The project, in context.

Project name and document references

The project brand is Indiana Dunes Club. At the sponsor's direction, the project entity name used in these materials is Indiana Dunes Club Development LLC. Legacy download filenames and the existing contact email may remain for compatibility; they do not identify a different development.

Beachwalk context and the southeast cottages

White rectangular blocks identify the separate Beachwalk context homes in the annotated concept plans. The southeast six-home cluster remains detailed as proposed Indiana Dunes Club cottages and is not part of the white-out treatment, as confirmed by the sponsor on October 7, 2026. These visual annotations do not establish a surveyed boundary, legal ownership or approved entitlements.

Waterfire and the home concepts

The Waterfire master-plan presentation pairs Doug Farr's planning explanation and sketches with rendered concepts. The current 16-slide deck ends with natural-daylight home concepts, including the six-pack homes. The design direction includes the sponsor-selected Hawaiian-style signature home.

Renderings depict proposed architecture and landscape, not photographs of completed construction. Specific layouts, finishes, approvals, amenity delivery dates, prices, and availability require sponsor confirmation.

Open the Waterfire Master Plan and home concepts on slide 16.

Current 88-unit, 50-month base case

The corrected October 13 workbook models $11,700,500.26 of uses (SUMMARY!E32): developer fee $600,000; entitlement $1,435,500; hard costs $8,219,011.94; and soft costs $1,445,988.32. Its acquisition line is zero, which does not establish that land is free or that the model is an all-in investment requirement. It does not include the vertical construction program in these modeled uses.

The January 2027 model start is an assumption. Contracts begin in month 5 and deliveries in month 25, with final contracts in month 48 and final closings in month 50. These are modeled dates, not a guaranteed construction or opening schedule. Earlier A/B scenarios and their $10.218 million cost / approximately $26.2 million residual figures are superseded historical illustrations, not current outputs.

Download the corrected Dunes Club Financials & Proforma. The workbook’s original economics and assumptions are preserved; corrections reconcile reporting links, schedules and calendar headers.

Pricing inputs, not a released lot schedule

The current product mix is 88 homes across ten types (Lot Pricing Worksheet!A2:P12). Base lot allocations total $35,450,000; vertical construction totals $63,280,000 at $350/SF; target finished-home value totals $98,730,000. These are sponsor assumptions, not verified bids, released inventory or appraisals. The timed workbook applies its existing price-growth conventions, resulting in $35,800,220.98 of gross lot sales.

The Solo Investor model uses the full 88-home mix and un-escalated product prices, not the timed workbook cash flow. The separate Illinois OZ Investor model supports up to ten selected properties, capped by each product’s concept count, and starts with one Treehouse: $250,000 allocated land plus 1,100 SF at $350/SF ($385,000 construction), totaling $635,000 before extras. Only four Treehouses appear in the concept plan. The deck’s five-property entry route is four Treehouses plus one Court Home ($3,365,000); five Court Homes are $4,125,000. The $540,000 Big House Condo remains a separate alternative, not a stand-alone lot. Neither availability nor tax benefits are established by these costs.

Older references to a $13 million all-in budget, $6 million land cost, $40,000-per-site seller payment, $100-per-month HOA fee, roughly 12% investor IRR, or 2.2x MOIC are not current outputs of the 88-site horizontal workbook.

The corrected workbook’s SUMMARY, Proforma, Lot Pricing Worksheet and Lot Pricing sheets control these inputs. Inactive 60-lot alternatives in SUMMARY!AG:AH remain labeled legacy; they do not feed the active base case. The updated Solo and Illinois decks reconcile to this workbook; superseded materials are separated in the reference library.

What remains to be established

Land contribution or purchase treatment, seller obligations, financing, vertical construction, ownership of retained lake/common areas, and investor contribution/distribution terms require agreement and separate underwriting. Sponsors report ownership, but that does not eliminate title, contribution, buyout, or closing risk.

The current $21,951,707.47 project net cash flow is after only the costs in the workbook. It is not guaranteed investor profit, distributable cash, a land appraisal, or an established investor IRR/MOIC. The older Illinois $6 million capital-gain / ten-year individual-home example must not be multiplied by 88 or presented as a current project return.

Descriptions of operators, advisers, rental arrangements, minimum investment, tax benefits, or offering structures in the library are descriptions in project materials, not independent verification of executed agreements or current availability. Ask the sponsor for definitive documents. Tax and Opportunity Zone examples are educational; current law, eligibility and personal outcomes require qualified tax/legal advice.

See Solo deck, commercial terms and Illinois deck, one-to-five property costs.

How Ask Sharon uses the library

Ask Sharon is an AI project guide, not a human representative. It searches the website, saved decks, readable PDF pages, and the financial workbook, and provides links to the material behind its answers. Exact duplicate files and editable equivalents may be grouped together.

For site counts and financial assumptions, the corrected October 13, 2026 workbook and this guide take precedence over superseded decks and older reference documents. The interactive models are adjustable planning tools, not exact replicas of the timed workbook. Historical materials remain available for context. Image-only pages use OCR when readable; visitors should inspect original drawings for visual detail.

Answers may be incomplete or mistaken. Ask Sharon cannot confirm live inventory, reserve a home, certify an entitlement, verify a signed agreement, or provide individualized investment, legal, or tax advice. When the documents do not answer a question, it should say so rather than invent an answer.

Questions and recent conversation context are sent to the connected AI provider to produce an answer. Do not submit confidential financial details or other sensitive personal information. This website does not save your chat history; reloading or starting a new conversation clears the browser's temporary conversation. Provider processing is governed by its own terms.

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