For most of this decade buyers who wanted to own, live part-time, and rent flexibly had nowhere to go. Hotels don't offer ownership upside. Most condos don't allow flexible rentals. ModerNest — 129 residences in Wedgewood-Houston and 131 in Gulch View — is purpose-built to serve that underserved buyer at boutique hotel operating standards.

Buyers get Opportunity Zone benefits, bonus depreciation through cost segregation, and 1031 exchange eligibility in a single ownership wrapper. ModerNest's thesis is that the developer who builds for optionality captures a buyer pool the traditional binary simply misses — and the after-tax return profile is materially different from a conventional condo purchase.

Owners can rent for any duration through an exclusive Airbnb licensing agreement managed by Victory Living Group at 12% of STR revenue. As Nashville's STR permitting environment tightens, units structured this way carry a distinct regulatory advantage over standard condo conversions.

The metro added 136,000 residents since 2020, generated $11.2 billion in visitor spending in 2024, and is on track for Olympic soccer at Geodis Park in 2028 and a Super Bowl in 2030. Tourism and residential demand are compressing into the same zip codes — and deliveries begin in early 2027.