Birmingham, Alabama · Est. 2026
Golf & Spa Resort
Where Luxury Meets Legacy
A First-Mover Luxury Destination
Heatherwood is a modern repositioning of a beloved 18-hole championship course — transformed into a multi-dimensional lifestyle destination featuring premium golf, all-day dining, a signature cigar lounge, spa & wellness, curated events, and a forthcoming 80-key boutique hotel.
View Membership TiersA pristine 18-hole championship course set amid the rolling hills of Birmingham. Modernized conditions, a reimagined pro shop, and a culture that honors the game without the pretension of traditional private clubs.
An all-day social dining hub with chef-driven menus, seasonal ingredients, and curated wine programming — engineered for high-margin capture with zero franchise constraints.
The signature social anchor of Heatherwood. A private humidor lounge with curated selections, intimate event space, and exclusive membership — a category-defining amenity unlike anything in Birmingham.
A thoughtfully designed wellness platform seeding demand for the full destination spa arriving in Phase II — recovery, restoration, and renewal serving the whole person, not just the golfer.
Curated wine programming including member tastings, sommelier-led events, and private cellar memberships — a sophisticated social touchpoint that deepens the Heatherwood lifestyle identity.
An independent 80-key luxury boutique hotel and destination spa — no franchise fees, no brand constraints. ADR launching at $280, maturing to $399. The crown jewel of the Heatherwood vision.
A pristine 18-hole championship golf course nestled amid the rolling hills of Birmingham, Alabama. Set on lush, meticulously maintained grounds at 400 St. Anne Drive, the property is being transformed into a world-class lifestyle destination featuring premium golf, resort-caliber dining, a signature cigar lounge, spa & wellness, and a forthcoming 80-key boutique hotel.
Five curated tiers designed for every lifestyle — from the dedicated golfer to the social member who comes for the cigar lounge and stays for everything else.
Tier I
+ Initiation
Tier II
+ Initiation
Tier III · Most Popular
+ Initiation
Tier IV
+ Initiation
Tier V
Charter Member
Founding Charter Members enroll at $17,000 initiation · 125 charter positions available
Competitive and casual golf events year-round, from member-guest invitationals to charity scrambles.
Intimate curated dining experiences with visiting chefs, paired wines, and exclusive member access.
Full-service corporate event packages including golf, dining, and private function space.
Weddings, galas, milestone celebrations — Heatherwood's event platform is Birmingham's premier private venue.
Membership & Inquiries
Whether you're interested in founding membership, a corporate partnership, or simply learning more — we'd love to connect.
Heatherwood represents a rare first-mover opportunity in an underserved luxury market. What follows is a confidential overview of the investment thesis, financial projections, and deal structure — prepared for accredited investors only.
Investment Overview · Birmingham, Alabama
Birmingham's first contemporary luxury semi-private golf resort — an 18-hole championship course repositioned into an eight-stream lifestyle destination, with a Phase II 80-key boutique hotel unlocking institutional-grade asset value.
Heatherwood acquires and repositions an existing 18-hole championship course at 400 St. Anne Drive — purchased at $1.7M below replacement cost. The repositioning transforms a legacy asset into a modern, multi-dimensional lifestyle destination with eight diversified revenue streams and no franchise fee drag.
Phase II adds an 80-key independent boutique hotel and destination spa — unlocking institutional-grade refinancing and a combined asset value of approximately $89M at stabilization.
First-Mover Market Position
1.1M metro population. Zero luxury semi-private clubs. Birmingham is within 3 hours of Atlanta, Nashville, and Memphis.
Below-Replacement Acquisition
Property under contract at $1.7M below replacement cost. $40,000 earnest money deposited. 60-day due diligence window open. Built-in equity cushion from day one.
Shovel-Ready Execution
Architectural plans in hand — Turner Batson Architects. MEP & kitchen plans complete. Securities counsel retained. Investor portal live on Covercy.
$84B+ Golf Industry Tailwind
The U.S. golf industry generates over $84B annually. Affluent consumers demand wellness-integrated social clubs — and legacy assets remain systematically under-monetized.
Membership Dues
700 stabilized members across 5 tiers with initiation fees and monthly dues
700 Members · Yr 4Public Golf Rounds
18,000 public rounds in Year 1 maintaining cash flow during membership ramp
18K Rounds · Yr 1Premium F&B
All-day dining, events programming, and daily member spend without franchise constraints
High MarginCigar Lounge
Humidor memberships, private events, curated experiences — a market differentiator
Market ExclusiveEvents & Functions
Banquets, corporate functions, chef dinners at near-zero incremental fixed cost
High Margin AnchorSpa & Wellness
Phase I preview seeding demand for Phase II full destination spa
Phase I → Phase IIWine Loft
Tastings, cellar memberships, sommelier events and curated wine programming
Recurring RevenueBoutique Hotel
80 independent luxury keys · ADR $280→$418 · No franchise fees · Destination spa
Phase II · 80 KeysYear 1 is EBITDA-negative by design — a $700K working capital reserve is explicitly sized to cover this gap. EBITDA turns positive Year 2–3 in the base case. All model assumptions are fully disclosed in the PPM.
Phase I — Club Operations
Revenue Trajectory · Base Case
Phase II — 80-Key Boutique Hotel
Hotel Performance Metrics
Conservative
IRR
Base Case
IRR · Class A
With Hotel (Upside)
IRR
5-Tier Distribution Waterfall
Return of Capital
All classes receive full return of invested capital pro rata
8% Preferred Return
Cumulative, non-compounding · Class A & B investors
Sponsor Catch-Up
Sponsor catches up to investor parity before carry begins
Promoted Carry
Class A: 35% · Class B: 10% · Sponsor GP: 51%
Exit / Refinance
Same waterfall order applied to all exit and refinance proceeds
Investment Terms
Structure
LLC Units
Class A / Class B / Class S
Minimum Investment
$100,000
Accredited investors only · Reg D 506(b)
Preferred Return
8% Cumulative
Non-compounding · Class A & B
Target Exit
Year 4 (Base)
Refinance at Phase I stabilization or sale
Construction Overruns
Fixed-price contracts. 12% contingency ($156K) explicitly budgeted. Sponsor serves as GC — eliminating third-party margin and reducing execution risk.
✓ MitigatedMembership Ramp Slower Than Projected
Conservative 25% Yr1 scenario modeled. Founders pre-enrollment campaign before opening. Public golf rounds (18K Yr1) maintain cash flow during ramp.
✓ MitigatedYear 1 Negative EBITDA
Fully disclosed. $700K working capital reserve explicitly sized for this gap. EBITDA turns positive Year 2–3. Not a surprise — a plan.
✓ Disclosed & ReservedF&B / Ancillary Underperformance
Phased staffing tied to demand. Programming cadence builds top-of-funnel. Menu engineering and pricing flexibility without franchise constraints.
✓ MitigatedPhase II Capital Access
Phase II is a separate raise. Phase I stands alone as a profitable operating business. Stabilized NOI and brand traction improve Phase II financing terms.
✓ StructuredMarket / Economic Downturn
Semi-private model preserves public revenue. Eight diversified streams reduce single-source risk. Luxury leisure has demonstrated resilience across prior cycles.
✓ DiversifiedInvestor Inquiries · Reg D 506(b)
Complete the form below to connect with our investor relations team. All inquiries are handled directly and confidentially. This opportunity is available to accredited investors only.