Oculis Domes

• Early-bird discount.  20% discount on the price of shares for the first 7 days that this offering is open.

• $1,000 and you’re a "Dome Construction Enthusiast".  Access to an exclusive virtual tour of the OCULIS Lodge construction site with detailed insights into dome construction AND a Q&A session with the project architects and builders to learn about dome-building techniques.

• $2,500 and you’re a "Founding Member". A group tour of the property and a private Q & A session with the founder and builders. 

• $5,000 and you’re a "VIP Explorer".  Two free nights in a dome (based on availability) with an early bird special along with VIP early booking privileges.

• $20,000 and you’re an "Aspiring Builder".  Admission to a dome construction workshop, featuring hands-on training with experts, tailored for backers interested in building their own domes in the future with our technical support (travel costs not included).

Curated Land LLC (“Oculis Lodge” or the “Company”) is seeking investment to advance its mission of creating unique lodging experiences through the development of 50 dome-shaped accommodations across Washington State. The project begins at the company’s current location in Glacier, WA, where plans are underway to add six new domes to the existing property, enhancing its capacity and appeal.

The funds raised will be utilized to drive development at the Glacier site, laying the foundation for scalable growth in future locations in WA and bringing the company closer to its ultimate goal of building 50 units.

We will be evaluating opportunities to expand this innovative dome lodging concept in the future by forming new entities in additional states. As part of its growth strategy, the company has a vision of developing approximately 50 domes under a consistent operational framework. 

One dome has already been completed, made possible by a successful fundraising campaign on Indiegogo. In 2023, the company raised $1.2 million from over 1,700 backers. As reported by the Seattle Times, this achievement made “Oculis the most successful lodging campaign in the history of crowdfunding website Indiegogo.” The dome, completed in 2023, is currently being rented exclusively to our Indiegogo backers.

We are prioritizing sustainable development practices, incorporating energy-efficient features and eco-friendly materials in order to minimize environmental impact. Once this first location has been completed, the Company plans to grow its footprint in Washington, building approximately 50 units over the next five years to establish a network of retreats that offer travelers a consistently high-quality experience.

Investors in the Company are offered an 8% preferred return, along with a 60% profit share on any project returns. The Managing Member anticipates a refinancing or sale event after approximately six years, providing a potential exit strategy and potentially allowing investors to realize their returns as Oculis Lodge expands across Washington.

Oculis Lodge envisions itself as a pioneer in redefining the lodging experience through a seamless blend of luxury, sustainability, and architectural innovation. Nestled in the stunning natural landscapes of Washington, our dome accommodations offer guests an immersive experience that combines the best of glamping, short-term rentals, and boutique hospitality. By offering architecturally distinctive stays, we cater to the growing demand for unique, memorable travel experiences that allow guests to connect deeply with their surroundings. 

Our journey begins with the flagship Oculis Lodge in Glacier, Washington, where we are creating an eco-friendly retreat that sets high standards in sustainable hospitality. Each dome unit is designed with energy-efficient features and eco-conscious materials, ensuring that our presence enhances rather than disrupts the natural environment. This project is only the first step in a larger vision: to establish Oculis Lodge as a premier brand for unique, luxurious stays across Washington State.

Plan for Expansion 

Over the next six years, the Company aims to expand to several prime locations throughout Washington, with a goal of establishing a network of 50 dome units across multiple sites. By leveraging the rising demand for unique stay experiences, Oculis Lodge plans to strategically target high-demand areas, building retreats that offer consistent quality while highlighting the distinct character of each location. We expect expansion to be funded in part through reinvested cash flows and strategic partnerships, allowing us to scale efficiently without compromising our commitment to our guest experience. 

Looking Beyond Washington

Once established in Washington, the Company hopes to expand our lodging concept to other states, carefully selecting locations that align with our vision of providing immersive, nature-based luxury experiences. By establishing Oculis Lodge retreats in iconic natural settings across the country, we aim to create a network of destination stays that resonate with travelers seeking more than just accommodation—a transformative, memorable experience.

We want Oculis Lodge to be more than just a place to stay—it should be a destination in itself. Our vision is to create sanctuaries where guests enjoy luxurious comfort, breathtaking design, and meaningful connections with nature, all within an eco-conscious framework. Through our strategic growth, we hope that Oculis Lodge will become synonymous with transformative travel experiences that inspire and uplift, not only in Washington but nationwide. 

The Company’s first location is a scenic 2.2-acre property near Glacier, Washington, at the base of the beautiful Mount Baker area. Positioned in a rural setting with easy access to nature and adventure, Oculis Lodge offers guests a memorable escape in a luxury dome accommodation that combines unusual design with eco-friendly practices. The project already has one dome unit built and operational, welcoming guests to experience the natural beauty of the Pacific Northwest in comfort and style.

This first site is optimized for expansion, with plans in place to add six additional dome units, thereby creating a full retreat that can accommodate a growing demand for unique, experiential stays. Permitting for the additional six dome units is underway. Water availability has been approved, and the septic tank permit has been preapproved to service 6 additional units. The 2.2-acre site allows for thoughtfully spaced units that maximize privacy and enhance the immersive experience, ensuring each guest feels connected to the surrounding landscape.

The dome structures at Oculis Lodge are designed with sustainability and aesthetic appeal in mind, featuring a large 15 feet wide skylight for stargazing and plenty of natural light. Each dome is equipped with a sauna, Jacuzzi outdoor seating area with a large deck.

Oculis domes are purpose-built specifically for short-term rentals, designed with functionality and efficiency in mind. Unlike traditional short-term rentals that are often retrofitted from existing properties, Oculis domes are engineered to make hosting and guest experiences seamless. Features include easy-to-clean surfaces and layouts optimized for convenience. This thoughtful design not only enhances guest satisfaction but also streamlines operations for the company, setting Oculis apart in the short-term rental market.

Based on market analysis of similar lodging options across Washington and other nature-driven destinations, nightly rental rates have been set to provide a premium yet accessible experience, with rates fluctuating seasonally to reflect demand. The Oculis Lodge team will manage operations directly to maintain a consistent, high-quality experience for guests, while also adapting to seasonal and market trends.

Oculis Lodge is focused on creating a premier retreat destination in Glacier, Washington, with a roadmap for future growth. This expansion strategy will allow Oculis Lodge to establish itself as a leading brand in the luxury, outdoor-stay market, providing crafted experiences that cater to the growing luxury Glamping market.

Construction and timeline.

The Oculis Dome is built using the monolithic dome technique, starting with an inflated airform that provides the shape for the structure. This is followed by the construction of a rebar framework which is then  coated in shotcrete, creating a seamless, durable shell. Layers of foam insulation are applied to the exterior for thermal efficiency, A 15-foot skylight at the apex of the dome is reinforced with steel and installed after curing of the structure is complete, providing plenty of natural light plus opportunities for stargazing. This method ensures a robust, energy-efficient structure capable of withstanding harsh conditions while offering a special, open living space.

Our anticipated timeline for construction for the additional five domes is as follows:

2024: Preparatory Approvals

• Pre-application finalized. Key project pre-requisites submitted to local authorities, setting the stage for permitting.
• Water availability approved. Verification of adequate water resources to support the expanded dome accommodations.
• Septic design submitted and pre-approved. 
Submission of septic system designs tailored to meet health and environmental standards.

2025: Permits and Construction

• Final building permit application submitted.
Comprehensive building plans and designs submitted to finalize the permitting process.
• Building permits approved. Official authorization to begin construction received from local authorities.
• Additional funding secured. Construction loans and additional financing confirmed to fund the project build-out.
• Construction begins

2026: Completion and Launch

• Construction complete.
The domes are fully built.
• Bookings commence.
Oculis Lodge’s newly expanded accommodations are officially available to guests.

• Copyrighted Architecture.  Proprietary architectural plans that differentiate the lodge from competitors. Dome structure attracts attention on booking platforms, driving higher demand.

• Eco-Friendly Construction. Sustainable, energy-efficient materials that appeal to environmentally conscious travelers. Low environmental impact without compromising luxury or comfort. Aligns with the growing trend of eco-tourism, enhancing marketability.

• Strategically Located in Prime Areas. Positioned in high-demand tourist destinations with strong year-round appeal. Proximity to key attractions and activities ensures consistent occupancy. Proximity to key attractions and activities ensures consistent occupancy.

• Purpose-Built for Short-Term Rentals. Specifically designed to maximize returns in the short-term rental market. An alternative to generic Airbnb properties with tailored features and amenities. High occupancy and premium pricing strategies are anticipated and should yield greater profitability.

• Clustered Rental Strategy.  Operating multiple dome lodges as a cluster is expected to increase operational efficiency and profitability. Scalable and potentially more profitable than individual AirBNB properties. Clustering allows for centralized management, cost savings, and optimized guest experiences.

• Traction to Date.  25,000 thousand booking requests received with demand far exceeding capacity. Hundreds of expressions of interest from potential purchasers of domes. Viral social media growth with 29,000 followers on Instagram. Global press and local press coverage including features in French, Chinese, Serbian, Dutch, Greek, Swedish, Portuguese magazines and US based magazines such as Time Out, Gear Junky, Travel+Leisure and many more.

The cost of the additional six domes, including the cost of land and soft costs, is estimated at $300,000.  Total costs are expected to be approximately $1.725 million. The existing asset value of land and the first dome is estimated to be at a value of around $700,000.  We are expecting to secure a 75% loan to value (LTV) loan against the existing dome, providing us with debt of $525,000, with an anticipated term of 10 years for repayment and interest rate of 8% per annum.

The sources and uses below describe potential two scenarios -- if we raise our target goal of $150,000 versus if we raise our maximum goal of $1,200,000:

Note: Construction cost estimates are based on current projections and prior experience. Actual costs may vary due to changes in material prices, labor rates, or unforeseen site conditions. Fluctuations in the construction industry and other factors may impact final expenses.

The Company believes it will be able to build five of the six additional domes planned for the site with the maximum funds raised. After completing these domes we anticipate the Company will have:

• Increased asset value. Each additional dome increases the property value, which can be leveraged for future loans or refinanced for expansion.
• Cash flow. Revenue from the dome rentals that may be used fund additional projects or pay down debt.

If the project's performance is strong, additional domes may be funded by refinancing the improved asset value, using revenue to secure an additional loan for further expansion. Each dome built adds value to the property, increasing collateral for future borrowing.

The Company may decide to tokenize its assets in the future via secured tokens, enabling fractional ownership, global participation, and enhanced liquidity. This approach fosters transparency, reduces costs, and should support scalable growth in tech-driven real estate.

The Company will pursue numerous exit strategies which may include:

• Merger or Acquisition. Merge or be acquired by other lodging or glamping brands, or luxury hospitality operators. that align with the Company’s operational model and market segment or are seeking to expand their portfolio with unique lodging experiences, or
• Sale to a Real Estate Investment Trust (REIT), specializing in hospitality, short-term rentals, or eco-tourism assets.
• Debt refinancing or equity recapitalization. Replace existing debt or equity in order to provide a return of capital to investors while allowing continued operations.
• Franchise development or brand licensing.  Expansion through a licensing concept, potentially allowing for scaled growth and a future exit.
• Private Equity sale to a private equity firm interested in experiential hospitality or unique real estate assets.

We have created a mathematical calculation based on our current assumptions about the Project's completion and operations. Our calculations are based on raising an initial $1.2 million in equity through this offering, as well as additional raises to bring total equity in the Project to $5,000,000 at a later date.

Currently, we estimate that net cash flow for the Project will grow from approximately $40,456  in year 1 to $2,720,119 in year 6 when we anticipate a capital event for the Project. Cash flow and profits at exit are expected to net a total of $23,360,284 for Series CF Preferred Unit Shareholders.

Some of our assumptions will prove to be inaccurate, possibly for the reasons described in Exhibit B, Risks of Investing. Therefore, the results of investing illustrated in our calculation are likely to differ in reality, for better or for worse, possibly by a large amount.

Please also review the LLC Agreement for additional detail on how distributions will be made.
 

Youri Benoiston is an experienced developer known for creating unusual and impactful lodging experiences. He has extensive experience in the hospitality industry, having played a key role in founding successful venues like Waikiki Wally's, a bar restaurant in New York City. Early in his career, he worked as a crew member on prestigious yachts like the Forbes yacht. His skills were honed through practical, real-world experience rather than formal schooling, giving him a deep, hands-on understanding of his craft.

Youri previously founded and developed Igloo Beach Lodge in Costa Rica, a 24-room hotel with a restaurant. Situated along Costa Rica's picturesque beaches of Manuel Antonio, Igloo Beach Lodge gained attention for its eco-friendly dome structures, designed to blend with the surrounding environment while offering a high-quality guest experience.

Building on the success of Igloo Beach Lodge, Youri has continued to push the boundaries in hospitality by designing and constructing out-of-the-ordinary accommodations that blend architecture with nature. His projects have consistently focused on sustainability, aesthetic appeal, and delivering unforgettable guest experiences. This dedication to innovation is at the heart of OCULIS Lodge, where Youri is now channeling his expertise in developing eco-conscious, high-demand accommodations near Washington's Mount Baker. His vision for OCULIS Lodge reflects his passion for creating spaces that connect people with nature, offering a distinctive fusion of comfort, adventure, and environmental mindfulness. 

The unique vacation short-term rental market is rapidly expanding, driven by demand for personalized, immersive accommodations. Oculis Lodge, with its distinctive dome structures and eco-friendly design near Glacier, Washington, is strategically positioned within this growing sector.

Unique stays have attracted significant interest from travelers, and competitors in this space have successfully raised capital from venture capital (VC) firms to scale operations. Oculis Lodge plans to leverage this momentum, aiming to differentiate itself with a luxurious, sustainable experience that appeals to today’s environmentally-conscious and adventure-seeking guests.

Unique Vacation Rentals Market

According to AIRDNA, unique vacation rentals, including domes and treehouses, have surged in popularity, growing by 123% from 2020 to 2024, substantially outpacing traditional vacation rentals. According to Airbnb, from 2019 to 2021, nights booked at unique properties increased globally by nearly 50 percent. In 2021 alone, these distinctive listings earned hosts nearly $1 billion.

The total number of vacation rentals has grown, but the share of unique stays has increased more. Unique stays have gone from 2.22% to 3.31% of all listings on Airbnb.

This trend aligns with consumer preferences for immersive and experience-driven accommodations over traditional lodging.

Demand for unique stays is often bolstered by their proximity to natural attractions, like national parks and forests, which are increasingly booked months in advance. Properties near these areas offer a convenient, memorable alternative, appealing particularly to eco-conscious and adventure-focused travelers. With comparatively lower start-up and maintenance costs, unique rentals present viable investment opportunities, especially as consumers prioritize unique experiences over standard lodging. 

The Company is engaged in a Regulation Crowdfunding (Reg CF) offering (the “Offering”) to raise money for the construction of five domes to be used as short-term lodging, in Glacier, Washington State. 

We are trying to raise a maximum of $1,200,000, but we will move forward with the Project and use investor funds if we are able to raise at least $150,000 (the “Target Amount”). If we have not raised at least the Target Amount by 11:59 PM EST on April 30, 2025 (the “Target Date”), we will terminate the Offering and return 100% of their money to anyone who has subscribed.

The minimum you can invest in the Offering is $500. Investments above $500 may be made in $500 increments (e.g., $1,000 or $1,500, but not $1,136). An investor may cancel his or her commitment up until 11:59 pm EST on April 28, 2025 (i.e., two days before the Target Date). If we have raised at least the Target Amount we might decide to accept the funds and admit investors to the Company before the Target Date; in that case we will notify you and give you the right to cancel. 

After we accept the funds and admit investors to the Company, whether on the Target Date or before, we will continue the Offering until we have raised the maximum amount.

Investments under Reg CF are offered by NSSC Funding Portal, LLC, a licensed funding portal.  You can view the registered offering at SEC.gov.

A crowdfunding investment involves risk. You should not invest any funds in this offering unless you can afford to lose your entire investment.

In making an investment decision, investors must rely on their own examination of the issuer and the terms of the offering, including the merits and risks involved. These securities have not been recommended or approved by any federal or state securities commission or regulatory authority. Furthermore, these authorities have not passed upon the accuracy or adequacy of this document.

The U.S. Securities and Exchange Commission does not pass upon the merits of any securities offered or the terms of the offering, nor does it pass upon the accuracy or completeness of any offering document or literature.

These securities are offered under an exemption from registration; however, the U.S. Securities and Exchange Commission has not made an independent determination that these securities are exempt from registration.

There are numerous risks to consider when making an investment such as this one and financial projections are just that - projections. Returns are not guaranteed. Conditions that may affect your investment include unforeseen construction costs, changes in market conditions, and potential disasters that are not covered by insurance. Please review the Risks of Investing document for a more expansive list of potential risks associated with an investment in this Company.

Unless otherwise noted, the images on the offering page are used to convey the personality of the neighborhood in which the project is planned. Properties shown in these images are not included in the offering and Investors will not receive an interest in any of them.