Comparable Facilities and Membership Benchmarks
The peer set that anchors SBRC's pricing, absorption, and product mix — private motorsport-and-residential clubs and garage-condominium communities — with the membership pricing matrix and the measured sales pace from the SBRC Industry Market Study.
66 clubs
Comparables database
~$61K
Industry-average membership initiation
~21 / yr
Measured sustained membership pace
8 clubs
Priced comparable set (+ internal benchmark)
Sector size and structural shift
$1.5B
2024
~9.2% CAGR
$3.2B
2033 (projected)
Sector size, small but fast-growing
Category
A small, fast-growing, real-estate-led luxury sector
Defining trend
Convergence of track + club + real estate into the "automotive country club"
Demand driver
Trackside lots, villas, and garage condominiums — the principal differentiator and primary revenue source
SBRC position
Squarely within the model — a racetrack project enabled by housing
Binding constraint
Pace of absorption at a given price — not the existence of demand
Private motorsport & residential clubs
| Facility | Track / acres | Members & real estate | Initiation / dues |
|---|---|---|---|
| The Thermal Club, CA | ~5 mi | ~210 members; ~75 homes, ~135 lots; villas to ~$3.75M | $200–400K / $28.8–38.4K |
| Monticello, NY | 4.1 mi | family / gold / silver tiers | $87.5–165K / $8–24.9K |
| Autobahn CC, IL | 3.56 mi / 350 ac | 540 members over 20 years; garage condos | $0–45K / ~$6.1K |
| M1 Concourse, MI | 1.5 mi / 87 ac | 264 garages $105–550K+ | $150–350K / ~$35K |
| Spring Mountain, NV | 6.1 mi / 332 ac | <300 members in 19 yrs; sustained by OEM | $75–200K / $7.5–25K |
| Magarigawa, Japan | hill circuit | 185 of 500 founding over ~3 yrs (co-op title) | $40–350K |
| Circuit of the Americas, TX (event scale) | 3.4 mi / 1,300 ac | no residential | ~$1M / $75K |
Membership pricing matrix
Membership tiers, initiation fees, annual dues, and track access across the priced comparable set and the internal benchmark community. Headline initiation is not comparable without track-day entitlement — several clubs price by days of access, so a low initiation can carry a high per-day cost. Compare on access-adjusted value, not sticker price alone.
| Club | Tier | Initiation | Annual dues | Track access |
|---|---|---|---|---|
| Internal Benchmark Community (name-quarantined) | Founding (list) | $500,000 | $50,000 | Unlimited |
| " | Premier (list) | $250,000 | $25,000 | Unlimited |
| " | Social (list) | $100,000 | $20,000 | Limited |
| Monticello (NY) | Family | $165,000 | $24,900 | Unlimited |
| " | Gold | $115,000 | $17,100 | Unlimited |
| " | Silver | $87,500 | $8,000 | 15 days / season |
| Autobahn CC (IL) | Ultimate | $45,000 | $6,100 | Full |
| " | Social | $0 | $6,100 | Social / karting |
| Atlanta Motorsports Park (GA) | Trophy | $100,000 | $1,200 | 180 days |
| " | Platinum | $25,000 | $2,100 | 120 days |
| " | Tungsten | $12,500 | $2,700 | 60 days |
| Lime Rock Park (CT) | Family | $110,000 | $9,000 | 60 days |
| " | Single | $55,000 | $6,000 | 20 days |
| Magarigawa (Japan) | Founding | $350,000 | $0 (co-op) | Unlimited |
| " | Associate (50 cap) | $40,000 | $12,000 | Limited |
| Ascari (Spain) | Superior | $150,000 | $10,000 | 50 days |
| " | Premium | $45,000 | $14,000 | 50 days |
| Thermal Club (CA) | Family (reported) | $85–400K | ~$28.8–38.4K | Member, build covenant |
| Spring Mountain (NV) | Corporate | $200,000 | $25,000 | Day-rate add-on |
| " | Charter | $75,000 | $7,500 | Limited |
Industry average and the premium tier
Initiation across the comparable set$12,500 – $350,000
$0$500K
Vertical marker = internal benchmark list founding initiation, $500,000 — the extreme top of the market.
Annual dues across the comparable set$1,200 – $50,000
$0$50K
Benchmark list pricing
Internal benchmark sits at the extreme top of the market
List vs. clearing
Its records show the top tier transacted below list — price and clearing diverge at the high end
| Measure | Industry average | Internal benchmark (list) | Premium |
|---|---|---|---|
| Average initiation fee | ~$61,400 | ~$283,000 | ~4.6× |
| Founding-tier initiation | $100–350K (top tiers) | $500,000 | ~7.1× avg |
| Average annual dues | ~$7,600 | ~$31,700 | ~4.2× |
| Founding-tier dues | $1.2–24.9K (top tiers) | $50,000 | ~5.6× avg |
Garage-condominium communities and demand signals
The most directly relevant precedent for SBRC's residential garage-condominium program. Demand is currently strong:
65 units
Florida community — Phase-1 reserved before construction began
7 months
Garage Unlimited of Monterey — sold out
100% by 2018
GarageTown Palm Desert — fully absorbed
> $1M units
Illinois luxury community — Phase 1 nearly sold out in 2025
Structural drivers (durable)
HOA restrictions on home storage · security · the appeal of community
The caution
These sold-out communities are small (tens of units) — the signal confirms product demand, not unlimited-scale or instant absorption
| Community | Location | Ownership price | Note |
|---|---|---|---|
| The Motor Enclave | Tampa, FL | $300K – $3.8M | ~295 of 300 sold; ~$150M self-funded |
| Gables Auto Vault | Coral Gables, FL | $500K – $2.0M | luxury urban vault |
| AutoMotorPlex | Chanhassen, MN | $250K – $1.25M | garage-condo community |
| Monterey Motorsport Park | Monterey, CA | $439K – $939K | California garage-condo |
| RallyPoint Luxury Motor Condos | Hendersonville, NC | from mid-$200Ks | luxury motor condos |
Measured membership sales pace
Paid memberships
37 over 21 months (Oct 2022 – Jul 2024)
Initiation collected
$12.7M
Lumpiness
A six-month stretch in 2023 with no sales — absorption is lumpy, not linear
Closest analogue — the internal benchmark community, selling the same tier structure SBRC contemplates. Pace, not price, is the binding constraint on a startup club's cash flow and absorption timeline.
| Club | Pace / absorption | Read |
|---|---|---|
| Internal benchmark community | ~21 / yr over 21 months (MEASURED) | Closest analogue; lumpy |
| Autobahn CC (IL) | 540 members over 20 yrs (~27 / yr) | Best sustained long-run pace |
| Magarigawa (Japan) | 185 of 500 over ~3 yrs (~62 / yr burst) | Front-loaded, then stalled below half target |
| Spring Mountain (NV) | <300 members in 19 yrs | Membership-only insufficient; sustained by OEM |
| Mexico Drive (intl.) | ~30 over ~10 yrs | Cautionary slow case |
| Scenario | Membership pace | Anchoring comparables |
|---|---|---|
| Conservative (floor) | 12–18 / yr | Spring Mountain; internal-benchmark trough; Mexico Drive |
| Expected (base) | 20–27 / yr | Internal benchmark (~21); Autobahn (~27, 20 yrs) |
| High-performance | 35–50 / yr (front-loaded) | Magarigawa burst (~62; did not persist) |
Timeline implication. At the Expected pace, roughly 300 members are absorbed over about 12 years; 900 members would take ~36 years and 1,010 members ~40 years. A 12-year program supports on the order of 300 members, not 900–1,010. High-side pace can shorten this only as a front-loaded burst that the evidence shows does not persist.
Read-across to SBRC
Pricing
$250,000 initiation sits within the comparable band — between Magarigawa and Monticello
Dues
$50,000 dues sits at the top of the band — confirm by a dedicated pricing study
Founding tier
$500,000–$1,000,000 defensible only for a small, differentiated founding cohort (Magarigawa co-op model)
Product
~$2.0M garage condos at the top of the demonstrated band; ~$4.0M villas into trackside-estate territory (closest: Thermal villa)
Pace discipline
Underwrite to Conservative, plan to Expected; lead with real estate, but pace residential to the rate members actually arrive
Note on confidential materials. The internal benchmark community derives from a confidential prior project; consistent with confidentiality requirements it is referenced only as "the internal benchmark community" and is not named. Public comparables (Thermal, Monticello, Autobahn, Atlanta, Lime Rock, Magarigawa, Ascari, Spring Mountain, M1, the Motor Enclave) are named.