How investing in the Loci portfolio works.
A plain-language look at what you’re investing in, how Loci is compensated, and what to expect — before you head to Invown for the current offering.
What you’re investing in
When you invest, you purchase an interest in ResPopuli — the company built to own and grow the Loci portfolio over time. ResPopuli’s initial focus is Skymeadow, developed through 810 Sanford, but your interest is in the broader portfolio ResPopuli is designed to hold as it adds properties. Loci is the platform that manages both the portfolio and the individual properties within it.
Built to grow
ResPopuli isn’t built around a single project with a fixed end date. It’s structured to add properties over time, fund development through repeated capital raises, and hold assets for the long run rather than winding down after one deal.
An evergreen portfolio, not a single-deal fund
Most real estate crowdfunding is structured around one property and one exit — raise, build, sell, return capital, done. ResPopuli is built differently: an evergreen vehicle designed to keep adding properties, keep raising capital in stages as each one is ready, and keep holding assets for the long run. There’s no fixed wind-down date written into the plan. Skymeadow is the portfolio’s current focus, not its entirety — your interest is in the company that owns and grows the whole network of properties, not a deeded slice of any single one.
This is a structural design choice, not a guarantee of growth, returns, or that any particular future property will be acquired.
A portfolio, spread on purpose
Portfolio composition follows a stated principle: build a deliberately diverse spread of places, not a single-market bet. Site selection favors markets where Loci already has relationships and observable local opportunity — existing connections, not speculative searching. The growth model is organic: establish an anchor, let the surrounding region’s opportunity develop, and expand outward from there. The Pacific Northwest anchor is Skymeadow — the one region with a held asset today.
This describes a design principle, not a delivered benefit — the portfolio holds one property today. See the Portfolio and Map pages for where that growth is pointed.
How the ecosystem is governed
Investors hold economics. The community holds voice. Loci’s design keeps these two things separate on purpose — the people who invest and the people who live, work, and stay in Loci places relate to the portfolio through two different chains that never grant each other’s rights.
Being a member doesn’t make you an investor, and investing doesn’t make you a member — many people are neither, and some are both.
Loci Community
The members themselves — not a company, and nothing you can own a piece of.
People, not an entity
Loci Commons Association
Represents the members and can hold the Trust to account — power over who serves, never over what a trustee decides. Holds no money, by design, permanently.
Proposed · not yet formed
Loci Stewardship Trust
A guardian for Loci’s stated purpose, so the ecosystem can’t quietly be turned into something else. Holds control, never assets.
Proposed · not yet formed
Loci, LLC
Runs the properties and businesses day to day, and is paid a fee for it.
Exists today
ResPopuli LLC
The single pooled investment vehicle — the only place investor economics live. This is what you invest in.
Exists today
Loci Legacy Fund
Funded by a share of Loci LLC’s own management fee — never investors’ capital — and put into the communities around Loci’s places.
Proposed · not yet formed
ResPopuli LLC is formed and operating. The Trust, the Commons Association, and the Legacy Fund describe Loci’s intended governance design and are not yet formed — no instrument has been executed and none has had a formal counsel review in this form.
How Loci is compensated
Loci is compensated for two distinct kinds of work: managing the overall portfolio — sourcing opportunities, investor reporting, compliance — and managing individual properties like Skymeadow — construction oversight, on-site operations. Both are governed by separate, disclosed written agreements. The same work is never charged twice.
Specific fee terms are disclosed in the offering documents on Invown, not on this page.
How value is determined
Property and portfolio value isn’t fixed at the original offering price. Value is reassessed periodically using a written valuation approach, with extra conservatism applied while a property is still in development rather than generating stabilized income.
Liquidity — what to expect
This is a long-term, illiquid investment. There is no guarantee of a resale market. ResPopuli’s governing documents describe structured paths that could offer liquidity over time — including a company purchase option and the potential for approved secondary trading venues — but neither is active today.
What this is not
Ready to see the current offering?
Or if you’d rather talk first, we welcome a conversation — accredited, institutional, and property-partner inquiries included.
Draft — pending securities counsel review before publication.
Loci Membership and the Loci Points Program do not represent ownership, equity, or an investment interest in any asset. For information about Loci’s current Regulation Crowdfunding offering, visit Invown. This page is not an offer to sell securities or a solicitation of an offer to buy any security. No return figure, target, or projected outcome appears on this page.