What Lyon Living does

Lyon Living (legal entity Lyon Management Group, Inc.) is a privately-held, vertically-integrated real estate enterprise headquartered in Newport Beach, California. Founded by Frank T. Suryan Jr. in 1989 in partnership with Major General William Lyon, the company operates across the full real estate lifecycle — acquisitions, ground-up development, construction advisory, asset management, property management, and hospitality. Lyon reports approximately $5 billion in assets acquired across California, Colorado, Florida, Georgia, Idaho, Montana, and Nevada, with more than 15,000 multi-family units developed over its 35+ year history, and employs 251-500 people.

The operating portfolio is anchored in California (Northern, Central, and Southern submarkets) and includes flagship mixed-use developments such as The Fields in Milpitas (Turing, Graham, and Gideon buildings) and the RED district in Reno (Emory, Basecamp, and Atwood), together with standalone luxury apartment communities (Maplewood, Bay Tree, Pebble Creek, Hollister Village, The Marke, Solera, ShadowCreek). Lyon co-owns the 400-room VEA Newport Beach hotel with Eagle Four Partners, representing its hospitality entry. Technology infrastructure is conventional property-management tooling: web-based property search and leasing portals (ActiveBuilding), a dedicated investor portal (invest.lyonliving.com), property-specific microsites, and standard digital marketing — there are no proprietary AI/ML systems, APIs, or third-party integrations referenced. The company also operates an adjacent subsidiary, New Edge Living.

Revenue is generated across four streams: property management fees, asset management fees, development and construction advisory services, and hospitality operations at VEA Newport Beach. The go-to-market is hybrid — direct-to-consumer leasing via the website and on-site teams for residents, and field-sales-driven engagement with institutional investors, family offices, and HNW individuals for capital deployment. The company maintains a deep institutional tie to Colony Capital, whose former SVP of Investment Management (Andrew Nguyen) serves as Lyon's CIO. Pricing is unit-based without public tiers; Northern California and Santa Barbara-area rents reach $2,400-$7,000 monthly while Nevada, Colorado, and Florida units price at $1,500-$3,200. Ownership is family-controlled — Frank T. Suryan Jr. as Chairman & CEO, with Kasey Suryan and Kyle Suryan as Managing Partners — with no disclosed institutional private equity ownership.

Name

Lyon Living

Legal name

Lyon Management Group, Inc.

Website

https://lyonliving.com

Company type

Private

Founded year

1989

Operating status

Operating

Headcount range

251–500 employees

Short description

Lyon Living (Lyon Management Group, Inc.) is a Newport Beach, California-based privately-held real estate firm that develops, manages, and invests in premium multi-family, mixed-use, and hospitality properties across seven U.S. states, serving residential renters, institutional investors, and property owners.

Ownership category

akta.pro rank

Product category

Multifamily Real Estate Development and Property Management

NAICS

Portfolio Management and Investment Advice (523940)

SIC

Real Estate Agents & Managers (For Others) (6531), Real Estate Dealers (For Their Own Account) (6532), Hotels, Rooming Houses, Camps & Other Lodging Places (7000)

akta.pro primary industry

Co-Living Property Management (BPAJAFAJ)

akta.pro secondary industry

Co-Living / Hybrid Extended-Stay Residences (THAGAEAK)

Keywords

• Multifamily property management
• Real estate development services
• Asset management services
• Construction advisory services
• Hospitality and mixed-use real estate

Headquarters

HQ city

Newport Beach

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2B and B2C

Offering type

Services

Cost components

Personnel, Operations, Infrastructure, Marketing or Sales, Technology or R&D

Revenue model

1. Property Management Fees: Lyon Living generates revenue through property management services, providing management, maintenance, and leasing services to property owners and investors. The company manages multi-family residential communities and charges fees for these services.
2. Asset Management: Revenue generated from asset management services including investment planning, portfolio management, and disposition advisory for investors.
3. Development & Construction Services: The company develops multi-family and mixed-use properties, generating revenue through ground-up development projects. Additionally, they provide construction advisory services for third-party owners and developers.
4. Hospitality Operations: Lyon Living co-owns and operates hotels and resorts, including VEA Newport Beach, generating revenue from hospitality operations including room rentals and food & beverage programs.

Pricing tiers

Go-to-market motion2 records

Distribution channels5 records

Marketing channels6 records

Core offering

Lyon Living is a real estate development and property management company that develops, acquires, and operates multi-family apartment communities, mixed-use developments, and hospitality properties across California, Nevada, Colorado, and Florida. The company provides full-lifecycle services including development and construction advisory, asset management, property operations, and investor relations for institutional and high-net-worth capital partners. Its owned portfolio spans more than 15,000 developed units and roughly $5 billion in assets, with on-site services such as resident management, food and beverage programs, pet services, and professional fitness training.

Product overview

Lyon Living is a real estate development and property management company that operates a diversified portfolio of residential and hospitality properties across California, Nevada, Colorado, and Florida. The company's product portfolio includes multi-family apartment communities (such as Maplewood, Pebble Creek, Bay Tree, Cielo, Pruneyard West, ShadowCreek, Solera, Hollister Village, Atwater, Delamar, and The Lennox), mixed-use developments (including The Fields in Milpitas featuring Turing, Graham, and Gideon buildings, and RED in Reno featuring Emory, Basecamp, and Atwood buildings), and hospitality properties (VEA Newport Beach hotel). Lyon Living also offers core services including development and construction advisory services and property operations and asset management, covering the full real estate lifecycle from pre-development through ongoing property management.

Differentiator

Problem solved

Functional benefit

Products and services

• Development & Construction Services Comprehensive pre-development entitlement and construction services for multi-family and mixed-use ground-up development projects, including acquisition opportunity sourcing, due diligence, design, and construction management. Offered to property developers and owners as a third-party advisory service.
• Property Operations & Asset Management Full-service property management including on-site community management, 24/7 resident services, food and beverage programs, pet services, professional fitness training, and capital improvement programs. Covers owned multifamily portfolio and third-party management engagements.
• Maplewood Apartments Apartment community in Mountain View, California offering studio to two-bedroom floor plans with contemporary kitchens, designer fixtures, and proximity to Silicon Valley employers.
• Pebble Creek Apartment community in Campbell, California with spacious one and two-bedroom floor plans, resort-style pool, and proximity to Los Gatos parks and downtown Campbell.
• Pruneyard West Townhome-style apartment community in Campbell, California featuring lush landscaping, private patios, and proximity to Pruneyard Shopping District and Downtown Campbell.
• ShadowCreek Recently refreshed apartment community in Campbell, California offering one and two-bedroom floor plans with contemporary kitchens, private patios, and resort-style pool.
• Solera Apartment Community Apartment community in Santa Clara, California with spacious one and two-bedroom floor plans, swimming pool, and proximity to Santana Row and Valley Fair.
• Cielo Apartment community in Campbell, California featuring newly upgraded studio to three-bedroom floor plans with resort-style pool and proximity to Heritage Theater and The Pruneyard.
• Bay Tree Luxury apartment community in Los Gatos, California with modern cabinetry, designer fixtures, and proximity to Old Town Los Gatos dining and shopping.
• Turing at The Fields Five-story residential community at The Fields development in Milpitas, California featuring studio to three-bedroom residences with rooftop pool, spa, fitness center, and ground-floor retail including Trader Joe's.
• Graham at The Fields Five-story residential community at The Fields development in Milpitas, California with studio to three-bedroom residences featuring rooftop pool, spa, and multiple fitness centers.
• Gideon Seven-story, 213-unit residential community at The Fields development in Milpitas, California with rooftop pool, spa, clubhouse, demo kitchen, and BBQ areas.
• The Dylan Waterfront apartment community in Hercules, California (East Bay) with studio to two-bedroom floor plans, stainless steel appliances, and waterfront views.
• Hollister Village Luxury apartment community in Goleta, California (Santa Barbara area) with one to three-bedroom floor plans, resort-style pool and spa, fitness center, and putting green.
• Atwater Resort-style apartment community in Sunrise, Florida with recently upgraded interiors, two resort-style pools, fitness center, four lit tennis courts, and proximity to major freeways and Sawgrass Expressway.
• Delamar Apartment community in Sunrise, Florida offering one to two-bedroom floor plans with resort-style pool, fitness center, BBQ areas, and pickleball courts.
• The Lennox Apartment community in Highlands Ranch, Colorado near the Rocky Mountains with one to two-bedroom apartments, two swimming pools, tennis courts, and fitness center.
• Emory at RED Luxury apartment community (RED-Building 1) in Reno Experience District, Nevada with studio to two-bedroom floor plans, pool with cabanas, fitness center, and dog park.
• Basecamp at RED Apartment community in Reno Experience District, Nevada featuring studio to two-bedroom floor plans, heated outdoor saltwater pool, spa, and proximity to RED Park.
• Atwood at RED Premier lifestyle apartment community in Reno Experience District, Nevada with rooftop beer garden, resort-style pool and spa, rooftop fitness center, and private whiskey lounge.
• VEA Newport Beach 400-room hotel in Newport Beach, California co-owned by Lyon Living and Eagle Four Partners, featuring partnership programming with The Second City for comedy entertainment.
• The Marke Apartment Homes Luxury pet-friendly apartment community in Santa Ana, California (South Coast Metro) with one to three-bedroom floor plans, resort-style pool, rooftop fitness center, and bowling lanes.

Quantifiable outcome

• Over 15,000 units developed and currently managing various projects in pipeline including mixed-use, hospitality, and luxury residential developments.
• +2 more outcomes

Named customers1 record

Segments4 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature3 records

Partnerships

Seven partnerships are on record, tiered core and minor.

• Eagle Four PartnerscoreStrategic or Co-development Partner · 12 June 2026Eagle Four Partners led the acquisition of VEA Newport Beach (formerly Newport Beach Marriott Hotel & Spa) for $216 million in 2020 and completed a full renovation into the 400-room VEA in 2022. Lyon Living co-owns the hotel with Eagle Four Partners. Eagle Four Partners is an active hotel investor and operator in the California market.
• The Second CityminorStrategic or Co-development Partner · 12 June 2026The Second City, the 65-year-old improv institution that trained comedians including Tina Fey and Amy Poehler, partnered with VEA Newport Beach to launch 'The Second City Goes Coastal,' a series of comedy shows at the property. The Second City approached the hotel about the partnership as part of its expansion into West Coast markets.
• Integral CommunitiescoreStrategic or Co-development PartnerIntegral Communities creates new opportunities from underutilized or undeveloped parcels of land through value-added land planning. They have partnered with Lyon on multiple projects including Palomar Station, The Marke, Nineteen01, The George, and The Fields. The partnership focuses on land development solutions for residential multi-family, for-sale, and mixed-use opportunities in California.
• NCA Real EstatecoreStrategic or Co-development PartnerBased in Newport Beach, CA, NCA Real Estate is a privately held real estate development and investment firm formed in 2002 with strong relationships in institutional and private equity capital markets. NCA has partnered with Lyon on projects including Haven76 and The Fields, bringing expertise in entitlement, development, acquisitions, finance, and asset management.
• Orangewood FoundationcoreOthersOrangewood Foundation is one of the leading providers of services to current and former foster youth, helping almost 2,000 foster and community youth annually prepare for independent adulthood. Lyon Living is a proud supporter. Programs focus on basic needs, housing, life skills & employment, and education. Frank T. Suryan Jr. serves as President of the General William Lyon Workforce Academy.
• Boys & Girls Club of the Los Angeles HarborminorOthersThe Boys & Girls Clubs of the Los Angeles Harbor helps young people reach their full potential as productive, caring and responsible citizens. The Club serves over 2,000 youth per day at 13 sites. Frank T. Suryan Jr. serves as a board member and is actively involved with their capital/endowment campaign.
• Pretend CityminorOthersPretend City is a miniature city designed to show children how the real world works through interactive exhibits and activities. Lyon Living supports this children's learning organization.

Scale indicators6 records

Recent moves6 records

Expansion highlights6 records

Direct peers

• Essex Property Trust: Public multifamily REIT focused on West Coast apartment ownership and operations, with dense California concentration. Essex is the closest direct peer given overlapping geography (Silicon Valley, Los Angeles, Seattle) and similar premium, coastal multifamily orientation.
• AvalonBay Communities: Large public multifamily REIT with development, acquisition, and management capabilities across coastal U.S. markets. Comparable to Lyon Living's vertically integrated model spanning ground-up development, asset management, and ongoing property operations.
• Irvine Company: Private real estate investment company and one of the largest apartment owners in Southern California. Closely comparable to Lyon Living given its private, vertically integrated structure, premium SoCal multifamily portfolio, and mixed-use development activity.
• Camden Property Trust: Public multifamily REIT owning and operating apartment communities across the Sun Belt and select Western markets. Comparable operating model focused on resident experience, amenity-rich communities, and in-house property management.
• UDR, Inc. Public multifamily REIT with a national portfolio including significant West Coast exposure. Similar to Lyon Living in its blend of stabilized operating assets, development pipeline, and third-party management services.
• Equity Residential: Public multifamily REIT focused on urban and high-density coastal apartment assets. Comparable to Lyon Living's premium urban-suburban apartment communities and resort-style amenity positioning.
• American Assets Trust: Diversified REIT with multifamily, retail, office, and mixed-use assets, heavily concentrated in California. Closely aligned with Lyon Living's West Coast, mixed-use development approach and California-centric portfolio.
• Apartment Investment and Management Company (Aimco): Public multifamily owner, operator, and developer with both stabilized assets and a value-add development pipeline. Comparable to Lyon Living's blended approach of owning, developing, and managing apartment communities.
• JPI: Private multifamily developer, builder, and operator focused on luxury Class A urban apartment communities. Comparable to Lyon Living Development Company in ground-up construction and development of premium multifamily product.
• GID Investment Advisers: Private real estate investment and operating firm with multifamily ownership, development, and property management across the U.S. Comparable to Lyon Living in its private structure, vertically integrated multifamily platform, and institutional capital relationships.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat4 records

Key risks6 records

Key highlights6 records

Customer concentration

• LinkedInlinkedin.com/company/lyon-living
• Xx.com/lyon_living
• Facebookfacebook.com/lyonliving

Revenue estimate

Valuation estimate

Number of profiles

Profiles16 records

Subsidiaries1 record

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 Lyon Living