The Lock & Leave Platform
Timbertop Land Company, as Perpetual Declarant of Rarity Bay Resort & Community, operates a professional STR management platform across all residential unit types. Equity partners deploy capital in exchange for doors — and those doors generate managed rental income from Day 1 of ownership.
Single-Family Homes
Custom lakefront and fairway residences. Highest per-night rate. Premium revenue per door. Ideal for family office operators seeking trophy assets.
Condominiums
The Pointe & The Bluffs — 200+ luxury lakefront units. Best cap rate per dollar invested. High enrollment rate into STR program.
Townhouses
Village-edge attached product. Lower entry price point, consistent occupancy, ideal for rental company bulk acquisitions by door count.
Apartments / Multi-Family
Future-phase workforce & resort-staff adjacent units. Revenue-share model. Supports 150+ permanent resort employees and seasonal workers.
Five Districts. One Master-Planned Resort.
Each district within Rarity Bay has distinct character, unit mix, pricing, and STR performance profile. Equity partners may invest in a single district or across the full portfolio.
Waterfront District
The crown jewel of Rarity Bay — direct Tellico Lake frontage with private dock access, beach club proximity, and unobstructed water views. The highest-demand, highest-rate STR district in the portfolio. Single-family lakefront homes and luxury condominiums in The Pointe building drive this district's revenue per door above any comparable East Tennessee market. Demand anchored by Knoxville drive-to traffic, corporate retreats, golf tournament overflow, and 200-slip marina guests who arrive by water and book lakeside stays.
Fairway District
Championship 18-hole golf frontage with mountain and lake views. Interior homesites command premium over non-amenity markets while offering meaningful entry-price advantages versus Waterfront. Fairway District drives consistent STR demand from golf tournament participants, couples' getaways, and corporate group outings. Golf membership presale loop means Fairway residents are already engaged buyers — high STR enrollment expected.
Village District
The walkable heart of Rarity Bay — adjacent to the retail village, restaurant row, wellness center, and the resort inn. Village District townhouses and apartments deliver the community's most accessible price points while benefiting from the highest walkability and year-round amenity access. Ideal for medium-term rental operators and companies targeting resort-staff housing. Multi-family units debut here in Phase 3.
The Bluffs
Elevated estate-style lots and the second luxury condominium building — The Bluffs — positioned for maximum view corridors overlooking Tellico Lake and the Great Smoky Mountains. 2-acre+ parcels anchor the estate tier. The Bluffs condo building (Phase 3, 20 units) commands $900/SF pricing at delivery. This district targets ultra-high-net-worth buyers and QOZ investors seeking appreciating physical assets with premium STR income characteristics.
Ridge & Reserve
The most private, wooded section of Rarity Bay — backing up to the 300+ undeveloped reserve acres. French Country single-family homes and attached townhome clusters. Lower density, higher privacy. Attracts a distinct STR guest profile — nature seekers, hiking-oriented families, and remote workers seeking extended stays. Extended stay occupancy patterns (7-night+ minimums) drive stronger weekly revenue per booking and reduced housekeeping costs, improving net yield.
40 Lots Along the 18-Hole Championship Course
The PPM identifies 40 golf course lots (0.4–0.6 acres each, $180K–$220K lot pricing) distributed along fairways and green-side positions throughout all 18 holes. These are among the most sought-after STR floor plans in resort markets — guests prioritize golf cart access, morning view corridors, and proximity to the clubhouse. Below are the four most popular home sizes proven in active golf resort STR markets, sized for the 0.4–0.6 acre lots available.
Lot Distribution — All 18 Holes
~2–3 lots per fairway hole; par-3 holes (3, 6, 9, 12, 16) carry reduced lot density. Holes 17 & 18 (finishing holes nearest the clubhouse) command up to 15% premium above course average.
Total Golf Course Lots
40 lots
$180K–$220K / lot · Phase 2 & 3
Lot size: 0.4–0.6 acres · Cart-to-clubhouse access
Most Popular STR Floor Plans for Golf Course Lots
Sized to fit 0.4–0.6 acre lots. Based on STR demand data from comparable golf resort markets. All plans include golf cart garage.
3BD / 2BA
4BD / 3BA
5BD / 4BA
2BD / 2BA
Golf Course SFR Portfolio — Blended STR Summary (40 Lots)
| Floor Plan | SF | Beds/Bath | Lot Mix | Total Investment | Gross Rev/Door | TGIF Fee | Owner Net |
|---|---|---|---|---|---|---|---|
| The Birdie (3/2) | 1,800 | 3BD/2BA | 14 lots (35%) | $560K–$670K | $58,000 | $14,500 | $43,500 |
| The Eagle (4/3) | 2,400 | 4BD/3BA | 12 lots (30%) | $680K–$840K | $78,000 | $19,500 | $58,500 |
| The Albatross (5/4) | 3,200 | 5BD/4BA | 8 lots (20%) | $860K–$1.07M | $98,000 | $24,500 | $73,500 |
| English Tudor (2/2) | 1,200 | 2BD/2BA | 6 lots (15%) | $428K–$520K | $48,000 | $12,000 | $36,000 |
| Blended Average (40 lots) | ~2,050 | 3.7BD avg | 40 lots | ~$680K avg | ~$70,500 | ~$17,625 | ~$52,875 |
Three Phases. Self-Liquidating Capital Model.
TGIF's self-liquidating development model means equity capital is recycled within 10–12 months — reducing risk and compounding returns across each phase. STR program equity partners can enter at Phase 1 pricing and hold through the full portfolio build-out.
Close Q2 2026
Establish market presence, activate the STR platform, and deploy the highest-value Waterfront District inventory. The Lock & Leave program is documented with the POA at Month 3 CCR recording. Golf renovation drives charter memberships and first-mover STR demand.
STR Units Activating
- 40 Waterfront single-family homes (District 1)
- 2 Model/spec homes (STR showcase)
- Golf & Marina immediately operational
- Beach Club STR amenity access live
STR Revenue Targets
- Year 1: 50 enrolled units → $687,500 mgmt fees
- Avg rev/door: ~$55K (blended)
- Total Phase 1 STR revenue: ~$1.4M
- Investor capital: $34.5M deployed
Q3 2027 Launch
Scale STR program enrollment as The Pointe condo deliveries begin, Fairway District inventory releases, and Resort Inn opens (Month 14). STR management team fully staffed. Enrollment grows from 50 to 125 units. Phase 2 funded entirely from Phase 1 lot sales — no new investor capital required.
STR Units Activating
- 30 The Pointe condos delivered (District 1)
- 60 Fairway interior homes (District 2)
- 20 Golf course lots releasing (District 2)
- ~50 Fairway & Ridge townhouses
- Resort Inn opens Month 14
STR Revenue Targets
- Year 2: 125 enrolled → $1.72M mgmt fees
- Phase 2 investment: $40M from sales proceeds
- Blended Phase 2 STR Rev: ~$6.9M gross
- $180M+ in total Phase 2 sales unlocked
Q3 2028 Launch
Full STR program stabilization at 200+ enrolled units. The Bluffs condo building delivers, Village & Reserve districts launch, and multi-family apartment blocks activate. Remaining 20 golf course lots release. Phase 3 funded entirely from Phases 1 & 2 proceeds.
STR Units Activating
- 20 The Bluffs condos (District 4)
- 20 Remaining golf course lots
- 20 Estate lots — District 4
- ~160 Village & Reserve units
- 100+ Apartment units (Districts 3 & 5)
STR Revenue Targets
- Year 3 stabilized: 200+ enrolled
- Annual mgmt fees: $2.75M+
- Years 5–7 program scale: $15M–$39M/yr
- Phase 3 final sales: $395M+
Three Ways to Partner on Doors
Equity partners may structure their participation as pure investors, active rental operators, or strategic suppliers. Each model is designed to align incentives with the number of doors deployed and the type of operating relationship desired.
Preferred Return Passive
For family offices, UHNW individuals, and institutional capital seeking exposure to the Rarity Bay STR program without any operational involvement. Investors participate in the fund waterfall — preferred return is paid before profit sharing, and STR management fee income flows as a recurring revenue stream.
District Joint Venture
For national STR platforms, institutional real estate firms, and branded rental operators seeking a significant position in a defined district. A JV LLC is structured per district, with the partner bringing distribution, branding, and operational infrastructure while TGIF maintains Declarant authority and development management.
Program Scale — Fund Income
| Enrolled Units | Annual Mgmt Fees |
|---|---|
| 50 (Year 1) | $687,500 |
| 125 (Year 2) | $1,718,750 |
| 200 (Year 3+) | $2,750,000 |
| 500 (Year 5) | $6,875,000 |
| 800+ (Full) | $11,000,000+ |
STR Program Revenue by District & Phase
Projections are based on TGIF's February 2026 pro forma model. Figures reflect stabilized annual revenue incorporating seasonal rate multipliers (peak summer 1.4–1.55×, shoulder spring/fall 0.9–1.1×, winter off-peak 0.55–0.7×) and event-driven premiums from UT football weekends, July 4th week, bass tournament season, and holiday periods. Forward-looking statements involve risk. Past performance does not guarantee future results. All figures are estimates subject to change. This material is for accredited investors only under Reg D 506(c).
| District / Unit Type | Phase | Doors | Avg Rev/Door | Gross STR Rev | TGIF Mgmt Fee | Partner Net |
|---|---|---|---|---|---|---|
| D1 — Harbormaster Estates | Ph. 1 | 40 | $98,000 | $3,920,000 | $980,000 | $2,940,000 |
| D1 — The Pointe Condos | Ph. 2 | 30 | $68,000 | $2,040,000 | $510,000 | $1,530,000 |
| D1 — The Slip & Shore Villas | Ph. 2 | 30 | $58,000 | $1,740,000 | $435,000 | $1,305,000 |
| D2 — Fairway SFR | Ph. 2 | 60 | $65,000 | $3,900,000 | $975,000 | $2,925,000 |
| D2 — Golf Course SFR (40 lots) | Ph. 2–3 | 40 | $70,500 | $2,820,000 | $705,000 | $2,115,000 |
| D2 — Fairway Condos | Ph. 2–3 | 40 | $46,000 | $1,840,000 | $460,000 | $1,380,000 |
| D2 — Golf Village Townhouses | Ph. 2 | 50 | $42,000 | $2,100,000 | $525,000 | $1,575,000 |
| D3 — Village Townhouses | Ph. 3 | 60 | $46,000 | $2,760,000 | $690,000 | $2,070,000 |
| D3 — Village Condos | Ph. 3 | 40 | $38,000 | $1,520,000 | $380,000 | $1,140,000 |
| D3 — Village Apartments | Ph. 3 | 60 | $28,000 | $1,680,000 | $420,000 | $1,260,000 |
| D4 — Estate SFR | Ph. 3 | 20 | $118,000 | $2,360,000 | $590,000 | $1,770,000 |
| D4 — The Bluffs Condos | Ph. 3 | 20 | $72,000 | $1,440,000 | $360,000 | $1,080,000 |
| D5 — Ridge Chateau Homes | Ph. 2–3 | 60 | $52,000 | $3,120,000 | $780,000 | $2,340,000 |
| D5 — Reserve Townhouses | Ph. 2–3 | 80 | $44,000 | $3,520,000 | $880,000 | $2,640,000 |
| D5 — Reserve Apartments | Ph. 3 | 40 | $24,000 | $960,000 | $240,000 | $720,000 |
| TOTAL PROGRAM (Stabilized) | 670 | ~$53K avg | $35,720,000 | $8,930,000 | $26,790,000 |