Important information regarding the projections, track record, and risks described on this site and in the offering materials. Last updated August 2026.
All financial figures presented on this site and in related materials, including LP multiples, cash returns, annualized internal rates of return, total LP capital, pipeline duration, and hold periods, are projections at the base case. They are illustrative and hypothetical. They are not results, and no property has been acquired and no home has been sold.
These projections rest on assumptions regarding land basis, construction cost, financing terms and availability, permitting and entitlement timelines, absorption, and sale pricing, none of which is guaranteed and any of which may prove incorrect. The base case assumes a sale at $1,900 per above-grade square foot. Actual results may differ materially and adversely from the figures shown, and there is no assurance that any projected return will be achieved or that investors will not lose their entire investment. Sensitivity scenarios and the full set of assumptions are provided in the offering materials.
Past performance of the sponsors, partners, architects, builders, brokers, and affiliates described on this site is not indicative of and does not guarantee future results. Prior projects were undertaken under different market, cost, financing, and regulatory conditions than those applicable to this offering, and in some cases by different teams, in different locations, and at different scales.
References to awards, publications, rankings, named clients, prior transaction volumes, and prior projects describe the background of the individuals and firms involved. They are not a representation about the performance of this offering, and no such party guarantees any outcome of the Fund.
An investment in the Fund is speculative and involves a high degree of risk, including the risk of loss of the entire amount invested. Risks include, among others, construction cost overruns and delays, labor and materials availability, permitting and entitlement risk, the availability and cost of financing and changes in interest rates, wildfire and other natural hazard and insurance risk, declines in residential values in the Pacific Palisades market, concentration in a single geographic corridor and a single product type, and reliance on key personnel and third-party contractors.
Prospective investors should read all offering materials, including the risk factors set out in the Private Placement Memorandum, and should consult their own legal, tax, and financial advisors. No investor should commit capital that they cannot afford to lose in full.
Interests in the Fund are illiquid. They are not transferable without the consent of the Manager, they are not listed on any exchange, and no public or private secondary market exists or is expected to develop. There is no redemption or withdrawal right.
Investors must be prepared to hold their interests for the full life of the Fund, which may be longer than projected. Distributions are made as assets are sold and are neither guaranteed as to amount nor as to timing.
Securities are offered through Covitus Capital, LLC via GT Securities, Inc., Member FINRA/SIPC (CRD #116012). Covitus Capital, LLC acts as placement agent for the offering, and its role covers investor introductions, subscription processing, and accredited investor verification. Investment decisions, fund governance, and management of the Fund remain with the Manager. Covitus Capital is not affiliated with Phoenix Development Group or Galaxy Venture Capital.
This site does not constitute an offer to sell or a solicitation of an offer to buy any securities. Any such offer will be made only pursuant to a definitive private placement memorandum, subscription agreement, and other offering documents to qualified accredited investors as defined under Regulation D of the Securities Act of 1933, as amended. Accredited status is independently verified before any subscription is accepted.
