100 Seascape Drive · Miramar Beach, Walton County, Florida · 24-Story Luxury Resort Condominium
Echelon is positioned to become the premier luxury resort condominium on Florida's Gulf Coast — a 24-story, 246-unit tower on one of the last large-scale DRI-entitled development sites in Walton County.
Located at 100 Seascape Drive in Miramar Beach, the project sits adjacent to the Seascape Resort Golf Course with panoramic views of the Gulf of America from penthouse level at 288 feet above grade. The master development order is in place and county planning review has been completed with only mild comments, with a final commissioner vote pending.
Site Control: Title currently vested in H and S, L.L.C. (Florida LLC, fee simple estate since June 11, 2021). WFG National Title Insurance Company ALTA Commitment No. 2585608FL-A dated January 29, 2025 — proposed insured: Royal Vista Tower LLC. Issuing agent: Mead Law and Title, PLLC, Fort Walton Beach, FL.
DRI Entitlement: Assignment of rights to construct 250 units in Phase IV of the Seascape DRI (ADA184-0221) recorded in Walton County Official Records. This entitlement is among the last of its type in the Seascape resort corridor.
Architecture: SMP Architecture — April 2025 Conceptual Design Package. Full floor plans across all 24 levels, six residence type renderings, amenity spaces, and exterior elevations complete.
Echelon SPV LLC is a Delaware single-purpose co-investment vehicle structured under Reg D Rule 506(c). General solicitation is permitted. All investors must be verified accredited investors prior to subscription acceptance. Hard commitment deadline: May 5, 2026.
| Offering Entity | Echelon SPV LLC — Delaware LLC, single-purpose co-investment vehicle |
| Sponsor / Issuer | MB Condos LLC (Frank Griffith 48%, Michael Schneider 38%, Mark Pan 14%) |
| Total Equity Offering | $96,000,000 |
| Investor Equity (85%) | $81,600,000 |
| Sponsor Equity (15%) | $14,400,000 — MB Condos LLC |
| Acquisition Price | $20,000,000 (WFG ALTA Commitment No. 2585608FL-A) |
| Preferred Return | 8% cumulative per annum on invested capital |
| Profit Split (after preferred) | 85% Investors / 15% Sponsor |
| Offering Exemption | Reg D Rule 506(c) — general solicitation permitted; verified accredited investors only |
| Token Standard | ERC-1400 / ERC-3643 permissioned security tokens |
| Token Transfer Restrictions | 12-month lockup from subscription date; on-chain ERC-1400 enforcement; transferable to accredited investors only after lockup via approved ATS or bilateral transfer; all transfers require updated KYC/AML |
| Target Hold Period | 36–42 months from first close |
| Project Timeline | Land acquisition May 2026 · Construction Dec 2026–Jun 2028 · Sellout Jun 2028–Q4 2029 · Full investor exit Q3–Q4 2029 |
| First Investor Distribution (est.) | Q3 2028 (coinciding with first condo unit escrow closings during sellout phase) |
| Excluded Jurisdictions | Iran, North Korea, Russia, Belarus, Cuba, Syria, Venezuela (OFAC-sanctioned); China excluded pending legal review |
| Escrow Agent | WFG National Title / Mead Law and Title, PLLC — Fort Walton Beach, FL (FDIC-insured) |
| Hard Commitment Deadline | May 5, 2026 |
| Platform | DelNorte Equity Mint · delnorte.io · ag@delnorte.io · 407-490-2284 |
From two-bedroom Gulf-view suites to multi-story penthouses with private pools and spas — each residence is designed to the highest resort condominium standard by SMP Architecture.
Levels 1 through 6 are dedicated entirely to amenities, entertainment, and parking. No residential units below Level 7.
MB Condos LLC is the development sponsor for Echelon, comprised of three principals with complementary expertise spanning luxury real estate development, capital markets, and legal structuring. Current site title holder: H and S, L.L.C. (Florida LLC, fee simple estate since June 11, 2021).
Miramar Beach sits at the heart of Florida's Emerald Coast — one of America's most desirable resort destinations, known for sugar-white sand and emerald Gulf waters. The Echelon site is strategically positioned within the Seascape resort corridor, adjacent to an established golf course and within walking distance of Gulf beach access.
This offering is open to verified accredited investors only. To receive the full Private Placement Memorandum and schedule a call with the sponsor team, express your interest below. DelNorte will coordinate your introduction.
IMPORTANT DISCLOSURE: This page is for informational purposes only and does not constitute an offer to sell or a solicitation to buy any securities. Interests have not been registered under the Securities Act of 1933 and are offered pursuant to Reg D Rule 506(c). Available exclusively to verified accredited investors. All investments involve risk, including possible total loss of principal. Financial projections, timelines, and return estimates are forward-looking statements and are not guaranteed. Site control and title information is based on WFG National Title Insurance Company ALTA Commitment No. 2585608FL-A dated January 29, 2025. Architecture and design information from SMP Architecture Echelon Conceptual Design Package dated April 1, 2025. Distributed by DelNorte Holdings, Inc. solely as a technology and advisory platform provider. DelNorte is not a registered broker-dealer, investment adviser, placement agent, or funding portal. All securities law compliance obligations remain the sole responsibility of MB Condos LLC, Echelon SPV LLC, and their retained securities counsel. Past performance of any affiliated entity is not indicative of future results.