Executive Summary

EQUITY ESTATES FUND VIII, LLC

CONFIDENTIAL

A collage of images that show some houses and lifestyle images

Getting together sounds simple.

 

But in real life, it’s anything but. Life is busy. Calendars are full. And the penciled-in vacation gets lost in the sea of group texts.

Equity Estates exists to change that. We believe time together matters—and it’s worth securing. Not as a once-in-a-while indulgence, but as a repeatable part of life.

talk with our team

Equity Estates offers a real estate investment designed around shared vacations and long-term value. Through private funds with defined exits, investors share ownership and use of a curated global portfolio of homes. Chosen for destinations people want to return to, and value that endures over time.

And every moment—from the first inkling of where you want to go to the last glass of wine while you’re there—is made possible by a team that understands what’s at stake. That it’s not just another trip, but a new chapter.

Invest in Together

 

Tuscany, Italy

WHY EQUITY ESTATES

One diversified investment,
a world of places to call home.

A second home sounds smart—until you’re limited to one location and year-round costs, whether you’re there or not.

Equity Estates gives you 25+ countries across a globally diversified portfolio of 65+ homes, each chosen for how it feels and how it performs.

More places to gather. More seasons to enjoy. Less risk from betting on one property.

Read what our investors have to say >

A diversified portfolio

Invest in a single private fund that owns a curated portfolio of luxury vacation homes—typically 12 residences valued between $3M and $7M each in sought-after destinations.

thoughtful service

From pre-trip planning to on-the-ground support, every stay is fully managed—with personal travel coordination, local hosts, and attentive daily housekeeping—so your time away feels easy from the start.

clear path to liquidity

Each fund follows a defined lifecycle. When homes are sold, investors receive 100% of their invested capital first, followed by the majority of any appreciation.

homes around the world

Enjoy 15–45 nights per year in thoughtfully appointed, multi-million-dollar homes across more than 25 destinations worldwide.

ALIGNED INTERESTS

Annual expenses are shared equally, with services delivered at cost—without markups. The model operates more like a cooperative than a traditional hospitality business.

TRANSPARENCY

Independent appraisals and annual audits by a top-five accounting firm ensure clarity, accountability, and confidence—year after year.

HOW EQUITY ESTATES WORKS

How each Fund lifecycle works:

invest
enjoy
exit

Own an interest in a diversified luxury real estate Fund

Co-own a curated portfolio of 12 luxury vacation homes, with targeted purchase prices between $3M–$7M each.

Expenses are shared equally and billed at cost—ensuring each home is professionally maintained to protect both your experience and your investment.

Appreciate your vacation homes while your portfolio grows

Exclusive access not only to your Fund’s vacation homes, but the firm’s entire private portfolio of 65+ luxury homes worldwide.

Each home is thoughtfully designed for gathering, so friends and family of every generation feel welcome from the moment they arrive.

Benefit from a defined liquidity
path

Equity Estates Funds are finite by design.

When your Fund comes to a close, the homes are listed for sale, and any proceeds are distributed in order to return 100% of your initial investment first.

Then 80% of any profits are distributed to investors before performance compensation is paid to the Managing Member.

invest

Own an interest in a diversified luxury real estate Fund

Co-own a curated portfolio of 12 luxury vacation homes, with targeted purchase prices between $3M–$7M each.

Expenses are shared equally and billed at cost—ensuring each home is professionally maintained to protect both your experience and your investment.

enjoy

Appreciate your vacation homes while your portfolio grows

Exclusive access not only to your Fund’s vacation homes, but the firm’s entire private portfolio of 65+ luxury homes worldwide.

Each home is thoughtfully designed for gathering, so friends and family of every generation feel welcome from the moment they arrive.

exit

Benefit from a defined liquidity
path

Equity Estates Funds are finite by design.

When your Fund comes to a close, the homes are listed for sale, and any proceeds are distributed in order to return 100% of your initial investment first.

Then 80% of any profits are distributed to investors before performance compensation is paid to the Managing Member.

HOW WE COMPARE

What makes Equity Estates different

Where most models leave gaps—between ownership and experience—Equity Estates was built to close them. From pre-travel planning to path to liquidity, we handle the details end-to-end, so you don’t have to. It’s a thoughtful, fully managed model that delivers.

Pre-Travel Planning
Destination Variety
Concierge Service
Local Hosts
Daily Housekeeping
Well-Stocked Home
Diversified Investment
Paths to Liquidity
ROI Potential
EQUITY ESTATES
second homes
fractionals
Rental Homes
Luxury Hotels

HOW THESE PROJECTIONS ARE CALCULATED

The Total Returns to Investor figures assume portfolio appreciation at the stated annual growth rates over a 13-year period.

Projected results reflect the deduction of an estimated 6% real estate brokerage fee upon liquidation.

Upon exit, investors first receive a return of their initial capital contribution. Thereafter, 80% of remaining net proceeds are distributed to investors in accordance with the fund’s distribution waterfall.

Ask for full distribution waterfall details.

THE EXPERIENCE

A dedicated team looking after your experience and your investment.

talk with our team

Any hospitality company can offer a concierge. What sets Equity Estates apart is what surrounds it — a full service model built around three distinct teams, each focused on a different dimension of your investment. The vacation you’re planning. The year-round support between every stay. And the homes that make it all possible.

THE HOMES

Equity Estates residences are thoughtfully selected luxury vacation homes, targeted at purchase prices between $3 and $7 million — chosen for lifestyle appeal and long-term value.
Located in sought-after beach, mountain, and city destinations, each home is chosen for livability, setting, and long-term appeal.

THE SERVICE

Every stay is handled end-to-end. From the basics — groceries stocked before you arrive, daily housekeeping throughout, local hosts on the ground. To the details that make it exactly yours — tastings with a private sommelier, snorkel trips secured, a private guide to take you off the beaten path.

image

AVAILABILITY

Because our homes aren’t rented to the public, reserving them is straightforward.
With a target vacancy rate of approximately 40%, you can plan travel on your own schedule with confidence.

WHERE OUR HOMES ARE

Wherever you go next, home is ready.

Whether it’s a Tuscan hillside, a relaxing beach getaway, a walkable European city, or a ski-in mountain retreat, every Equity Estates home is designed with space for the people who matter most. These aren’t rentals. They’re investor-only luxury vacation homes, thoughtfully maintained and ready when you are.

Equity Estates Destinations Map

FUND VIII OVERVIEW

A $70 million luxury residence fund
designed for a decade of vacations with a defined exit.

CAPITAL RAISE

  • ~$70 million targeted raise
  • Structured to acquire up to 12 luxury residences

EXPECTED TIMELINE

Acquisition phase: 2027-2029

Travel phase: 2027–2037

Planned liquidation phase: Beginning in 2037

PORTFOLIO STRATEGY

  • Homes averaging approximately $5 million
  • Selected across beach, mountain, city, and leisure destinations

OWNERSHIP PERIOD

  • Ten years of investor access and use
  • Designed for consistent access and long-term stewardship

EXIT & DISTRIBUTIONS

Upon wind-down, residences are sold and proceeds distributed according to fund terms

  • First returning invested capital
  • Then 80% of remaining net proceeds thereafter
Investment Options:
Annually Alloted Nights
Capital Contribution
Quarterly Shared Costs
EXECUTIVE
15
$410,000
$5,488
EXECUTIVE PLUS
22
$590,000
$8,232
ELITE
30
$780,000
$10,975
ELITE PLUS
37
$965,000
$13,720
ADVANTAGE
45
$1,135,000
$16,464

QUARTERLY DUES

Quarterly dues cover the full cost of operating the residences— including ongoing maintenance (current and future), concierge services, local hosts, housekeeping, utilities, insurance, property taxes, and fully stocked consumables.

Because homes are intentionally underutilized and never rented to the public, costs are shared exclusively among investors—ensuring consistent quality, availability, and care.

ASSET MANAGEMENT

Equity Estates charges a 1% annual asset management fee, covering fund administration, acquisition oversight, governance, reporting, and long-term portfolio stewardship.
Pricing reflects Phase III levels as of September 2026 and is subject to increase in future phases.

Puerto Los Cabos II, Mexico

YIELD MEETS LIFESTYLE

Luxury That Performs.

Fund VIII combines lower effective nightly costs with the potential for capital appreciation—
bringing together experiential value and disciplined fund structure.

Compound Annual Growth Rate Possibilities
12%
10%
8%
6%
4%
Total Returns to Investors
$1,063,903
$872,395
$715,593
$587,683
$483,741
Internal Rate of Return
8.61%
6.83%
5.08%
3.37%
1.70%

Frequently Asked Questions

Browse the FAQs below and if you have additional questions, please reach out to your Account Manager directly or call us at 404.445.8501.

How does an investor actually use the properties?

Every investor gets access across the full Equity Estates portfolio — more than 65 destinations spanning beach, mountain, city, and leisure locations. Your dedicated Vacation Concierge manages the full lifecycle of each stay, from planning to check-out, and your Account Manager helps you plan nights strategically across peak and off-peak seasons throughout the year.

How are the homes selected, and who manages them?

Homes are chosen and prepared to meet The Equity Estates Signature — the fund’s standard for selection, design, and preparation. The portfolio targets homes averaging approximately $5 million, selected across beach, mountain, city, and leisure destinations. A dedicated Home Asset Management team protects each property’s condition and long-term value — keeping it in top shape for stays, and positioned to perform when it’s time to sell.

How is this different from a vacation club or timeshare?

Equity Estates is structured as a real estate fund, not a vacation product. With a timeshare or vacation club, you’re purchasing the right to use a property — an expense that typically depreciates over time. With Equity Estates, you’re an investor in a portfolio of real assets: homes selected, professionally managed, and eventually sold, with proceeds distributed back to investors according to the fund’s terms.

The distinction shows up in a few ways:

  • What you own. A timeshare gives you usage rights. Equity Estates gives you a stake in the underlying real estate itself.
  • How the assets are managed. Timeshare properties are typically managed for volume and occupancy. Equity Estates homes are held to a defined standard — The Equity Estates Signature — and maintained by a dedicated Home Asset Management team with long-term value, not just short-term use, in mind.
  • The exit. Timeshares are notoriously difficult to resell and rarely return value to the buyer. Equity Estates is built around a defined liquidation phase, where properties are sold and proceeds are distributed back to investors — capital returned first, then a share of remaining net proceeds.

In short: a timeshare is a purchase. Equity Estates is an investment.

Equity Estates Investors Speak About Their Experiences.

investors since 2014

John and Lisa O’Toole

“All of the arrangements are handled in advance, so there’s no wait time. There’s no stress. No work to be done while you’re there because it’s all been taken care of. It’s nice to have all these things at your fingertips and not have to worry about anything.”

32

Trips Taken

179

Nights Stayed

Dropsey Bay, Anguilla And Midtown East New York

favorite home

investors since 2023

Aaron and Anna Kinworthy

“We looked at everything from timeshares to fractional ownerships, to buying with the intent to Airbnb, and they all had significant risks, downsides, or just didn’t feel right. While doing that research, we actually stumbled across Equity Estates through Google searching. It was almost too good to be true … all the benefits of home ownership, but with variety and upside on the investment.”

20

Trips Taken

82

Nights Stayed

Seabrook Island and London

favorite home

investors since 2021

Jerome and Amy Hill

“All of the trips have been special, spending time with family and friends. And we love the fact that we know the level of house and experience we will get before booking, regardless of where we’re going.”

26

Trips Taken

105

Nights Stayed

Playa Palmilla, Mexico

favorite home

investors since 2021

Calvaresi Family

“Not only was there a clear exit strategy and potential financial return, but we’d also get to visit a lot of different destinations instead of going to the same place each year, stay in beautiful, spacious homes while there, and enjoy hassle-free travel with a company that’s clearly geared towards vacations and family.”

21

Trips Taken

106

Nights Stayed

Big Sky Montana and Florence, Italy

favorite home

investors since 2022

Ian and Jackie Hunt

“One thing that stands out is how quickly you get to know all the other investors on the trip, and by the end of the expedition, you feel like you have made a group of new friends. It was great to see many of the couples we’d met on the Rhone River Cruise again on the Dolomites Ski Trip, and we know that we will be meeting some of them again on our next cruise.”

“Transfers, accommodations, tours, activities, reservations, tips — everything is taken care of for you. Your only job is to enjoy yourself. The Equity Estates team will do all they can to make sure that all of your needs are met.”

16

Trips Taken

62

Nights Stayed

Palm Springs, California

favorite home

investors since 2023

Jim and Cindy Sobeck

“With Equity, everything is set up just right – the stocked groceries, personalized activities, and the Local Host’s recommendations. Plus, the size and quality of the homes are also unmatched. It’s truly an elevated experience.”

15

Trips Taken

75

Nights Stayed

Big Island, Kohala Coast 8, Hawaii

favorite home

investors since 2017

Diane and Denise Zvara

“The planning is superb – We don’t have to do anything but show up. And the activities are top-notch. One thing we always think about is keeping up. [These trips] are non-stop and fun. When we travel, we usually like to be lazy, so this is a little faster pace for us. But we wouldn’t trade it for anything because everything is so much fun.”

“All of the Expeditions are amazing, but Dolomites stands out because our adult children went too and it was fantastic. Our kids said it was the best vacation they’ve been on, and they’ve traveled a lot.”

49

Trips Taken

139

Nights Stayed

Big Island, Kohala Coast 8, Hawaii and Vail, Lionshead, Colorado

favorite home

investors since 2021

Calvaresi Family

“The safari expedition was an incredible experience. It was our first time taking a trip like that. We saw the Big Five game all on day one, the game reserve camps were just amazing, and the entire vacation was the perfect balance of activity and relaxation.

It was fantastic! Truly one of my favorite trips we’ve ever taken.”

21

Trips Taken

106

Nights Stayed

Big Sky, Montana, and Florence, Italy

favorite home

investors since 2019

Jeff and Courtney Neely

“We liked that we’d be able to travel to different places, stay in beautiful homes, and have an off-ramp at the end with a potential return on the investment. The model just worked for us. As soon as we walked into the home, we knew we’d made the right decision.”

28

Trips Taken

136

Nights Stayed

Vail, Big Sky Montana, Midtown East, NYC

favorite home

investors since 2016

John and Sarah Finn

“We loved the personality and feel of Equity Estates from our first conversations, and we continue to be impressed with the homes, the level of service and how easy everyone is to work with,”

30

Trips Taken

155

Nights Stayed

Big Island, Kohala Coast 2, Hawaii

favorite home

investors since 2022

Danny and Laura Palmer

“We were blessed to be able to travel to Equity Estates properties before investing, so we were aware of the beautiful properties, the amenities, and the special service provided by the Equity Estates team early on. That definitely helped us make the choice to become members ourselves.”

14

Trips Taken

70

Nights Stayed

Napa Valley, California

favorite home

investors since 2017

Dave and Barb Singer

“I consider this an investment in time together. It’s a great deal and it forces you to stop and take the time to plan meaningful time together in beautiful places.” 

47

Trips Taken

245

Nights Stayed

Punta Cana, Arrecife 48, Dominican Republic

favorite home

investors since 2021

Bill and Lisa Conquergood

Bill: “We get to try new places that we may not have considered visiting and stay in beautiful, spacious homes that are always perfectly located. The homes give comfort. They’re luxurious, safe, and in nice communities with great amenities. It’s the foundation that allows us to really relax and have a good time.”

Lisa: “It’s not a cookie-cutter experience; each home feels unique and matches the destination. In St. John, for example, there were shells in the walls, which our local host said is a traditional architectural technique on the island. It’s fun to discover what’s cool about each of the homes. Plus, because you’re in a neighborhood, in a real home, you feel more like you’re a part of the community while you’re there.”

30

Trips Taken

155

Nights Stayed

Florence, Italy and Paris, France

favorite home

Curious to learn more?

  • Schedule a call — a brief, 10-minute conversation with our Investor Relations team
  • Compare your options — see how we stack up in our Travel Guide
  • Talk it through — reach us directly at 404.445.8501

Risk of inaccuracy of projections and other forward-looking statements:
This summary contains projections and forward looking information and statements. It can be anticipated that some or all of the assumptions underlying the projections and forward looking statements included herein will not materialize or will vary significantly from actual results.

Speak with our team to explore Fund VIII and determine if it’s the right fit for your portfolio and your lifestyle.

Required disclosures: (i) The securities may be sold only to “accredited investors,” which for natural persons are investors who meet certain minimum annual income or net worth thresholds; (ii) The securities are being offered in reliance on an exemption from the registration requirements of the Securities Act and are not required to comply with specific disclosure requirements that apply to registration under the Securities Act; (iii) The Commission has not passed upon the merits of or given its approval to the securities, the terms of the offering, or the accuracy or completeness of any offering materials; (iv) The securities are subject to legal restrictions on transfer and resale and investors should not assume they will be able to resell their securities; and (v) Investing in securities involves risk, and investors should be able to bear the loss of their investment. The securities offered are not subject to the protections of the Investment Company Act.