Nest Fund I
Elevated Living, Inspired Returns
Nest Fund I is a $20 million closed-end real estate investment fund focused on developing luxury single-family homes in Scottsdale and Paradise Valley, Arizona.
Nest Fund I
Nest Fund I represents a rare alignment of market conditions, brand strength, and execution capability. In partnership with Modern Nest Homes—an luxury design-build firm with a decade-long track record of excellence—the fund aims to deliver exceptional, design-forward residences that meet surging demand in two of the most sought-after luxury markets in the Southwest.
This fund presents a rare opportunity to invest in a proven brand with deep local roots, a distinctive design philosophy, and a pipeline of high-impact residential development opportunities.
Market Opportunity
Scottsdale & Paradise Valley: Limited Supply, Premium Demand
Arizona’s luxury real estate market is experiencing an unprecedented surge, with Scottsdale and Paradise Valley at the epicenter. These cities are magnets for high-net-worth individuals relocating from high-tax, high-cost coastal markets. The influx of affluent buyers has accelerated demand for custom, design-forward homes—particularly those offering privacy, desert aesthetics, and elevated indoor-outdoor living.
Key Drivers
Affluent Migration
Influx from California, New York and Illinois continues to fuel luxury home demand.
Limited Inventory
Land scarcity and high construction costs have constrained new supply in desirable neighborhoods.
Premium Pricing
Paradise Valley homes now command average listing prices above $5.5M, with record highs being set monthly.
Lifestyle Appeal
Buyers are seeking homes that reflect purpose-driven design, warmth and functionality.
Why Now
Limited Inventory
Land constraints and build complexity have led to a persistent shortage of move-in-ready luxury homes.
Demand Surge
Scottsdale and Paradise Valley continue to attract affluent buyers from California, New York, and Illinois.
Premium Market Dynamics
Median list prices in Paradise Valley exceed $5.5M, with ultra-luxury sales surging year-over-year.
Design Driven Differentiation
Buyers are prioritizing turnkey luxury homes with thoughtful, high-end design—Modern Nest’s specialty.
Investment Strategy
Nest Fund I will identify and acquire premium residential lots or underutilized homes, then create architecturally unique, fully furnished residences designed for immediate occupancy by high-net-worth buyers.
Investment Strategy Approach
Asset Type
Luxury single-family detached homes.
Geographic Focus
Scottsdale and Paradise Valley, Arizona
Development Style
One-of-a-kind builds by Modern Nest Homes—architecturally distinct, fully designed, furnished, and curated.
Project Volume
Targeting 4-6 custom homes over the fund lifecycle.
Timeline
Hold and development cycle of approximately 24 months per property, with a total fund duration of 3–5 years.
Exit Strategy
Sale to high-net-worth end-users and relocation buyers seeking design-led, move-in ready estates.
Competitive Advantage
Modern Nest Homes: A Trusted Brand in Luxury Living
Modern Nest Homes has built a decade-long reputation for excellence, with a loyal clientele and a strong brand that commands a premium. Our approach is rooted in authenticity, attention to detail, and a passion for comfortable luxury.
Proven Track Record
Over a decade of successful high-end home builds in the Arizona luxury market.
Elite Design Capabilities
Every project is architecturally tailored, blending form and function with timeless materials and livability.
Brand Value
The Modern Nest brand attracts organic demand, media coverage and premium buyers seeking turnkey excellence.
Operational Control
Fully integrated team from acquisition to design, build, staging and sale.
Risk Management
Market Cycles
Focus on ultra-high-end homes that appeal to buyers less impacted by short-term macro fluctuations.
Cost Control
Experienced build team with a refined process to manage costs, delays, and contractor risk.
Liquidity Planning
Staggered build timelines reduce capital exposure and maximize optionality.
Investor Protections
Clear fund governance, third-party reporting, and conservative financial modeling.
Financial Overview
- Fund Size: $20 million closed-end fund
- Investor Profile: Accredited investors only
- Preferred Return: 15%
- Target IRR: 20 – 24%
- Equity Multiple: 1.4x–2.0x projected over 3–5 years
- Minimum Investment: $100,000
- Fees:
- Management Fee: 3% annually
- Carried Interest: 10% above preferred return
- Sponsor fee upon liquidation events
About
Modern Nest
Modern Nest is an award-winning full-service design, build and furnishings firm based in Scottsdale, Arizona, specializing in creating timeless, custom homes for families and clients passionate about design.
They’re a family operation, led by husband & wife Brendan and Jillian Bader, and supported by a talented team of formally educated architecture and interior design experts.
They believe your home is the backdrop of your life. It should make living easy, comfortable, beautiful and inspiring.
The Team
Nest Fund I Management Team
With a deep pipeline of projects, an integrated in-house team, and unmatched expertise in luxury home design, Nest Fund I is positioned to redefine desert luxury while delivering attractive risk-adjusted returns to investors.
Brendan Bader
Founder + Principal
Modern Nest
Nicholas Carlson
Founder + Principal
Carlson Collective
Chad Sewell
Wealth Manager
Sewell Wealth Management
John Conroy
Founder + Principal
South Real Estate Group
Kelley Clarke PC
Legal Advisors
Kelley Clarke PC
Our Work
We craft spaces that are not only beautiful and inspiring but functional, comfortable and deeply personal.
We honor architectural integrity, allowing the design to dictate the feel and flow of each space. By blending historical elements and materials with modern functionality, we create homes that are rich in character and suited for contemporary living.
Project Historical Data
Modern Southwest
Completed 2018
Investment: $1,573,103
Sale Price: $2,135,000
IRR: 32.25%
Camino V.
Completed 2019
Investment: $2,191,004
Sale Price: $2,900,479
IRR: 19.05%
Tulum
Completed 2021
Investment: $2,405,972
Sale Price: $3,150,000
IRR: 28.26%
English Country
Completed 2023
Investment: $5,861,603
Sale Price: $10,999,000
IRR: 31.91%
Santa Fe Hacienda
Completed 2024
Investment: $5,071,239
Sale Price: $6,795,000
IRR: 19.89%
Southwest Glory
Completed 2024
Investment: $4,581,419
Sale Price: $5,800,000
IRR: 24.58%
CONTACT US
For More Information
To learn more or request offering documents, please contact us today.
Disclosure Statement
Important Information Regarding Nest Fund I, LLC
This marketing package has been prepared solely for informational purposes regarding potential investment in the Nest Fund I, LLC (the “Fund”). The information contained herein does not constitute an offer to sell or a solicitation of an offer to purchase any securities of the Fund. Any such offer or solicitation will be made only through the Fund’s Private Placement Memorandum and other official offering documents, which will be provided to qualified investors and should be reviewed carefully before making any investment decision.
Investing in real estate and the returns of those investments are subject to market and investment risks, including the possible loss of principal. Past performance is not indicative of future results, and the value of the Fund’s investments can fluctuate significantly. Prospective investors should consider their investment objectives, risk tolerance, and financial situation before investing in the Fund.
Certain statements in this package may constitute forward-looking statements, which are based on current expectations, estimates, and projections. Past performance does not guarantee future results, and these statements are not guarantees of performance and involve certain risks and uncertainties, which are difficult to predict. Actual results may differ materially from those expressed or implied in any forward-looking statements.
The information contained herein is believed to be accurate as of the date of this package; however, neither the Fund, its managers, nor their affiliates make any representation or warranty as to the accuracy, completeness, or reliability of the information provided. The Fund reserves the right to modify any of the information contained in this package at any time without notice.
This package is intended for distribution only to persons who are qualified or accredited investors under applicable securities laws. It is not intended for distribution or use in any jurisdiction where such distribution or use would be contrary to local law or regulation.
It should be noted that this presentation does not represent financial, or investment advice and we highly encourage you to seek the advice of your CPA and Financial Advisor prior to making this investment decision as to whether this is suitable and appropriate for you.
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