water) — the rain, creeks, and streams that shape the land, and the design that follows them. Vita (life) — the experiences we create, and the memories our guests take with them.

MayaVita is designed around immersive, nature-based luxury:

Wild Wellness — water pilates, outdoor sauna and cold plunge, pool, floating sound baths, forest creek immersion, and massages.
Wild Wonders — guided stargazing, bird watching, horseback riding, guided national park tours, and storytelling.
Cabins & Dining — modern rustic luxury cabins and farm-driven dining with a Mediterranean influence.

Entitlements, site planning, and all key permits are complete. The project targets a Q1 2027 construction start and a 2028 resort opening, followed by stabilization through 2030. Later dates depend on execution. Development milestones and progress are detailed in the full investment package.

An equity investment in a fully entitled luxury outdoor resort. The total project cost is approximately $43.3M, funded through a USDA construction loan ($25.0M), C-PACE financing ($11.5M), and equity ($6.8M) — an 84% debt / 16% equity structure intended to reduce the equity required and enhance investor returns.

The current round is a Regulation D 506(c) private placement open to accredited investors, structured as Limited Partner (Class A) membership units. If you're a non-accredited investor, additional pathways (such as Reg CF) may be available — please reach out to the team.

In the illustrative scenario of a sale after four years of operations — with investor cash flows based on projected annual operating cash flows and sale proceeds at exit, and a calendar hold that includes the construction period — the offering targets a 38.1% IRR with a 3.12× equity multiple (MOIC) for Founders Tier IV investors, and a target 25.1% IRR / 2.23× MOIC for the Standard class. The hold period is a planning assumption, not a fixed repayment date.

These are targets and projections based on management underwriting and third-party appraisal — not guarantees of performance. Actual results may differ materially. See our Risk Disclosures and the Risk Factors section of the PPM.

The structure is designed to mitigate — not eliminate — downside risk:

Value created before construction. The land is fully entitled and independently appraised at $7.9M (MAI appraisal, LW Hospitality Advisors, September 2025) versus a ~$1.44M acquisition basis.
A no-build path. If construction does not proceed, the underwritten fallback is a sale of the entitled site — modeled at $5.5M, 30.4% below the appraisal — a targeted ~1.48x outcome over roughly a 2-year hold. An illustrative projection, not a guarantee.
Institutional underwriting. USDA-backed and C-PACE lenders independently underwrite the project; figures reflect executed term sheets, though the financings have not yet closed.
Construction cost discipline. A guaranteed-maximum-price contract is being finalized with the general contractor, with a dedicated contingency in the project budget.
Sponsor alignment. Sponsor equity is invested alongside Class A Members, and the Sponsor's promote begins only after investors receive a 10% return hurdle.

Mitigation reduces risk; it cannot eliminate it. An investment involves substantial risk, including the possible loss of capital — see our Risk Disclosures and the Risk Factors section of the PPM.

The structure may offer potential bonus depreciation (estimated at up to roughly 3.7x of the investment amount, based on the Sponsor's tax analysis; not guaranteed) along with the benefits of USDA-backed and C-PACE financing. Tax treatment depends on your individual situation — please consult your own tax advisor.

Founder-class investors participate on favorable terms, including a 5% share of the Sponsor's promote (explained on our Offering Terms page), plus lifestyle perks such as complimentary resort nights, resort discounts, and an opening-ceremony invitation. The current round closes January 15, 2027, or earlier if fully subscribed, so allocation availability is limited.

The primary exit strategy is a sale of the stabilized resort to a hospitality investor or operator. Institutional interest in experiential hospitality is established — Marriott (Postcard Cabins), Hilton, and Hyatt have each moved into the category. A completed resort with an operating history, entitlements for up to 120 keys (75 built in Phase I) offering expansion capacity, and diversified revenue streams support buyer appeal. If full development becomes less attractive, the entitled site itself — independently appraised at $7.9M against a ~$1.44M acquisition basis — could be sold to another developer or hospitality group, though proceeds would depend on market conditions, the project’s stage, and outstanding obligations.

Unit pricing is set by subscription window — earlier investors purchase at a lower unit price, which is why projected returns differ by class and timing (see Offering Terms). Founder-tier allocations are limited and carry the strongest terms and perks, and they close when subscribed; the current round closes January 15, 2027.

The trade-off is real: this is a pre-construction investment made before the USDA and C-PACE financings close, and the pricing reflects that stage of risk. Whether that suits your portfolio is a decision to make with your own advisors.

More than 50 investors have participated to date, and allocations in the current round remain available on a first-come basis. The round closes January 15, 2027, or earlier if fully subscribed. Current subscription status is provided in the investment package.

The site holds resort zoning and the key development permits — DEQ, VDH, and VDOT approvals and Madison County’s land disturbance permit — supported by completed civil engineering and agency coordination. Remaining design work is advancing to finalize the guaranteed maximum price (GMP) contract and obtain building permits, with inspections coordinated as construction progresses.

The team is finalizing a guaranteed maximum price (GMP) contract with a bonded general contractor. A GMP caps construction cost at an agreed maximum — overruns above the cap are borne by the contractor, not the project — while performance and payment bonds protect the project if a contractor defaults or fails to pay subcontractors. The budget also carries contingency allowances, professional construction management, a controlled change-order process, and property and liability insurance. Scope changes and conditions outside the GMP can still affect costs.

Cabins are manufactured off-site while infrastructure and site work proceed in parallel, reducing on-site construction time and weather exposure. Coordination among the design team, civil engineers, cabin manufacturer, and general contractor aligns procurement, site readiness, installation, and inspections. The schedule will be refined as financing and the GMP are finalized.

The financing plan includes interest reserves and pre-opening allowances covering construction and the operating ramp-up — the period needed to complete the build, hire key personnel, launch marketing, and build occupancy. Financing costs and operating assumptions are evaluated together to assess cash requirements through stabilization.

No — the Company Agreement does not require members to make additional capital contributions beyond their initial investment. If additional capital were needed, responses could include further fundraising, financing adjustments, value engineering, or re-timing expenditures; any additional equity issuance could dilute existing ownership interests.

The cabins and amenities are designed for year-round operation. Weekend leisure demand is complemented by group sales that build weekday occupancy — corporate retreats, associations, federal government bodies, and lifestyle groups such as yoga and wellness retreats — alongside weddings and events. Pricing, staffing, and programming adjust to booking patterns, though seasonality and travel demand remain inherent risks.

Underwriting draws on STR reports — the hospitality industry’s gold-standard benchmarking data — alongside comparable properties, market research, and the team’s operating experience. The plan is based on 75 cabins with a multi-year ramp-up, and sensitivity analysis tests how changes in occupancy, rates, and expenses affect performance. Projections remain estimates, not guarantees.

Beyond cabin revenue, the plan includes dining, weddings and corporate gatherings, spa and wellness, retail, guided expeditions, and on-site programs such as stargazing and horseback riding. Each stream is evaluated against its staffing and operating cost, with the objective of profitability rather than volume. Diversified revenue broadens demand.

Our primary focus is to hire and train from the local community in Madison County and neighboring areas. Beyond that, the wider region offers a deep hospitality labor market: proximity to Charlottesville, a workforce trained by the area’s concentration of wineries and hospitality businesses, and nearby hospitality school programs. Workforce planning is matched to seasonal demand; labor availability and wage inflation remain monitored risks.

Sponsor equity is invested alongside Class A Members, and the Sponsor’s promote is performance-based — it begins only after investors receive their 10% return hurdle. Sponsor fees and arrangements are detailed in the offering documents, and the Company Agreement defines management responsibilities and investor information rights, supported by ongoing investor reporting.

MayaVita sits in Virginia Wine Country — roughly 90 minutes from Washington, D.C., 30 minutes from Shenandoah National Park, and within a short drive of 10+ wineries, trails, and a historic town.

11.6M people live within a 90-minute drive — the Washington–Baltimore region is one of the highest-income metro areas in the country. Tourism demand is equally deep: 1.7M+ annual visitors to Shenandoah National Park and 2M+ wine tourism visits across 300+ Virginia wineries. At the same time, strict zoning and environmental permitting create high barriers to entry, limiting new competing supply.

MayaVita is led by founder Ahmed Helmi (Co-Founder & Managing Member), supported by a team spanning development, capital markets, design, and hospitality operations — with leadership experience at Four Seasons, Hyatt, Hilton, and Fairmont, and projects across Lake Placid, Bar Harbor, the Shenandoah Valley, Yosemite, Sequoia, and internationally.

The team brings extensive acquisitions and development experience, a proven entitlement strategy that creates value pre-construction, and a prior outdoor-hospitality exit to Getaway House at approximately a 7x multiple (MOIC). On the operations side, team members have run luxury outdoor resorts for Terramor (KOA) and managed Michelin-Key, Forbes-rated, Four Seasons, and Fairmont properties. Past performance is not indicative of future results.

The fastest way is to schedule a call or request the details through the site — you'll receive the full deck and can review the offering and subscription documents with our team.

After reviewing the investment package, you'll review and complete the subscription documents to secure your allocation. Because founders-round allocations are limited and tiers close when subscribed, we recommend starting with a call.

No. This website and materials are for informational purposes only and do not constitute an offer to sell or a solicitation of an offer to buy any securities. Prospective investors should conduct their own due diligence and refer to the full legal disclaimer and offering documents.