Fort Impact Fund · Now open to accredited investors
FORT IMPACT
Help build the homes. Share in the results.
We buy land and build townhomes, duplexes, fourplexes and multifamily homes for working families across the Mountain West, to sell and to rent.
Request the Memorandum How it works
*Not guaranteed. Verified accredited investors only. The Private Placement Memorandum governs; see it for full terms, risks and fees.
The need
Too few homes that families can afford.
106,000
homes Colorado was short in 2023, by state estimate. Source: Colorado State Demography Office.
Half
of U.S. renters, a record 22.6 million households, spend 30% or more of income on housing. Source: Harvard Joint Center for Housing Studies, 2025.
50th
Colorado’s rank among the 50 states and D.C. on the Housing Competitiveness Index. Source: Common Sense Institute, June 2025.
That gap is our market. We design and build townhomes, duplexes, fourplexes and multifamily homes, plus multigenerational homes and ADUs, sized for working families.
Why invest
Aligned with investors from day one.
Our upside comes after yours
Your 7% preferred return comes before the Manager’s 25% share.*
Capital back first
When sale or refinance proceeds are distributed, your capital comes back first.*
Two ways to earn
Returns from home sales and from rental income.*
One team, land to keys
Land, design, building and management, from one sponsor in real estate since 2008.
How it works
Build. Sell. Recycle. Repeat.
1 · Land
We buy land and finish the site work.
2 · Build
Townhomes, duplexes, fourplexes and multifamily homes, plus multigenerational homes and ADUs.
3 · Sell
Most homes sell to buyers, and sale proceeds recycle into the next batch of homes.*
4 · Keep and lease
Some homes stay as rentals, and land under homes can be leased, for recurring income.*
Every batch of homes does two jobs: sales return cash to build the next batch, and the homes and land we keep produce income. Distributions: 7% preferred return first, then 75% to investors and 25% to the Manager.*
Where we build
Western Colorado.
From our base in Grand Junction
We build first in Western Colorado, for its resort towns and the regional job centers around them, where working families are being priced out, and invest across Colorado, Wyoming and Montana. 700+ lots identified in Fort + Home’s pipeline.**
Resort towns and job centers
Map: USGS The National Map.
Terms
Key terms
The headline terms. The Memorandum has the full detail.
These terms summarize the Private Placement Memorandum, which controls if anything here differs. Every term, fee and risk →
Fort Impact Fund, LLC · Rule 506(c)
- What you buy
- Class A Units, an ownership share of the fund
- Preferred return
- 7% a year, cumulative, on unreturned capital, paid before the Manager’s 25% share*
- Profit split
- 75% to investors, 25% to the Manager, after the preferred return. When sale or refinance proceeds are distributed, capital comes back first*
- Expected fund life
- The Manager expects the fund to operate for ten years; may be shorter or longer
- Minimum
- $25,000 ($1,000 per Unit)
- Offering
- Up to $25,000,000; may remain open until June 30, 2027
- Distributions
- Evaluated quarterly, from cash available for distribution; not guaranteed
- Fees
- About 1% a year of each property’s project cost (asset management) · 2% acquisition · 3% sale · 5% development management · up to 10% property management. Full schedule: Memorandum, Section 6
- Existing fund
- New investors join the fund’s existing members and assets, including the Kenwood Building in Butte, Montana, described in the Memorandum
- Who can invest
- Verified accredited investors only
*Not guaranteed. Terms are governed by the offering documents.
How to invest
Four steps, start to finish.
1 · Request the Memorandum
Use the form below. We send the Private Placement Memorandum and follow up within one business day.
2 · Verify accredited status
Through VerifyInvestor, or a letter from your CPA, attorney, registered investment adviser or broker-dealer. Self-certification is not enough.
3 · Review and sign
Read the Memorandum, then sign the Subscription Agreement and Investor Questionnaire in the investor portal.
4 · Fund your investment
Fund as the Subscription Agreement directs. Your subscription is accepted once verification is complete.
Questions? Email investors@fortandhome.com. How verification works →
Questions
What investors ask first.
What does the fund build?
Townhomes, duplexes, fourplexes and multifamily homes for working families, plus multigenerational homes and ADUs, primarily in Colorado, Wyoming and Montana. Most homes are sold; some are kept as rentals.
Is this a loan?
No. You own Class A Units, an ownership share of the fund. There is no fixed interest rate and no maturity date. Investors receive a 7% cumulative preferred return (not guaranteed) before the Manager’s 25% share, then share 75/25. When sale or refinance proceeds are distributed, your capital comes back first.
When do I get paid?
Distributions are evaluated every quarter and paid from cash available for distribution, after expenses and fees. Homes have to be built and sold or leased first, so early distributions should not be expected. An unpaid preferred return carries forward.
How long is my money invested?
The Manager expects the fund to operate for ten years, and may sell earlier or later. There is no public market for the Units, and transfers need the Manager’s approval.
Could I lose money?
Yes. Real estate development carries risk, and you can lose some or all of what you invest. Nothing is guaranteed. The Memorandum’s risk factors explain the risks in full.
What about taxes?
The fund is taxed as a partnership, so you receive a Schedule K-1 each year. Your taxable income can differ from the cash you receive. Ask your tax advisor.
Who runs the fund?
Fort + Home Capital, LLC is the Manager. The Zimmermans began rehabilitating homes in the Grand Junction area in 2008 and co-founded Fort + Home in 2017, which designs, builds and manages homes across the Mountain West.
Who do I talk to?
Email investors@fortandhome.com, or request the Memorandum below and our team will follow up within one business day.
Get started
Request the Memorandum
We will send the Fort Impact Fund Private Placement Memorandum and follow up within one business day. Requesting it does not create an investment or reserve an allocation.
- 7% cumulative preferred return, before the Manager’s 25% share*
- Capital back first when sale or refinance proceeds are distributed*
- Townhomes, duplexes, fourplexes and multifamily for working families
- $25,000 minimum, 10-year expected fund life*
- Verified accredited investors only
This page provides information about Fort Impact Fund, LLC under Regulation D, Rule 506(c). It is not an offer to sell or a solicitation of an offer to buy any security. Securities are offered only through the official offering documents, which govern if anything here differs from them.
Interests are available only to verified accredited investors. Before accepting a subscription, the Company will take reasonable steps to verify that the purchaser is an accredited investor. Self-certification alone is not sufficient.
*Not guaranteed. The 7% preferred return and the 75/25 split set the order in which cash is shared between investors and the Manager; they are not a promise that cash will be available. The fund pays its expenses, debt service and fees before any distribution, and sale proceeds may be reinvested rather than distributed. The Manager expects the fund to operate for ten years; the actual holding period may be shorter or longer.
You may lose money, and you cannot exit early. Property may not appreciate and may never be sold at a profit. No market exists or is expected to exist for the Interests. They are suitable only for investors of substantial means who have no need for liquidity.
Affiliates of the Manager, including Fort Homes, Fort + Home Capital and Fort Asset Management, are expected to provide development, construction, management and leasing services and earn fees, and the Company may buy property from the Manager or its affiliates. These and other affiliate arrangements described in the Memorandum present conflicts of interest and are not negotiated at arm’s length.
**Per Fort + Home, October 2026: lots in projects Fort + Home is developing or evaluating with partners in Western Colorado; none is a fund asset. The land-lease model and the lot pipeline describe Fort + Home’s plans, subject to the Memorandum. The fund sets no affordability targets. Photos and renderings are illustrative. Sources: Colorado State Demography Office (2025 estimate for 2023); Harvard Joint Center for Housing Studies, State of the Nation’s Housing 2025; Common Sense Institute, Colorado Housing Affordability Report, June 2025.
Forward-looking statements reflect current assumptions and are not guarantees of future performance. Nothing on this page is legal, tax or investment advice. Consult your own advisors before making any investment decision.