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Investment Opportunity · Cape Cod, Massachusetts

Own a piece of
Cape Cod.
Completely passive.

Sandy Pier Properties offers a unique opportunity to invest in Cape Cod luxury short-term rental real estate — one of the most resilient, supply-constrained coastal markets in the Northeast. We handle everything. You collect your return.

Participation is by invitation and subject to qualification. Detailed program terms are available following execution of a Non-Disclosure Agreement. This page does not constitute a securities offering.

Who We Are

Operators first.
Investors second.

Sandy Pier Properties was founded by real estate operators who started by buying, gut-renovating, and renting their own Cape Cod properties. Every home in our portfolio has been transformed with fresh, intentional design — and consistently ranks among the top short-term rentals on Cape Cod. We don't manage other people's properties in theory. We built this model on our own assets first.

01
A Proven Operating Model
We have operated Cape Cod luxury rentals through multiple seasons and market cycles. Our properties consistently outperform the market in both occupancy and guest satisfaction. That track record is what backs every investment opportunity we offer.
02
Real Value Creation
We acquire undervalued properties, execute complete luxury gut renovations, and either operate them as top-performing short-term rentals or sell at significant profit. Our acquisition and renovation expertise has created substantial value across every property we have touched.
03
Fully Passive for Investors
Sandy Pier manages all operations — acquisition, renovation, guest services, housekeeping, maintenance, marketing, and financial reporting. Investors are completely passive. You bring capital. We deliver results. That division of responsibility is built into every arrangement from day one.
Our Track Record

What our model
has delivered.

Across our last three completed acquisition and renovation projects — each taken from undervalued property through full luxury gut renovation and into active rental operation — the results have been consistent.

~54%
Average value appreciation
across last 3 completed projects
<5 mo.
Every renovation completed
from acquisition to launch
~30%
Portfolio revenue growth
year-over-year
Project range
Individual project appreciation has ranged from ~34% to ~65% above all-in acquisition and renovation cost — in markets where comparable unleveraged real estate returns rarely exceed 10–15% over the same period.
Execution speed
All three projects were completed in under five months from acquisition close to first guest check-in. Execution speed matters — every month a property is under renovation is a month it is not generating income.
Operating performance
Our stabilized portfolio runs at approximately ~20% NOI margin and has grown gross output by roughly 30% year-over-year. Properties consistently outperform comparable Cape Cod rentals in both occupancy rate and nightly rate.
How You Can Participate

Two ways to
invest with us.

Sandy Pier offers two distinct investment structures. Both are fully passive — we manage all operations. You choose how you want to participate. Full terms, deal details, and documentation are shared following NDA execution.

Option 01
Private Lending
Earn a fixed annual return on capital secured by Cape Cod real estate. Your capital is deployed at the closing of a specific acquisition, secured by a recorded lien on that property, and returned in full — with all accrued interest — at refinance or sale.

This is a straightforward debt arrangement, documented by a promissory note and a recorded mortgage. Interest accrues from day one of deployment. You see the specific deal before committing. You can review all documentation with your own legal counsel before any capital moves.

Details including minimum participation, return rate, typical duration, and legal protections are discussed directly and confidentially.
Option 02
Fractional Ownership
Own a documented fractional interest in a specific Cape Cod luxury rental property. Not shares in a fund — actual real estate ownership, recorded in an LLC operating agreement.

Sandy Pier manages all day-to-day operations: guests, housekeeping, maintenance, marketing, dynamic pricing, and financial reporting. You receive quarterly distributions from rental income and benefit from property appreciation over time.

Ownership stakes are limited per property. Sandy Pier retains full operational decision-making authority. Quarterly P&L statements and CPA-prepared financials are provided to all equity members.

Available properties, ownership percentages, and projected distributions are discussed directly and confidentially.
How Your Capital Is Protected

Every deployment
is secured.

These are not unsecured agreements. Every lending arrangement is documented, recorded, and legally enforceable. We encourage all participants to have every document reviewed by their own counsel before committing capital — and we will not rush that process.

✓
Promissory NoteA signed promissory note specifies your loan amount, interest rate, accrual start date, repayment trigger, and default provisions — executed before any capital is deployed.
✓
Recorded Lien on the PropertyA mortgage or deed of trust is recorded with the Barnstable County Registry of Deeds, securing your capital against the specific property. Your lien is public record.
✓
Title InsuranceA lender's title insurance policy is issued in your favor at closing, protecting your lien position against prior claims on the property.
✓
Repayment at Refinance or SaleYour loan is due in full at the earlier of: the cash-out refinance closing, or the sale of the property. The property cannot close without satisfying your recorded lien.
✓
Independent Legal ReviewWe fully support independent legal review of all documents before funding. We will not rush this process.
Why Cape Cod

One of the most resilient
markets in the Northeast.

Cape Cod real estate has appreciated consistently across every economic cycle for decades. Supply is structurally constrained. Demand from Boston, Providence, and New York continues to grow.

Constrained Supply
The Cape's geography limits new construction. The inventory of luxury rental homes is finite and shrinking as more properties convert to year-round residences. Supply constraints protect existing property values and support premium nightly rates.
Deep Demand Base
Boston is 90 minutes away. New York is four hours. Providence is one hour. The Cape draws from one of the most affluent, densely populated corridors in the country — and the demand for luxury coastal experiences is not seasonal. It is structural.
Income and Appreciation
Cape Cod luxury rentals generate significant short-term rental income while appreciating in value over time. You earn while you hold. Our properties have consistently created meaningful value above their acquisition and renovation costs.
How to Get Started

A straightforward
process.

We share full program details — including deal pipeline, property specifics, and terms — with prospective investors who have executed an NDA. Everything starts with a conversation.

01
Express Interest
Complete the form below or call us directly. We follow up personally within 48 hours to learn about your investment objectives and discuss whether this program is a fit.
02
Execute NDA & Review Opportunities
Following NDA execution, we share our current deal pipeline, property details, renovation timelines, and deal specifics. You review actual opportunities — not hypotheticals — and decide whether to participate.
03
Legal Documentation & Funding
We engage your counsel and ours to finalize all documentation before any capital moves. Capital is wired at closing. You receive monthly renovation updates and quarterly P&L statements from that point forward.
Express Interest

The details are
worth a call.

We review all inquiries personally. If there is a fit, we walk you through the current opportunity in full — no pressure, no obligation. All information is kept strictly confidential.

774-922-7090 info@sandypierproperties.com
Confidentiality

All investor conversations and program materials are treated as strictly confidential. Full deal details are shared only following NDA execution.

This page does not constitute a securities offering or investment advice. All arrangements are formalized through legal documentation reviewed by independent counsel. Past performance does not guarantee future results.