Spring 2026 · Franklin, NC · Macon County · Regulation D
Cedar Knob Nexus
Investor Overview
A 153-acre, asset-backed mountain development platform — combining land development, hospitality, experiential programming, and AI-powered media into a unified closed-loop ecosystem designed to generate revenue during construction, not after completion. This page contains all investment materials for the $7M capital raise.
Single Capital Raise · Spring 2026 · Target Close Q3 2026
The Investment Offer
Cedar Knob Nexus — Macon Nexus Development LLC · Franklin, North Carolina
$7,000,000
Integrated Mountain Ecosystem — $7M Capital Raise
153-acre, asset-backed mountain development platform with first lien security on the property and a 10% equity interest. PIK (Payment-in-Kind) structure eliminates early cash drain on operations. Revenue begins October 2026. Target institutional refinance of approximately $14M at 24–36 months returns investor capital. The platform combines phased residential development, hospitality activation, experiential programming, and AI-powered media production — all operating simultaneously in a self-reinforcing closed-loop ecosystem.
First Lien · 153-Acre Property
10% Equity Interest
PIK — No Early Cash Drain
Regulation D · Accredited Only
Target Close Q3 2026
Revenue Begins Oct 2026
~$14M Institutional Refi at 24–36 Mo
DSCR 1.21 at Stabilization
$789K Stabilized NOI
Raise Amount
$7M
Single tranche
Security
Note + Equity
Secured note + 10% interest
Lien Position
First Lien
153-acre Cedar Knob Nexus
Stabilized NOI
$789K
DSCR: 1.21
Platform Value
$50M+
Full ecosystem
5-Yr Net Profit
~$34.6M
2027–2031 total
Valuation @ 6% Cap
$13.16M
Income-based
Refi Capacity
$6M–$7M+
At stabilization
CNK Proforma · Generated May 2, 2026
Five-Year Financial Model
Revenue variability is intentional — structured around capital event cycles. 2028 and 2030 are peak capital-event years driven by residential and commercial asset sales. Recurring operational revenue layers provide continuous baseline cash flow.
5-Yr Total Revenue
~$96.9M
2027–2031 aggregate
5-Yr Net Profit
~$34.6M
2027–2031 total
Total Assets 2031
$50.1M
From $3M initial basis
Total Equity 2031
$39.7M
From $3M in 2026
Peak Year Cash
$5.84M
Year-end 2029
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| Year | Gross Revenue | Gross Profit | Net Profit | Net Margin | Total Assets | Cash Year-End |
|---|---|---|---|---|---|---|
| 2027 — Year 1 | $6,900,000 | $2,631,988 | $1,811,160 | 26% | $12,737,243 | $1,078,473 |
| 2028 — Year 2 ⭐ | $24,300,000 | $11,274,120 | $10,540,408 | 43% | $24,570,904 | $4,560,853 |
| 2029 — Year 3 | $11,600,000 | $4,351,790 | $4,982,198 | 43% | $35,478,509 | $5,842,372 |
| 2030 — Year 4 ⭐ | $32,400,000 | $14,127,531 | $15,773,915 | 49% | $49,582,385 | $4,148,031 |
| 2031 — Year 5 | $21,700,000 | $8,172,915 | $1,578,460 | 7%* | $50,148,357 | $1,414,846 |
| 5-Year Total | ~$96.9M | ~$40.4M | ~$34.6M | — | — | — |
⭐ Peak capital-event years. *2031's 7% margin reflects final investment into the 30,000 SF mixed-use building — which generates $32,500/month passive income from 2032. Investment, not underperformance.
Revenue by Category — Key Drivers Per Year
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| Revenue Category | 2027 | 2028 | 2029 | 2030 | 2031 |
|---|---|---|---|---|---|
| Capital — Home Sales | $2,520,000 | $4,925,000 | $1,275,000 | $16,098,500 | — |
| Lodge Revenue | $241,668 | $309,805 | $431,250 | $489,145 | $541,480 |
| Geodesic Domes Rental | $38,280 | $98,545 | $200,430 | $342,240 | $357,018 |
| Studio Production Revenue | $28,500 | $278,000 | $690,563 | $879,619 | $1,718,020 |
| Workshops | $150,000 | $300,000 | $450,000 | $500,000 | $250,000 |
| Lodge Studio Rental | $75,625 | $216,000 | $432,000 | $799,500 | $1,374,888 |
| Services, Events & Retreats | $42,500 | $95,625 | $143,441 | $215,165 | $362,244 |
| WebWeave / IP Assets | $12,000 | $22,400 | $77,500 | $178,000 | $240,000 |
| Cottage/Villa Rentals | $72,000 | $72,000 | $468,000 | $468,000 | $468,000 |
| Mobile AT Studio Bus | $63,900 | $114,000 | $141,300 | $154,017 | $181,749 |
Three Brands · One Closed-Loop Ecosystem
The Platform
Three components operating simultaneously. Every element reinforces the others. Revenue, demand, and asset value all move together. Each phase funds the next — no capital sits idle.
Cedar Knob Nexus — Mountain Core
153 Acres · Sugarfork, NC
25 build-ready lots, 4 ridge lots, 111 acres S2G2 conservation preserve. Underground power, internal roads, shared well systems in place. Geodomes, eco-cottages, ridge lodges, residential builds, and the Sugarfork Legacy village. Infrastructure-ready from Day 1. Peak elevation 4,109 ft. Cherokee heritage — Kulosetsi village site. S2/G2 globally imperiled ecosystem designation adds irreplaceable cultural and conservation value.
Bellavista Nexus Landing — In-Town Hub
Highway 64 · Franklin, NC · 3.63 Acres
Hilltop commercial property — 90-seat Bellavista Bistro, craft microbrewery, spa & wellness, live music venue, and van/RV micro-resort. The front door and primary demand engine for the entire ecosystem, 9.5 miles from the mountain core. Funnels corridor traffic — Highlands, Cashiers, Gatlinburg, Atlanta, Charlotte, Florida — directly into Cedar Knob Nexus. Restaurant projecting $3.6M+/year at stabilization.
WebWeave Nexus — Media & IP Platform
AI Studio Campus · Content → Demand Engine
728-page novel Basically Done — set on the mountain, released January 2026. 50-city book tour activating regional audiences. AI-assisted production studio with provisional patent (No. 63/874,506) for continuity/storytelling engine. 51,642+ monthly Spotify listeners, 400+ songs, 27 released albums at zero promotional spend. Content creates audience → audience creates demand → demand drives real estate velocity. Scales toward $1.7M+ annually independent of real estate performance.
Sugarfork Legacy Village — Strategic Tract 4 · Unified 2030 Opening
The Village Core — Primary Capital Event Anchor
~34-suite Lodge Inn, full-service restaurant, village amphitheater, retail and professional space, artist studios and wellness spaces, and approximately 7,000 SF of dividable event space. The platform's primary capital event anchor — commercial land sale in 2028 ($6.88M commercial land transaction) and 2030 ($1.97M). Also the destination that transforms Cedar Knob Nexus from a resort into a fully realized community and cultural campus. Sacred Wellness Village units can be converted to secured notes and transferred to lender in satisfaction of debt — primary investor exit mechanism.
Five Independent Layers · No Single Layer Required for Viability
Revenue Stack
The platform generates revenue across five distinct, non-correlated layers. If any single layer underperforms, the others continue operating. This structure provides resilience uncommon in single-use development.
Layer 1 — Predictable Base
Stabilized Lease-Backed Income
$85K–$90K/mo
Lease-backed assets covering baseline obligations. Supports DSCR and institutional refinance confidence. 2032 stabilized rent roll: $861K/year passive — Mixed-Use Building ($390K), Inn Lodge ($390K), Restaurant ($81K). All operators bear operational risk.
Layer 2 — Recurring Operations
Core Hospitality & Lodging
$3.6M–$5M+/yr
Restaurant $3.6M+/yr · Geodesic domes $1.3M+/yr stabilized · Eco-cottage rentals $468K/yr · Lodge $541K/yr · Craft ales, spa, deli, in-room spa services. Recurring, predictable cash flow independent of capital events.
Layer 3 — High-Margin Experiential
Events, Retreats & Workshops
$1.39M+/yr peak
Mountain Music Lodge ticketed events up to $1,390,000/year. Workshops $150K–$500K/yr scaling. Yoga private sessions, wellness retreats, sound healing. Drives occupancy across all lodging units and increases per-guest spend. Heritage cultural programming, Cherokee history.
Layer 4 — Media & IP
WebWeave Nexus Studio
$1.7M+/yr target
Studio production $1.7M+/yr at scale · Lodge Studio rental $1.37M/yr · Mobile AT Studio Bus $181K/yr · WebWeave IP assets $240K/yr · Merchandise $35K+/yr. Scales toward $1.7M+ annually completely independent of real estate performance. Book tour activates 50-city audience pipeline.
Layer 5 — Capital Events
Residential & Commercial Sales
$16M+ peak year
Phased residential home sales peak at $16M+/year in Year 4. Capital events fund each subsequent expansion phase. 25 build-ready lots + 4 ridge lots. Highlands-Cashiers-Franklin corridor $1.2M median sale price Q4 2025. Each sale anchors demand and validates valuation for the platform.
Ecosystem Flywheel
How the Layers Reinforce
Self-Funding
Media content → audience → demand for hospitality → hospitality proves demand → land values increase → home sales at premium → home sales fund next phase → more amenities → more media content. Each phase funds the next. No single revenue event is required for system viability.
Use of Funds — $7M Capital Deployment
Capital Deployment
Every dollar deployed into income-producing or value-accretive assets. No capital held idle. Deployment sequence designed to generate revenue before next deployment phase requires funding.
Bellavista Nexus Landing
~$1,960,000
90-seat Bellavista Bistro, craft microbrewery, spa and wellness, live music stage with capacity 200+, van/RV micro-resort. Demand engine driving 9.5 miles of corridor traffic to the mountain. Revenue begins Oct 2026.
Summit & Infrastructure
~$1,400,000
Summit ridge access, trail systems, additional well infrastructure, power connections to upper lots, Nvnehi Trail System and Ganvuta Pass, Lot 35 Summit Pool and Activity Hub, Lot 7 Pond development.
Hospitality Units Phase 1
~$1,260,000
5 geodesic domes on Lots 1/4/33/34/35 + 3 cordwood/hempcrete eco-cottages on Lots 7/10/12. Passive solar, radiant PEX slab, Russian fireplace. Generating revenue from first occupancy. 8-unit micro-resort base.
Residential Phase 1
~$1,120,000
First 3–4 mountain homes initiating the 12–16 month construction cycle. Capital event Year 2 (2028) — $4.925M home sales projected. Proves residential demand and anchors per-lot valuations for subsequent phases.
WebWeave AI Studio
~$700,000
Carriage House start-up studio, Mobile AT Studio Bus, Lot 29 Lodge Studio. Production services $1.7M+/yr at scale. Book tour seeding 50-city audience pipeline. Guest Producer engagement program activating creative community.
Sugarfork Pre-Development
~$350,000
Site planning, architectural design, permitting, early infrastructure for the Sugarfork Legacy Village — targeting 2028 commercial land transaction ($6.88M) and 2030 opening. Lodge Inn, amphitheater, event space, wellness center.
Hard Asset Foundation — All Barriers to Entry Already Cleared
The Asset Base
153 acres of infrastructure-ready mountain land already owned by Walnut Hills Conservancy Preserve LLC. Roads in. Power in. Water systems in. No land acquisition required. No entitlement risk.
Build-Ready Lots
25
Infrastructure complete
Ridge Lots
4
Premium elevation
Conservation
111 ac
S2G2 preserve
Peak Elevation
4,109 ft
Cedar Knob summit
What's Already In Place
- Infrastructure: Internal roads, underground power, shared well systems — build-ready inventory from Day 1.
- Conservation easement: 117-acre rare high-elevation Montane Red Cedar-Hardwood Woodland, granitic domes, perennial streams. S2/G2 globally imperiled designation. Provides 130-acre natural backlot.
- Cherokee cultural heritage: Site of Kulosetsi village. Cultural significance underpins programming, tourism identity, and conservation grant eligibility.
- Bellavista Nexus Landing: 3.63-acre hilltop commercial property on Highway 64 — separately held, immediately developable.
- Market corridor: Highlands-Cashiers-Franklin — $1.2M median sale price Q4 2025. $36.7B NC visitor spending 2024. Supply-constrained luxury second-home market.
- No acquisition cost: Land already owned. All $7M deploys directly into revenue-generating activation.
Project Visuals
Hospitality Activation
Bellavista Nexus Landing — the platform's in-town demand engine. Revenue begins October 2026.
Bellavista · Front Door
Patio Dining
Spa & Wellness
Live Stage
Craft Ales
Food & Beer
Microbrewery
Sugarfork Legacy Village · 2030 Opening
Low-Cost Activation Model
2032 Stabilized Position — Platform as Landlord
2032 Stabilized Rent Roll
By 2032, the platform transitions from developer to landlord. Operators lease the assets — bearing all operational risk. The entity collects rent. Passive, predictable, scalable.
Mixed-Use Building
$390K
30,000 SF · annual lease
Inn Lodge
$390K
Leased to hospitality operator
Restaurant
$81K
Leased to restaurant group
Total Annual Passive
$861K
Predictable · debt-free
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| Metric | Value | Notes |
|---|---|---|
| Stabilized NOI | $789,468 | $1.435M revenue × 55% NOI margin |
| DSCR | 1.21 | $789K ÷ $650K estimated debt service |
| Annual Passive Rent Roll | $861,000 | Mixed-use $390K + Inn $390K + Restaurant $81K |
| Valuation at 8% Cap Rate | $9,868,350 | Income-based valuation |
| Valuation at 7% Cap Rate | $11,278,114 | Income-based valuation |
| Valuation at 6% Cap Rate | $13,157,800 | Income-based valuation |
| Refinance Capacity | $6M–$7M+ | 60–70% of stabilized valuation |
| Monthly Passive Income | $71,750 | $861K ÷ 12 months |
Six Parallel Liquidity Pathways — No Single Exit Required
Exit Pathways
Multiple simultaneous liquidity mechanisms. The model does not depend on any single exit event. Each pathway is independently viable — together they create a resilient capital return architecture.
Primary — Asset-Backed
Note Conversion — Sacred Wellness Village
Sacred Wellness Village units converted to secured notes and transferred to lender in full satisfaction of debt. Eliminates traditional refinancing dependency. Non-dilutive, asset-backed resolution.
Secondary — Equity Event
Syndicated Recapitalization
2028–2030 window at projected $24M–$27M platform valuation. Clears early investor positions at premium, recapitalizes at higher valuation for growth phase. Investor exit with full return + upside.
Conventional — Institutional
DSCR-Based Refinance
~$14M institutional refinance at stabilization. Based on $789,468 NOI, DSCR 1.21. Returns full investor capital. Optimizes capital stack for next growth phase. Standard commercial lending pathway.
Equity Event
Equity Repricing & Buyout
Partial ownership resale reflecting market-based valuation. Demonstrates realized value rather than projected appreciation. Triggered at developer's discretion or by lender agreement.
Asset-Level
Home & Parcel Sales
Direct capital realization within an active, amenitized resort environment. 25 build-ready lots plus 4 ridge lots. Immediate liquidity and capital recycling — each sale funds the next construction phase.
Long-Term Hold
Passive Income — $861K/yr
Transition into income preservation by 2032. Debt-free. $861K/year passive rent roll. $71,750/month. No single exit required. Platform sustains indefinitely with operators bearing all operational risk.
Western NC · Highlands-Cashiers-Franklin Corridor · Appalachian Mountain Market
Market Context
Supply-constrained luxury mountain market with sustained demand from Southeastern affluent buyers. TAM $5.5B · SAM $440M · SOM $2.2M initial target. Cedar Knob Nexus is positioned as a Tier 3 Cultural-IP Estate — irreplaceable by definition.
Corridor Median Sale Price
$1.2M
Q4 2025 · Highlands-Cashiers-Franklin
NC Visitor Spending 2024
$36.7B
Statewide · mountains primary draw
Total Addressable Market
$5.5B
Eco-luxury mountain development TAM
Serviceable Market
$440M
WNC corridor · accredited buyer pool
Why This Market · Why Now
- Supply constrained: High-elevation mountain lots in Western NC are finite. No new supply can be created at Cedar Knob's elevation and ecosystem profile.
- Demand drivers: Remote work normalization, climate-driven relocation, Southeastern wealth concentration, post-pandemic second-home acceleration.
- Corridor positioning: Located between Highlands-Cashiers ($2M+ second-home market) and Gatlinburg ($4.5B visitor economy) — capturing both luxury buyers and experience seekers.
- Florida feeder market: Charlotte, Miami, Atlanta, Tampa buyer pipelines actively targeted via book tour, media, and Bellavista front-door funnel.
- Conservation premium: S2/G2 globally imperiled ecosystem status + Cherokee heritage site creates irreversible scarcity and cultural differentiation no competitor can replicate.
- WCU proximity: ~20 minutes to Western Carolina University — graduate student pipeline for wellness, arts, and production talent at below-market rates.
Execution Timeline — From Capital Close to Revenue
Development Timeline
Phase-sequenced execution with revenue beginning before all construction is complete. Each milestone funds the next.
Q3 2026 — Capital Close
$7M Raise Closes · Deployment Begins
Regulation D close. Funds immediately deployed into Bellavista Nexus Landing activation and summit infrastructure. Construction teams mobilized. Book tour launch sequence initiates demand pipeline.
October 2026 — Revenue Day 1
Bellavista Nexus Landing Opens · First Revenue
Bistro, microbrewery, spa, and live music venue open for business. First hospitality revenue event. Van/RV micro-resort operational. Demand engine activating corridor traffic.
Q4 2026 – Q2 2027
Mountain Units Come Online · Geodomes & Cottages
First 5 geodesic domes operational (Lots 1/4/33/34/35). First 3 eco-cottages complete (Lots 7/10/12). 8-unit micro-resort generating rental revenue. WebWeave Carriage House studio operational.
2027 — Year 1 Full
$6.9M Gross Revenue · $1.8M Net Profit
First full year of operations. Residential construction phase initiates (3–4 homes). Lodge Studio opens. Mobile AT Studio Bus deployed. Book tour generating regional audience. Workshop programming launches.
2028 — Peak Year 1 ⭐
$24.3M Gross Revenue · $10.5M Net Profit
First major residential capital event — $4.925M home sales. Sugarfork Legacy commercial land sale ($6.88M). Full hospitality stack operational. Syndicated recapitalization window opens. Institutional refi opportunity.
2029
$11.6M Revenue · $5.0M Net Profit · Cash $5.84M
Consolidation year. Additional cottage/villa inventory online ($468K/yr). Studio production scaling to $690K. Lodge Studio approaching $432K. Platform at full operational depth. Highest cash reserve year.
2030 — Peak Year 2 ⭐
$32.4M Revenue · $15.8M Net Profit
Sugarfork Legacy Village opens. Second commercial land transaction ($1.97M). Home sales peak ($16.1M). Studio production at $879K. Syndicated recap at projected $24M–$27M valuation. Total assets $49.6M.
2031
Mixed-Use Building Investment · 2032 Rent Roll Begins
Final investment into 30,000 SF mixed-use building — generates $32,500/month passive income from 2032. Studio production at $1.7M+. Lodge Studio at $1.37M. Total assets $50.1M.
2032 → Ongoing
$861K/Year Passive Rent Roll · Debt-Free
Platform transitions to landlord model. Operators lease all assets. $861K/year passive — $71,750/month. No operational risk to ownership. Total equity $39.7M+. Full exit or long-term hold.
Media & IP Platform — WebWeave Nexus
WebWeave Nexus
Not a side project. The media platform is the demand engine — content creates audience, audience creates demand, demand drives real estate velocity. Completely independent of real estate performance at $1.7M+ annually.
What WebWeave Is
- 728-page novel Basically Done — set on Cedar Knob, published January 2026. Creates 40-year content franchise.
- 50-city book tour activating Southeastern audience pipeline in NC, GA, SC, TN — seeding buyer and guest markets.
- AI production studio — provisional patent No. 63/874,506 for AI continuity and storytelling engine. Ethical AI-assisted production reduces cost by 60-70% vs traditional.
- Music catalog: 51,642 monthly Spotify listeners, 400+ songs, 27 released albums, 92,900+ streams — zero promotional spend. 15-project concept pipeline including 18-album American History Series.
- Pick's Hideaway Players — Cedar Knob as sacred site in global music positioning. "Songs of the Sacred Earth" series.
- Guest Producer Program — creative community residency driving talent, content, and cultural cachet.
Monthly Listeners
51,642
Songs Written
400+
Albums Released
27
Target Revenue
$1.7M+
Studio Hours 2031
5,270
Patent Filed
63/874,506
Ownership & Development Team
The Team
Macon Nexus Development LLC / Walnut Hills Conservancy Preserve LLC. 40+ years combined experience in real estate development, music production, content creation, and Appalachian regional business.
Donald E. Pickett
Managing Member · Developer · Author · Producer
Managing Member of Walnut Hills Conservancy Preserve LLC and developer of Cedar Knob Nexus. 40+ years in music festival production, real estate development, and business operations. Author of Basically Done. Founder of Pick's Hideaway Players, WebWeave Studios, Heritage League Football, and the Macon.One enterprise ecosystem. Deep Appalachian regional identity and original vision holder for the property since 2021.
Brian H. Morris
10% Equity Stakeholder · Strategic Partner
10% equity interest holder. Strategic development partner in the Cedar Knob Nexus platform. Key relationship in capital structure and execution oversight.
Morgan Caraway
Strategic Partner · Natural Building
Sustainable Life School. Natural building workshop facilitator and strategic partner for cordwood/hempcrete construction programming. Provides expertise in passive solar, radiant slab, and Appalachian natural building traditions central to the eco-cottage program.
Dr. Marc Sattva Noblitt
Wellness Partner · 1 Yoga Wellness
SuperSynergy System™ creator and Seven Pillars of Health practitioner. Wellness programming partner for the Sacred Wellness Village and retreat operations. Anchors the yoga, breathwork, and integrative health curriculum across the platform.
Walt Gourges
2% Equity Stakeholder
Equity stakeholder and development advisor in the Cedar Knob Nexus capital structure.
Advisory Network
Greg Hogsid · Britton Cook · David E. Morris
Greg Hogsid (0.50%) · Britton Cook (0.35%) · David E. Morris (1K shares retained). Advisory network providing operational, legal, and capital structure counsel across the development platform.
Equity structure
| Stakeholder | Role | Equity | Notes |
|---|---|---|---|
| Donald E. Pickett | Managing Member / Developer | Majority | 100-to-1,000,000 forward split pending; Phase II at $20M cap |
| Brian H. Morris | Strategic Partner | 10% | Active stakeholder |
| Walt Gourges | Advisor | 2% | Equity holder |
| Greg Hogsid | Advisor | 0.50% | Equity holder |
| Britton Cook | Advisor | 0.35% | Equity holder |
| $7M Investor | Lender + Equity | 10% (new) | First lien + 10% equity interest |
Risk & Mitigation Framework
Risk Analysis
Identified risks with active mitigation strategies. Five independent revenue layers provide structural resilience uncommon in single-use developments.
Medium
Construction Delays
Mitigation: Revenue begins October 2026 from Bellavista operations — independent of mountain construction. PIK structure eliminates early debt service pressure. 12-month operating reserve in capital deployment.
Medium
Real Estate Market Softening
Mitigation: Supply-constrained corridor with secular demand drivers. Lot sales absorb price softening through volume reduction, not value destruction. Five independent revenue layers operate without real estate sales.
Low
Hospitality Underperformance
Mitigation: Lease-to-operator model transfers operational risk to experienced F&B and hospitality operators. Platform collects rent. Bellavista Bistro modeled conservatively at 40% capacity in Year 1.
Low
Refinance Risk at Stabilization
Mitigation: Multiple simultaneous exit pathways. Asset-backed note conversion via Sacred Wellness Village eliminates traditional refi dependency. DSCR 1.21 at stabilization supports conventional institutional lending.
Low
Permitting & Regulatory
Mitigation: Infrastructure already in place. Roads, power, and water systems approved and operational. No new entitlement required for initial hospitality units. Conservation easement secured. Regulatory baseline established.
Low
Media/IP Underperformance
Mitigation: WebWeave media layer is additive, not foundational. Platform is viable at $0 media revenue — all financial modeling treats media as bonus layer, not baseline. Real estate and hospitality carry the model independently.
Ready to Activate Cedar Knob Nexus?
Accredited investors only · Regulation D offering · Spring 2026 · Target close Q3 2026. First lien on 153 acres · 10% equity · PIK structure · Revenue begins October 2026.
Don Pickett · Managing Member · Walnut Hills Conservancy Preserve LLC
33 Jake Drive · Franklin, NC 28734 · 828-634-1090 · Don@CKN.World
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