California Winery Resort
High-yield fixed-income product fully backed by a first-priority deed of a 108-key luxury resort in the heart of California Wine Country.
Investor inquiryA USD 3,000,000 senior secured facility to Appellation Healdsburg — a 108-key luxury lifestyle hotel that opened September 12, 2025 in the heart of California Wine Country, operated under the Appellation Hotels brand co-founded by Michelin-starred chef Charlie Palmer and former Four Seasons president Christopher Hunsberger.
The facility is fully secured by a first-priority deed of trust against the property, whose estimated appraised value of ~USD 118M implies a loan-to-value below 3% — a 97.5% equity cushion ahead of the senior lender.
Investors receive 10% per annum in USD, paid monthly in arrears, with a 6-month bullet return of principal at maturity.
- Senior first-lien secured
- <3% LTV
- 97.5% equity cushion
- Operating revenue assignment as secondary collateral
- Title insurance required at close
- First-priority deed of trust
- 6-month bullet
- Monthly USD coupon
- 01Appellation Hotels co-founded by Charlie Palmer (Michelin-starred chef, James Beard Award winner, 20-year Healdsburg resident) and Christopher Hunsberger (former President, Four Seasons Hotels and Resorts).
- 02Senior secured facility of USD 3,000,000 at 10% per annum in USD.
- 036-month bullet maturity with monthly interest payments. All-in yield is fixed and USD-denominated.
- 04Loan-to-Value below 3%. The property has an estimated appraised value of USD 118M (~USD 1.09M per key × 108 keys), providing a 97.5% equity cushion ahead of the senior lender.
- 05Member of Small Luxury Hotels of the World (SLH) with full Hilton Honors global distribution — immediate access to high-spending leisure travelers and OTA booking infrastructure from day one.
- 0692 wineries within Healdsburg city limits; city Transient Occupancy Tax rate of 16% generating over $11M annually — one of California Wine Country's most concentrated luxury hospitality markets.
- 07Income distributed monthly in arrears; full principal returned in a single bullet payment at 6-month maturity.
- 08First-priority deed of trust recorded against hotel property at 165 Foss Creek Circle, Healdsburg, CA 95448 plus operating revenue assignment as secondary collateral.
- 09Collateral: First deed of trust — 165 Foss Creek Circle · EB-5 Regional Center: Golden Gate Global (GGG).
Appellation Healdsburg — Property Overview
Full walk-through of the deal thesis, structure, and underlying assets. Video briefing available on request via investor inquiry.
Meet the founders
Appellation Hotels was co-founded by two individuals who represent complementary mastery — one owns the flavor of the place, the other has run the most disciplined luxury hotel system in the world. Charlie Palmer is a Michelin-starred chef and James Beard Award winner who has lived in Healdsburg for 20+ years; his son Reed Palmer serves as Chef de Cuisine of Folia Bar & Kitchen on property. Christopher Hunsberger is the former President of Four Seasons Hotels and Resorts with 35+ years at the firm, bringing institutional-grade operational discipline and global distribution relationships.
Hotel amenities
Folia Bar & Kitchen — 204-seat signature restaurant anchoring the hotel lobby, wood-fire ovens, seasonal California menu. Andys Beeline Rooftop — three-story rooftop cocktail bar with panoramic views. Terroir Spa — wine-country-inspired treatments. Two outdoor pools. The Grange — versatile event/wedding space. On-property Edible Garden supplying Folia. Crafted Program of immersive classes (coffee blending, embroidery, flower foraging, wine education). Situated on a bicycle trail linking the hotel to downtown Healdsburg's Plaza.
Healdsburg: premium wine-country destination
Healdsburg sits at the intersection of three American Viticultural Areas — Dry Creek Valley, Alexander Valley, and Russian River Valley. Within city limits there are 92 wineries, generating persistent year-round demand for premium accommodation and fine dining. The 16% Transient Occupancy Tax generates over $11M annually, reflecting the depth of the local visitor economy. The typical Healdsburg visitor is affluent, experience-oriented, and increasingly food-focused — the customer Appellation was designed for.
Competitive set — ADR benchmarking
Appellation's $595 target ADR is set at roughly 64% of Montage and 54% of SingleThread. This is a deliberate strategy to capture the high-volume middle of the Healdsburg market where supply is thin and the experiential proposition is differentiated. The comp-set gap between $739 (Madrona) and $214 (market average) is where Appellation competes, with scale, F&B quality, and global distribution that the boutique set cannot replicate.
Sonoma County lodging performance
The broader Sonoma County market showed ADR softness in the back half of 2025, with demand relatively stable and pricing under pressure. November's occupancy recovery (+2.2% YoY) alongside still-declining ADR (-2.6%) is a classic sign of a market filling rooms with discounting. CoStar's 2026 forecast of +0.6% RevPAR growth signals stabilization, not deterioration. The 6-month loan horizon limits structural market exposure, and Appellation's luxury positioning insulates it from mid-market ADR compression.
- Property Name
- Appellation Healdsburg
- Brand
- Appellation Hotels (flagship property)
- Address
- 165 Foss Creek Circle, Healdsburg, California 95448
- Asset Type
- Full-service luxury lifestyle hotel — culinary-led
- Appraised Value (Est.)
- ~USD 118,000,000 (~USD 1.09M per key)
- Custodian
- First-priority deed of trust; title insurance required at close
- Opening Date
- September 12, 2025
- Room Count
- 108 keys — 99 standard rooms + 9 suites
Charlie Palmer
Michelin-starred chef and James Beard Award winner. Has lived in Healdsburg for more than 20 years, bringing deep community roots alongside national culinary recognition. His son, Reed Palmer, serves as Chef de Cuisine of Folia Bar & Kitchen on property. Palmer's restaurants have earned consistent critical acclaim and a loyal high-spending clientele across two decades.
Christopher Hunsberger
Former President of Four Seasons Hotels and Resorts, with 35+ years at the firm. Brings institutional-grade operational discipline, global distribution relationships, and a blue-chip hospitality network to the brand. His tenure at Four Seasons built his credentials as one of the most experienced luxury hotel operators in the world.
- FACILITY SIZE
- USD 3,000,000 senior secured
- COUPON
- 10% per annum, USD-denominated
- TENOR
- 6-month bullet maturity
- INTEREST PAYMENT
- Monthly in arrears; principal returned in full at maturity
- LOAN-TO-VALUE
- <3% (appraised value ~USD 118M)
- COLLATERAL
- First-priority deed of trust — 165 Foss Creek Circle, Healdsburg, CA 95448 · Operating revenue assignment as secondary collateral
- EB-5 REGIONAL CENTER
- Golden Gate Global (GGG)
- MINIMUM SUBSCRIPTION
- USD 100