L17 Capital – Coastal Development Fund with Strong Upside & Simplified Structure
L17 Mission & Vision
L17 invites you to partner in an unparalleled real estate opportunity in Ixtapa, Mexico – a vibrant coastal haven poised for significant growth. We are crafting exclusive surf-centric micro-villas, blending luxury living with the authentic surf lifestyle, and offering substantial returns through land appreciation and branded residence sales.
L17 builds a timeless surf-inspired hospitality and lifestyle ecosystem rooted in Christian values of stewardship, integrity, and community. Our fund invites investors to participate in a portfolio of oceanfront resorts, branded residences, and experiences designed for impact and legacy.
The Opportunity - Pilot Macro Villas
Our initial phase focuses on developing 3-7 villas on approximately 2 hectares of prime beachfront or close-to-the-beach property, strategically located near renowned surf resorts in Ixtapa Zihuatanejo. This boutique development will serve as a proof of concept, testing market demand for our unique blend of luxury, wellness, and sustainability.
We are in advanced negotiations for several properties, with preliminary due diligence underway. We seek visionary partners to propel this initial phase forward and join us in a long-term journey as we replicate our successful model in other high-potential coastal destinations.
Local Moat & Community Integration
Our competitive moat is built on decades of deep relationships in Ixtapa. We are woven into the local surf community, have strong municipal partnerships, and are trusted by families and local business leaders. With Spanish fluency and cultural alignment, we hold an operational and relational edge that would take a newcomer 10–20 years to replicate — if at all. This local advantage ensures barriers to entry and supports long-term value creation for investors.
Why L17 Capital's Fund-Based Strategy?
We are raising capital through a dedicated, diversified equity fund structure, rather than one-off syndications. This enables us to acquire prime parcels, execute phased development (including the beach church), and scale L17’s surf-inspired hospitality platform while reducing single-asset risk.
- Execute a multi-phase development strategy seamlessly.
- Acquire prime coastal sites proactively.
- Deliver consistent brand and operational excellence.
- Provide broad exposure and reduce single-asset risk.
Equity Fund Approach
We are an equity fund, offering:
- Higher upside through appreciation, cash flow, and branded sales.
- True ownership and alignment with L17’s vision.
- Pooled LP capital for multiple asset executions
- Phased deployment for financial and operational flexibility
- Unified reporting for all investors
Phased Development Strategy
Phase 1
Launch flagship oceanfront resort and branded residences. Establish core brand, guest experience, and cash-flowing hospitality base.
SPVs: Resort Phase 1, Branded Residences Phase 1
Phase 2
Expand footprint with surf club and lifestyle amenities. Introduce membership and guided experiences.
SPV: Surf Club & Experience Hub
Phase 3
Deploy capital into additional local or regional properties to diversify and scale.
SPV: Local Acquisitions / Resort Phase 2
Phase 4
Develop long-term anchors: surf park, international school, wellness and faith centers.
SPV: Future Phases / Legacy Projects
Phases may shift or evolve at L17 Capital’s discretion based on market timing, investor alignment, and strategic opportunities.
Organizational Structure & SPVs
L17 Surf Holdings (Parent Brand & IP)
│
├── L17 Capital (Fund GP)
│ └── L17 Fund (LP pool of investor capital)
│ ├── Project SPV 1 (Flagship Resort Phase 1)
│ ├── Project SPV 2 (Branded Residences Phase 1)
│ ├── Project SPV 3 (Local Property Acquisitions)
│ ├── Project SPV 4 (Future Resort/Expansion)
│ └── Project SPV N (Surf/Sports Park, Other Future Phases)
│
├── L17 Developments (Construction & Ops)
└── L17 Foundation (Nonprofit, community & conservation)
Capital Deployment Flow
- LP's subscribe into the L17 Fund
- Capital is drawn into Project SPVs in stages
- Each SPV (villa, amenities, acquisitions) is developed by L17 Developments
- Returns: 100% of proceeds from sales/refi repay LP capital first
- 85/15 split on cash flow and profit distributions - no preferred returns or hurdles
SPV Breakdown
L17 Fund vs. Syndication: Key Differences
| Aspect | L17 Fund-Based Strategy | Traditional Syndication |
|---|---|---|
| Approach | Single pooled fund | One-off per project |
| Exposure | Portfolio-wide | Single asset |
| Flexibility | High | Low |
| Brand | Cohesive | Fragmented |
| Upside | Higher, diversified | Variable |
Financial Highlights & Assumptions
Flexible Multi-Phase Strategy
Designed to scale across SPVs and regions, adjusting to market conditions and investor demand.
Initial Raise
Pre-development round currently open; funds directed toward flagship resort, entitlements, and early-stage infrastructure.
Investor Returns
Target 15–20% net IRR, conservatively underwritten.
Alignment of Interests
No preferred return structure; 85/15 LP/GP split on operating income and distributions. 100% return of capital to LPs from sales and refis. No preferred return, no promote tiers; simple, and straightforward alignment without pressure for early exits.
Multiple Exit Options
Returns driven by branded residence sales, operational cash flow, and future refinances.
Built for Efficiency
Proprietary AI-enabled underwriting and financial ops layered with human oversight and hospitality-first values.
Modeling Philosophy
No bloated spreadsheets. We share targeted performance ranges, risk-adjusted estimates, and transparent cost modeling - no fantasy projections.
Detailed Financials
Furnished upon request via our Private Placement Memorandum (PPM), please reference above Modeling Philosophy for expectations.
Why Invest with L17?
We are launching an equity fund (not individual syndications) to execute a multi-phase coastal hospitality platform in Ixtapa. This approach enables us to acquire and develop parcels in phases, integrate our community-driven beach church centerpiece, and scale branded residences and resort operations seamlessly.
- Access to irreplaceable oceanfront assets and surf + wellness lifestyle premium.
- Christian-based stewardship and mission-driven impact.
- Participate in a forward-looking, tech-enabled hospitality platform.
- Fund-based structure reduces single asset risk.
- Support meaningful community initiatives through L17 Foundation.
Sponsor Alignment & Compensation
The L17 founder team receives standard industry fees (acquisition, development, asset, and property management fees) and a clean, straightforward 85/15 split structure, ensuring our interests are directly aligned with investor outcomes. A portion of these fees supports local security, family continuity, and infrastructure critical to long-term brand delivery.
Next Steps
We’re not here to waste your time with bloated pro formas or overly engineered projections. With a strong background in real estate accounting and finance, we understand how flexible—and often unreliable—those models can be. What matters is the execution.
We’ve structured L17 Capital for clarity, flexibility, and long-term alignment. If the vision resonates and you’re exploring a meaningful entry into a differentiated project:
- Initial allocations start at $50K for early-phase participants (this will increase)
- Rolling closes allow flexible entry and staged capital deployment
- Site visits and build walk-throughs available for qualified LPs and partners
- We’re prepared to walk serious investors through the actual numbers, current land position, and phased execution plan
--> For direct follow-up or an immediate callback, use our CONTACT FORM.
This isn’t a theory deck. This is a staged, high-conviction project with long-range vision and short-term action.
L17 Capital
Built for the brave. Guided by faith. Powered by innovation.