Webinar—Currahee Club: A Rural EB-5 Project With a Senior EB-5 Loan, Priority Processing, and I-956F Approval

EB5AN’s latest webinar focused on our Currahee Club rural EB-5 project—one of the premier offerings in the rural EB-5 market today.

Currahee Club is an I-956F-approved, 1,087-acre master-planned residential golf community in Toccoa, Georgia. The community includes existing homes, an award-winning 18-hole golf course, a clubhouse, Lake Hartwell access, and substantial completed infrastructure.

Currahee’s I-956F approval indicates that USCIS reviewed the project’s offering documents, business plan, job-creation methodology, and rural targeted employment area (TEA) qualification and found the project compliant with EB-5 policy.

Currahee Club also offers exceptional financial safeguards. The EB-5 investment is structured as a secured senior loan backed by a first-priority security deed and two pledges of 100% of membership interests. The developer group has committed approximately $73.1 million of equity value to the project, and much of the community’s most expensive infrastructure and amenities are already complete. EB-5 capital can therefore be directed primarily toward residential construction and other improvements intended to generate sales and revenue.

EB5AN managing partners Sam Silverman and Mike Schoenfeld recently held a webinar with members of the Currahee Club development team to explain the various benefits available to EB-5 investors.

Bobby Masters, Head of Development at Eagle Peak Development, has approximately 40 years of experience developing resort and master-planned communities with golf courses, marinas, waterfront amenities, and other major lifestyle features.

Mark Brambell, Vice President of Development, has 30 years of engineering and surveying experience and has helped lead development at Bay Creek, the project on which Currahee Club’s development strategy is modeled.

The webinar explains how Currahee Club’s established community, development strategy, and secured loan structure work together to limit immigration and financial risk. It will be useful to any investor comparing EB-5 offerings, especially those seeking to file their Form I-526E petitions by the September 30, 2026, grandfathering deadline.

We invite you to watch the full webinar or the highlights below and learn more about Currahee Club. For investors who are prepared to pursue EB-5, Currahee Club could be one of the best available ways to pursue U.S. Green Cards for themselves and their eligible family members while filing by September 30.

Highlights

Full Webinar

Form I-956F Approval Reduces Project-Level Immigration Risk

Before regional center investors can file their Form I-526E petitions, the underlying project must file Form I-956F first. This filing gives USCIS the opportunity to review the project’s structure and supporting evidence.

USCIS approved Currahee Club’s Form I-956F in less than four months. The approval confirms USCIS’s acceptance of the project’s rural TEA qualification, investment structure, business plan, economic methodology, and projected job creation.

The project has therefore already cleared a major stage of USCIS review. An individual investor must still demonstrate eligibility for the EB-5 program, including documenting a lawful source and path of funds. But absent a material change or other disqualifying issue, the investor has far more safety than in a project pending USCIS review.

Currahee Club’s rural location provides additional immigration benefits. Investors qualify at the reduced $800,000 investment amount, receive priority processing of their Form I-526E petitions, and gain access to the rural set-aside category. Many investors in rural projects are receiving approvals in only months.

Additionally, rural investors receive 20% of all annual EB-5 visas, and this category is currently available to applicants from every country.

An Established Community With Valuable Infrastructure Already in Place

Currahee Club is an operating residential community with existing homeowners, active construction, completed infrastructure, and established amenities.

The community has previously sold 207 residential land lots and now contains more than 150 existing residences, with at least 10 additional homes under construction. Approximately 70 lots are already platted and available for near-term development. The broader master plan permits well over 1,000 residential units, leaving substantial room for future growth.

Much of the expensive foundational work was completed before the 2008 financial crisis. Currahee Club already has miles of roads, water and sewer infrastructure, a golf course, a major clubhouse, recreational facilities, and other community improvements. The development team estimates that replacing the golf course alone could cost between $20 million and $30 million today.

This existing investment changes the risk profile of the project. EB-5 funds will not be consumed primarily by constructing a golf course or building the community’s basic infrastructure from the ground up.

A large share of the capital can instead be invested directly in land development and for-sale residential units. Each completed home or townhome creates a tangible asset that can be sold to generate repayment proceeds.

A Strong Location for Primary and Second-Home Buyers

Currahee Club is located in Toccoa, Georgia, in the foothills of the Appalachian Mountains and along Lake Hartwell. The site has approximately 320 feet of elevation change, creating mountain, lake, and golf-course views that are difficult to compete with.

Although the project qualifies as rural for EB-5 purposes, it remains within driving distance of several major and fast-growing Southeastern markets. Atlanta is a large source of potential buyers, while Greenville, Spartanburg, and Charlotte provide additional demand.

The location supports two primary customer groups. The first consists of retirees and other full-time residents seeking an amenitized golf and lake community. The second is the large pool of Atlanta-area buyers looking for a weekend or vacation home within driving distance of their primary residence.

Currahee Club is also approximately 50 miles from EB5AN’s Twin Lakes Georgia project, which has generated almost 6,000 jobs, sold approximately 900 homes, and produced more than 350 Form I-526E approvals. The two communities appeal to a similar regional buyer base. Twin Lakes’ results provide meaningful evidence of demand for well-planned residential communities in this part of Georgia.

A Strong Location for Primary and Second-Home Buyers

Currahee Club’s central amenity is an award-winning 18-hole golf course designed by Jim Fazio. The course winds through the foothills and offers significant elevation changes, views of Lake Hartwell, and a playing experience that has earned national recognition.

The community also has a large, fully furnished clubhouse with dining facilities, a pro shop, guest accommodations, and event space. Additional completed amenities include a fitness center, swimming pool, pickleball and tennis courts, bocce, volleyball, a golf instruction center, and access to hiking and other outdoor recreation.

Troon Privé, one of the world’s leading managers of private golf and lifestyle clubs, is already managing portions of Currahee Club. Its involvement provides institutional operating experience and the ability to expand golf packages, events, memberships, and other revenue sources.

Currahee Club already attracts weddings, golf tournaments, and special events. One of the main constraints on this business has been the limited amount of on-site accommodation. New condominiums, golf villas, and rental units would allow more wedding guests, golfers, and corporate groups to stay within the community rather than seek lodging elsewhere.

These units can serve two markets at once. They can be sold as second homes to buyers who want professionally maintained, lock-and-leave properties, while also expanding the supply of accommodations available for rentals, golf packages, and events.

The Development Plan Is Focused on Saleable Residential Product

The next stage of development will expand the types of homes available at Currahee Club. Historically, the community concentrated on selling land lots and larger custom homes. That left an underserved market for finished residences at lower price points.

The development team intends to add spec homes, semi-custom homes, condominiums, duplex townhomes, and other attached products. The townhomes and condominiums are particularly well suited to second-home buyers who want a furnished property without the maintenance responsibilities associated with a large detached home.

These products can be built on infill sites within the existing community, allowing the developer to take advantage of roads, utilities, amenities, and other improvements that are already in place. The strategy reduces the amount of preliminary work required before construction and allows capital to be deployed more quickly into assets that can be sold.

Golf villas and other short-term accommodations are another near-term priority. Increasing the supply of on-site lodging should support golf tourism, weddings, corporate retreats, and special events while bringing additional customers to the clubhouse and other community facilities.

A marina is also in the planning stage. Additional boat slips would make Lake Hartwell a more accessible part of daily life at Currahee Club and strengthen the community’s position as both a golf and waterfront destination.

A New Entrance Will Improve Access and Unlock Additional Land

Currahee Club’s current entrance requires residents and visitors to use several secondary roads before reaching the community. The development plan includes a second entrance from Highway 123 near Lake Hartwell.

The new entrance would provide an additional access point for safety purposes and reduce travel time between Currahee Club and downtown Toccoa. It would also place the community near a public park and boat ramp and open access to additional residential sites with lake and mountain views.

Initial design work and a traffic-impact analysis are underway, and the development team is working with the Georgia Department of Transportation. Because the approval process is expected to take the better part of a year, work can proceed in the meantime to extend Currahee Club Drive toward the future entrance.

Once completed, the entrance should improve the community’s visibility, make travel more convenient for residents, and support the development of previously less-accessible sections of the property.

A Secured Senior Loan Offers Strong Financial Protection

The Currahee Club EB-5 offering is structured as a $70.4 million senior loan supporting up to 88 investors. Once funded, the EB-5 loan is expected to be the project’s only debt, placing it first in line for repayment from project proceeds.

The loan is secured by a first-priority security deed on portions of the property and two pledges of 100% of membership interests. These protections give the EB-5 fund enforceable claims against substantial project assets if the borrower fails to meet its obligations.

The developer group has also committed approximately $73.1 million of equity value to the project. This creates significant alignment between the developer and EB-5 investors and means the project is not relying solely on investor funds.

The loan is divided into separate tranches for individual investors. Each investor receives an independent four-year loan term rather than having to wait for every other investor in the offering to reach the same stage. The borrower has one option to extend the term by one year.

No EB-5 investment can be free of financial risk. USCIS requires the investor’s capital to remain at risk for gain or loss. Currahee Club’s senior position, collateral package, substantial developer equity, mature community, and focus on saleable residential construction nevertheless provide protections that are rare in the EB-5 market.

Substantial Job Creation Provides an Immigration Cushion

Each EB-5 investor must be credited with the creation of at least 10 qualifying U.S. jobs. Currahee Club is expected to create 1,651.9 EB-5–eligible jobs, compared with the 880 jobs required for all 88 investors.

This amounts to approximately 18.8 jobs per investor—nearly twice the required number. The excess job creation provides a substantial cushion against lower-than-projected spending or other changes during development.

The borrower has also provided a job-creation guaranty. Under this guaranty, all EB-5 funds must be spent on qualifying project costs, and the project must generate at least 10 jobs for each investor.

Investors further benefit from a Form I-526E approval refund guaranty. If an investor’s petition is denied, the investor will generally receive an expedited return of the $800,000 investment, subject to the terms of the guaranty.

PRXY Fund Services serves as the project’s independent fund administrator. Its platform records EB-5 draws and project expenditures throughout the life of the investment, providing another layer of oversight and transparency.

Currahee Club Builds on the Bay Creek Development Model

Currahee Club is being developed by the same team and under the same basic model as Bay Creek, EB5AN’s master-planned residential golf community in Cape Charles, Virginia.

Both communities already had costly infrastructure and major amenities in place before the current development teams became involved. In each case, EB-5 capital can be used primarily to accelerate residential construction and improve the community rather than fund speculative infrastructure with no immediate path to revenue.

During the first year under the current development program, Bay Creek began construction on an indoor pool, replaced golf-course bridges and the clubhouse roof, completed locker-room improvements, and placed more than $20 million of homes under construction. The project also entered into an agreement for another 40 spec homes and prepared to begin a 40-unit condominium development.

More than 20 homes are now under construction at Bay Creek, with substantially more planned. The additional investment has increased buyer interest, supported higher property values, and strengthened membership and club revenue.

Currahee Club begins with many of the same advantages: an established community, valuable infrastructure, a highly regarded golf course, waterfront access, and significant undeveloped land. The development team can apply its experience at Bay Creek while adapting the product mix to the Atlanta-area second-home and retirement markets.

Currahee Club Offers an Unusually Strong Rural EB-5 Opportunity

Currahee Club combines Form I-956F approval, rural priority processing, substantial job creation, a secured senior loan, significant developer equity, completed infrastructure, active home construction, and an experienced development team.

We invite you to review the complete offering and financial documents, speak with EB5AN, or arrange an on-site visit.

For investors seeking to file by the September 30, 2026, grandfathering deadline, Currahee Club offers a compelling path toward U.S. permanent residence with unusually strong immigration and financial safeguards.

Get started today by scheduling a free consultation with EB5AN.