Confidential Acquisition · June 2026

199 site premium
Outdoor Hospitality resort.
20 minutes from Disney.

Fully entitled. Bid-reconciled. $16.8M shovel-ready, all permits in place.
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199
Sites
60 Premium RV · 90 Standard RV · 49 Cabins
84.6
Acres
82% open space preserved
Fully
Entitled
BCC 6–0 vote · 11/19/24
Orange Co.
Florida
Winter Garden · west of I-4
$16.8M
Asking
Shovel-ready · all permits in place
$190
Blended ADR
$250 cabin · $145 RV (weighted)
The Asset · Harvest Groves Twilight · Biophilic Design
Each of 199 accommodation sites woven into 80 acres of pine stand and citrus grove.
Daylight aerial, looking south · designed by Dix.Hite + Partners & DAP Design
The Opportunity

Why Harvest Groves

Four reasons Harvest Groves stands apart in the 2027 Orlando pipeline.

01

A rare, unmatched premium outdoor hospitality opportunity in the Orlando market.

Closest premium outdoor hospitality position to Walt Disney World in the 2027 Florida pipeline. The nearest themed-premium operator (Camp Margaritaville Auburndale) sits roughly 50 minutes east at 6.68 sites/ac. No direct competitor in Harvest Groves’ quadrant, low density paired with authentic Florida agricultural place, exists within a 90-minute radius through 2027.

02

Fully entitled, construction-ready.

Orange County BCC 6–0 vote 11/19/24, no variances required. Permit milestones June 2026 (infrastructure), August 2026 (site), November 2026 (wastewater). On-site WWTP designed by ACLUS Engineering, in final bid solicitation.

03

Irreplaceable: low density on an authentic 84-acre Pine Stand & Grove.

2.35 sites/ac on a 40-acre citrus grove + 40-acre mature pine plantation, the kind of landscape that takes 20–40 years to grow and cannot be built new. Halo effect +70–100% ADR uplift across 10 comps; underwritten $190 ADR sits 67% below the Disney Fort Wilderness rack ceiling. Cap rate band anchored to Sun Communities (NYSE: SUI) and Equity LifeStyle (NYSE: ELS).

04

Validated cost stack.

Walker (vertical SD) + JHE (horizontal) + Crown (aquatic) bids in hand; WWTP in final solicitation. $48M full build to the premium program with 5% contingency on hard cost, ~$35M floor available via lean opening that defers select secondary amenities (trades premium ADR for capital efficiency).

Authentic Place · The Moat
Integrated into the Grove
84-acre Pine Stand & Grove
Arrival drives you through the grove; the resort is woven into the pine
Landscape
82% open space preserved
40-ac citrus + 40-ac pine + meadow; Dix.Hite + Partners
Irreplaceable
Cannot be built new
Mature pine stand and grove take 20–40 years to grow
The Moat
Low density ×
authentic place.
No competitor holds both axes (see chart below).
Strategic Position · The Unoccupied Quadrant

The Unoccupied Quadrant, Low Density × Authentic to Local Place / Nature

Harvest Groves owns the unoccupied top-right corner, low-density premium positioning combined with authentic working Florida agricultural heritage. No competitor currently holds both axes.

HIGH DENSITY · AUTHENTIC TO LOCAL LOW DENSITY · AUTHENTIC TO LOCAL HIGH DENSITY · THEMED / BORROWED LOW DENSITY · THEMED / BORROWED ← MORE DENSE | LESS DENSE → AUTHENTIC TO LOCAL PLACE / NATURE ↑ High (6+ sites/ac) Low (1-3 sites/ac · premium) Disney Fort Wilderness high density · highly themed Westgate (FL) mass-market resort Sun Communities · Equity LifeStyle Properties high density · neutral place Camp Margaritaville mid density · high theme AutoCamp / Luxury Resort low density · borrowed place HARVEST GROVES

Harvest Groves owns the unoccupied top-right corner, low-density premium positioning combined with authentic working Florida agricultural heritage. AutoCamp / Luxury Resort matches our density tier but borrows location (national-park-adjacent rentals); themed competitors (Margaritaville, Disney Fort Wilderness) operate higher-density branded environments; mass-market operators (Westgate) compete on volume. No competitor currently holds both axes.

Pricing Power · Institutional Anchor
Rate Headroom
67%
below Disney Fort Wilderness
Underwritten $190 blended ADR vs. $504–$1,015 Fort Wilderness rack-rate ceiling
Cap Rate Anchor
Sun Communities ·
Equity LifeStyle Properties
Cap band 5.0–7.5% anchored to public REIT trading metrics
Yield Ramp
7.5% → 13.9%
Y1 to Y10 YOC progression (Y3 stabilized at 9.9%)
Where It Sits

Location & Drive Times

5872 Rex Drive, Winter Garden, west of I-4 in the SR-429 / Wellness Way growth corridor, between Walt Disney World and the Lake County / Clermont resort belt.

The Location

Twenty minutes
from Disney.

The only independently-owned premium outdoor hospitality position in the Disney corridor.

~25 min closer to Disney than the nearest comparable premium outdoor operator
Greater Orlando · Winter Garden, west of I-4 on SR-429 · hover the table rows to highlight destinations
Disney Parks Magic Kingdom · Epcot · Hollywood Studios · Animal Kingdom · Disney Springs ~20 min
Universal Studios Universal Studios Florida · Islands of Adventure · Epic Universe ~25 min
SeaWorld Orlando ~30 min
Downtown Orlando ~30 min
Orlando Intl. Airport (MCO) <40 min
~25 minutes closer to Disney than the nearest independently-owned premium outdoor hospitality operator (Camp Margaritaville Auburndale, ~45–50 min east). Harvest Groves sits ~20 min from Disney Parks, ~25 min from Universal, and ~30 min from SeaWorld, the only independently-owned premium outdoor hospitality position in the Disney corridor.
Wellness Way / SR-429 · Active Development Pipeline
10,032homes
Single-family in active development
1,578units
Multi-family in active development
2.2MSF
Commercial in active development

No direct competitor in Harvest Groves’ quadrant — low density paired with authentic Florida agricultural place — exists within a 90-minute radius through 2027.

Nearest themed-premium outdoor hospitality operator is Camp Margaritaville Auburndale (6.68 sites/ac), roughly 50 minutes east.

The Asset

What You’re Acquiring

An 84.6-acre fully entitled premium outdoor hospitality resort, ready for construction. 199 sites across 60 Premium RV, 90 Standard RV, and 49 Premium Citrus Cabins, with an 8-building amenity program (53,462 GSF) anchored by a Main Amenity Core, dusk-lit pool pavilion, Wellness Center, Discovery Center, and Event Barn. Site density of 2.35 sites/acre puts the asset in the same density tier as AutoCamp / Luxury Resort (2.20/ac), well below mass-market RV (Camp Margaritaville 6.68/ac), a deliberate premium-positioning lever.

The site preserves 82% open space: a 40-acre citrus grove and a mature 40-acre pine plantation, both retained inside the resort program. Vertical building setbacks comply with the standard 75-ft rule (no variances).

Entitlement is locked. BCC Special Exception approved 11/19/24 (Case SE-24-08-065, 6–0 vote), this is a premium outdoor resort by approval, not just by intent.

Harvest Groves hand-sketched cinematic narrative plan
Hand-Sketched PlanCinematic narrative , pen-and-ink illustration of the 199-site layout
Main Amenity Pavilion exterior
Main AmenityPavilion exterior , social anchor: pool, café, market, event lawn
Bathhouse at dusk
BathhouseDusk rendering , hotel-grade private facilities, 4 buildings total
Check-in with biophilic design
Check-In + DiscoveryBiophilic interior , arrival sequence; ~6,200 SF
Discovery Center timber frame
Discovery CenterTimber-frame interior , 5,800 SF; activations, tours, kids' programming
Bathhouse interior
BathhouseInterior finish , premium tier spec; AutoCamp / Margaritaville benchmark
Check-in lobby biophilic
Check-InArrival lobby , biophilic palette; sets 'authentic-to-place' tone
Orange blossom branding
BrandingOrange blossom motif , ties agricultural heritage to guest experience
Site photo · Florida Citrus Groves + Pine Forest
Florida Citrus GrovesCitrus (±40 ac) + Pine Forest (±40 ac) , both preserved in entitled site plan
Aerial context · pine + citrus + Disney corridor on horizon
Aerial ContextPine + citrus + corridor to Disney , rural setting, theme-park proximity
Aerial · mature 40-acre pine plantation
Pine PlantationMature 40-acre canopy, aerial , 60-foot growth; irreplaceable on a 5-year build cycle
Lifestyle reference · family in grove
Lifestyle ReferenceFamily in grove , the guest experience this asset is positioned to deliver
Lifestyle reference · cabin porch morning
Lifestyle ReferenceCabin porch, morning , Premium Citrus Cabin product positioning
By The Numbers

Headline Economics

The Moderate scenario at $190 blended ADR / 58% stabilized occupancy. Conservative stress case still clears a conservative 14% IRR.

$16.8M
Acquisition
Asking Price
$35–$48M
Construction Cost Range
Lean opening → full premium program
$4.79M
Y3
NOI
9.92%
Yield
on Cost
15.08%
Buyer
IRR
3.06x
Equity
MOIC
Reading the numbers. The $16.8M asking price is the acquisition cost for the entitled, ready-for-construction land and project. The $48M Full Project & Complete Build Cost is the full premium-program build budget on top of that (bid-reconciled with Walker, JHE, and Crown; WWTP in final solicitation). Buyers may underwrite a lean ~$35M opening by deferring select secondary amenity buildings, the lean case trades premium-positioning revenue for capital efficiency (~$130–150 ADR, $3.0–3.5M Y3 NOI, 12–14% IRR).
Bear
7.5% cap rate
$77M
Stabilized value · Y3
Base
6.5% cap rate
$88M
Stabilized value · Y3
Bull
5.0% cap rate
$115M
Stabilized value · Y3 · $162M Y10 reversion
Note: Bull and Stretch scenarios shown above are illustrative ADR/occupancy uplifts over the Base case (currently underwritten in v22 model). Full 4-scenario ladder with detailed assumptions, sensitivity tables, and yield-on-cost progressions available under NDA.
Numbers from financial model, locked May 2026. NPV-neutral at 15% discount rate. Full model and scenario ladder available under NDA.
The Offering

Fee-Simple Acquisition

Fee-simple acquisition of the entitled, ready-for-construction asset.

IMMEDIATELY AVAILABLE FOR ACQUISITION

Ready For Construction

$16.8M asking
  • $35–$48M construction cost range (lean opening → full premium program)
  • 5-year hold to stabilization
  • 15.08% project IRR / 3.06x MOIC unlevered
  • Full buyer pool, branded operators, PE platforms, REITs

Post-horizontal and structured-partnership variants available on inquiry for buyers preferring delayed or post-stabilization entry.

Strategic-premium acquisitions above the asking price will be evaluated for buyers offering accelerated diligence, brand-platform commitments, or development-team retention.
Diligence Pathway

Process & Timeline

Standard institutional sell-side process. 12–16 week NDA-to-close target. 24-week outer bound.

01
Week 1

NDA & Diligence Package

02
Weeks 2–4

Site Tour & Team 1:1s

03
Weeks 5–10

LOI & Final Diligence

04
Weeks 11–16

PSA & Closing

Single point of contact through closing. Full data room (financial model, civil set, BCC order, WWTP agreement, 10-comp halo analysis) released on countersigned NDA.
Behind The NDA
Full T-12 P&L, Full Comp Set, bid-reconciled cost stack, 4-scenario ladder, BCC order, civil set, WWTP agreement, and the underlying financial model, all released on countersigned NDA.
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Get The Full Picture

Request the Full CIM

The full Confidential Information Memorandum, financial model, and supporting due diligence package are available to qualified institutional buyers under standard NDA.

Submit your information to the right; we’ll send the NDA via DocuSign within 1 business day, and a full data room invite within 2 business days of countersignature.

  • CIM (~30 pages, designed buyer book)
  • Financial Model (4-scenario ladder, sensitivity)
  • BCC Special Exception order & 18 Conditions of Approval
  • 5/13 Civil + Landscape resubmittal package
  • 10-comp Premium Outdoor Hospitality halo analysis
  • WWTP Treatment Facilities Agreement (draft)
Request Access
Institutional and qualified family-office buyers only. ~2 minutes.
All inquiries held in strict confidence. NDA template emailed via DocuSign upon submission.
Behind The Opportunity

Team Behind the Asset

Owner & Developer

Schrimsher Hage Development  ↗
Florida-Based Developer · Multi-Generational Citrus & CRE Roots

Three-plus years of work taking the asset from concept through entitlement and into permitting. Available to continue under buyer’s direction at closing, or to step out cleanly. Local relationships, county liaison, and design intent transfer with the deal.

Ownership Group · Rex Groves LLLP
  • Jake Schrimsher · Principal, Schrimsher Hage Development
  • Preston Hage · Principal, Schrimsher Hage Development
  • Scott Altman · Capital & Strategy Partner
  • Parker Altman · Capital & Strategy Partner
  • Pat Chisholm · Capital & Strategy Partner
  • Emma Amador · Permitting & Entitlements Lead
Consultant Team · Engaged Through Closing
  • Civil · Z Development Services, A Galloway USA Company
  • Landscape · Dix.Hite + Partners
  • Architecture · DAP Design
  • WWTP Engineering · ACLUS Engineering
  • Vertical SD · Walker & Company
  • Horizontal GC · JHE
  • Aquatic · Crown Pools

Sales Advisor

HospitalityOS Advisory
Outdoor Hospitality Sell-Side · Premium Resort Specialty

Single point of contact through closing. Background in outdoor hospitality acquisition, underwriting, and capital introductions across institutional and family-office channels.

Peter Mack
Principal · HospitalityOS Advisory

Peter Mack (Founder & ex-CEO of Collective Retreats) is the principal of HospitalityOS Advisory, providing sell-side counsel, asset management, and strategic positioning for owners and developers in the premium outdoor hospitality and luxury resort markets. He brings prior senior leadership experience in branded hospitality operations. Peter is a board member of the American Glamping Association and an active speaker and advisor in outdoor hospitality.

[email protected]
(917) 720-2510

All buyer dialogue routed through HospitalityOS Advisory until LOI execution.

Cap-Rate & Pricing Anchors · Public-Market Reference

Recent Comparable Transactions & Public Benchmarks

Premium Outdoor Hospitality · FL
Camp Margaritaville Auburndale
200+ sites · Opened 2023 · ~$80M+ all-in
Premium-themed direct comp · 8-of-11 feature wins for HG
Public REIT · NYSE: SUI
Sun Communities, Premium RV portfolio
~5.5–6.0% cap · 97.9% occupancy · FY25 10-K
Public-market cap-rate anchor for the Base case (6.5%)
Public REIT · NYSE: ELS
Equity LifeStyle Properties, Destination RV
~5.75–6.25% cap · Q4 25 NOI +5% QoQ
Validates Bull case cap compression on recovery
Branded Premium · National
AutoCamp / Northwood Investors
~2.20 sites/ac · Northwood acq. <6.0% cap
Density-tier peer · borrowed-location strategy
All-Inclusive Premium · FL
Westgate River Ranch, Luxe Teepees
$450+ ADR (all-inclusive) · FL benchmark
Upside ADR headroom not currently in HG model
Established Themed · FL
Disney Fort Wilderness, Cabin product
$504–$1,015 rack ADR · HG underwrites at 33% of low end
Orlando cabin ceiling · 67% rate headroom for HG
Public-source benchmarks (10-K filings, BLS, ARVC, public REIT trading data). Detailed comp set including direct STR-style data, transaction history, and 10-property halo analysis released under NDA.