Offering Summary
Caliber Hospitality Development is partnering with Platinum Holdings to purchase ±2.44 acres of land outside of Austin, in Georgetown, Texas, for the development of a 122-room Hyatt Studios extended stay hotel. Hyatt Studios is Hyatt’s first upper-midscale, extended stay brand and was created in direct collaboration with hotel developers and operators, and supported by listening closely to the needs of guests.
The key differentiators for the Hyatt Studios product will be an efficient design, lean operating model, flexible brand and design elements, and strategic commercial support for owners. The new ±59,691 square foot hotel will be four stories and feature an outdoor patio, cafe area, lounge
area, and fitness center. The hotel is located just ±25 miles north of Austin, Texas, and will be the only Hyatt-branded property within a 20-mile radius.
Extended-stay hotels have outperformed traditional hotels in RevPAR and occupancy, fueled by rising demand from business travelers, relocations, and long-term stays.
This is a first-mover opportunity to invest in Hyatt’s newest brand, with Caliber as a preferred development partner under an exclusive Master Development Agreement.
Georgetown is one of the fastest-growing cities in the U.S., benefiting from rapid population and job growth just 25 minutes north of Austin.
With $1.2M in key money and mezzanine financing from Hyatt, this deal offers enhanced project economics and a strong foundation for return potential.
Offering Highlights
| Legal Entity Name | HS Georgetown FundCo, LLC |
| Property Location | Georgetown, Texas |
| Asset Class | Hospitality |
| Investment Type | Single Asset |
| Investment Strategy | Opportunistic, Development |
| Investment Objective | Growth |
| Occupancy | None |
| Investor Profile | Accredited Investors Only |
| 1031 Exchange Allowed | No |
| Opportunity Zone | No |
| SD-IRAs Allowed | Yes |
| Targeted Hold Period | 5-7 years |
| Targeted Total Raise | $9,000,000 |
| Minimum Investment | $100,000 |
| Preferred Return | 8% |
| Management Fee | 1.5% |
| Initial Price Per Unit | $1,000 |
Investment Details
Investment Description
Positioned in one of Texas’ fastest-growing cities, this project taps into the rising demand for extended-stay accommodations and represents a strategic ground-up development aligned with national hospitality trends. Hyatt Studios is Hyatt’s newest extended-stay brand designed for today’s value-driven traveler. With a focus on lean operations and efficient design, the brand delivers strong profit potential for owners while meeting the needs of a fast-growing segment.
Property Details
| ADDRESS | I-35 & Inner Loop Tract, Georgetown, Texas |
| ASSET CLASS | Hospitality |
| YEAR BUILT | New Build, Estimated Completion – Q4 2026 – Q1 2027 |
| ACRES | ±2.44 |
| BUILDING SIZE | ±59,691 sq. ft. |
| NUMBER OF BUILDINGS | 1 |
| OCCUPANCY | N/A |
Market Overview
| Demographics | 5-Mile Radius |
| Population (2024 Estimate) | 124,339 |
| Median Age | 37 |
| People per Household | 2.6 |
| Growth Projection (2024-2029) | 5.06% |
| Unemployment | 4.01% |
| *Source: CoStar |
Financial Plan
Capital Plan
| Capital Sources | |
|---|---|
| Equity | $9,000,000 |
| Debt | $11,772,624 |
| TOTAL SOURCES | $20,772,624 |
| Capital Uses | |
|---|---|
| Acquisition Costs | ($2,140,600) |
| Soft Costs | ($3,701,235) |
| Hard Costs | ($12,935,331) |
| Financing Costs | ($623,873) |
| Equity Fee Reserve | ($889,241) |
| Other Costs | ($482,344) |
| TOTAL USES | ($20,772,624) |
Investment Options & Terms
Option 1: HS Georgetown Fundco, LLC
Maximum Raise*
$9,000,000
Minimum Investment
$100,000
Anticipated Hold Period
5-7 years
Class B Preferred Return**
8%
annualized, non-compounding
Management Fee
1.5%
Initial Price Per Unit
$1,000
*The Maximum Raise Amount will include any Capital Contributions received by FundCo from Caliber Hospitality Development or Platinum. It is currently anticipated that these contributions will be $500,000 – $1,000,000. The Project may potentially receive mezzanine financing from Hyatt in the approximate amount of $2,000,000 – $3,000,000. Any money received in the form of mezzanine financing will reduce the Maximum Raise Amount.
** The 8% Preferred Return is not guaranteed.
Key Dates
Construction timeline
Property Closing
Q2 2025
Construction Period
18+ Months
Complete Construction
Q4 2026 – Q1 2027
Stabilization
2028
Property Disposition
2031
Caliber Hospitality Team
Caliber’s hospitality team brings decades of experience across global hotel operations, brand development, and asset turnarounds. With a proven track record in managing and repositioning hotel assets, our team is built to drive value through operational excellence and strategic execution.
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Assumptions & Risks
Below are selected risk factors associated with an investment in HS Georgetown Fundco, LLC. Investments in Caliber private placements can lose entire value, are illiquid and are speculative.
- Investment involves high degree of risk; limited liquidity; no public market; suitable only for sophisticated investors;
- Investment strategy is speculative; returns are not guaranteed and no assurance objectives will be achieved;
- May pay distributions and fund redemptions from borrowings, offering proceeds, or asset sales with no limits on amounts it may pay from such sources;
- May invest in securities that involve a higher degree of risk or have valuations that fluctuate dramatically;
- Access to debt financing may be limited and subject to rate increases, restrictive covenants, or untimely repayment obligations;
- Involves unique risks associated with real estate investment, including competition for tenants, interest rate risk, occupancy issues, insurance risks, inflation risk, among others.;
- Offering is not contingent on a minimum capital raise;
- Multiple conflicts of interest, including compensation arrangements, incentive fee structures, positions held with affiliated entities, co-ownership arrangements, and the purchase of and allocation of investment opportunities.
- For a more complete discussion of risk factors, please refer to the HS Georgetown Fundco, LLC PPM.
Disclosures
This website is neither an offer to sell nor an offer to buy securities. An offering is made only by the private placement memorandum (“PPM”) or similar offering document. This material must be read in conjunction with the PPM in order to fully understand all the risks and benefits of the offering. Neither the U.S. Securities and Exchange Commission (“SEC”) nor any state regulator has approved or disapproved this offering. Any representation to the contrary is false and misleading. A copy of the PPM must be made available to you in connection with any offering.
Investment is restricted to accredited investors only, as that term is defined by the SEC.
SEC.gov | Accredited Investors
The above includes statements concerning the Company’s expectations, beliefs, plans, objectives, goals, strategies, assumptions of future events, future financial performance, or growth and other statements that are not historical facts. These statements are “forward-looking statements” within the meaning of the Private Securities Litigation Reform Act of 1995. In some cases, readers and the audience can identify these forward-looking statements through the use of words or phrases such as “estimate,” “expect,” “anticipate,” “intend,” “plan,” “project,” “believe,” “forecast,” “should,” “could,” and other similar expressions. Forward-looking statements involve risks and uncertainties that may cause actual results or outcomes to differ materially from those included in the forward-looking statements. Any forward-looking statement speaks only as of the date on which such statement is made, and the Company undertakes no obligation to update the information contained in any forward-looking statements to reflect developments or circumstances occurring after the statement is made or to reflect the occurrence of unanticipated events. The Company’s expectations, beliefs, and projections are expressed in good faith and are believed by the Company to have a reasonable basis, but there can be no assurance that management’s expectations, beliefs, or projections will result or be achieved or accomplished. Factors that may cause actual results to differ materially from those included in the forward-looking statements include, but are not limited to, factors affecting the Company’s ability to successfully operate and manage its business, including, among others, title disputes, weather conditions, shortages, delays, or unavailability of equipment and services required in real estate development, property management, brokerage and investment and fund operations, the need to obtain governmental approvals and permits, and compliance with environmental laws and regulations; changes in costs of operations; loss of markets; volatility of real estate prices; imprecision of property valuations; environmental risks; fluctuations in weather patterns; competition; inability to access sufficient capital from internal and external sources; general economic conditions; litigation; changes in regulation and legislation; economic disruptions or uninsured losses resulting from major accidents, fires, severe weather, natural disasters, terrorist activities, acts of war, cyber attacks, or pest infestation; increasing costs of insurance, changes in coverage and the ability to obtain insurance; and other presently unknown or unforeseen factors. Other risk factors are detailed from time to time in the Company’s reports filed with the Securities and Exchange Commission. In addition to financial measures calculated in accordance with generally accepted accounting principles (“GAAP”), this presentation contains certain non-GAAP financial measures. The Company believes that such non-GAAP financial measures are useful because they provide an alternative method for assessing the Company’s operating results in a manner that is focused on the performance of the Company’s ongoing operations, for measuring the Company’s cash flow and liquidity, and for comparing the Company’s financial performance to other companies. The Company’s management uses these non-GAAP financial measures for the same purpose, and for planning and forecasting purposes. The presentation of non-GAAP financial measures is not meant to be a substitute for financial measures prepared in accordance with GAAP. This information does not constitute an offering of, nor does it constitute the solicitation of an offer to buy securities of the Issuer. This information is provided solely to introduce the Issuer to the recipient and to determine whether the recipient would like additional information regarding the Issuer and its anticipated plans. Any investment in the Issuer or sale of its securities will only take place pursuant to an appropriate, private placement memorandum and a detailed subscription agreement. This information is confidential and may not be distributed to any other person without prior written consent. An investment is suitable only for persons of substantial net worth that are willing, and have the financial capability, to bear the economic risk of an investment for an indefinite period of time. Past performance is not necessarily indicative of future results and there is no assurance that the offering will achieve its objectives or avoid significant losses. There is no public market for the securities and the Issuer is not required to redeem the units. Investors should consult their own financial professional for advice specific to them. Circumstances may exist where potential conflicts of interest exist between the Investor, Advisor, Sponsor, and affiliates in connection with the management and operation of the offering. This offering may be subject to volatility of public securities that may impact the net asset value (NAV) and total return due to market risk. The use of borrowed funds to leverage investments involves a higher degree of financial risk and may impact performance. Also, the ability to obtain financing or adverse economic/property conditions impacting debt strategies can affect returns. Direct and indirect purchase of real property and commercial real estate involves significant risk, including, market risks, risks related to the sale of land, risks specific to a given property, principal risk and liquidity risk. These Real estate risks included, but are not limited to regulation and zoning, economic conditions, financial resources of tenants, changes in interest rates and availability of mortgage funds, casualty losses, decreased property values, development and construction risks, and acts of God.
Securities offered through Tobin & Company Securities (Member FINRA/SIPC)
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