Fort Impact Fund · the detail
FORT IMPACT
Every term, in plain English.
Fort Impact Fund, LLC is a Colorado limited liability company that develops housing, primarily in the Mountain States. It acquires land and property, builds or improves housing on it, and then sells it or keeps it and rents it out.
This page is the long version: who runs it, the strategy, the fees, the terms, how money is shared and what can go wrong. The short version is on the main page.
Request the Memorandum The short version
Available only to verified accredited investors. Nothing here is a projection of results.
Who runs it
A blind pool is a bet on the people.
The Manager
Fort + Home Capital, LLC, owned indirectly by Jeff and Danielle Zimmerman. Jeff Zimmerman, as President, oversees acquisitions, development, construction, asset management, property management and dispositions.
The experience
The Zimmermans began developing residential property in 2008, rehabilitating single-family homes in the Grand Junction area, and co-founded Fort + Home in 2017 — buying and selling property, acting as general contractor and managing rental homes.
Your say
The Manager makes the fund’s decisions and Class A investors have limited voting rights. The Manager can be removed only for Good Cause, by a vote of 75% of the Class A Interests.
Your reporting
Each year you receive the fund’s unaudited financial statements and a Schedule K-1. On reasonable written request, the Manager makes its own financial statements available for review.
Because the properties this offering will fund have not been identified, you are relying on the Manager’s judgment. The Memorandum asks you to evaluate the principals’ experience before investing.
The strategy
One group, start to finish.
Building
Fort Homes, an affiliate, builds homes to IRC and IBC standards and can perform the site work, set and finish. The Manager may contract with it or with outside builders.
Financing
The Manager intends to finance projects with bank loans of up to 75% of total project costs. The fund has no financing commitment today.
Management
Fort Asset Management leases and operates the homes the fund keeps. Fort + Home Capital is the Manager and manages the equity.
Related-party purchases
The fund may buy property from the Manager or its affiliates, or invest in properties and funds they manage, on terms the Manager sets without independent review or an investor vote.
One group handles every step — land, construction and leasing the homes the fund keeps — so one team is accountable from purchase to tenant. Because that group sits on both sides of those contracts, each one is a conflict of interest; the Memorandum describes them and the fees.
Where the money goes
Land, build, then sold or rented.
Land and property
The fund expects to build townhomes, duplexes, fourplexes and multifamily homes, plus multigenerational homes and ADUs, primarily in the Mountain States, which the Memorandum defines as Colorado, Wyoming and Montana. It also permits multifamily and commercial property, and property elsewhere.
Build
Homes are built to code and finished on the parcel.
Build-to-Sell
Finished homes are sold, and the proceeds go back into the next projects rather than being distributed immediately.
Build-to-Rent
Homes the fund keeps are leased and operated, producing income once they are occupied. Lease-up may take longer than planned or may not be achieved.
The Memorandum describes how the Manager currently expects to allocate proceeds; those allocations are preliminary and may change. The program runs across Build-to-Sell and Build-to-Rent phases over the fund’s expected ten-year life, and neither is assured.
What you are taking on
The risks, stated plainly.
You can lose money
Class A Interests are unsecured and sit behind any debt on the projects, so a loss falls on equity first. An investor may lose some or all of the capital invested.
Fees come first
The fund pays its expenses, debt service and the fees of the Manager and its affiliates before any distribution, whether or not it is profitable.
You cannot sell
No market exists for the Interests and none is expected. No transfer for at least a year, then only with the Manager’s approval and a right of first refusal.
Do not expect early distributions
Properties have to be acquired and built before they produce cash. Payments are evaluated quarterly and are made only from Distributable Cash, if any.
Property may not appreciate
A property may not perform to expectations, may depreciate, and may never be sold at a profit. Construction can cost more and take longer than planned.
The fund depends on financing
Projects depend on obtaining and keeping construction and permanent financing, which may be unavailable, cost more than expected, or be withdrawn.
This is a summary, not the risk factors. Read the Risk Factors section of the Memorandum in full before investing.
Terms
The offering, in full
These terms summarize the governing Private Placement Memorandum, which controls.
Second Amended and Supplemented Private Placement Memorandum — the governing document. The Memorandum, the Operating Agreement and the Subscription Agreement control if anything here differs from them.
Fort Impact Fund, LLC · Rule 506(c)
- What you buy
- Class A Interests — an ownership share of the fund, not a loan to it
- Preferred return
- 7% a year on unreturned capital, ahead of the manager’s 25% share. Cumulative: an unpaid amount carries forward. Non-compounding: it does not earn a return itself. It is paid only if the fund has the cash; if it never does, it is never paid.
- From operations
- After the 7%, 75% to Class A investors and 25% to the Class B manager
- From a sale or refinance
- 100% of unreturned capital to Class A first, then any accrued preferred return, then 75/25
- Fees to the manager and its affiliates
- Paid by the fund as expenses, before any distribution: asset and project management, 0.0833% a month of each property’s total project cost, including the part paid with debt; acquisition, 2% of the purchase price; development management, 5% of construction costs; property management, up to 10% of gross rental and other revenue; disposition, 3% of the sale price. Expenses are reimbursed and deferred fees may earn interest. The total cannot be determined in advance — see Section 6 of the Memorandum.
- Price per Unit
- $1,000
- Least you can invest
- $25,000 (the Manager may accept less)
- Most this offering can raise
- $25,000,000. There is no minimum: the fund may accept and use subscriptions as they arrive, even if it raises far less.
- Existing members
- The fund has existing Class A members from its earlier private offering. They hold the same Class A Interests and share with you pro rata.
- What the fund owns today
- The Kenwood building, which the Manager intends to refinance or borrow against (no investor capital will fund equity in Kenwood), and land interests and development rights, including condominium declarant rights, in the Platinum District, where the project was cancelled on September 15, 2026 after the fund incurred capitalized development costs. The Manager is evaluating whether to sell or repurpose those assets. New investors buy Units at the same $1,000 price and share in these assets. The properties this offering will fund have not been identified.
- Holding period
- The Manager expects the fund to operate for ten years, which may be shorter or longer
- Getting your money out
- Not on demand. No market exists or is expected and there is no redemption right. No Units may be transferred for at least one year — after that, only with the Manager’s approval and subject to a right of first refusal.
- Closes
- When the maximum is raised, or 30 June 2027 — or earlier if the Manager ends it
- When you get paid
- Evaluated quarterly. Paid only from Distributable Cash, if any; early distributions should not be expected.
- Region
- Primarily the Mountain States, which the Memorandum defines as Colorado, Wyoming and Montana; the Manager may invest elsewhere
- Who can invest
- Verified accredited investors only. The Company takes reasonable steps to verify status before accepting a subscription; self-certification is not sufficient.
This summary does not replace the Memorandum. Read it in full, including the risk factors.
How to invest
Four steps, in order.
01 · Read the Memorandum
Request it below. It arrives with the Subscription Agreement and the Operating Agreement.
02 · Talk to us
A conversation with our investment team about the strategy, your goals and whether a long, illiquid hold fits them.
03 · Verify your status
Accredited status is verified before any subscription is accepted, through VerifyInvestor, or a letter from your CPA, attorney, registered investment adviser or broker-dealer. Under Rule 506(c) this is required, and self-certification is not enough.
04 · Subscribe
Review the documents with your own advisors, then subscribe. Funds go into the fund’s own bank account — there is no escrow and no minimum raise — and may be used once your subscription is accepted.
Requesting information does not create an investment or reserve an allocation. Request the Memorandum →
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.
- Townhomes, duplexes, fourplexes and multifamily for working families
- A 7% cumulative preferred return, ahead of the manager’s 25% share
- Your unreturned capital back first when sale or refinance proceeds are distributed
- $25,000 minimum, in $1,000 Units
- 75/25 profit split after the preferred return*
- 10-year expected fund life*
Questions
The longer answers.
What is Fort Impact Fund?
A Colorado limited liability company that develops housing. It acquires land and property, primarily in the Mountain States, builds or improves housing on it, and then sells some and keeps others as rentals. Investors buy Class A Interests — an ownership share of the fund.
Does the fund own anything today?
Yes. The fund owns the Kenwood building, which the Manager intends to refinance or borrow against — no investor capital will fund equity in Kenwood. It also holds land interests and development rights in the Platinum District, including condominium declarant rights. That project was cancelled on September 15, 2026 after the fund incurred capitalized development costs, and the Manager is evaluating whether to sell or repurpose those assets. New investors buy Units at the same $1,000 price as earlier investors and share in these assets with them. The properties this offering will fund have not yet been identified.
What does “cumulative, non-compounding” mean?
Cumulative means that if the fund does not pay the full 7% in a year, the shortfall carries forward and must be paid before the manager’s 25% share — if the fund ever has the cash to pay it. On a sale or refinance it comes after your capital is returned. Non-compounding means the unpaid amount does not itself earn 7% while it waits. If the cash never exists, it is never paid.
When does it pay?
Distributions are evaluated by the Manager quarterly and come only from Distributable Cash, if any — what is left after expenses, debt service, reserves and fees. Do not expect early distributions: properties have to be acquired and built before they can be sold or rented.
What are the tax characteristics?
The fund is taxed as a partnership. Each year you receive a Schedule K-1 for your share of its income, gain, loss and deductions, including depreciation on property it holds. You may be allocated taxable income in a year you receive no cash and owe tax out of pocket. Losses can be limited, depreciation may be recaptured on a sale, and IRAs and other tax-exempt investors may owe tax on certain income. Consult your own tax advisor. Nothing here is tax advice.
Who are the affiliates, and is that a conflict?
Yes, and it is structural. Fort Homes may build, Fort + Home Capital manages the equity and is the Manager, and Fort Asset Management leases and operates retained homes. The fund may also buy property from the Manager or its affiliates, or invest in properties and funds they manage, without independent review or an investor vote. The Manager is not required to use an outside provider even where one would cost less. The fees and compensation payable to affiliates are described in the Memorandum.
Can I get my money out?
Not on demand. There is no public market for the Interests, no secondary market is expected and there is no redemption right. No Units may be transferred for at least one year; after that, only with the Manager’s approval and subject to a right of first refusal. The Manager expects the fund to operate for ten years, possibly shorter or longer.
Who can invest?
Verified accredited investors only. This is a Rule 506(c) offering, so the Company is required to take reasonable steps to verify accredited status before accepting a subscription. Self-certification is not sufficient.
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 must be read in full including the risk factors, and 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.
This is equity, not a loan. Class A Interests are an ownership position and are unsecured. There is no fixed rate of return, no maturity date, and nothing is pledged as security. 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 the fees of the Manager and its affiliates before any distribution. Distributions come only from Distributable Cash, if any, and are evaluated quarterly; early distributions should not be expected.
An investor may lose some or all of the capital invested. Property may not perform to expectations, may not appreciate, may depreciate, and may never be sold at a profit. Construction may cost more or take longer than planned, lease-up may be slower than expected, and projects depend on financing that may be unavailable or withdrawn.
The Interests are illiquid. No public market exists, no secondary market is expected to develop, and there is no redemption right. They are suitable only for investors of substantial means who have no need for liquidity in their investment.
Affiliates of the Manager, including Fort Homes, Fort + Home Capital and Fort Asset Management, are expected to provide development, construction, management and leasing services to the Company, and the Company may buy property from the Manager or its affiliates. These relationships create conflicts of interest, including fees and compensation payable to affiliates, and are not negotiated at arm’s length. They are described in the Memorandum.
Forward-looking statements reflect current assumptions and are not guarantees of future performance; actual results may differ materially. Past performance is not an indication or guarantee of future results. Fort + Home Capital and its affiliates are not registered as broker-dealers or investment advisers, and investors will not be afforded the protections of those laws.
Nothing on this page is legal, tax or investment advice. Consult your own counsel, accountant or advisor before making any investment decision.