What Live Oak Contracting does

Live Oak Contracting is a Jacksonville, Florida-based general contractor founded in 2014 by Paul Bertozzi, specializing in multifamily and commercial construction across the U.S. East Coast. The company delivers ground-up multifamily (market-rate, student housing, senior living, LIHTC, and HUD-financed), commercial, mixed-use, renovation, and adaptive-reuse projects, with disclosed individual project values ranging from approximately $21.9M (The Hendricks, 133 units) to $33.1M+ (Park Lane II, 176 units) and a Division Manager portfolio in excess of $769M across 3,700+ multifamily units. Service lines span preconstruction (due diligence, estimating, value engineering), design-assist build, construction management, and general contracting. The firm is licensed as a General Contractor in eight states (AL, CT, FL, GA, NC, SC, TN, VA) and holds NASCLA certification for four additional states (AR, LA, MS, TX).

The business model is project-based and relationship-driven: Live Oak is engaged as a general contractor (and increasingly as master developer) by enterprise multifamily and commercial developers, earning revenue through fixed-price and cost-plus construction contracts. The go-to-market is enterprise field sales and consultative account management, anchored by CEO and executive relationships, repeat-developer partnerships (Tabani Group, Third Lake Development, Harbert Realty Services), and industry-reputation-driven selection on flagship mixed-use projects such as King's Landing in Fort Pierce and the Phoenix Arts & Innovation District (PHXJAX) in Jacksonville. The wholly-owned subsidiary Live Oak Estates Group extends the firm into development and property management, creating a vertically integrated offering.

The technology stack is conventional construction-tech rather than differentiated: cloud-based project management and document management tools (PlanGrid, Fieldwire) used on smartphones and tablets in the field, with no proprietary platform, no AI/ML capabilities, and no data flywheel. The company has scaled organizationally from a 2015 revenue base of $7.5M to $189M in 2020 (a 25x increase), was ranked #1 fastest-growing contracting company on the Inc. 500 in 2018, and now operates with 101–250 employees from a 2x-larger headquarters opened in September 2025. Customer concentration is enterprise-only and leans on a small set of repeat developer relationships, and the most recent post-2020 financial disclosure is not available.

Name

Live Oak Contracting

Legal name

Live Oak Contracting, LLC

Website

https://liveoakcontracting.com

Company type

Private

Founded year

2014

Operating status

Operating

Headcount range

101–250 employees

Short description

Live Oak Contracting is a Jacksonville, FL-based general contractor founded in 2014, specializing in multifamily and commercial construction across the U.S. East Coast. It serves enterprise developers with preconstruction, design-assist, and GC services across eight licensed states, with a wholly-owned development subsidiary.

Ownership category

akta.pro rank

Product category

General Contracting and Construction Management

NAICS

Nonresidential Building Construction (2362)

SIC

General Bldg Contractors - Residential Bldgs (1520), General Bldg Contractors - Nonresidential Bldgs (1540)

akta.pro primary industry

Residential General Contracting (New Build) (IMAFAAAB)

Keywords

• Multifamily construction
• Commercial construction
• General contracting
• Preconstruction services
• Design-assist build

Headquarters

HQ city

Jacksonville

HQ country

United States

HQ region

North America

Offices3 records

Markets served

GTM type

B2B

Offering type

Services

Cost components

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

Revenue model

1. General Contracting Services: Live Oak Contracting generates revenue as a general contractor billing developers and property owners for construction services on multifamily and commercial projects. Revenue is earned through fixed-price or cost-plus construction contracts, with project values ranging from $21.9M (The Hendricks) to $33M+ (Park Lane II). The company also serves as master developer on certain projects (King's Landing), generating development fees in addition to construction revenue.

Pricing tiers

Go-to-market motion2 records

Distribution channels1 record

Marketing channels8 records

Core offering

Live Oak Contracting is a full-service general contractor delivering multifamily, student housing, senior living, commercial, and mixed-use construction across the U.S. East Coast. Services span preconstruction (due diligence, estimating, value engineering), design-assist build, construction management, general contracting, and renovation/rehabilitation, with project values typically ranging from $21.9M to $33M+ and license coverage in eight states plus NASCLA eligibility in four more.

Product overview

Live Oak Contracting is a full-service multifamily and commercial general contractor offering a comprehensive suite of construction services. The company operates as a single integrated service offering rather than a platform-plus-modules architecture. Core services include multifamily construction (market-rate, student housing, HUD-financed, LIHTC) and commercial construction, supported by preconstruction services (due diligence, estimating, value engineering), design-assist build delivery, construction management, general contracting, and renovation/rehabilitation services. The company has completed over $1 billion in contract work across ten states along the East Coast, with completed projects including The Hendricks ($21.9M, 133-unit luxury apartment in San Marco), Park Lane II ($33M, 176-unit multifamily in Gainesville), and Arcadia Altos 20 (352-unit development in Freeport, FL). As master developer, Live Oak also leads development on transformative mixed-use projects such as King's Landing in Fort Pierce, FL.

Differentiator

Problem solved

Functional benefit

Products and services

• Multifamily Construction Full-service general contracting for multifamily residential projects including market-rate apartments, student housing, HUD-financed housing, and low-income housing tax credit (LIHTC) projects, delivered to developers and property owners across the U.S. East Coast.
• Commercial Construction Commercial construction services covering retail centers, mixed-use developments, hospitality, and build-to-suit projects, including adaptive reuse and historic property repositioning, delivered to commercial real estate developers and property owners.
• Preconstruction Services Early-stage project support including project due diligence review, project estimating, plan review, and value engineering to help developers deliver projects on time and on budget.
• Design-Assist Build Collaborative delivery method in which the contractor works alongside design teams from early in the project to develop value-added engineering and designs that increase returns and ensure a premium product.
• Construction Management Comprehensive management of project execution including trade partner coordination, scheduling, quality control, and field operations oversight across the project lifecycle.
• General Contracting Traditional general contracting with turnkey project delivery for multifamily and commercial builds, typically executed under fixed-price or cost-plus contracts.
• Renovation and Rehabilitation Renovation, rehabilitation, and adaptive reuse services, including historic property redevelopment and repositioning of legacy commercial properties.

Quantifiable outcome

• Over $1 Billion in contract work completed across ten states
• +2 more outcomes

Named customers8 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

Feature2 records

Partnerships

Eleven partnerships are on record, tiered core and supporting.

• Tabani GroupcoreStrategic or Co-development PartnerDallas-based developer partnered with Live Oak on Park Lane II, a $33.1 million, 176-unit multifamily development in Gainesville, FL. This is a multi-phase partnership — Live Oak previously built Park Lane Phase I and was re-engaged for Phase II. Groundbreaking occurred June 12, 2025. Tabani Group handles development while Live Oak serves as general contractor.
• BxP ArchitectssupportingTechnology or IntegrationArchitectural firm serving as the architect of record for Park Lane II. Represents Live Oak's collaborative design-assist build approach.
• Willow Bridge Property CompanysupportingStrategic or Co-development PartnerProperty management company currently managing Park Lane Phase I and contracted to manage Park Lane Phase II, ensuring continuity in service and community experience across the development.
• Harbert Realty ServicescoreStrategic or Co-development PartnerDevelopment partner on The Hendricks ($21.9M, 133-unit luxury apartment in San Marco, Jacksonville). VP of Development Bill Ware oversaw the project for Harbert before joining Live Oak, bringing continuity and reinforcing Live Oak's integrated development approach.
• Corner Lot Development GroupcoreStrategic or Co-development PartnerDevelopment partner alongside Harbert Realty Services on The Hendricks luxury apartment community in San Marco, Jacksonville.
• Indian River State CollegesupportingStrategic or Co-development PartnerLocal institution in discussions with Live Oak for a planned culinary institute restaurant as part of the King's Landing mixed-use development in Fort Pierce, FL.
• Mainsail Lodging and DevelopmentcoreStrategic or Co-development PartnerHotel operating partner for King's Landing. Mainsail received a Franchise Agreement Application from Marriott for the planned hotel to be included in Marriott's Tribute Portfolio as part of the Fort Pierce mixed-use development.
• Perry ReidcoreStrategic or Co-development PartnerDeveloper of Silk City Commons, a 232-unit mixed-use apartment community in Manchester, CT being built within Broad Street Parkade. Live Oak serves as general contractor.
• Turnbull Development LLCcoreStrategic or Co-development PartnerDeveloper of Residences at Sawmill, a 365-unit multifamily community in Summerville, SC. Live Oak serves as general contractor.
• Third Lake DevelopmentcoreStrategic or Co-development PartnerFlorida-based developer with multiple active projects with Live Oak including Arcadia Veranda Falls (252 units, Port St. Lucie) and Arcadia Altos 20 (352 units, Freeport, FL). Ongoing partnership across multiple developments.
• Future of CitiessupportingStrategic or Co-development PartnerPartner on the Phoenix Arts & Innovation District (PHXJAX) project in Jacksonville. Live Oak partnered with Future of Cities to advance the district development.

Scale indicators6 records

Recent moves8 records

Expansion highlights5 records

Direct peers

• Juneau Construction Company: Atlanta-based general contractor focused on multifamily residential construction across the Southeast, with a comparable project type mix (market-rate apartments, student housing, mixed-use) and similar relationship-driven developer GTM. Directly competes with Live Oak for repeat multifamily developer contracts in FL/GA/NC/SC.
• Winter Construction: Atlanta-based multifamily general contractor servicing the Southeast with a similar project-size profile (mid-rise apartments, mixed-use) and developer-led sales model. Overlaps with Live Oak in FL and GA markets on purpose-built rental and student housing projects.
• The Conlan Company: Atlanta-based multifamily general contractor with a national footprint across the Sun Belt and Mid-Atlantic. Closely comparable business model - design-assist and construction management for market-rate multifamily developers with multi-state license coverage similar to Live Oak.
• J. Davis Construction: Southeast-focused multifamily general contractor with offices in FL and GA, specializing in market-rate and LIHTC multifamily - directly comparable segment mix and geography to Live Oak's Florida footprint.

Broad incumbents

• Brasfield & Gorrie: One of the largest privately held general contractors in the Southeast, offering multifamily, commercial, healthcare, and civil construction from a broad portfolio. A much larger incumbent that competes on multifamily GCs across the same states where Live Oak is licensed.
• Hoar Construction: Houston/Atlanta-based general contractor with multifamily and mixed-use as a core segment, alongside commercial and hospitality. Larger established player with overlapping FL/GA/NC/SC/TX footprint to Live Oak.
• Robins & Morton: Birmingham, AL-based general contractor serving the Southeast with multifamily, healthcare, and commercial expertise. Comparable geographic licensing across AL/FL/GA/NC/SC/TN/VA where Live Oak also operates.
• DPR Construction: National top-tier commercial and multifamily general contractor with a strong Southeast presence. Adjacent on multifamily and overlapping on commercial/mixed-use projects; much larger scale, broader sector exposure.
• The Opus Group: National real estate development and construction firm combining developer + GC capabilities, including multifamily and mixed-use. Comparable to Live Oak's emerging master-developer model (King's Landing), but at substantially larger scale and with institutional balance sheet.

Emerging players

• Boldt Construction: Midwest-anchored general contractor expanding in the Southeast with multifamily and mixed-use experience. Comparable segment overlap but different primary geographic center, making it more of a regional/emerging competitor as it expands into Live Oak's footprint.

Market position

Strengths4 records

Weaknesses5 records

Competitive moat4 records

Key risks5 records

Key highlights7 records

Customer concentration

• Facebookfacebook.com/LiveOakContracting
• LinkedInlinkedin.com/company/live-oak-contracting
• Instagraminstagram.com/LiveOakContracting

Revenue estimate

Valuation estimate

Number of profiles

Profiles10 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 Live Oak Contracting