Talaz Eco Camp
Entitled 53 Key Project - Lake Tahoe - Ecological Camp - Year-round Glamping
Marketing description
Strategic JV Opportunity | Fully Entitled Luxury Eco-Resort Development | Zephyr Cove (Greater South Lake Tahoe), NV
Executive Summary
Globetrotter Properties, LLC is pleased to present a unique "soft sell" opportunity for the development of Talaz Tahoe, a premier 9.1-acre luxury outdoor hospitality project in Zephyr Cove. This is a fully entitled development featuring 53 high-end eco-keys (including cabins, treehouses, and glass domes) and a 5,000 sq. ft. clubhouse. With TRPA approval secured—a significant barrier to entry in the Tahoe Basin—this project is primed for a partner to step in and help bring this sustainable vision to life.
The Partnership Opportunity
The ownership is seeking a strategic Joint Venture (JV) capital partner. While the project is available for acquisition, the ideal scenario is a collaboration with an experienced vertical hotel developer. The Sponsor, Rachel Bowers, has already invested heavily into the project to date and will remain active in the completion of the design and ongoing operations.
We are seeking a partner who will take an active role in capital stack finalization and construction management. We are highly flexible regarding the structure—open to JV, LP, or GP scenarios—depending on the partner’s expertise and capital commitment.
Financial Overview
Total Project Capex: $32,500,000 (inclusive of land and all soft/hard costs).
Development Cost: Approximately $525k per key (includes 25% contingency cushion).
Financing Strategy: Project is eligible for a USDA loan at 75% LTV; however, we are modeling a conservative 70% LTV ($22,750,000) for stabilized safety.
Sponsor Equity: $4,120,000 (currently invested).
Remaining Capital Requirement: $5,630,000 (Equity/Gap funding).
Operations & Branding
While a tentative operator with an excellent track record has been identified, we remain open to negotiation. If the incoming investor/partner has an established brand or internal management team, the ownership is willing to discuss branding rights and operating agreements to align with the partner’s portfolio.
Investment Highlights
High Barriers to Entry: Fully entitled in the Lake Tahoe Basin (TRPA approved).
Significant Skin in the Game: Sponsor has $4.12M of personal capital already deployed.
Design-Forward: Focused on experiential and nature design, targeting the high-growth eco-tourism and glamping sectors in Norther California markets.
Flexible Structure: Open to various partnership tiers to ensure project success in the current market.
Property Description & Entitlement Summary: APN 1318-22-001-009 (Douglas County, NV)
1. PROPERTY OVERVIEW
The Subject Property consists of a prime development site located within the Lake Tahoe Basin, under the dual jurisdiction of the Tahoe Regional Planning Agency (TRPA) and Douglas County, NV.
2. ENTITLEMENT STATUS: FULLY ENTITLED
The property has successfully navigated the multi-year entitlement process and is currently approved for the following development:
Use Type: Ecological Developed Campground.
Unit Count: 53-key glamping/campground development.
Main Structure: A 5,000 square foot central Lodge/Clubhouse designed for guest services and communal use.
Staff Housing: On-site housing entitlements for a capacity of nine (9) staff members.
Amenities: Includes a dedicated BBQ Pavilion and expansive outdoor recreation areas.
Event Rights: The project includes specific land entitlements for hosting events, providing a significant secondary revenue stream.
3. STRATEGIC VALUE
The value of APN 1318-22-001-009 is significantly enhanced by its "Entitlement Premium." Given the stringent environmental regulations of the TRPA and Douglas County, the existing approvals for a 53-key ecological campground represent a "shovel-ready" opportunity that bypasses the high risk and long lead times of the regional planning cycle.
4. ZONING & PLANNING COMPLIANCE
The property is compliant with the South Shore Area Plan and relevant TRPA (Tahoe Regional Planning Association) land coverage requirements. The ecological focus of the development aligns with regional sustainability goals, ensuring long-term operational viability in the Tahoe Basin.
Investment highlights
Investment Highlights: Talaz Tahoe Eco-Resort
1. Massive "Shovel-Ready" Value Lift
Instant Equity: The property has a current market valuation of $17,063,328 at shovel-ready status.
Entitlement Premium: There is a $7.8M+ value gap between the average market land value and this property’s value with its current hard-to-get TRPA entitlements. You aren't just selling dirt; you're selling years of cleared red tape.
2. High-Yield Operations (The Pro Forma)
Target Capitalization: Projecting a total capitalization of $32.7M upon completion.
Strong Cash-on-Cash: The model shows a 16.6% Cash-on-Cash return in Year 1 of stabilization.
Equity Performance: Investors can look forward to a projected 20.4% Equity IRR and a 2.4x Equity Multiple.
3. Rare & Protected Asset Class
53-Key Ecological Approval: A fully entitled, 53-unit glamping/resort site in the Tahoe Basin is a "unicorn." TRPA regulations make new hospitality of this scale nearly impossible to replicate.
Multiple Revenue Streams: Beyond the 53 keys, the project includes entitlements for a 5,000 sq ft Lodge, a BBQ Pavilion, and dedicated event rights, allowing for high-margin wedding and corporate retreat income.
4. Efficient Development Path
Infrastructure Ready: The site includes approved staff housing for 9 employees, solving one of Tahoe’s biggest operational hurdles (workforce housing).
Prime Location: Located in Douglas County, NV, offering a favorable tax climate and high-barrier-to-entry market demand from both Bay Area and international travelers.
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