Advisory
A specific decision or phase.
Targeted counsel on a single question — feasibility, underwriting, or entitlement risk. The paid on-ramp to a larger mandate.
Fee Development
Fee development for commercial and industrial real estate in Florida — institutional-grade execution on your behalf, without building an in-house team.
8MM SF of industrial built by our principals
Who hires a fee developer
Groups with capital, land, or conviction — but not a full-time development platform.
- Funds and capital sources deploying into ground-up or value-add commercial and industrial.
- Landowners who want to realize value without becoming developers themselves.
- Occupiers and corporates building to suit their own operations.
What we deliver, end to end
A complete development capability, available for a fee — the whole lifecycle or any phase of it.
- Site selection, diligence, and underwriting support from LOI through close.
- Entitlements, design management, and pre-construction.
- GC procurement and construction oversight — we manage the contractor; we do not self-perform.
- Capital markets, lease-up coordination, and delivery to stabilization.
Prefer oversight only, with your own team carrying the build? That is owner's representation.
Owner-Aligned. No Conflicts.
We do not take the development profit or the ownership, and we do not mark up subcontractors or suppliers. We are paid by the owner and only the owner. That structure removes the conflicts a merchant developer carries by design.
Track record
8MM SF
Industrial built by our principals
$217M
Assets under management
1.29M SF
Under development today
How we engage
Most engagements begin with a scoped conversation. We do not require a mandate to start.
Project
A single asset, end to end.
Full fee-development mandate on one project, diligence through delivery, with a delivery-based incentive.
Embedded
Your outsourced dev team.
An ongoing, portfolio-level extension of the owner's team across multiple assets.
Frequently asked
What is fee development?
Fee development is when an owner or capital source hires a developer to execute a project on their behalf for a fee, rather than the developer taking ownership. You keep the asset and the upside; we supply the development capability and the execution.
Fee developer vs. merchant developer — what's the difference?
A merchant developer develops on its own balance sheet to sell for profit. A fee developer executes on the owner's behalf for a fee and does not take the development profit or the ownership. We work as a fee developer, which keeps our interests aligned with the owner's.
When does fee development make sense?
When you have capital, land, or conviction but not a full-time development team — or when you want institutional execution on a single project without the overhead of building that capability in-house.
How is a fee developer paid?
Usually a development fee, often a percentage of project cost, plus in some structures a delivery or performance incentive. We are paid by the owner only, with no vendor markups or conflicts.
Related services
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