What LIV Development does

LIV Development is a Birmingham, Alabama-based private multifamily real estate developer founded in 2006 by CEO Robb Crumpton (originally as Red Mountain Development, rebranded in 2012). The company develops, operates, and acquires Class A multifamily communities under a unified proprietary "Livano" brand, with a portfolio spanning 25,300+ units developed and in pipeline across 90+ properties in 20+ states. Core capabilities are delivered through wholly-owned subsidiaries: LIV Creative Group (an in-house multidisciplinary design firm covering architecture, interiors, landscape, graphic design, environmental graphics, signage, and branded amenities like Trapeze Coffee), LIV Acquisitions (a recently restructured platform integrating value-add acquisitions with development, having executed more than $550M across 23 properties), and LIV Ventures (a strategic-investments arm operating New Day Car Wash, Bitty & Beau's Coffee Birmingham, Homebase coworking, and Longleaf Recovery Centers, alongside The Goodfield Foundation nonprofit).

LIV's business model rests on three revenue streams: multifamily rental income from stabilized Livano communities (the primary recurring stream), development and asset management fees (including promote economics from the Fund I equity vehicle that raised more than $100M in under six months), and adjacent consumer revenue from LIV Ventures retail and service businesses. Distribution is dual-channel: direct-to-consumer leasing through individual property websites for renters, and direct institutional/private capital relationships (via investors.livdev.com and Fund I) for investors. Headcount is modest (the broader company is reported as 11-50 employees, with the acquisitions platform alone supporting 50+ in-house professionals), indicating an outsourced-construction, in-house-design-and-acquisitions operating model.

The company is led by founder Robb Crumpton with senior leadership including CDO Tim McEachern (appointed 2026), VP of Property Operations Kim Spehr (appointed 2026), President of LIV Ventures Tom Spies, and Senior Managing Director of Development Andrew Murray. Recent strategic posture emphasizes aggressive Sun Belt geographic expansion (new markets in Kansas, Texas, North Carolina, Virginia, Florida), entry into adjacent verticals through LIV Ventures, and operational scaling via senior leadership additions — though the company discloses no AI/ML capability, patents, or research output in its technology stack.

Name

LIV Development

Legal name

LIV Development LLC

Website

https://livdev.com

Company type

Private

Founded year

2006

Operating status

Operating

Headcount range

11–50 employees

Short description

LIV Development is a Birmingham-based private Class A multifamily developer and acquirer operating the unified Livano brand across 20+ U.S. states, with 25,300+ units developed and in pipeline. It serves institutional investors via Fund I and renters through premium amenitized communities, supplemented by adjacent ventures in car wash, coffee, coworking, and healthcare.

Ownership category

akta.pro rank

Product category

Class A Multifamily Real Estate Development

NAICS

Real Estate Property Managers (53131)

SIC

Operative Builders (1531)

akta.pro primary industry

Multi-Family Residential Construction (Apartments, Condos, Townhomes) (IMAFABAB)

akta.pro secondary industry

Real Estate Public-Private Partnership (PPP) & Infrastructure-Adjacent Real Estate Advisory (BPAJANAL)

Keywords

• Class A multifamily development
• Luxury apartment communities
• Multifamily real estate investment
• Property acquisitions management
• Residential real estate development

Headquarters

HQ city

Birmingham

HQ country

United States

HQ region

North America

Offices5 records

Markets served

GTM type

B2B and B2C

Offering type

Services

Cost components

Personnel, Operations, Marketing or Sales, Others, Infrastructure

Revenue model

1. Multifamily Rental Revenue: Primary revenue stream from leasing Class A multifamily units across Livano communities. Residents pay monthly rent for apartments featuring premium amenities. Communities include a mix of studio, one-, two-, and three-bedroom units plus carriage/townhome units at select properties.
2. Development Fees: Fees earned from ground-up development of multifamily communities. LIV Development serves as developer for properties, overseeing pre-development, design, construction, and lease-up.
3. Acquisition and Asset Management: Revenue from acquiring existing Class A multifamily properties, enhancing them with Livano brand standards, and managing assets. LIV Acquisitions platform executed more than $550 million in acquisitions activity across 23 properties.
4. New Day Car Wash Operations (via LIV Ventures): Revenue from car wash operations through New Day Car Wash brand, a subsidiary of LIV Ventures. Locations include Vestavia Hills, Trussville, Fultondale, Tuscaloosa, and Highway 280 Birmingham. Features automated car wash with free vacuums and mat cleaners.
5. Bitty & Beau's Coffee Franchise Operations (via LIV Ventures): Revenue from franchised Bitty & Beau's Coffee shop in Birmingham (Homewood), Alabama. LIV Ventures owns and operates the franchise location, which employs people with intellectual and developmental disabilities.
6. Homebase Coworking (via LIV Ventures): Revenue from coworking space operations at Homebase in Homewood, Alabama. Offers five fully furnished private offices with monthly memberships including powered sit-stand desks, free printing, internet, 24/7 access, and Bitty & Beau's coffee card.
7. Longleaf Recovery Centers Development (via LIV Ventures): LIV Ventures is responsible for development of Longleaf drug and alcohol addiction treatment facilities across Alabama, in partnership with Birmingham Recovery Center and EBSCO Industries. Facilities include Hoover, Madison, and Baldwin locations.

Pricing tiers

Go-to-market motion2 records

Distribution channels6 records

Marketing channels7 records

Core offering

LIV Development develops, acquires, and operates Class A multifamily communities under the proprietary Livano brand across high-growth Sun Belt markets. The company also runs an institutional investment vehicle (Fund I), a restructured acquisitions platform, an in-house design firm (LIV Creative Group), and a strategic investment subsidiary (LIV Ventures) operating adjacent businesses such as car washes, coffee, coworking, and recovery-center development.

Differentiator

Problem solved

Functional benefit

Brands

• Livano: Proprietary brand of Class-A multifamily communities connecting residents with an unmatched quality lifestyle that propels them to live richer, deeper, and fuller lives.
• LIV Creative Group
• New Day Car Wash
• Trapeze Coffee
• Matter
• Livano Collection
• Homebase

Products and services

• Livano Class A Multifamily Communities Class A multifamily rental communities under the proprietary Livano brand featuring studio through three-bedroom units plus carriage/townhome units at select properties. Communities include resort-style pools, fitness centers, Livano Workplace (coworking), Livano Pet Center, Trapeze Coffee bars, Livano Marketplace, and pet-friendly amenities. Targeted at working professionals, young families, empty nesters, and active adults seeking premium rental housing in Sun Belt markets across 20+ U.S. states.
• LIV Development Fund I Private equity fund vehicle allowing private and institutional capital to invest as primary equity in Livano multifamily communities. Targeted at institutional investors and high-net-worth individuals seeking differentiated multifamily investment opportunities with the LIV Development sponsor.
• LIV Acquisitions Acquisitions platform targeting Class A multifamily assets for value-add repositioning under Livano brand standards. Supported by in-house team covering pre-development, asset management, design, marketing, and finance. Has executed more than $550M across 23 properties. Targeted at institutions and owners selling Class A multifamily assets.
• LIV Creative Group In-house multidisciplinary design firm providing architecture, interior design, landscape architecture, graphic design, environmental graphics, and signage services. Supports design execution from site selection through project completion and lease-up across Livano communities and LIV Ventures brands.
• New Day Car Wash Premium automated car wash brand operated by LIV Ventures with locations across Alabama including Vestavia Hills, Trussville, Fultondale, Tuscaloosa, and Highway 280 Birmingham. Features automated wash with free vacuums and mat cleaners. Customers pay per car wash transaction.
• Bitty & Beau's Coffee (Birmingham) Franchised coffee shop at 1625 Oxmoor Road, Homewood, AL operated by LIV Ventures. Open daily 6:30 a.m. to 5 p.m. serving coffee and baked goods. Inclusive employer of people with intellectual and developmental disabilities.
• Homebase Coworking Coworking space in downtown Homewood, Alabama offering five fully furnished private offices with monthly memberships. Includes powered sit-stand desks, free printing, internet, 24/7 access, meeting rooms, on-street parking, and a Bitty & Beau's monthly coffee card.
• Longleaf Recovery Centers

Quantifiable outcome

• 20+ years of operating history with consistent growth since founding in 2006
• +3 more outcomes

Named customers4 records

Segments3 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature8 records

Partnerships

13 partnerships are on record, tiered core and minor.

• Capital SquarecoreStrategic or Co-development Partner · 1 October 2025Capital Square is a co-development partner with LIV Development on multifamily projects in Opportunity Zones. The partnership completed Livano Knoxville, a 348-unit Class A multifamily community in Knoxville, Tennessee's Opportunity Zone. Capital Square's multifamily development platform now includes over 2,700 housing units in pipeline with aggregate development value exceeding $1 billion.
• Birmingham Recovery CentercoreStrategic or Co-development PartnerBirmingham Recovery Center is a co-founder and operating partner in Longleaf, a partnership for developing drug and alcohol addiction treatment facilities across Alabama. Longleaf Recovery Center facilities include Hoover (primary mental health outpatient), Madison, and Baldwin locations. LIV Ventures is responsible for development while Birmingham Recovery Center provides clinical operations.
• EBSCO IndustriescoreStrategic or Co-development PartnerEBSCO Industries is a co-founder and partner in Longleaf, the joint venture for developing addiction treatment and mental health facilities across Alabama alongside Birmingham Recovery Center and LIV Ventures. EBSCO brings operational expertise and resources to the partnership.
• Bitty & Beau's Coffee (Franchise)minorChannel Partner/ Reseller/ DistributorLIV Ventures franchise owner and operator of Bitty & Beau's Coffee Birmingham location at 1625 Oxmoor Road, Homewood. The franchise employs people with intellectual and developmental disabilities and opened November 2023. LIV Ventures extended job offers to 33 applicants and partners with Nequette Architecture & Design for buildout.
• Nequette Architecture & DesignminorImplementation/ SI/ Consulting PartnerArchitecture and interior design firm partnering with LIV Creative Group on Livano Liberty Park project. Provided architecture and interiors for the Birmingham community within The Bray development.
• Nequette Architecture & DesignminorImplementation/ SI/ Consulting PartnerArchitecture and interior design partner with LIV Creative Group on Livano Oakwood project in Georgia. Collaborated on design documentation reflecting project vision.
• O'Henry's CoffeeminorStrategic or Co-development PartnerBirmingham-based coffee roaster partnered with LIV Creative Group to develop Trapeze, a proprietary signature coffee blend unique to Livano properties. O'Henry's provides the coffee while LIV Creative Group designs the brand identity, interior spaces, and merchandise.
• Dix.Hite + PartnersminorImplementation/ SI/ Consulting PartnerLandscape architecture firm partnered with LIV Creative Group on Livano Liberty Park project in Birmingham, Alabama.
• Dix.Hite + PartnersminorImplementation/ SI/ Consulting PartnerLandscape architecture partner with LIV Creative Group on Livano Oakwood project in Georgia.
• Design SouthminorImplementation/ SI/ Consulting PartnerFurniture and art partner with LIV Creative Group on Livano Oakwood project. Provided furniture selection and artwork for the community.
• Design SouthminorImplementation/ SI/ Consulting PartnerFurniture and artwork partner with LIV Creative Group on Livano Liberty Park project.
• Schoel EngineeringminorImplementation/ SI/ Consulting PartnerCivil engineering firm partnered with LIV Creative Group on Livano Liberty Park project.
• The Goodfield FoundationcoreOthersThe Goodfield Foundation (formerly LIV Community Partners) is LIV Development's nonprofit, 501c3 organization that propels the company's 'Invest Well and Do Good' mission through dynamic programming and resources supporting residents and communities. Nearly 100% of LIV employees financially support the Foundation and LIV matches all employee gifts 2:1. Goodfield teams live onsite at Livano communities to facilitate connection and care.

Scale indicators10 records

Recent moves10 records

Expansion highlights8 records

Broad incumbents

• Greystar Real Estate Partners: Largest U.S. multifamily owner/operator/developer with deep institutional relationships and a vertically integrated platform spanning development, property management, and investment management - directly comparable to LIV's three-pillar structure at much greater scale.
• Trammell Crow Residential: Subsidiary of Crow Holdings operating a national Class A multifamily development and acquisitions platform across major U.S. metros - overlaps with LIV's fund-raised capital model and pipeline scale.
• Lincoln Property Company Residential: One of the largest U.S. apartment developers and third-party managers with national Class A portfolio - competes with LIV for institutional capital and residents, and provides third-party management services LIV could offer as it scales.

Direct peers

• Wood Partners: Atlanta-based national multifamily developer focused on Class A communities across high-growth Sun Belt and coastal markets with in-house design and brand programs - highly comparable to LIV in product positioning and geography.
• Mill Creek Residential: National Class A multifamily developer with a proprietary 'M Lifestyle' branded amenity program and a presence in many of the same Sun Belt submarkets as LIV Development - similar product, geography, and resident-experience strategy.
• RangeWater Real Estate: Sun Belt-focused multifamily developer, owner, and operator with over 80,000 units across the Southeast - a direct competitor for land, capital, and tenants in many of the same FL/GA/AL/NC/SC markets as LIV.
• Crescent Communities: Southeast-focused Class A multifamily and mixed-use developer with branded communities and a strong design orientation - similar in product type and operating geography to LIV's portfolio.
• Toll Brothers Apartment Living: Multifamily arm of Toll Brothers focused on Class A luxury rental development across the U.S., with branded amenity packages and design-led product - comparable positioning to Livano's premium niche.

Others

• JLL Capital Markets (Multifamily): Global CRE services firm with a large multifamily investment sales, debt placement, and equity raise practice - a capital partner/advisor rather than a direct competitor, but central to the same institutional capital ecosystem LIV's Fund I taps.
• TPG Real Estate Partners: Large alternative-asset manager with active multifamily equity and development capital strategies - an institutional capital source competing for the same LP dollars that fund LIV's Fund I and successor vehicles.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks6 records

Key highlights7 records

Customer concentration

• LinkedInlinkedin.com/company/liv-development

Revenue estimate

Valuation estimate

Number of profiles

Profiles9 records

Subsidiaries6 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about LIV Development