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Private Lending · Cape Cod, Massachusetts

Your capital,
backed by Cape Cod.

Sandy Pier Properties funds its Cape Cod acquisitions and gut renovations with private capital — and pays a fixed return for the use of it. You deploy funds into a specific, real project, on terms documented in writing and spelled out before you commit. Your capital earns a defined return from the day it is deployed and is repaid in full at refinance or sale. You don’t manage anything and you don’t ride the ups and downs of ownership — you’re the lender. Effectively, the bank.

Participation is subject to qualification and definitive legal documentation. Specific terms are shared following a conversation and 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, we have consistently created value well above what we put in. For a lender, that gap is the point: when a finished property is worth far more than its all-in cost, the loan secured against it is never the tight part of the deal. This is the cushion that sits behind your capital.

~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 It Works

Straightforward
private lending.

One clean way to participate. You lend; we deploy your capital into a specific, real Cape Cod project; you earn a fixed return for the time it is at work, on terms documented in writing. Fully passive — we run everything.

The Model
Private Lending Against Real Projects
You lend capital toward a specific Cape Cod acquisition and renovation. It is deployed at closing, documented in writing, and it earns a fixed return from day one — for the entire time it is deployed. Your principal, plus all accrued interest, is returned in full when the project reaches its exit: a cash-out refinance or a sale.

This is straightforward debt, not equity. You don’t own the property, you don’t ride the swings, and you’re not chasing appreciation. You hold a documented position, and you are paid for the use of your money, the same way a bank is. Every deal is structured specifically — including how your capital is protected — and spelled out in full before you commit. You see the specific project, and every document is yours to review with your own attorney before a dollar moves.

The return rate, minimum, term, and structure are simple and clear — we walk through them directly and confidentially on a call.
How Your Capital Is Protected

Documented, transparent,
and disclosed up front.

Every arrangement is put in writing and structured specifically for that deal — and you see exactly how your capital is protected before you commit a dollar. Depending on how a project is financed, that protection is tailored to the structure and spelled out in the documents. Whatever it is, nothing is hidden, and every document is yours to review with your own counsel.

✓
A Written Loan AgreementA promissory note specifies your principal, interest rate, accrual start date, repayment trigger, and default provisions — executed before any capital is deployed.
✓
Structure Disclosed in WritingBefore you commit, we spell out exactly how your capital is protected on that specific deal, and how you are repaid. You never have to guess where your money sits.
✓
The Full Picture, Up FrontYou see the deal: acquisition cost, renovation budget, any other financing, and our conservative finished-value estimate — so you can judge the equity behind your capital for yourself.
✓
A Real Equity CushionYour protection is only as strong as the value behind it. We underwrite so a project's finished value meaningfully exceeds the total capital in it, leaving a cushion. If that margin is not there, we do not offer the deal.
✓
Repayment at Refinance or SaleYour capital is returned in full, with interest, at the earlier of a cash-out refinance or a sale of the property.
✓
Independent Legal ReviewWe fully support — and expect — independent legal review of every document 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.
A Market That Holds Value
The projects behind your capital sit in a market that has held and grown value across every cycle. That strengthens the equity behind your position — and the operator’s ability to refinance or sell and repay you in full, on schedule.
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 finalize the loan documentation with your counsel and ours before any capital moves. Your funds are wired at closing, and your principal plus interest is repaid in full at refinance or sale. You receive updates as the project progresses.
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.