Borderlands
Outdoor Resort + Amphitheater
A 70.16-acre parcel modeled as Southern New England's premier integrated RV resort and 2,500–5,000 cap outdoor concert venue.
Executive Summary
Buy the dirt. Approve the program. Build the destination.
Borderlands Outdoor Resort & Entertainment District is a 70.16-acre greenfield development positioned to become Southern New England's premier integrated RV resort and outdoor amphitheater — near Mystic, Foxwoods, and the Rhode Island shoreline.
The Program
Two flagship revenue engines on one parcel.
225 RV Sites
Full-service hookups, premium pull-through sites, camp store, F&B, and on-site amenities operating April through October.
2,500–5,000 Cap Amphitheater
Borderlands is modeled as an integrated destination operation, with campground/resort and amphitheater operations contributing to the property's consolidated operating performance.
More Than Dirt
You're not just buying a campground — you're buying into a lifestyle arena.
Borderlands is modeled as an integrated destination operation, with campground/resort and amphitheater operations contributing to the property's consolidated operating performance. Concerts drive a $225K concert-week RV premium across the campground, with amphitheater revenue built on an $86 blended per-attendee (ticket + F&B + parking + sponsor allocation).
The Offering
$6.5M equity raise. $1M minimum. 8% preferred.
Based on the approved underwriting model and projected operating assumptions.
Family Offices · Accredited Investors · Private Equity · Hospitality Investors
Stabilized Operating Case
$8.67M revenue. $3.27M NOI. 2.26x DSCR.
The project is planned for ultimate 5,000-person amphitheater capacity. The 2,500-capacity case demonstrates project performance under an extended initial capacity constraint. Expansion to planned full capacity is modeled in years 3–5, subject to municipal approvals.
Based on the approved underwriting model and projected operating assumptions.
The Portal
A complete investor portal — not just a pitch page.
Approved investors receive secure, NDA-gated access to the full data room, financial model, e-signature workflow, and ongoing investor reporting.
Secure Data Room
PPM, Operating Agreement, financial model, site plans, market studies, and full due diligence — organized by folder with viewing and download tracking.
E-Signature Workflow
NDA, Subscription Agreement, Accredited Investor Questionnaire, and Operating Agreement signed in-portal with full audit trail.
Investor Reporting
Capital call status, distribution history, construction progress, and quarterly operating updates delivered through your authenticated dashboard.
Long-Term Participation
Retain Upside.
The investment is structured around participation in operating cash flow and long-term property appreciation. Potential future refinancing, distributions and capital-return events will depend on stabilized operating performance, property value and financing conditions at that time.
Request the full diligence package.
Land prospectus, site survey, entitlements roadmap, financial model, and operator pro forma — released under NDA to qualified investors via our secure portal.
Request Access →