Reg D 506(c) · Private Placement · Accredited Investors Only

Echelon
Royal Vista Tower

100 Seascape Drive · Miramar Beach, Florida · 24-Story Luxury Resort Condominium

$96M
Equity Offering
8%
Preferred Return
~18%
Target IRR
2.1×
Equity Multiple
Express Interest View Deal Terms
$320MTotal Project Cost
246Luxury Units
24Stories
504KNet Residential SF
$407M+Projected Value
85/15Investor Split
The Opportunity

Premier Gulf Coast Luxury Resort Development

Echelon is positioned to become the premier luxury resort condominium on Florida's Gulf Coast. Located at 100 Seascape Drive in Miramar Beach — Walton County's most exclusive coastal enclave — the project occupies one of the last large-scale DRI-entitled development sites in the region.

  • 24-story tower with panoramic Gulf views — penthouse level at 288 feet above grade
  • Walton County DRI entitlement allows up to 250 units on this site — rare and finite
  • Master development order in place; planning review completed with only mild comments
  • WFG ALTA Title Commitment No. 2585608FL-A at $20M acquisition price
  • Adjacent to Seascape Resort Golf Course and Scenic Gulf Drive
  • Tokenized equity interests via DelNorte Equity Mint (ERC-1400 / ERC-3643)
Echelon — Miramar Beach Florida luxury resort condominium
Deal Terms

Investment Structure & Capital Terms

Echelon SPV LLC is a Delaware single-purpose co-investment vehicle under Reg D Rule 506(c). General solicitation permitted. All investors must be verified accredited investors prior to subscription acceptance.

TermDetail
Offering EntityEchelon SPV LLC — Delaware LLC, single-purpose co-investment vehicle
Total Equity Offering$96,000,000
Investor Equity (85%)$81,600,000
Sponsor Equity (15%)$14,400,000 — MB Condos LLC
Total Project Cost$320,000,000 (estimated)
Acquisition Price$20,000,000 (WFG ALTA Commitment No. 2585608FL-A)
Total Debt~$224,000,000 (~70% LTC)
Preferred Return8% cumulative per annum on invested capital
Target Investor IRR~18%
Target Equity Multiple2.1× investor · 3.2× sponsor
Projected Stabilized Value$406,500,000+
Minimum Investment$100,000–$250,000 (to be confirmed with securities counsel)
Offering ExemptionReg D Rule 506(c) — general solicitation permitted; verified accredited investors only
Holding Period3–5 years from first close; no periodic redemption rights
Distributions8% preferred → 85/15 split on remaining profits per waterfall
Token StandardERC-1400 / ERC-3643 permissioned security tokens
PlatformDelNorte Equity Mint · delnorte.io · ag@delnorte.io · 407-490-2284
Residences

246 Units Across Six Residence Types

From two-bedroom Gulf-view suites to multi-story penthouses with private pools and spas — each residence is designed to the highest resort condominium standard.

Unit A
3-Bed / 3.5-Bath
2,025 SF
102 units
Unit B
2-Bed / 2-Bath
1,688 SF
102 units
Unit C
4-Bed / 4.5-Bath
2,703 SF
34 units
Unit D — Terrace
4-Bed / 6-Bath
3,967 SF · Level 5
4 units
Unit E — Penthouse
5-Bed / 7-Bath
4,857 SF · Levels 23–24
2 units
Unit F — Penthouse
4-Bed / 7-Bath
3,935 SF · Level 24
2 units
Amenities

Five Floors of Resort-Grade Amenities

Levels 1 through 6 are dedicated entirely to amenities, entertainment, and parking. No residential units below Level 7.

5
Amenities Deck
Three pools + lazy river, outdoor bar and lounge, co-workspace, and two restaurants with panoramic Gulf views at 65 feet.
6
Event & Fitness Floor
Grand ballroom, bridal and groom suites, catering kitchen, full fitness center, and group exercise studio.
3–4
Entertainment Levels
Bowling, billiards, golf simulators, theater rooms, arcade, and eateries — resort-grade entertainment without leaving the building.
23–24
Owner's Club & Spa
Two-level spa, private owner's club, and Gulf-facing rooftop terrace at 300 feet — available to penthouse and select unit owners.
P
Parking Podium
Four-story covered structure: 500 vehicle spaces and 250 golf cart spaces — a signature amenity for Gulf Coast resort developments.
↗
Sports & Grounds
Pickle ball courts, resort-quality landscaped arrival, surface parking, and a grand circular porte-cochère entrance on Level 2.
Location

Miramar Beach, Walton County, Florida

Miramar Beach Florida Gulf Coast

Miramar Beach sits at the heart of Florida's Emerald Coast — one of the country's most desirable resort destinations, known for sugar-white sand and emerald Gulf waters.

  • Adjacent to the Seascape Resort Golf Course and Scenic Gulf Drive
  • Walking distance to Miramar Beach public Gulf access
  • Walton County DRI entitlement — one of the last unrestricted development sites
  • Northwest Florida Beaches International Airport: ~25 minutes
  • 30A, Rosemary Beach, and Seaside within 15 minutes
  • Rapidly appreciating luxury Gulf Coast market with severely constrained supply
  • No competing 24-story resort condominium currently planned in Walton County
Express Interest

Ready to Explore Echelon?

This offering is open to verified accredited investors only. To receive the full Private Placement Memorandum and schedule a call with the sponsor team, express your interest below. DelNorte will coordinate your introduction.

Express Interest Request PPM

ag@delnorte.io · 407-490-2284 · delnorte.io

IMPORTANT: This page is for informational purposes only and does not constitute an offer to sell or a solicitation to buy any securities. Interests have not been registered under the Securities Act of 1933 and are offered pursuant to Reg D Rule 506(c). Available exclusively to verified accredited investors. All investments involve risk including possible total loss. Projections are forward-looking and not guaranteed. Distributed by DelNorte, Inc. solely as a technology and advisory platform provider. DelNorte is not a registered broker-dealer, investment adviser, placement agent, or funding portal. All compliance obligations remain the sole responsibility of the issuer and its retained securities counsel.