Fully Funded

The Observatory Sun Valley, a Viceroy Resort

Rural EB-5 Project approved by USCIS

Sun Valley is a generational destination, popular among Hollywood celebrities, Silicon Valley moguls, business leaders, and families seeking a premier mountain lifestyle. Known for its world class skiing, natural beauty, privacy, and year-round recreation, Sun Valley has long held a unique position among America’s most prestigious resort communities

The development project is located at the entrance to the City of Ketchum, ID, and consisted of a fully entitled 73-room resort hotel and 12 penthouse condominium residences. The vertical construction began in the fourth quarter of 2023.

An exceptional project by an experienced team: The project was managed by Appellation, which is led by renowned restaurateur Charlie Palmer and Chris Hunsberger (former head of The Americas operating division of Four Seasons Hotels and Resorts) along with reputable local development partners.

$130.5M development of The Observatory Sun Valley, a Viceroy Resort includes:

  • Land – 40,631 square feet entitled site
  • Gross building size – 147,820 square feet
  • 73 guest rooms (average size of approximately 420 square feet)
  • 12 condominium residences (28,238 square feet)
  • Four stories above grade building with three sub-grade levels (including parking)
  • Signature Restaurant and Bar operated by Charlie Palmer
  • Architect: Hornberger + Worstell, Inc.
  • Construction period from Q4 2023 to Q4 2025 (around 30 Months)

The EB-5 Program Highlights

Minimum Investment Amount:

$800,000

Target EB-5 Investment Amount:

$42.4M (53 investors)

Total Investment Amount:

$130.5M

Projected Total Job Creation:

1,038 (Required: 530 / 95%+ cushion)

Mezzanine Debt Term:

3-Year Loan Term with Two 1-Year Extensions (3+1+1)

Project Status:

Vertical construction is anticipated to start in Q3 2023

Project Advantages

Job Cushion

The EB-5 fund will ultimately have a job cushion of approximately 96%.

Rural Project

The Observatory Sun Valley, a Viceroy Resort is in a rural area and qualifies for the annual 20% set-aside for rural projects per the EB-5 Reform and Integrity Act of 2022 (RIA).

I-526E Denial Repayment

Loan repayment guaranty by the development team in the event of an I-526E petition denial.

Secured Loan Structure

Construction completion guarantee and low-risk EB-5 mezzanine loan financing.

Completion Guarantee

Developer has unconditionally guaranteed the completion of the EB-5 project.

Regional Center Success

This is the 15th EB-5 fund offered by Golden Gate Global and follows a perfect track record of project approvals.

*Investment amount may change based on USCIS guidelines or the passage of an EB-5 Bill in Congress.

Project is Under Construction

Construction is approximately 70% complete. Progress includes advancement across the building’s structural, exterior, and interior components. Core structural elements are complete, exterior enclosure work is well underway, and interior mechanical, electrical, and plumbing systems are nearing later stages. Interior finishing activities have also commenced.

  • Interior columns, exterior concrete walls, interior concrete walls, decks, and elevator shafts have been poured
  • The installation of the structural steel for the penthouse is complete
  • The roof is complete
  • The steel stairs are complete to the rooftop
  • A majority of the exterior metal siding is installed
  • Windows and doors are installed
  • Waterproofing is installed
  • The planetarium dome is complete
  • Installation of the overhead plumbing, fire sprinkler, and light fixtures is complete on multiple levels
  • Plumbing, electrical rough, and HVAC work are nearing completion
  • Interior wall framing and drywall installation are in progress
  • Approximately 47% of construction are complete.
  • The concrete decks were poured to the top floor. All interior columns, exterior concrete walls, interior concrete walls and elevator shafts have been poured.
  • The installation of the structural steel for the penthouse was in progress through the steel and metal deck.
  • Level P2: The installation of the overhead plumbing, fire sprinkler and light fixtures was complete. The hot water heater boilers and storage tanks were set. The main HVAC return ducts were on site.
  • Level P1: The installation of the overhead plumbing, fire sprinkler and light fixtures was complete. The electrical switchgear was set.
  • Level 0: The metal stud framing was complete at the exterior. Plumbing top out was in progress.
  • Level 1: The metal stud framing was complete to 30% at the exterior. Plumbing top out was in progress with the waste and vents in place and the water lines in progress. Condensate lines were installed.
  • Level 3 interior stairs were in progress at one of the two stairways.
  • Level 4: the fan coils were installed to 50%.
  • Level 5: Penthouse steel was installed.
  • Subcontractor trades on site during Q1 2025 include electrical, concrete, rebar, plumbing, mechanical, waterproofing, steel, and general labor.
  • Post-tension cable and rebar placement are in progress on multiple levels.
  • Staircase erection is in progress.
  • Shoring is in place.
  • The concrete is complete through the grade level and ramp to the basement. The first-floor deck and second floor deck concrete are poured.
  • The columns and interior shear walls are poured to the third floor.

Electrical work has also commenced, with two temporary transformers installed on the east side of the site. Additionally, 40% of the formwork is now in place, and backfilling activities are progressing on the east side. These updates highlight the steady momentum of the project as it moves closer to completion.

News

EB-5 Project Update: Appellation Sun Valley Reaches 45% Construction Completion

The Appellation Sun Valley Hotel, an EB-5 investment project by Golden Gate Global , continues to make substantial progress on-site. As of April 2025, the project has reached approximately 45% completion, representing a key milestone in the development of this luxury property in the renowned mountain destination of Sun Valley, located in Ketchum, Idaho.

News

Investor in the Appellation Sun Valley EB-5 Project Has Received the Green Card: An Interview

Investor in the Appellation Sun Valley EB-5 Project Has Received the Green Card: An Interview

An interview with Investor in the Appellation Sun Valley Rural TEA EB-5 project, who have received a U.S. Green Card. Real live immigration story.

Article

Appellation Sun Valley Rural TEA EB-5 Project Awarded Form I-956F Exemplar Application Approval

Appellation Sun Valley Rural TEA EB-5 Project Awarded Form I-956F Exemplar Application Approval

Golden Gate Global, a leading California-based EB-5 regional center , received a Form I-956F project approval from the United States Citizenship and Immigration Services (USCIS) for its current Rural Targeted Employment Area (TEA) project, the Appellation Sun Valley . The decision continues GGG’s 100% USCIS project approval rate.

News

Get Started

Begin Your Journey

Take the first step toward securing U.S. permanent residency. Our EB-5 professionals provide confidential, no-obligation consultations to help you understand the EB-5 program, evaluate your eligibility, and explore whether it is the right fit for your family’s immigration and investment goals.

Free Confidential Consultation
No Obligation
Owner of Multiple USCIS-Approved Regional Centers

By submitting, you agree to our Privacy Policy. Your information is kept strictly confidential.