The Fields

A turnkey path to regenerative rural living

The Fields is a refuge where you can focus on what matters most. Every detail is tailored to maximize our most valuable commodity:

Time

Simplifying the path to regenerative living

Seamless acquisition

A hassle-free journey to architect-designed homes, ready for immediate occupancy.

Condominium-style management

Enjoy the benefits of a managed property, including landscaping, maintenance, and communal amenities, all taken care of for a stress-free lifestyle.

Integrated sustainable living

All homes are equipped with the latest in sustainable technology, from solar panels to smart home systems, all designed to maximize residential convenience and positive environmental impact.

Community and wellness

Access to communal spaces and amenities that promote well-being. Amenity centers equipped with saunas, plunge pools, communal and meditative spaces, and quick access to nature trails right outside your door.

More time dedicated to the art of living

A Values driven development

PEACE

JOY

CONNECTION

INSIGHT

WELL-BEING

Peace

Tranquil living environments designed as sanctuaries from the outside world, crafted to ensure each space promotes calm and serenity.

Joy

Spaces that spark joy through aesthetic beauty, functional design, and playful surprises.

Connection

Fostering a strong sense of community through shared spaces, designed to encourage interaction and a sense of belonging.

Insight

Offering environments that inspire creativity, learning, and personal growth, with design elements that encourage reflection and a deeper understanding of oneself and the world.

Well-being

Prioritizing the physical and mental health of our residents by integrating green spaces and amenities that support a healthy lifestyle.

We strive for an architecture that goes beyond net-zero, aiming for a regenerative architecture that is a net-positive on its environment and inhabitants

Resilience through design

The future of residential living

Our goal lies beyond net-zero buildings; we aim for off-grid potential residences that are a net positive for their environments.

Holistic sustainability

Integrated systems that restore and regenerate natural resources while increasing the well-being of the home’s residents

Community resilience

Designing spaces that strengthen social bonds and ensure communities thrive together

Environmental restoration

Employing native landscaping, biodiversity promotion, and natural habitat enhancement

A passive approach

Implementing proven sustainable technologies that don’t need to be actively managed allows homeowners to focus on what’s important while their home is working for them and the environment in the background.

Technological aspects of our approach include but are not limited to solar panels, battery storage, rainwater harvesting, energy recovery ventilators, indoor air quality monitoring, extensive green roofs, zoned HVAC systems, geothermal heat pumps, electric-only appliances (allows 100% reliance on solar), 100% LED lighting, and advanced septic filtration systems.

Right where you need to be

Every second counts, spend it where it matters

Accessibility

10-15 minutes to major toll roads (290, 130, 183) and Austin-Bergstrom International Airport, ensuring swift travel within, to, and from Austin.

Commute Efficiency

Located close to increasing industry east of Austin including Tesla, SpaceX, The Boring Company, and Bastrop Movie Studios. A maximum 40-45 minutes commute to downtown Austin, offering convenience for hybrid WFH professionals who may need to commute a few times a week.

Local Amenities

Within 10-15 minutes of essential services and the small-town hospitality of Bastrop.

Natural Beauty

Low-rolling hills, subtle grades offering long vistas, and easy going expanses of native vegetation provide a valued alternative to urban and semi-urban sites.

Site Features

Natural water sources, focal hills, and swimming holes are natural landmarks that anchor the development, provide recreational opportunities, foster biodiversity, and create a sense of place

Welcome to the neighborhood

Site Plan

Amenities

1. The Concord

2. The Hearth

Circulation

3. Walking Path

4. Drive Path

Residences

5. Residence - Long House A

6. Residence - Courtyard House A

7. Residence - Porch House A

8. Residence - Porch House B

9. Residence - Courtyard House B

10. Residence - Long House B

The Amenities

The Concord & The Hearth

Extending the boundary of home beyond its four walls

We’re reimagining the concept of home to include the natural and communal spaces surrounding it. By moving infrequently used spaces found in luxury residential homes to a communal area, we minimize the home’s physical footprint while enhancing social, physical, and mental well-being. Our condominium approach ensures these amenities are maintained and accessible, freeing residents from individual upkeep while maintaining the sanctuary of their homes.

  • Community Living Room

    A home away from home, the community living room includes a full kitchen and dining away. Open to everyone in the community, and reservable on the community calendar, the space provides everything you need for your special events and everyday relaxation, without the need to worry about maintenance or tidying up afterwards.

  • Close-to-Home Office

    Providing the comfort an convenience of working from home, with the benefits of a separate office. Similar to the community living room, the office space is reservable on the community calendar, offering a professional setting for work or meetings. The separate space maintains distinct physical and mental separation between home and work, reducing stress and burnout, while still being conveniently close-by.

  • Sauna & Plunge Pools

    The sauna facilities provide a welcome respite from the constant buzz of contemporary life. The serene and introverted nature of the rammed-earth sauna fosters a space for peaceful reflection. After a long day of meetings in the close-to-home office, minutes spent in the sauna and plunge pools can transport you miles from the challenges of the recent workday.

  • Shared Infinity Pool

    Constructed from natural, locally sourced materials and methods, the infinity pool humbly takes a back seat to the view, simply orienting you towards the natural beauty of the adjacent river and landscape. The oversized pivot doors of the Community Living Room are directly adjacent, seamlessly blending interior and exterior.

  • The Hearth

    Equal parts landmark, icon, and destination, The Hearth is a communal gathering space and river access point. A monument to hot summer days in the water and cool autumnal nights under the stars. A place to meet around the fire to talk about the facts of the day or dreams of the night. Storage is provided for water based activities such as kayaking, and firewood to get the fire going after a long day paddling down the Colorado River.

The Residences

All the features of an architect-designed home, none of the wait

Our residences aim to provide a refuge with all the benefits and features of an architect-designed home without the typical lengthy design and construction timeline. The following residences are all built upon a similar planning foundation, employing a “kit-of-parts” approach of efficient, cost-effective variations that ensure architectural continuity within the development while meeting the unique needs of each resident

Courtyard House

Porch House

Long House

Courtyard House

4 Bed, 4.5 Bath - 3,828 GSF (with ADU)

The courtyard house stands as the cornerstone of our residential offerings, embodying an exceptional blend of spatial experience, visual appeal, functionality, and space optimization that we believe best represents our primary values. This model serves as the blueprint from which the other two variants in the development, The Long House and The Porch House, derive their foundational design and architectural principles.

Porch House

3 Bed, 3.5 Bath - 3,000 GSF

The Porch House stands as a testament to the enduring charm and practicality of the traditional front porch. The home distinguishes itself by offering a more compact footprint, encouraging the residents to venture outdoors. The thoughtful reduction in square footage makes the home an ideal choice for those seeking a secondary residence, smaller families, or individuals aiming to embrace a more minimalist lifestyle without compromising on design quality.

Long House

3 Bed, 3.5 Bath - 3,566 GSF

The Long House is our most environmentally conscious residence. Its form factor and orientation minimize solar heat gain, tailored specifically for its geographical latitude. The optimized geometry also guides the interior layout by clustering together the bedrooms, making it perfect for a family with younger children. Additionally, there’s an option to enhance the structure with a cylindrical two-story accessory dwelling unit, offering further adaptability and space.

The Interiors

A tour of The Courtyard House

  • Approach

  • Entry

  • Living Room

  • Living Room Vista

  • Dining

  • Kitchen Entry

  • Kitchen

  • Primary Bedroom

  • Primary Bedroom

  • Primary Bath

  • Primary Bath

  • Rear Courtyard

  • Rear Courtyard

  • Pool

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EXECUTIVE SUMMARY

Investment Overview

Opportunity to invest in an innovative speculative housing development of 8 luxury residences and an Amenity Center., utilizing a build-and-sell strategy. The Fields is conceived to capitalize on the rapidly developing advanced manufacturing center along the SH-130 corridor east of Austin. The development is designed for a sophisticated, time-poor, technology-oriented, and wellness-focused clientele. The project offers net-zero contemporary architecture, a condominium-style management system, and amenities designed to maximize wellness. Positioned in a strategic location adjacent to Austin's largest private employer in an area with a relatively low cost basis, the project has a promising potential to maximize investment returns.  The Fields represents not just a development but an investment in the future - for its residents, investors, and the environment.

Business Strategies

  • Unique product in less time - Contemporary, net-zero, award-winning architect-designed spec homes. Offering purchasers an off-the-shelf product that typically has a 3-5 year timeline and requires lengthy coordination between architect and homeowner. For early, initial residents we will offer a few interior design package options, allowing semi-custom outcomes while minimizing the resident’s time.

  • Minimize constructed area while maximizing value - Condominium-style development maximizes residents’ time, the target demographic's most valuable commodity, while minimizing the constructed footprint of each home (e.g. we only have to build one sauna vs. 8).

  • Low cost basis - Strategic location capitalizes on the burgeoning advanced manufacturing corridor east of Austin, reducing resident commute time and capitalizing on the relatively low cost basis of the area.

  • Leverage technology - Implement VR home tours to maximize pre-sales, offsetting initial yearly capital expenditures while gaining market sale price data.

  • Vertical integration - The architect-as-developer approach allows for an increased ability to respond rapidly to shifting project metrics while aligning with project goals.

  • Economies of scale - Our homes are designed as a kit-of-parts, maximizing variation while minimizing the number of different components. This reduces time spent on construction documents and increases construction efficiency, leading to lower overhead and reduced construction time.

Deal Capitalization (Scenario 1 - Equity Only)

The project aims to be entirely funded by independent investors. The total amount required from investors is $23,303,100 - this includes land acquisition, site development, permitting, construction costs, construction contingency, professional design fees, realtor fees, and Design Kit’s developer & architect fee. Under this scenario, we do not plan to originate debt.

Returns (Scenario 1)

Based on a 4-year construction timeline and $30,800,000 revenue in home sales ($1,100 selling price per square foot), the project is projected to return a gross 19.9% IRR and a 1.3x equity multiple.


Deal Capitalization (Scenario 2 - Equity and Debt)

The project aims to be leveraged by debt. Total project cost is $23,303,100. Total project cost includes land acquisition, site development, permitting, construction costs, construction contingency, professional design fees, realtor fees, and Design Kit’s developer & architect fee. We plan to originate new, 4-year debt with $9.3M of loan proceeds, which represents a 40% loan to cost. We’re assuming interest rate is fixed at 7%. This opportunity will be capitalized with $13.9M of equity.

Returns (Scenario 2)

Based on a 4-year construction timeline and $30,800,000 revenue in home sales ($1,100 selling price per square foot), the project is projected to return a gross 12.3% IRR and a 1.35x equity multiple.

KEY FINANCIAL ASSUMPTIONS

The Fields

  • Location: Bastrop, Texas

  • Land Size: ~25 acres

  • Development: 8 Luxury Homes + 1 Amenity Center

  • Average Size per Home: 3,500 sq. ft. (Gross Conditioned)

  • Amenity Center Size: 3,500 sq. ft. (Gross Conditioned)

Land & Construction

  • Land Acquisition: $2,500,000

  • Building Cost per Sq. Ft.: $500

  • Total Construction Area: 31,500 sq. ft. (28,000 for homes + 3,500 for amenity center)

  • Total Building Cost: $15,750,000 

  • Site Development: $630,000 (4% of Building Cost)

  • Engineering and Landscape Design: $551,250 (3.5% of Building Cost)

  • Developer and Architect Fee: $1,417,500 (9% of Building Cost)

  • Permitting: $47,750 (0.3% of Building Cost)

  • Contingency: $1,575,000 (10% of Building Cost)

Exit Assumptions

  • Sales Year: Year 4

  • Sales Fee: 2.7%

  • Selling Price per Sq. Ft.: $1,100

  • Break-even Selling Price per Sq. Ft.: Approximately $832.25

  • Total Selling Price per Home: $3,850,000

  • Total Revenue from Sales: $30,800,000

Acquisition Financing (Scenario 2 only)

  • Amortization: N/A

  • Interest Only Period: 4 years

  • Interest Rate: 7%

  • LTC on Total Capitalization: 40%

  • Loan Proceeds: $9,321,240

ANNUAL CASH FLOW AND RETURNS

Scenario 1 (Equity Only)

  • Capital Sources:

    • Debt - $0

    • Equity - $23,303,100

  • Year 1: Net Cash Flow = -$6,529,000

    • Expenses:

      • Land Acquisition: $2,500,000

      • Site Development: $630,000 (4% of Building Cost)

      • Permitting: $47,750 (0.3% of Building Cost)

      • 1/3 of Total Building Cost: $5,250,000

      • 1/3 of Engineering and Landscape Design: $183,750

      • 1/3 of Developer and Architect Fee: $472,500

      • 1/3 of Contingency: $525,000

      • Loan Interest: $0

    • Income:

      • 20% downpayment from 50% of homes: $3,080,000

  • Year 2: Net Cash Flow = -$3,351,250

    • Expenses:

      • 1/3 of Total Building Cost: $5,250,000

      • 1/3 of Engineering and Landscape Design: $183,750

      • 1/3 of Developer and Architect Fee: $472,500

      • 1/3 of Contingency: $525,000

      • Loan Interest: $0

    • Income:

      • 20% downpayment from 50% of homes: $3,080,000

  • Year 3: Net Cash Flow = -$6,431,250

    • Expenses:

      • 1/3 of Total Building Cost: $5,250,000

      • 1/3 of Engineering and Landscape Design: $183,750

      • 1/3 of Developer and Architect Fee: $472,500

      • 1/3 of Contingency: $525,000

      • Loan Interest:

  • Year 4: Net Cash Flow = +$23,808,400

    • Expenses:

      • Realtor Fee: $831,600 (2.7% of Home Sales Price)

      • Loan Interest: $0

    • Income:

      • Revenue from Home Sales: $24,640,000 (80% of total revenue from sales)

Scenario 1 Returns:

  • Total Profit: $7,496,900

  • Equity Multiple: 1.3

  • Annualized ROI: 7.22%

  • IRR: 19.9%

Scenario 2 (Equity & Debt)

  • Capital Sources:

    • Debt - $9,321,240

    • Equity - $13,981,860

  • Year 1: Net Cash Flow = -$7,180,000

    • Expenses:

      • Land Acquisition: $2,500,000

      • Site Development: $630,000 (4% of Building Cost)

      • Permitting: $47,750 (0.3% of Building Cost)

      • 1/3 of Total Building Cost: $5,250,000

      • 1/3 of Engineering and Landscape Design: $183,750

      • 1/3 of Developer and Architect Fee: $472,500

      • 1/3 of Contingency: $525,000

      • Loan Interest: $651,000

    • Income:

      • 20% downpayment from 50% of homes: $3,080,000

  • Year 2: Net Cash Flow = -$4,002,250

    • Expenses:

      • 1/3 of Total Building Cost: $5,250,000

      • 1/3 of Engineering and Landscape Design: $183,750

      • 1/3 of Developer and Architect Fee: $472,500

      • 1/3 of Contingency: $525,000

      • Loan Interest: $651,000

    • Income:

      • 20% downpayment from 50% of homes: $3,080,000

  • Year 3: Net Cash Flow = --$7,082,250

    • Expenses:

      • 1/3 of Total Building Cost: $5,250,000

      • 1/3 of Engineering and Landscape Design: $183,750

      • 1/3 of Developer and Architect Fee: $472,500

      • 1/3 of Contingency: $525,000

      • Loan Interest: $651,000

  • Year 4: Net Cash Flow = +$23,157,400

    • Expenses:

      • Realtor Fee: $831,600 (2.7% of Home Sales Price)

      • Loan Interest: $651,000

    • Income:

      • Revenue from Home Sales: $24,640,000 (80% of total revenue from sales)

Scenario 2 Returns:

  • Total Profit: $4,892,900

  • Equity Multiple: 1.35

  • IRR: 12.3%

Thank you for joining us!