What we build
Six Multifamily Typologies, Six Cost Structures
Garden, wrap, podium, mid-rise, mixed-use and adaptive reuse. The typology decides the structural system, the parking, and most of the budget.
Bring the site, the unit count and the drawings at whatever stage. You get a range, the drivers, and an honest read on the pro forma.
Self-perform
Dewatering, SOE and deep foundations in house
Licensed
General contractor, licensed in the state of Florida
GMP
Open book, with the contingency visible to you
Draws
Documentation your lender can actually process
6 what we build
Each page names the site conditions where that typology stops working.
Garden Apartments
Two to three story wood frame with surface parking. The cheapest way to build a unit in Florida, and it only works where land is cheap enough to spread out.
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Wrap & Texas Donut
Residential wrapped around a freestanding parking structure. More density than garden without the cost of building over the parking.
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Podium
Concrete parking and ground-floor uses below, wood-framed residential above. The workhorse of urban multifamily, and the typology where Florida ground conditions bite hardest.
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Mid-Rise Concrete
Cast-in-place or precast concrete throughout. More expensive per square foot than wood and often the right answer anyway — particularly near the water.
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Mixed-Use
Ground-floor commercial with residential above. Structurally one building, operationally two, and the complexity lives in the seam between them.
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Adaptive Reuse
Office, hotel or warehouse converted to residential. Occasionally excellent value and frequently more expensive than building new, and the difference is decided by the existing structure.
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Next step
Find out what is actually wrong with it.
An inspection, photographs of what we found, and a written scope. If the honest answer is that it can wait another season, that is the answer you will get.