Sea Breeze Properties

What Sea Breeze Properties does

Sea Breeze Properties is a family-owned, San Diego-based real estate development, investment, and asset management firm founded in 1998. The company develops, owns, and manages a portfolio of residential, commercial, mixed-use, student housing, hospitality, and medical office assets concentrated in San Diego County, California. Its flagship is the 200-acre North City master-planned community in San Marcos, designed as the city's new downtown and the University Village for Cal State San Marcos, encompassing 3,400+ entitled residential units, 1.1M SF of office, 345K SF of retail, and 250 hotel rooms. Other notable assets include 222 North City (458-unit luxury high-rise, the largest apartment complex delivered in San Diego County in 2025), Block C Apartments (263 urban apartments), The Quad (886-bed student housing), North Commons (370-bed student housing), Merge 56 (a 40-acre mixed-use project including 242 residential units and 525K SF of office/retail in a joint venture with Shea Homes and Lennar Homes), the CSUSM Extended Learning Building (150,000 SF public-private partnership), 111 Campus Way (60,000 SF medical office), and Corner 2 Oaks (116-room hotel plus medical office).

The company monetizes through a mix of one-time development proceeds on for-sale residential (often via JV partners) and recurring rental income from owned and operated apartments, townhomes, student housing beds, medical office, retail, and hospitality assets, alongside ongoing property and asset management fees. Sea Breeze operates on a long-term ownership philosophy rather than a merchant-build exit model, prefers to retain assets, and emphasizes community engagement with local planning boards to derisk entitlements. It serves individual homebuyers and renters, university students, healthcare and educational tenants, and retail/hospitality operators. The investor base is accessed through a Juniper Square portal, suggesting institutional capital partners alongside family ownership. With 1-10 direct employees, Sea Breeze executes via a JV-heavy model, leveraging homebuilders (Shea, Lennar), general contractors (Turner Construction), and architects (Safdie Rabines) to deliver scale that far exceeds its headcount.

Name

Sea Breeze Properties

Legal name

Sea Breeze Properties, LLC

Website

https://seabreezeproperties.com

Company type

Private

Founded year

1998

Operating status

Operating

Headcount range

1–10 employees

Short description

Sea Breeze Properties is a family-owned San Diego real estate development, investment, and asset management firm building and owning residential, mixed-use, student housing, medical office, and hospitality properties across San Diego County, anchored by the 200-acre North City master-planned community in San Marcos.

Ownership category

akta.pro rank

Product category

Real Estate Development

NAICS

Residential Property Managers (531311)

SIC

Real Estate (6500)

akta.pro primary industry

Mixed-Use Property Management (BPAJAGAE)

Keywords

• Real estate development
• Property management
• Mixed-use communities
• Residential development
• Commercial development

Headquarters

HQ city

San Diego

HQ country

United States

HQ region

North America

Offices2 records

Markets served

GTM type

B2B and B2C

Offering type

Services

Cost components

Supply Chain, Personnel, Operations, Marketing or Sales

Revenue model

1. Real Estate Development: Development fees and proceeds from developing residential, commercial, mixed-use, and mixed-use properties across San Diego County. Revenue generated through property sales and leasing of developed assets.
2. Property Management and Asset Management: Ongoing property management and asset management services for owned properties, generating recurring revenue from tenant relationships and property operations.
3. Rental Income: Revenue from leasing residential units (apartments, townhomes, student housing) and commercial spaces (retail, office, medical) to tenants.

Go-to-market motion1 record

Distribution channels3 records

Marketing channels3 records

Core offering

Sea Breeze Properties develops, invests in, and manages residential, commercial, mixed-use, and student housing real estate across San Diego County. Core offerings include master-planned communities (North City), luxury apartment and townhome developments (222 North City, Block C, Merge 56 Townhomes, Merge Carmel Valley), Class A medical and academic office buildings (111 Campus Way, CSUSM Extended Learning Building), and mixed-use centers integrating retail, hospitality, and commercial space (Corner 2 Oaks, Merge 56).

Product overview

Sea Breeze Properties is a San Diego real estate development, investment, and asset management firm offering a portfolio of residential, commercial, and mixed-use properties. The company's product portfolio includes: North City, a flagship 200-acre master-planned community; luxury residential towers (222 North City, Block C Apartments); student housing complexes (The Quad, North Commons); mixed-use developments (Merge 56, Merge Carmel Valley, Corner 2 Oaks); commercial properties (111 Campus Way medical office, Mesa Rim Climbing Gym); and retail/entertainment venues (Draft Republic North City, CSUSM Extended Learning Building). The company operates through joint ventures with homebuilders (Shea Homes, Lennar Homes) and provides property management and investor services via Juniper Square portal.

Differentiator

Problem solved

Functional benefit

Products and services

• North City A 200-acre master-planned community in San Marcos, CA. Flagship development featuring 3,400 residential units, 1.1M SF office, 345K SF retail, and 250 hotel rooms. Designed as the City of San Marcos' new downtown and CSUSM's University Village.
• 222 North City 12-story luxury apartment complex with 460 residential units, underground parking, bridge-linked amenity decks with pools, fitness facilities, business lounges, and full-kitchen cabanas. Ground floor food and beverage retail offerings.
• Block C Apartments 270,000 SF mixed-use project with 263 urban apartments and townhomes, 10,000 SF ground floor retail along North City Plaza. First market-rate urban lifestyle housing project for North County inland residents, completed 2016.
• The Quad 265,000 SF mixed-use student housing and retail project with 886 beds and 24,000 SF ground floor retail including restaurants, co-working space, and local Chamber of Commerce.
• North Commons Eight-story 370-bed student housing complex targeting first-year college students with bedroom pods, shared communal areas, ground floor classroom and social spaces.
• Merge 56 40-acre mixed-use development in San Diego with 600,000 SF Class A office, 40,000 SF retail, hotel, and 242 residential units including townhomes, apartments, and for-sale single family units.
• Merge 56 Townhomes 111 luxury for-lease townhomes with 3-4 bedroom layouts, stainless steel appliances, Silestone countertops, smart home technology. Includes 8 boutique retail suites totaling 4,000 SF.
• Merge Carmel Valley Nearly 4-acre retail center with 35,000 SF mixed retail and office space, 22 luxury townhomes, featuring wellness-based services, boutique coffee shop, daycare, and dance school.
• Corner 2 Oaks Eleven-acre mixed-use center with 116-room hotel, 6,500 SF restaurant, 130 luxury rental townhomes, and 9,000 SF medical office building. Developed 2015 near CSUSM and Highway 78.
• CSUSM Extended Learning Building 150,000 SF public-private partnership building with CSUSM featuring 14,000 SF ground floor retail, student services, classrooms, labs, and faculty spaces. Includes pedestrian bridge and five-level parking structure.
• 111 Campus Way 60,000 SF Class A medical office building with three levels, high ceilings, office, classroom and lab space for Pima Medical Institute and Scripps Health.
• Mesa Rim Climbing Gym 28,000 SF indoor climbing gym and fitness center with 60+ foot climbing walls, outdoor fitness park, and flexible space convertible to multi-level office building.
• Draft Republic North City 22,000 SF adaptive reuse restaurant featuring arcade, bowling alley, outdoor patio, and event space operated by Cohn Restaurant Group with Tarantula Hill Brewing Company subtenant.
• North City Residential

Quantifiable outcome

• Largest apartment complex in San Diego County for 2024 - 222 North City with 458 apartments opened December 2024

Named customers6 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

Partnerships

Six partnerships are on record, tiered core and major.

• Shea HomescoreStrategic or Co-development PartnerJoint venture partnership with Shea Homes for North City Residential development. Shea Homes is a major homebuilder participating in the 40-acre, 600+ unit residential community on the western portion of the North City project.
• Lennar HomescoreStrategic or Co-development PartnerJoint venture partnership with Lennar Homes for North City Residential development. Lennar, a national homebuilder, is co-developing townhome and single-family for-sale units on the western portion of North City.
• California State University San Marcos (CSUSM)coreStrategic or Co-development PartnerFirst-of-its-kind Public Private Partnership (P3) for CSUSM Extended Learning Building. CSUSM serves as the anchor tenant for the 150,000 SF, six-story facility including classrooms, laboratories, and student services.
• Turner ConstructionmajorStrategic or Co-development PartnerGeneral contractor for the CSUSM Extended Learning Building P3 project. A major construction firm executing the 150,000 SF facility development.
• Safdie Rabines ArchitectsmajorTechnology or IntegrationArchitecture firm for the CSUSM Extended Learning Building, designing the six-story facility with 14,000 SF ground floor retail and upper-level classrooms and labs.
• Brookhurst DevelopmentmajorStrategic or Co-development PartnerDevelopment partner in the CSUSM Extended Learning Building P3 project alongside Sea Breeze Properties.

Scale indicators6 records

Recent moves6 records

Expansion highlights5 records

Regional players

• Sudberry Properties: San Diego-based mixed-use and master-planned community developer (e.g., Civita, Otay Ranch) building residential, retail and office at scale across the same county Sea Breeze operates in — directly comparable product, geography and customer base.

Broad incumbents

• The Related Companies: Large diversified developer of mixed-use, master-planned and affordable housing projects across the U.S., including mixed-income communities — comparable in the breadth of residential, commercial and institutional uses Sea Breeze aggregates at North City.
• Lendlease: Global master-planned community developer (e.g., Valentine, Viridian) creating large-scale mixed-use communities with residential, commercial and civic components — a much larger but directly analogous template to North City.
• Brookfield Properties: Diversified mixed-use and master-planned developer/operator across office, retail, multifamily and life sciences — a much larger incumbent that competes with Sea Breeze's North City scale ambition and institutional tenant playbook.

Direct peers

• HomeFed Corporation: California-based master-planned community developer (e.g., Otay Ranch, San Joaquin Valley communities) focused on large entitled land positions — direct analog to Sea Breeze's 250+ acre San Diego County land bank and JV monetization model.
• Shea Homes: Sea Breeze's JV partner for North City Residential and one of the largest California homebuilders, operating master-planned community residential programs across the Southwest — directly comparable on for-sale residential product, JV economics and entitlement-led development.
• Lennar Homes: JV partner on North City Residential and the largest U.S. homebuilder; comparable on master-planned residential for-sale product, land-light JV economics and Southern California entitlement-led development pipelines.
• Trumark Homes: California-focused residential and master-planned community builder active in Southern California; comparable on for-sale townhome and single-family product, JV partnerships with landowners, and infill/mixed-use adjacencies.
• Brookhurst Development: Co-development partner with Sea Breeze on the CSUSM Extended Learning Building P3 and California-based mixed-use developer — directly comparable in P3 delivery, public-sector tenant anchoring, and mid-rise mixed-use product.

Emerging players

• Standard Communities: California-focused multifamily and mixed-income housing developer active in Southern California; comparable on Class A apartment product, mixed-use execution and the type of institutional/JV capital partnerships Sea Breeze pursues.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat4 records

Key risks6 records

Key highlights6 records

Customer concentration

• LinkedInlinkedin.com/company/sea-breeze-properties-llc

Revenue estimate

Valuation estimate

Number of profiles

Profiles1 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 Sea Breeze Properties