Skip to main content

Accountable Equity

Capital H6: A Maryland Waterfront & Golf Hospitality Fund

Capital H6: A Maryland Waterfront & Golf Hospitality Fund

Existing operating revenue and long-term appreciation potential, anchored by three established Mid-Atlantic assets, one of which is under contract.
Access the Investor Kit
Capital H6 Assets
(1 Pending Close)
2
Acres of Premier Land
870 +
Holes of Championship Golf
54
Rooms + Active Marina
100 +
Annual Preferred Return
8– %

Sponsored by Accountable Equity

A Proven Sponsor & Operator

Accountable Equity and VIVÂMEE Hospitality were both recognized on the 2025 Inc. 5000 list. VIVÂMEE operates a growing portfolio of experiential resorts across the Mid-Atlantic.
Funds
14
Resort Acreage
1900 +
Building Sq Ft
222550
Wedding Venues / Restaurants
20
Investor Community
6127
Active Investors
483

Invest Alongside Us

Two Ways to Invest in Capital H6

The fund offers two distinct investment structures. Choose the one that fits your goals: long-term equity ownership, monthly income with 2026 bonus depreciation, or a combination of both.

Equity Class - Classes B1-B4

Class B · 4 Tiers

Best for: Ownership and long-term appreciation, paired with a preferred return.
  • 8% to 10% annual preferred return, scaled to your commitment level
  • Four tiers to choose from: Class B1–B4
  • Plus a 50% share of remaining distributions to Class B holders under the PPM waterfall
  • Accrued preferred return and capital targeted by about Year 5; perpetual ownership thereafter
  • $100,000 Minimum Investment
See the 4 tiers ↓

Efficient Income Fund · EIF

EIF · Now Open

Best for: Monthly income plus accelerated bonus depreciation in the 2026 tax year.
  • 7% annual preferred return: each month, one-twelfth of 3.5% of invested capital; the other 3.5% per year accrues and is paid with the balloon
  • Up to 100% bonus depreciation in the 2026 tax year
  • 5-year term*, 60 monthly payments beginning January 15, 2027
  • Minimum $10,000
  • EIF100 and EIF150 are fully committed and closed
See EIF ↓
1

Equity Fund · Classes B1–B4

Four equity classes with preferred returns scaled to commitment level — built for ownership and long-term appreciation.

Class Class B1 Class B2 Class B3 Class B4
Preferred Return
8%
8.5%
9%
10%
Minimum Investment
$100,000
$300,000
$500,000
$750,000
For the Equity Fund classes, all accrued preferred returns and return of capital are targeted by Year 5, with perpetual ownership in the assets thereafter and ongoing distributions and long-term appreciation potential. Preferred returns are not guaranteed and are paid only from available cash in the order set by the PPM.
2

Efficient Income Fund · EIF

EIF pairs a 7% annual preferred return with up to 100% bonus depreciation in the 2026 tax year. Each month you receive one-twelfth of 3.5% of your invested capital; 3.5% per year is half of the 7% annual preferred return. The other 3.5% per year accrues and comes back with your capital as a single balloon at the end of the term.* EIF100 and EIF150 are fully committed and closed to new investment.

EIF Terms

7%

Annual Preferred Return

Jan 15, 2027

Payments Begin

5-Year Term*

60 Monthly Payments

2026

Bonus Depreciation

K-1

Tax Reporting

$10,000

Minimum Investment

*The 5-year term is a target, not a guarantee; final payments are made at 5 years or after. For EIF, the 7% annual preferred return is split in two. Half, 3.5% of invested capital per year, is paid in equal monthly installments of one-twelfth of that amount across the 60 scheduled payments. The other half, 3.5% of invested capital per year, accrues and is paid, together with your invested capital, as a single balloon at the end of the term. Preferred return begins accruing the day after your funds are received and your subscription is fully accepted. Monthly distributions begin January 15, 2027, when your 60-payment schedule is set. Preferred return earned between acceptance and January 15, 2027 is not distributed during the term; it accrues and is paid with the balloon. EIF100 and EIF150 are fully committed and closed to new investment. Accountable Equity does not provide financial, legal, tax, or accounting advice. Any offering is made only to verified accredited investors through definitive documents (Reg D, Rule 506(c)). Preferred returns are not guaranteed and are paid only from available cash in the order set by the PPM.
See the full EIF breakdown

Financial Summary

Financial Snapshot & Capital Structure

Capital H6 acquired Queenstown Harbor Golf Resort and The Golf Club at South River in April 2026. Capital H6 has since entered into a contract to acquire a third established property, the Hilton Garden Inn & Marina at Kent Island in Grasonville, Maryland. It is under contract and has not closed.

$27.0M

Total Equity Raise

$21.0M

Acquisition Equity

$6.0M

Phase One Value Add

8%–10%

Annual Preferred Return, Class B1–B4

7%

Annual Preferred Return, EIF Classes

As of October 16, 2026, Capital H6 is raising the final $13M to complete its capitalization.*

*The remaining amount to be raised is stated as of October 16, 2026 and changes as subscriptions are accepted. Preferred returns are not guaranteed and are paid only from available cash in the order set by the PPM.

Why This Portfolio

Investment Highlights

1

Existing Operating Revenue

Revenue from golf operations, private-club memberships, food and beverage, and events, plus a 91-key hotel and marina upon closing.

2

Perpetual Ownership

Long-term ownership structure with the potential for ongoing distributions and appreciation.

3

Experienced Operator

VIVÂMEE Hospitality operates Queenstown Harbor and South River. Affiliate Esprit Hospitality Partners will manage the Hilton Garden Inn upon closing.

4

Diversified Demand

Golf, lodging, weddings & events, F&B, marina, and membership dues diversify the income base.

5

Tax Advantages

Bonus depreciation, depreciation deductions, and potential 1031 exchange eligibility.

The Portfolio

Three Premier Waterfront & Golf Assets

54 holes of championship golf, over 100 hotel & cottage rooms, and an active marina — across Maryland’s affluent, supply-constrained Chesapeake corridor.

QUEENSTOWN, MARYLAND · CHESTER RIVER WATERFRONT · ACQUIRED APRIL 2026

Queenstown Harbor Golf Resort

A 36-hole destination golf offering in a waterfront resort setting — the portfolio’s primary growth and experiential upside.

  • 36-hole public championship resort on the Chester River
  • On-site lodging, event venues & The River House & Tavern restaurant
  • ~198 acres under conservation; operating since 1994
  • Phase 2 upside: 40 developable acres & 130-key hotel entitlement (not in current underwriting)
Queenstown Harbor Golf Resort clubhouse, Queenstown, Maryland
Guest cottage at Queenstown Harbor Golf Resort
Waterfront event tent overlooking the course at Queenstown Harbor

EDGEWATER, MARYLAND · SOUTH RIVER · ACQUIRED APRIL 2026

The Golf Club at South River

An 18-hole championship private club — the portfolio’s core recurring-revenue anchor.
  • 18-hole championship private membership club
  • Established dues-paying membership base supporting recurring revenue
  • All-inclusive dues structure
Fairway at The Golf Club at South River, Edgewater, Maryland
Green and bunker at The Golf Club at South River
Clubhouse dining at The Golf Club at South River

GRASONVILLE, MARYLAND · KENT ISLAND WATERFRONT · UNDER CONTRACT, PENDING CLOSE

Hilton Garden Inn & Marina at Kent Island

A 91-key waterfront hotel with an active 84-slip, deep-water marina on Maryland’s Eastern Shore, with existing revenue from rooms, a restaurant, meeting and event space, and the marina. Capital H6 does not own it yet.
  • 91-key waterfront hotel with an active 84-slip deep-water marina
  • Seeks to capture event-driven room demand from Queenstown Harbor and Kent Island Resort (held in Capital H3, not Capital H6)
  • Planned activations across events, lodging, and the marina
  • To be managed by affiliate Esprit Hospitality Partners upon closing
  • Under contract and not yet closed; closing is subject to customary conditions and there is no assurance it will close
Exterior of the Hilton Garden Inn at Kent Island in Grasonville, Maryland
Marina and Chesapeake waterfront at Kent Island

The Third Asset

What Adding Hilton Garden Inn & Marina
at Kent Island Means for Investors

Same fund, same Class B terms, and a larger, more diversified portfolio upon closing.

Seeks to Capture Revenue Now Going Elsewhere

Seeks to capture event-driven room demand from Queenstown Harbor and Kent Island Resort (held in Capital H3, not Capital H6) now going to other hotels.

Diversifies the Income Base

Adds hotel rooms, conference and event space, a marina, and food and beverage to a golf- and events-anchored portfolio.

Adds a Third Operating Asset

Adds a third operating asset, spreading exposure across more properties and revenue streams.

Adds Existing Operating Revenue

A stabilized operating hotel with existing revenue, meeting space and a restaurant.

Deepens Maryland Synergies

Shared demand and operating efficiencies with Queenstown Harbor and Kent Island Resort.

Value-Add Potential

Planned activations across events, lodging, and the marina.

Preserves Equity Class Terms

Same Class B preferred return terms: 8% to 10% annual, by class, not guaranteed.

Broadens the Portfolio

Creates a larger portfolio that may appeal to more buyers and lenders.

Location & Synergy

Clustered in the Maryland Chesapeake Corridor

The three Capital H6 assets — Queenstown Harbor, The Golf Club at South River, and the Hilton Garden Inn & Marina at Kent Island — sit within VIVÂMEE’s broader Maryland resort cluster, enabling shared demand, cross-property events, and operating efficiencies.
Map of the three Capital H6 assets along the Maryland Chesapeake corridor

Industry Momentum

Golf & Experiential Demand Is at Record Highs

Americans played golf in 2024 (record high)
0 M
Golf asset values year-over-year (2024)
+ 0 %
Private facilities rate financial health good/excellent
0 %

INVEST LIKE A PARTNER

Phillip Boggia, Director of Investor Development
+1 215 259 8659 · investorrelations@accountableequity.com

Good to Know

Frequently Asked Questions

Capital H6 is a Regulation D, Rule 506(c) offering available only to independently verified accredited investors: generally, income over $200,000 ($300,000 jointly) in each of the 2 most recent years, or net worth over $1 million excluding a primary residence.

Adding the Hilton Garden Inn & Marina broadens the fund's diversified revenue base:
Public daily-fee golf
Private membership dues
Lodging (hotel & cottages)
Food & beverage
Weddings & events
Marina & waterfront
Retail & pro shop
Ancillary services

Accrued preferred return and return of capital are targeted by about Year 5 for the Equity Fund classes, with perpetual ownership in the assets thereafter and the potential for ongoing distributions and long-term appreciation. Preferred returns are not guaranteed and are paid only from available cash in the order set by the PPM.

VIVÂMEE Hospitality operates Queenstown Harbor Golf Resort and The Golf Club at South River. Esprit Hospitality Partners, an affiliated hotel management company, will manage the Hilton Garden Inn & Marina upon closing. Accountable Equity serves as sponsor and fund manager.

Potential benefits include depreciation deductions, potential 1031 exchange eligibility and, through EIF, bonus depreciation in the 2026 tax year. Bonus depreciation and other tax benefits depend on each investor's individual circumstances and current tax law; consult your own advisers.

Yes — we encourage prospective investors to visit the properties. Reach out to investor relations to arrange a tour.

An investment in Capital H6, LLC is speculative, involves a high degree of risk, and may result in loss of the entire investment. Principal risks include: loss of capital; illiquidity, because units are restricted securities you may have to hold for an indefinite period; preferred returns are not guaranteed and are paid only from available cash; the Hilton Garden Inn & Marina may not close, because closing depends on raising capital and financing, and Hilton's property improvement plan has not been scoped or priced and its cost may be material; Capital H6 has a limited operating history; acquisition debt, and renovation and expansion needs that may require additional debt or equity; construction delays and cost overruns; projections that may prove wrong; reliance on the sponsor and its affiliates, which are paid fees, including a 3% acquisition fee and a 2% annual management fee to Accountable Equity, a 5.5% resort management fee to VIVÂMEE, 5.5% of non-room and 3.0% of room revenue to Esprit Hospitality, and a 10% construction management fee to VCS, arrangements that may not be the result of arm's length negotiation; no voting rights or role in management for Class B and EIF unit holders; and tax outcomes that depend on current tax law, which may change, a cost-segregation study and your own circumstances. Read the Risk Factors section of the PPM before investing.

Skip to content