Whitelist: May 18 - 24, 2026❋
california winery resort
High-yield fixed-income product fully backed by a first-priority deed of a 108-key luxury resot in the heart of California Wine CountryAsset Class
secured loan
Target Return
10% P.A.
Investment Horizon
6 months
Minimum Investment
USD 100
Investment Highlights
Appellation Hotels co-founded by Charlie Palmer (Michelin-starred chef, James Beard Award winner, 20-year Healdsburg resident) and Christopher Hunsberger (former President, Four Seasons Hotels and Resorts).
Senior secured facility of USD 3,000,000 at 10% per annum in USD.
6-month bullet maturity with monthly interest payments. All-in yield is fixed and USD-denominated.
Loan-to-Value below 3%. The property has an estimated appraised value of USD 118M (~USD 1.09M per key × 108 keys), providing a 97.5% equity cushion ahead of the senior lender.
Member of Small Luxury Hotels of the World (SLH) with full Hilton Honors global distribution — providing immediate access to high-spending leisure travelers and OTA booking infrastructure from day one of operations.
92 wineries within Healdsburg city limits; city Transient Occupancy Tax (TOT) rate of 16% generating over $11 million annually — one of California Wine Country's most concentrated and durable luxury hospitality markets.
Income distributed monthly in arrears; full principal returned in a single bullet payment at 6-month maturity.
First-priority deed of trust recorded against hotel property at 165 Foss Creek Circle, Healdsburg, CA 95448 plus operating revenue assignment as secondary collateral. Over-collateralization across the capital stack with first-lien senior position.
Collateral: First deed of trust — 165 Foss Creek Circle, Healdsburg, CA 95448 | EB-5 Regional Center: Golden Gate Global (GGG) | Legal Counsel: To be confirmed | Custodian / Escrow: To be confirmed
Appelation Healdsburg overview
Property Overview
Property Name
Appellation Healdsburg
Brand
Appellation Hotels (flagship property)
Address
165 Foss Creek Circle, Healdsburg, California 95448
Asset Type
Full-service luxury lifestyle hotel — culinary-led
Appraised Value (Est.)
~USD 118,000,000 (~USD 1.09M per key)
Custodian
First-priority deed of trust; title insurance required at close
Opening Date
September 12, 2025
Room Count
108 keys — 99 standard rooms + 9 suites
Appellation Hotels was co-founded by two individuals who represent complementary mastery; one owns the flavor of the place, the other has run the most disciplined luxury hotel system in the world.
Charlie Palmer is a Michelin-starred chef and James Beard Award winner. Palmer has lived in Healdsburg for more than 20 years and brings deep community roots alongside national culinary recognition. His son, Reed Palmer, serves as Chef de Cuisine of Folia Bar & Kitchen on property. Palmer's restaurants have earned consistent critical acclaim and a loyal high-spending clientele across two decades.
Christopher Hunsberger is the Former President of Four Seasons Hotels and Resorts, with 35+ years at the firm. Hunsberger brings institutional-grade operational discipline, global distribution relationships, and a blue-chip hospitality network to the brand. His tenure at Four Seasons built his credentials as one of the most experienced luxury hotel operators in the world.
Meet the FounderS
Folia Bar & Kitchen — 204-seat signature restaurant anchoring the hotel lobby. Wood-fire ovens, seasonal California menu, locally sourced ingredients. Registration takes place at the bar — intentionally homey, deliberately anti-corporate.
Andys Beeline Rooftop — Three-story rooftop cocktail bar with panoramic views of the Healdsburg hills. Craft cocktails, shareable bites, moody evening ambiance. Named for the founder's ethos of going direct.
Terroir Spa — Full-service spa with wine-country-inspired treatments, positioned as an extension of the culinary and sensory experience on property.
Two outdoor pools — Leisure and wellness pools serving hotel guests.
The Grange — Versatile event space designed to evoke a barn; ideal for weddings, private dining, corporate retreats, and community gatherings. Generates ancillary revenue.
Edible Garden — On-property produce garden supplying Folia Bar & Kitchen's kitchen, reinforcing the farm-to-table identity.
Crafted Program — Hands-on immersive classes (coffee blending, embroidery, flower foraging, wine education) free to hotel guests, open to the public at a small fee. Builds community integration and repeat visitation.
Location — Situated on a bicycle trail linking the hotel to downtown Healdsburg's Plaza (3 miles). Vineyards visible from hotel grounds. Within walking distance of wine-tasting rooms and Michelin-starred dining.
Guest rooms — Built-in furniture, vineyard-themed headboard artwork, barn-door bathroom privacy, dedicated luggage bench. Functional luxury at $595 ADR.
Hotel Amenities
market & competitive landscape
Healdsburg: Premium Wine-Country Destination
Healdsburg sits at the intersection of three American Viticultural Areas — Dry Creek Valley, Alexander Valley, and Russian River Valley. Within the city limits alone, there are 92 wineries, a concentration that generates persistent, year-round demand for premium accommodation and fine dining. The city levies a 16% Transient Occupancy Tax (TOT), which generates in excess of $11 million annually, a figure that reflects the depth and quality of the local visitor economy. The typical Healdsburg visitor is affluent, experience-oriented, and increasingly food-focused. The Plaza — ringed with Michelin-starred restaurants, independent boutiques, and wine-tasting rooms — draws a demographic that commands premium ADR and consistently outperforms the broader Sonoma County average. That is the customer Appellation was designed for.Competitive Set — ADR Benchmarking
Appellation's $595 target ADR is set at roughly 64% of Montage and 54% of SingleThread. This is not a concession — it reflects a deliberate strategy to capture the high-volume middle of the Healdsburg market where supply is thin and the experiential proposition is differentiated. The comp-set gap between $739 (Madrona) and $214 (market average) is where Appellation competes, with scale, F&B quality, and global distribution that the boutique set cannot replicate.Sonoma County Lodging Performance
The broader Sonoma County market showed ADR softness in the back half of 2025, with demand relatively stable and pricing under pressure. November's occupancy recovery (+2.2% YoY) alongside still-declining ADR (-2.6%) is a classic sign of a market filling rooms with discounting. CoStar's 2026 forecast of +0.6% RevPAR growth signals stabilization, not deterioration. For the purposes of this loan, the 6-month horizon limits structural market exposure, and Appellation's luxury positioning and global distribution insulate it from mid-market ADR compression.
