September 30 is the last day to file an EB-5 Regional Center petition to receive statutory "grandfathering" protection, ensuring USCIS continues processing the petition even if the EB-5 Regional Center Program lapses or Congress fails to reauthorize it after September 30, 2027.
There are 47 days left to file an EB-5 petition. Although the traditional EB-5 (Unreserved) category is experiencing a long backlog, the EB-5 Rural Set-Aside remains current for all countries, including India. There is no per-country limit, no backlog, and with concurrent filing still available.
If the biggest hurdle you are currently facing is selecting the right project, we invite you to review the details of the Beyond Paradise 1. It is a RURAL project located in Kailua-Kona, Hawaii (above Keauhou Bay).
Key Highlights
- West Hawaii: First new condominium development in West Hawaii in more than 20 years.
- Well-Established Location: Project is located near a large shopping center, ~ 35 minutes from Kona international airport, urgent care, schools and other modern conveniences.
- Short-term-rental (STR / Airbnb) Qualified: Every home is STR qualified, which increases demand from locals, vacation buyers, and STR investors.
- Rapid Payment Model: Build-and-sell structure designed for rapid repayment. No hassles and no waiting for refinancing for EB-5 capital. Sales proceed targets and enables repayment within an estimated 2.5-to-3-year period.
- Investor Payment Protection: If you cannot exit the project in less than 30 months (2.5 years), the entity will pay an annual 4% from month 31.
- SDIRA Eligible: Investors can utilize Self-Directed Individual Retirement Account (SDIRA) capital as an EB-5 funding source.
- Partial Investors are Welcome.
Moreover, this project makes the due diligence process much easier for EB-5 investors.
Here is why:
- Rapid Repayment Model: Build-and-sell structure designed to support timely repayment of EB-5 capital through proceeds from home sales, rather than relying on refinancing. Based on projected sales, repayment is estimated within approximately 2.5 to 3 years.
- Multiple Guarantees: The project includes developer, completion, and maximum-cost guarantees. It also offers I-526E denial and withdrawal refund provisions, which are designed to return the investor's EB-5 capital if USCIS denies the petition or if the investor withdraws under the terms of the offering documents.
- Senior Position on Collateral: As an EB-5 investor, you would have a secured position on the project's collateral, which is contained in executed legal filings.
- Short-Term-Rental Qualified: Every home is short-term-rental (STR) qualified under Hawaii zoning. This qualification expands buyer demand as it makes it attractive to Hawaii-based residents, vacation buyers as well as STR investors.
- Experienced Regional Center & Developer: Watt Capital Developers has a team with 90 + years of combined experience in projects across the U.S.; with $190M+ EB-5 capital repaid.
- Jobs Created: 164 qualifying jobs have already been created, beyond the 10-job EB-5 requirement per investor.
- Demand: Hawaii needs 32,970 new homes, while construction delivery remains low. Additionally, Keauhou has seen no new development for the last 20 years.
Beyond Paradise 1 — Construction Progress
Phase 1 — Currently Under Construction:
- Building A: Sales center plus three model homes
- Buildings B and C: 10 townhomes
- Amenity Center: 2,000 sq. ft. fitness center, saunas, steam rooms, hot tub, pools, and pickleball courts
Current Stage:
- Building A: MEP rough-in underway (plumbing, electrical, HVAC)
- Building B & C: Truss and shear wall installation in progress
Estimated Phase 1 Completion: Q1 2027
Sales Momentum & Update
Sales currently open to Hawaii residents. The property will open to non-local buyers after 8/22/2026.
Local buyer update: One unit sold this week and already in escrow. Second unit is closing this week.
Additional Updates
- Amenity Center First: The amenity center is being built first underscoring the developer's commitment. This is important as past Hawaii projects by OTHER developers promised amenities that were never delivered.
- EB-5 Status: Job creation is underway (164 jobs already created).
- Master Plan & Track Record: The master plan comprises six phases and approximately 120 townhomes. KAINANI is Watt's third residential development within half a mile in Kona over 45 years; both prior projects delivered on time and on budget.
The September 30, 2026, grandfathering deadline is 47 days away. If you are still evaluating your filing timeline, our team is happy to walk you through the project and what a properly filed I-526E means for your specific case.