Luxury New Construction
Tampa Bay, Florida
506(c) Private Placement · For Accredited Investors Only · Confidential
CONFIDENTIAL — FOR ACCREDITED INVESTORS ONLY
General Disclaimer
This Executive Summary contains privileged and confidential information. Unauthorized use is strictly prohibited.
Informational Purpose
This Executive Summary is for informational purposes only and is not intended to be a general solicitation or a securities offering of any kind. The information contained herein is from sources believed to be reliable; however, no representation by Sponsor(s), either expressed or implied, is made as to the accuracy of any information. All investors should conduct their own research to determine the accuracy of any statements made. Neither the Sponsor(s), nor their representatives, officers, employees, affiliates, sub-contractors or vendors provide tax, legal, or investment advice. Nothing in this document is intended to be or should be construed as such advice. The SEC 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. Prior to making any decision to contribute capital, all investors must review and execute the Private Placement Memorandum and related offering documents.
Forward-Looking Statements & Financial Disclaimer
This Executive Summary contains forward-looking statements that are predictions only, based on current information, assumptions, and expectations inherently subject to risks and uncertainties. These statements can be identified by terminology such as "may," "will," "seek," "should," "expect," "anticipate," "estimate," or "believe." Sponsors undertake no obligation to publicly update such statements. The Executive Summary also contains future financial projections and forecasts based on numerous assumptions and hypothetical scenarios. Sponsor(s) make no representation or warranty of any kind with respect to any financial projection. Past performance does not guarantee future results. Actual performance may, and most likely will, substantially differ from projections presented herein. The Sponsors make no representations that any investor will achieve profits similar to those shown in pro-formas or other financial projections.
Real Asset-Backed Investing:
Unlocking High-Yield Opportunities
Targeting 12-17% returns with a fully secured investment structure in prime real estate assets.
The Right Time for Real Estate Investing
Market dynamics are aligning to create unprecedented opportunities in real asset-backed investing. As traditional institutions retreat, disciplined private operators — and the investors who fund them — are capturing the premium.
Bank Lending Gap
Tightening underwriting standards at major financial institutions have reduced traditional financing access for quality builders. Experienced private operators fill this void — and the investors who fund them capture the spread.
Surging Capital Demand
Quality builders with strong track records require flexible, reliable capital partners. The demand for private funding solutions is accelerating as project pipelines expand and institutional debt becomes increasingly restrictive.
Asset-Backed Returns
Every dollar deployed is secured by tangible real estate assets in one of the fastest-growing luxury markets in the country. Investors earn high-yield fixed returns with the backing of physical collateral.
Thriving Luxury Market:
Tampa Bay
The Tampa Bay luxury real estate market demonstrates exceptional resilience and sustained growth, driven by unique demographic, economic, and supply-side fundamentals that insulate it from broader market cyclicality.
Annual Population Growth
New Residents 2020–2024
Median Home Price
Projected New Residents by 2030
Hottest U.S. Market (U.S. News, 2025)
Interest Rate Insensitivity
High-net-worth buyers are less impacted by fluctuating interest rates, maintaining strong purchasing power and market stability. Cash purchases and significant liquidity reserves insulate this segment from traditional financing pressures — a structural advantage that persists across rate cycles.
Sustained Demand
Prime submarkets — including South Tampa and St. Petersburg — continue to experience robust buyer interest against severely limited inventory. Competitive sales dynamics and strong pricing reflect a market where demand meaningfully outpaces available supply.
Consistent Appreciation
Key luxury zip codes show ongoing property value growth and deepening investor confidence. Tampa Bay continues to attract high-net-worth migration from higher-tax states, sustaining long-term demand fundamentals and supporting premium exit valuations.
Demand Outpacing Supply
In H1 2025, Tampa Bay leased 8,000+ new apartments — a 15% year-over-year record high — while new construction starts hit their lowest level since 2019.
Major Employer Anchor
Tampa is anchored by JPMorgan Chase, Raymond James, Amgen, Citi, and BayCare Health — driving sustained job growth and housing demand.
Zero State Income Tax
Florida's zero state income tax and business-friendly climate continue attracting corporate relocations and high-income migrants, sustaining long-term housing demand.
Tampa ranks #14 among the hottest housing markets in the nation — with median home prices forecast to appreciate 12–18%, potentially reaching $460,000–$480,000 by 2026.
Why Target the Luxury Market?
Focusing on the luxury segment offers distinct structural advantages that drive stability, predictability, and stronger risk-adjusted returns for investors.
Market Resilience
Luxury properties demonstrate remarkable stability, largely insulated from the economic downturns that impact entry-level housing most severely. The high-end segment historically recovers faster, depreciates less, and maintains stronger liquidity even in challenging macro environments.
Financially Robust Buyers
High-net-worth individuals frequently purchase with cash or carry significant income reserves, making them far less susceptible to interest rate volatility and loan approval delays. This buyer profile eliminates the financing contingency risk that disrupts lower-tier transactions.
Value-Driven Decisions
Luxury buyers prioritize lifestyle, exclusive locations, and premium amenities. Quality and experience drive purchasing decisions — not monthly payment calculations. This supports premium pricing, faster sales cycles, and stronger exit execution across every project.
The Revilo Ecosystem
A fully vertically integrated platform — every division works in concert to maximize returns, reduce third-party dependency, and keep profit inside the organization.
Revilo Property Group
The strategic parent. Sets vision, allocates capital, and ensures every division operates with discipline and alignment across every project and cycle.
Revilo Land & Development
Sources raw, off-market land and navigates entitlement — creating a proprietary pipeline that feeds directly into construction. We control the deal from the ground up.
Revilo Construction
Our in-house licensed GC eliminates contractor dependency. We control scheduling, quality, and cost — protecting margins and timelines across every project.
FAR Realty
Our exclusive sales and marketing partner drives premium positioning, buyer qualification, and optimized exit execution — maximizing value at point of sale.
Vertical integration is not a convenience — it is a competitive advantage.
Combined Operator Track Record at a Glance
Built on operational experience, disciplined execution, and vertically integrated growth.
Years of Experience
Homes Built, Renovated & Repositioned
Multifamily Units
Private Investor Capital Managed
Licensed In-House General Contractor
Active Tampa Bay Luxury Projects
Built on operational experience, disciplined execution, and vertically integrated growth.
Revilo's Core Strategies: Building Value
Our disciplined approach focuses on high-yield opportunities in prime locations, ensuring strong margins and capital protection across every deployment.
Infill New Construction
Developing new, modern residences on strategically acquired lots with existing distressed homes, in desirable urban and suburban infill locations. Every site is selected for market demand, build feasibility, and exit velocity. By controlling the asset from land acquisition through construction and sale, we ensure strong returns and predictable profitability — while delivering product that meets the precise expectations of the luxury buyer profile.
Strategic Site Development
Undertaking larger-scale development projects in high-growth, prime areas across Tampa Bay. We prioritize projects with exceptional value-creation potential, robust margins, and a clear path to exit — from land acquisition through full build-out and sale. Each project is underwritten conservatively, with contingency reserves and in-house construction management ensuring margin discipline from day one.
The Strategic Advantage: New Construction
New construction is not just a product choice — it is a deliberate operational and financial strategy that compounds in value with every project executed.
Operational Advantages
More predictable cost structures with fewer surprises and full design control aligned to the target buyer profile
Cleaner inspection sequencing, stronger lender confidence, and no legacy structural issues inherited from older stock
Premium buyer positioning at point of sale — product built precisely to what the market demands
Full design control aligned to target buyer profile
Building Infrastructure, Not Just Homes
The most important outcome of this strategy is the internal construction infrastructure Revilo is building — GC licensing, project management capacity, subcontractor relationships, and estimating systems that compound in value with every additional project we execute.
This platform positions Revilo to scale construction volume while maintaining margin discipline across an expanding portfolio.
"We are not just building homes — we are building a machine."
Underwriting Safeguards
Disciplined underwriting protects investor capital at every stage of the project lifecycle. Our four-pillar risk framework addresses construction, budget, exit, and capital risk with institutional-grade controls.
Construction Risk
- In-house licensed GC eliminates contractor dependency and schedule risk
- Cost-plus structure ensures full cost transparency — no hidden markups
- Established subcontractor relationships protect quality and timelines
- Full design control aligned to buyer profile from day one
Budget Risk
- Conservative project budgets with contingency reserves built in
- Cost-plus model makes overruns visible and manageable in real time
- New construction eliminates inherited structural issues
- Predictable cost structures with cleaner inspection sequencing
- 12–15 month build cycles align precisely with our 15-month offering term — capital in, project out, investors paid
Exit Risk
- Tampa Bay luxury buyer pool is cash-heavy and rate-insensitive
- Limited inventory in key submarkets supports strong pricing power
- Homes pre-positioned to target buyer profile — premium finishes, prime locations
- Conservative exit pricing underwritten below recent comparable sales
Capital Risk
- Investor capital secured by tangible real estate assets at all times
- Fund does not deploy capital until project is acquisition-ready
- Fixed annualized returns established at commitment — no floating rate exposure
- All offerings fully disclosed under 506(c) with verified accredited investors only
Revilo RE Fund 1 — Fund Structure
How your capital is deployed, protected, and returned.
Capital flows from accredited investors through the fund to Revilo Homes via a secured intercompany promissory note — generating fixed annualized returns of 12%, 15%, or 17% backed by tangible real estate assets.
How You Participate
Investors earn fixed annualized returns. All investments are secured by tangible real estate assets, providing a robust foundation for capital preservation and growth.
Luxury Infill New Builds
Multiple locations across Tampa Bay. Your capital rotates across individual luxury home cycles, providing diversification across projects, sites, and timelines — with consistent fixed return execution throughout.
Site Development + Build
Your capital is committed to a single project from land acquisition through full construction and sale — tracking the complete value-creation arc of one premium development from ground to exit.
Three Flexible Term Options — Available on Both Tracks
Option 1
15-Month Term
12% Annualized
Single balloon payment at maturity. Ideal for investors seeking a shorter commitment window with strong fixed yield.
Option 2
36-Month Term
15% Annualized
Mid-term interest payout at month 18, principal and remaining interest returned at month 36. Balanced liquidity and return.
Option 3
36-Month Term
17% Annualized
Full accrual to maturity — maximum return for investors with a full 36-month commitment horizon.
Investment Example: $100,000
The following illustrates precisely how a $100,000 investment performs across all three options. These projections are based on the stated fixed annualized rates and established term structures.
Option 1 — 15-Month | 12% Annualized
Capital Invested: $100,000
Term: 15 months
Total Interest Earned: $15,000
Structure: Single balloon payment at month 15
Total Payout at Maturity: $115,000
Option 2 — 36-Month | 15% | Mid-Term Payout
Capital Invested: $100,000
Term: 36 months
Month 18 Payout (interest only): $22,500
Month 36 Payout (principal + balance): $122,500
Structure: Two payments — interest at month 18, principal + balance at month 36
Total Received: $145,000
Option 3 — 36-Month | 17% | Full Accrual
Capital Invested: $100,000
Term: 36 months
Total Interest Earned: $51,000
Structure: Single balloon payment at month 36 — maximum return for full commitment
Total Payout at Month 36: $151,000
Invest with Your Retirement Funds
Most investors don't realize their old 401(k) or pension can be converted into a Self-Directed IRA — putting them in full control of where their retirement capital works. We guide investors through the straightforward conversion process, unlocking the ability to invest directly into Revilo's real estate projects and earn double-digit annualized returns.
Convert Existing Accounts
Convert old 401(k)s, pensions, and traditional IRAs into a Self-Directed IRA with ease. Simple setup through a qualified custodian — we guide you through every step of the process.
Real Estate Returns
Earn 12–17% annualized returns backed by real estate — not the stock market. Diversify into tangible, hard assets with real collateral and predictable fixed return structures.
Tax-Advantaged Growth
Potential tax-deferred or tax-free growth depending on your account type. Self-Directed IRAs allow qualified investors to compound returns within a tax-advantaged structure — maximizing long-term wealth accumulation.
A Note for Fund-of-Funds Managers
Revilo RE Fund 1 offers a dedicated premium rate structure for fund-of-funds managers bringing committed, verified accredited investor capital. The +1% premium across all tiers is designed to allow managers to pass through competitive returns to their clients while maintaining their own fee architecture. In addition to this FOF Managers will recieve a 2% Kicker paid out at the same time as their investors.
Enabled by the Avestor platform, which supports multiple discrete offerings within the same fund — allowing clean, compliant separation of investor tiers. Each capital tranche is managed independently, ensuring full transparency and regulatory compliance at every level.
The TeamThe Revilo RE Fund 1 leadership team combines 40+ years of real estate development, construction, and private capital expertise — united by shared ownership, aligned incentives, and a disciplined commitment to execution and investor returns.
Ryan Whitefield
Ryan Whitefield is a seasoned real estate developer, entrepreneur, and founder of Revilo Property Group, with more than 20 years of experience in construction, development, and investment management across the United States and United Kingdom. Over the course of his career, he has built, renovated, or repositioned more than 500 residential properties and has been involved in the acquisition and management of over 500 multifamily units.
Ryan leads a vertically integrated real estate platform spanning luxury homes, multifamily repositioning, and luxury assisted living developments. Known for identifying high-value opportunities and executing complex projects, he has successfully raised and managed millions in private investor capital while building long-term investor relationships centered on transparency, execution, and performance.
A member of the Forbes Business Council, Ryan combines hands-on construction and operational expertise with a long-term vision focused on scalable growth, disciplined investing, and creating high-quality real estate assets.
Bill Allen
Bill Allen is a retired U.S. Navy Test Pilot and CEO of 7 Figure Flipping, the premier house flipping and wholesaling mastermind in the country, Bill also created a mastermind called Teenage Tycoon, where empowers the next generation, teaching them about business, financial literacy and simulates many real life situations that have these teens thinking outside of the box. He founded Blackjack Real Estate in 2015 — scaling it from 1–2 deals a year to a fully systematized operation executing 100+ transactions annually across the Southeast with a 15-person team. Bill is the host and Executive producer of the Multi Award winning TV Franchise Kids Who Flip.
With hundreds of deals closed, over $100M in private capital raised, and a stake in over 2,000 apartment units, Bill brings institutional-level experience and a flawless track record to every project he touches. His military background in leadership and precision, combined with deep expertise in corporate structures, private lending and self-directed retirement capital, positions him as an exceptional partner for investors seeking disciplined, high-performance real estate opportunities.
Frank Albert Realty — Sales & Marketing
Frank Albert Realty is a premier boutique real estate brokerage serving the Tampa Bay region, known for its high-touch client experience, innovative marketing strategies, and extensive local network. With deep roots throughout the Tampa Bay community, the firm has built a reputation for delivering exceptional results across luxury residential sales, new construction, builder representation, and investment properties.
As the exclusive sales and marketing partner , Frank Albert Realty will oversee all home sales, presales, branding, digital marketing, and social media strategy while guiding buyers seamlessly through the entire process — from initial inquiry and contract to closing and post-sale support. Their commitment to client service, market knowledge, and strategic exposure positions them as one of the region’s most respected and connected brokerages.
Frank Albert
Broker & Owner
Frank Albert is the Broker and Owner of Frank Albert Realty, a leading boutique real estate brokerage based in Tampa, Florida. Since entering the real estate industry in 2011, Frank has built a reputation for his relentless work ethic, innovative marketing strategies, and deep understanding of the Tampa Bay market. In 2015, he founded Sublime Staging, which has grown into one of Tampa’s largest and most prestigious home staging companies, before launching his own brokerage shortly thereafter.
With experience spanning residential sales, builder and developer consulting, staging, marketing, and investment properties, Frank has successfully built a collaborative team culture focused on delivering exceptional service and results. His vision was to create a brokerage where top agents work together not only as colleagues, but as trusted partners dedicated to becoming one of the most respected real estate firms in the Tampa Bay area.
Geri Sanchez
Sales Team Leader
Geraldine “Geri” Sanchez is a Sales Team Leader and top-producing real estate agent with Frank Albert Realty, specializing in luxury residential sales, lagoon communities, new construction, and investment properties throughout the North Tampa region. With more than 20 years of experience in real estate, her background includes commercial real estate investment analysis, asset management, project management, leasing, marketing, and investor relations.
Recognized as one of the region’s leading real estate professionals, Geri has received numerous industry honors, including Sales Agent of the Year 2024 and Team of the Year 2024 at the Agent Choice Awards, along with multiple Tampa Bay Builders Association awards for sales, marketing, and social media excellence. Fluent in both English and Spanish, Geri combines creativity, market expertise, and strong community relationships to deliver exceptional results for buyers, sellers, builders, and investors alike.
Snap Shot Of Some Current Projects
New construction — delivers greater cost predictability, design control, and exit quality. All projects are being executed under our in-house general contractor license.
5635 7th Ave N — Lot 1 - $1M
St. Petersburg, FL 33710 | Plans approved. Budgeting underway. Ready to break ground upon permit issuance. In-house GC execution to control costs and timeline.
5635 7th Ave N — Lot 3 - $1M
St. Petersburg, FL 33710 | Plans approved. Budgeting underway. Ready to break ground upon permit issuance. In-house GC execution to control costs and timeline.
5635 7th Ave N — Lot 4 - $1M
St. Petersburg, FL 33710 | Plans approved. Budgeting underway. Ready to break ground upon permit issuance. In-house GC execution to control costs and timeline.
3033 W Asbury Pl - $2.2M
Tampa, FL 33611 | Demo permits in process. Architectural plans finalized. Contractor bids under review. Targeting 3,000+ SF luxury buyer in prime South Tampa 33611 submarket.
2931 Coachman Rd $2.2M
Tampa, FL 33611 | Demo permits submitted. Architectural drawings returned. Bid comparisons underway. In-house GC enables earlier subcontractor lock-in and internal cost tracking.
8026 33rd Ave N $1.3M
St. Petersburg, FL 33710 | Pre-construction design phase. Architect engaged. Plans in development. Ground-up approach enables buyer-specific layout optimization and eliminates renovation unknowns.
Snap Shot Of a Full Site Development
18-Lot Gated Community · 25 Acres ·
A rare opportunity to develop a fully gated, master-planned residential community in one of Pasco County's most desirable growth corridors. That classic county feel — open land, privacy, and space — yet minutes from every amenity. No two homes will look the same. Every lot is one acre. Every home is built to a standard that doesn't exist in this market yet.
Total Site
Each 1 Acre
Home Size
Price Range
Gated & Private
Identical Homes
The Tennessee Vibe, Florida Climate
Inspired by the rolling estate communities of Tennessee — stone facades, board and batten, dark metal roofs, oversized windows, and grand proportions — brought to life under Florida skies. Architecturally curated, individually designed, and built to a level of quality this submarket has never seen.
Why Dade City?
Strong and growing demand for large-lot, high-quality homes in Pasco County. Buyers are fleeing density and seeking space, privacy, and craftsmanship. This product — gated, 1-acre lots, 4,000–5,000 sqft custom homes at $1.5M–$2M — fills a gap that simply does not exist in this corridor today.
Example home styles — no two homes will be identical. Each residence is individually designed to the buyer's specification.
Site & Demolition Plan — Old St. Joe Subdivision, Pasco County, Florida · C4.1
This is not a subdivision. This is a legacy community — built for buyers who want space, privacy, and a home that reflects who they are.
How to Invest
Getting started is straightforward. The following outlines the process from first conversation to funded commitment — designed to be efficient, transparent, and professionally guided at every stage.
Connect
Reach out directly to discuss your investment goals, preferred term, and capital amount. We will walk you through the offering and answer every question with full transparency.
Review Documents
Receive and review the Private Placement Memorandum and all related offering documents. We encourage all investors to consult their personal legal and tax advisors prior to commitment.
Verify Accreditation
Complete accredited investor verification as required under 506(c). This is a straightforward process and we will guide you through every step — typically completed within 24–48 hours.
Execute and Fund
Execute the subscription agreement and fund your commitment. Capital is deployed into active projects and your fixed return clock begins immediately upon funding confirmation.
Receive Your Returns
Receive your fixed annualized return at maturity — or at month 18 and month 36 if you selected Option 2. No surprises, no floating rates — exactly as committed at the time of investment.
Revilo RE Fund 1 · Tampa Bay, Florida
Ready to Put Your Capital to Work?
Revilo RE Fund 1 is accepting commitments from accredited investors now.
Ryan Whitefield — Principle
612-214-2908
ryan@revilogroup.com
www.revilorefund.com
Revilo Property Group
Tampa Bay, Florida
revilo.com
This offering is made exclusively to accredited investors under Regulation D, Rule 506(c). All investors must execute the Private Placement Memorandum prior to funding. This presentation does not constitute an offer to sell securities.
Revilo RE Fund 1