Done for you
The LOCAL Partner Fund
A fund for accredited investors. We build and remodel Smoky Mountain cabins, rent them to vacationers, and pay investors quarterly from the cash flow.
How the fund works
One structure, start to finish
- 01
The structure
The LOCAL Partner Fund is a Delaware fund open to accredited investors. Capital is pooled across multiple Smoky Mountain properties rather than concentrated in a single cabin.
- 02
How capital is deployed
We build new cabins on land our team sources, and we buy and remodel underperforming cabins that are worth more than they are earning. Both routes are handled in-house — acquisition, design, construction and furnishing.
- 03
How income is produced
Completed properties are rented to vacationers and operated by our own short-term rental team. Investors never handle guests, cleaners, pricing or calendars.
- 04
How investors get paid
Investors receive quarterly distributions from operating cash flow, processed according to the fund's operating agreement.
- 05
The hold and the exit
Assets are held roughly eight to ten years. At the end of the hold, properties are sold or refinanced and the gain is split between the fund and its investors under the terms of the operating agreement.
Questions about the structure?
We'll walk you through the operating agreement, the properties and the reporting on a short call.
Talk to our team
Who it fits
Built for investors who want the return only
If you would rather hold the deed to a specific cabin, our brokerage, Local Realty Group, can sell you one and our team can operate it for you afterward. The fund is for people who want the asset class without the asset.
- You are an accredited investor
- You want the return without owning or running a property
- You are comfortable with a long hold rather than quick liquidity
- You want real estate alongside, not instead of, the rest of your portfolio
Questions
The things people ask on the first call
- Who can invest in the fund?
- Participation is limited to verified accredited investors. Accreditation is confirmed as part of the onboarding process before any offering documents are shared.
- What is the minimum investment?
- Minimums are set in the fund's offering documents rather than published here. Ask us directly and we will tell you the current minimum for the offering that is open.
- How often are investors paid?
- Distributions are made quarterly from operating cash flow, processed according to the fund's operating agreement. Distributions are not guaranteed and depend on how the properties perform.
- How long is capital tied up?
- Plan on roughly eight to ten years. At the end of the hold, properties are sold or refinanced and proceeds are distributed under the operating agreement. This is not a liquid investment and there is no public market for the interests.
- What does the fund invest in?
- Smoky Mountain short-term rental properties only — new cabins built on land our team sources, and existing cabins bought and remodeled because they are worth more than they currently earn.
- Who manages the properties?
- Our own team handles acquisition, design, construction, furnishing and day-to-day short-term rental operations. Investors never deal with guests, cleaners, pricing or calendars.
- Can I invest if I would rather own a specific cabin?
- Yes, but through a different path. Our brokerage, Local Realty Group, can help you buy a cabin you hold the deed to, and our team can operate it for you afterward. The Ownership Assessment will point you to whichever path fits.
Still have a question? Send it to us.
Important
This page is a general description of the LOCAL Partner Fund and is not an offer to sell or a solicitation of an offer to buy any security. Any investment is made only through the fund's offering documents and operating agreement, is limited to verified accredited investors, and involves risk, including the possible loss of capital. Past project results do not predict future performance. Nothing here is tax, legal or investment advice — please consult your own advisors.