Aman Resorts disclosed three US-market properties this week: Amansanu ranch in Texas Hill Country, the 80-room Amansamar coastal hotel in Saudi Arabia targeting US winter travelers, and an unnamed California coastal site. The Texas property will include 120 fully-serviced residences, the first Aman stables operation globally, and marks the brand's fifth North American location after existing properties in Wyoming, Utah, New York, and Miami. Construction capital for the three sites is estimated at $800 million based on comparable Aman builds, though the company has not published official figures.
Amansanu sits on 12,000 acres in Texas Hill Country, configured as a working ranch with guest stables, canyon riding trails, and a wellness pavilion. The residences sell as fractional ownership units starting at $2.4 million for 1/8th shares, with full-year access requiring $9.6 million commitments. Aman has pre-sold 40% of inventory to family offices and private-aviation principals before public launch. The Saudi property, Amansamar, opens Q4 2026 as a northern Red Sea resort serving European and American winter traffic, with flight times from New York under 12 hours via direct Riyadh connections. The California site remains unannounced but property records suggest Big Sur coastline adjacent to Ventana resort holdings.
The timing reflects two allocation shifts. First, ultra-high-net-worth principals now hold 18% of their real-estate portfolios in hospitality-adjacent assets, up from 11% in 2021, per Knight Frank. Fractional luxury residence sales grew 34% year-over-year in 2025, driven by families seeking tax-advantaged second homes with on-site services. Aman's model converts hotel guests into residence buyers at a 22% rate, higher than Four Seasons' 14% or Ritz-Carlton's 9%. Second, Texas ranch properties appreciated 41% since 2020 as California and New York wealth migrated south. Aman's Texas entry follows Auberge Resorts' $220 million Stanly Ranch in Napa and Montage's $180 million Palmetto Bluff expansion, both selling out residence inventory within 16 months.
The operating model matters for hospitality investors. Aman properties run at 68% average occupancy but command $1,800+ average daily rates, generating per-key revenue 3.2x luxury comp sets. The brand operates 37 properties globally with $890 million in trailing revenue, owned by Russia's Vladislav Doronin since 2014. Residences contribute 41% of property-level EBITDA despite representing 28% of built square footage, because owners pay annual dues averaging $48,000 per unit regardless of personal usage. Texas specifically offers no state income tax on rental income, making the fractional model more efficient for non-resident owners than California or New York equivalents.
Developers and allocators should track three markers. Aman will announce its California site location by July 2026, likely triggering competing bids for adjacent coastal parcels. Texas pre-sales for remaining 60% of Amansanu inventory close September 2026, establishing pricing benchmarks for ranch-resort hybrids. And Saudi Arabia's Red Sea Development Company, Amansamar's landlord, plans eight additional luxury hotel sites by 2028, creating supply risk if occupancy models prove fragile. Family offices holding Aman residence stakes will also watch whether the brand's 15-property pipeline through 2029 dilutes scarcity value or expands the owner network effect.
The Texas ranch opens Q2 2027. Stables accommodate 40 horses. Pre-sold residences include six full-year units at $9.6 million each, purchased by principals with existing Aman ownership in Japan, Montenegro, and Utah.
The takeaway
Aman's **$800M+** three-property US expansion targets **120** Texas residences and Saudi winter traffic, testing whether ranch hospitality replicates coastal resort residence-conversion rates.
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