The "Preserve" at
Lake George
Roaring Brook Ranch Redevelopment & Land Opportunity
A next-generation estate community and conservation-driven destination, rising on the legacy of Roaring Brook Ranch.
Location: 2206 State Route 9N, Lake George, NY 12845
Current Asset: 135-room resort (100 functional), 245+ acres zoned Resort Commercial
Offering Type: Structured equity syndication with EB-5 alignment
Executive Summary Snapshot
Letter from the Sponsor
Dear Friends,
We believe that Roaring Brook Ranch is not just a land deal, it's a rare platform to create generational value in one of the New York's most iconic locations.
This isn't about flipping dirt or building homes for quick resale. It's about reimagining 280 acres of underutilized resort land into something that serves community, nature, and real ROI.
This investment is structured simply. No fancy structures. No institutional layers. Just aligned partners coming together for a clean opportunity, with defined upside, real land, and a development thesis that matches the market's needs.
We'll start with the low-hanging fruit: zoning 125 lots for homes on land we own outright. That alone offers 8-figure upside.
The rest, RV park, hotel, event venues, will follow based on feasibility, market alignment, and collective timing.
Welcome to the opportunity.
Warmly,
Managing Sponsor
Visual Timeline Overview
1
Year 1
Land acquisition, topographical & feasibility studies, zoning plan
2
Year 2
Zoning approvals, subdivision, infrastructure & utility work begins
3
Year 3
Home construction, exit optionality, reinvestment or distribution
This timeline represents the strategic development approach for The Preserve at Lake George, ensuring a methodical progression from acquisition to potential returns for investors.
Exit Flow Overview
Investor Capital
Land Acquired
Zoning Approved
Homes Built
Proceeds Returned or Rolled
A visual version of this flow (shown in the pitch deck) helps clarify the capital lifecycle. Investors are not passive—they are strategic partners with visibility and participation options at each major step.
Location Advantage – Why Lake George and Roaring Brook Ranch
Roaring Brook Ranch is strategically located just five minutes from Lake George, one of the most renowned resort destinations in the United States. Spanning over 32 miles with crystal-clear waters and surrounded by the Adirondack Mountains, Lake George draws millions of tourists annually for its natural beauty, boating, hiking, biking, and family-friendly attractions. This region is a four-season magnet for visitors seeking relaxation, recreation, and real estate investment.
Flanked by Mountains, Minutes from the Lake
The property sits in the heart of mountain and lake country, flanked by two ski resorts:
  • Gore Mountain, a top-tier ski destination with 110 trails, is just 40 minutes north
  • West Mountain, a family-friendly ski and tubing resort, is only 15 minutes away
These resorts offer winter appeal while the lake anchors summer and fall tourism, creating true year-round potential.
Saratoga Springs – Culture, Concerts, and Racing
Just 20 minutes south, the legendary Saratoga Springs adds another layer of value to the location. Known for:
  • World-class horse racing at the Saratoga Race Course (America's oldest racetrack)
  • The Saratoga Performing Arts Center (SPAC), a nationally renowned outdoor amphitheater that hosts the New York City Ballet, The Philadelphia Orchestra, and top global musical acts
  • Historic downtown charm, spas, fine dining, and high-end tourism
Access and Transportation
The site is directly off I-87 (Adirondack Northway), with:
  • Albany International Airport only 55 minutes away, offering direct flights across the East Coast and Midwest
  • Easy car access from New York City, New Jersey, Massachusetts, Vermont, New Hampshire, and even southern Canada
Development Vision & Strategy
Phase 1: Feasibility, Master Planning & Zoning
Focus: Establish optimal use mix across housing, tourism, and agriculture
Master Plan Goal: Rezoning overlays or special use approvals based on community and economic alignment
Development Themes:
  • Sustainable living & custom homes
  • Aquaponics/farming & eco-tourism
  • Small event venue or boutique resort extensions
  • RV or seasonal workforce accommodations
Estimated Budget: $800K for surveys, engineering, zoning, planning, and approvals, demolition, land clearing and operational expenses
Phase 2: Infrastructure & Pre-Development
Estimated Budget: 1M (EB-5 of Institutional Financing)
Timeline: ~36 months to to receive revise zoning permits, construction permits for infrastructure development.

In this phase, the investments to the investors, plus their returns will be completed at the before or before the end of 36 months
Phase 3: Revenue Activation
(Year 3 to Year 5)
The first vertical project will be launched based on highest return feasibility outcome, unlocking both cash flow and future development compounding.

The entire development of the residential development of the final number of units as approved as per the zoning approvals will be completed in this phase at the end of year five
Syndication Structure
Investment opportunities ranging from $100,000 to $500,000 with 3-year target returns of 50-70% and escalating benefits based on investment level.
50%
$100,000 Investment
Target Return (3 Yrs): $150,000
55%
$200,000 Investment
Target Return (3 Yrs): $310,000
60
$300,000 Investment
Target Return (3 Yrs): $480,000
70%
$500,000 Investment
Target Return (3 Yrs): $850,000
Investment benefits:
  • Passive Return
  • Committee-level visibility
  • Strategic project input
  • Full voting rights + rollover access
All tiers offer 3-year principal return with reinvestment optionality.
Returns are distributed with simplicity and clarity, without complex legal structuring.
EB-5 Investor Integration
This project includes up to 10 EB-5 immigrant investors, each contributing $1.05 million. These funds are expected to supplement long-term vertical phases (e.g., homebuilding, agricultural projects), not the current land acquisition. Integration is underway and synchronized with USCIS process timelines.
Learn More About EB-5
Use of Funds & Financial Summary
Acquisition and Payoff
The property is being acquired for $2.5 million, inclusive of bank settlement, closing costs, and legal fees. This clean title acquisition secures control of the entire resort and 245+ acres of developable land in a single transaction.
Development and Planning Budget
An additional $1 million will be reserved for Phase 1 development and pre-construction activities, including:
  • Feasibility studies and entitlement
  • Zoning and land use applications
  • Engineering, topographical, and environmental surveys
  • Master plan architecture and design
  • EB-5 program alignment and legal filings
Total Capital Raise: $3.5 Million (Capped)
This conservative raise is designed to fully acquire the property and fund all necessary pre-development activities—while maintaining tight capital discipline, minimal dilution, and a clear path to value creation over the next three years.
Home Development Profitability Overview
This profitability analysis applies only to the single-family home development opportunity under current zoning (approximately 125 units on 2-acre lots). It does not include any financial return or upside from the redevelopment of the existing resort assets, which are also part of the 280-acre site.
The existing resort component includes 135 rooms across multiple structures on approximately 35+ acres, which are planned for future subdivision. These existing buildings are targeted for demolition, creating new feasibility opportunities that may include:
  • An RV park or modular resort zone
  • A small branded hotel (e.g., Marriott, Hilton, or equivalent)
  • Community amenities or event spaces
These additional development options will be evaluated and detailed as part of the formal feasibility study. The scope and sequencing of this future phase will be shared in upcoming investor updates.
These numbers reflect conservative to high-range profit estimates based on current construction cost trends and average sale prices in the Lake George region. The economics reinforce the long-term value of unlocking the site's housing development potential.
Our team brings together seasoned professionals with deep expertise across multiple domains. This includes chartered accountants, investment bankers, real estate professionals, professional engineers, and regulatory experts. With over 400 years of combined experience in finance, real estate, engineering, construction, and hospitality, our leadership delivers proven business acumen and comprehensive industry knowledge to every project.
Existing Site Overview
The pictures below represent the existing 35 acres of the resort development and the 245 acres off we can land around it
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