Corner Lot

What Corner Lot does

Corner Lot Development Group is a privately-held real estate development firm founded in 1998 and headquartered in Jacksonville, Florida. The company develops across six vertical lines — single-family residential, multifamily, urban mixed-use, commercial, hospitality, and historic preservation adaptive reuse — and was named the leading independent, privately-owned real estate development firm in North Florida. Its product surface spans master-planned communities (Kings Preserve, 742 homes across 740 acres), Class A multifamily communities (Artea, Avion, Beachline, Flagler Crossing, The Avery, Camellia, totaling 1,400+ units), build-to-suit commercial buildings (O'Reilly Auto Parts, Circle K), offices (Corner Lot Center, former Summit Tower, anchor leased to Shutts & Bowen), hospitality assets (Home2 Suites by Hilton, One Ocean Resort & Spa), and a private golf club (Glen Kernan). The company operates two wholly-owned subsidiaries: Breeze Homes, a single-family homebuilder led by former Lennar executive Matt Devereaux, and Corner Lot Living, the multifamily operations brand. Differentiated capabilities include workforce housing program structuring (30% of units at 100% AMI with capped 2% annual rent increases), Jacksonville's first transit-oriented development (Artea at Southbank via partnership with the Jacksonville Transportation Authority), and historic adaptive reuse of 19th- and early-20th-century structures.

Revenue mechanics span multiple streams: one-time lot sales to national homebuilders (Lennar, Meritage, Taylor Morrison, DR Horton); one-time condominium/home sales through Breeze Homes and third-party builders; commercial building dispositions (O'Reilly build-to-suit sold for $2.8M at 5% cap rate on a 15-year lease); recurring rental income on retained multifamily communities; event and programming income (NoCo Center, Beyond Van Gogh); property management fees on Corner Lot Center (90,000 sq ft, ~90% leased); and hospitality management fees via JV partners (Sage, Kelco). Distribution is sales-led via enterprise negotiation for commercial deals and direct pre-leasing for multifamily, supported by project-specific websites. Customer segments include workforce housing residents, luxury multifamily renters, single-family homebuyers, commercial tenants, hospitality guests, and real estate investors acquiring stabilized portfolios. Capital structure is project-level: equity from DLP Capital, First Coast Real Estate Partners, Aspect Real Estate, and Hampton Golf; debt from Trustmark Bank, First National Bank; construction outsourced to Summit Contracting Group. No public-disclosed revenue, headcount, funding rounds, or valuations are available; the firm is founder/owner-led (CEO Andy Allen, COO George Leone) with no disclosed institutional equity capital.

Name

Corner Lot

Legal name

Corner Lot Development Group

Website

https://cornerlotdevelopment.com

Company type

Private

Founded year

1998

Operating status

Operating

Headcount range

11–50 employees

Short description

Corner Lot Development Group is a privately-held Jacksonville-based real estate developer building single-family, multifamily, urban, commercial, hospitality, and historic-preservation projects across Northeast Florida, with two subsidiaries — Breeze Homes for homebuilding and Corner Lot Living for multifamily operations.

Ownership category

akta.pro rank

Headquarters

HQ city

Jacksonville

HQ country

United States

HQ region

North America

Offices3 records

Markets served

GTM type

B2B and B2C

Offering type

Services

Cost components

Operations, Personnel, Supply Chain, Marketing or Sales, Infrastructure, Others

Revenue model

1. Real Estate Development Sales: Corner Lot develops and sells completed residential and commercial properties. This includes single-family lot sales to national homebuilders (Lennar, Meritage Homes, Breeze Homes), commercial building sales (O'Reilly Auto Parts building sold for $2.8M), and multifamily communities.
2. Multifamily Rental Income: Corner Lot builds and retains multifamily communities for rental income. Projects like Avion (320 units), Artea Southbank (340 units), Beachline (240 units), and Flagler Crossing (510 units) generate recurring rental revenue. Communities are eventually marketed for sale to investors.
3. Single-Family Home Construction: Through Breeze Homes subsidiary, Corner Lot constructs and sells single-family homes. The model uses efficient building processes to reduce costs, offering homes in communities like Kings Preserve with prices starting from the low $300s.
4. Hospitality Development: Corner Lot develops hotel properties in partnership with hospitality operators. Projects include Home2 Suites by Hilton Jacksonville Downtown (100 rooms) and joint ventures in resort properties (One Ocean Resort & Spa).
5. Property Management Services: Corner Lot manages commercial properties including Corner Lot Center (90,000 sq ft of rentable space). The company secures tenants and manages ongoing building operations.
6. Event Space and Programming: Corner Lot acquired and operates event venues including the NoCo Center (104,000 sq ft) hosting Beyond Van Gogh immersive experience and other events.

Pricing tiers

Go-to-market motion3 records

Distribution channels6 records

Marketing channels8 records

Core offering

Corner Lot is a vertically integrated real estate development firm that acquires, develops, constructs, leases, and sells residential, commercial, hospitality, and mixed-use properties across Northeast Florida. Its product lines include single-family homes built through the Breeze Homes subsidiary, multifamily apartment communities operated under the Corner Lot Living brand, urban mixed-use developments, build-to-suit commercial buildings, hospitality properties (hotels, resort, golf club), and historic preservation adaptive-reuse projects. Revenue is generated through one-time real estate sales (lots, homes, commercial buildings), recurring multifamily rental income, managed property services, and event-space programming.

Product overview

Corner Lot is a Jacksonville-based real estate development firm offering diversified real estate services across single-family residential, multifamily/apartment communities, urban mixed-use developments, commercial properties, hospitality (hotels and resorts), historic preservation, and home construction. The company's portfolio includes both market-rate and workforce housing developments throughout Northeast Florida and selective out-of-state projects. Key products include multifamily communities (Artea, Avion, Beachline, Flagler Crossing, The Avery, Camellia World Commerce Center), urban developments (Corner on Main, Johnson Commons, Jones on Hogan), hospitality properties (Home2 Suites, One Ocean Resort, Glen Kernan Club), commercial buildings (Corner Lot Center, Industry West HQ, Parkway Place), and its Breeze Homes subsidiary for single-family residential. The company emphasizes transit-oriented development, workforce housing integration, and historic preservation as differentiating strategies.

Differentiator

Problem solved

Functional benefit

Brands

• Breeze Homes: Single-family residential subsidiary of Corner Lot offering homebuyers a simpler, more cost-effective approach to homeownership with efficient building processes in communities across Northeast Florida
• Corner Lot Living

Products and services

• Artea at Southbank Urban Class A multifamily development offering studio, one-, and two-bedroom luxury apartments with transit connectivity to downtown Jacksonville via the JTA Skyway.
• Avion Apartments Class A multifamily community of 320 units with workforce housing component (30% of units at 100% AMI), located near the Amazon Fulfillment Center on Jacksonville's Northside.
• Beachline Class A multifamily community with one-, two-, and three-bedroom apartments, community pool, and amenity center, providing direct access to Jacksonville beaches and downtown.
• Corner on Main (1st and Main) Mixed-use urban development in historic Springfield with 202 market-rate apartments and over 6,000 sq ft of commercial space, featuring transit-oriented design.
• Johnson Commons 91-unit townhome development in the LaVilla district with transit-oriented location near the JTA Jacksonville Regional Transportation Center.
• Home2 Suites by Hilton Jacksonville Downtown 100-room all-suite extended-stay hotel in Downtown Brooklyn neighborhood developed in partnership with Kelco Management, featuring kitchen-equipped suites for business and leisure travelers.
• One Ocean Resort & Spa (Dune House) 193-room luxury oceanfront resort and spa in Atlantic Beach, acquired in joint venture with Sage Hospitality Group (operator) and Aspect Real Estate Group; property renamed Dune House and added to Sage's Independent Collection.
• Glen Kernan Golf & Country Club Private golf and country club undergoing a $32.8 million transformation including clubhouse renovation, course redesign by Jim Furyk with Cameron Smith input, and enhanced amenities, positioned as one of Florida's premier private golf and lifestyle communities.
• Kings Preserve Master-planned single-family residential community with 742 planned homes across 740 acres, dedicating over 50% of land to conservation and offering standard 40'/50'/80' lots and estate lots with the semi-custom Breeze Homes program.
• Flagler Crossing 510-unit multifamily community in St. Augustine near the I-95 corridor with workforce housing component (100 units, 50 set aside in perpetuity), luxury amenities, and stabilized occupancy for investor sale.
• Corner Lot Center (formerly Summit Tower) Nine-story commercial office building in Riverside (1000 Riverside Avenue) acquired in 2022, anchored by Shutts & Bowen LLP law firm and River and Post Restaurant, with approximately 90,000 sq ft of rentable space ~90% leased and serving as Corner Lot's headquarters.
• Industry West Headquarters Adaptive reuse of historic South Jacksonville City Hall building (circa 1912) as the 11,702 sq ft headquarters for Industry West, an online furniture company.
• Jones on Hogan Historic preservation development at the former Jones Brothers Furniture Co. building (1929) with 103 apartments and retail space in downtown Jacksonville.
• Parkway Place (Phases I & III) Multi-phase commercial development in St. Johns County featuring build-to-suit retail spaces, anchored by O'Reilly Auto Parts on a 15-year lease.
• 1937 Spirits & Eatery Commercial restaurant space in the San Marco neighborhood developed by Corner Lot.
• The Avery Luxury multifamily community with attainable pricing featuring 270 one-, two-, and three-bedroom units with premium interior finishes.
• Camellia World Commerce Center 210-unit luxury apartment community in St. Augustine near I-95 with resort-style amenities.
• Lofts on Novotny 64-unit multifamily development in Baxter, Minnesota — Corner Lot's first project outside Florida — featuring a workforce housing component.
• Breeze Homes (homebuilder subsidiary) Wholly-owned single-family homebuilder subsidiary of Corner Lot, offering streamlined and semi-custom new-construction homes (1,750-2,750 sq ft, 3-4 bedrooms) across Northeast Florida communities including Kings Preserve.
• NoCo Center Revitalization and adaptive reuse of a former church auditorium into a 104,000 sq ft regional event center in Downtown Jacksonville's North Core, hosting the Beyond Van Gogh immersive experience and other programming.
• Fore Score Golf Tavern Adaptive reuse of a former Corner Lot corporate headquarters in San Marco into a golf-simulator tavern with bar and family-friendly entertainment.
• The River House (1869) Preservation and renovation of the 1869 historic Rochester/River House overlooking the St. Johns River in Riverside, leased as single-tenant commercial space.
• The Goodwin House (1913) Preservation and renovation of the 1913 historic Goodwin House in Riverside converted to office and event space with dock access, adjacent to River House.
• Spanish Forest Workforce housing development in West Augustine with 106 single-family residential units, designed through St. Johns County's Workforce Housing zoning.
• eTown Medical Office Building 20,000 sq ft medical office building on 1.5 acres at 11251 Network Dr in Jacksonville's eTown community, jointly developed with Corral Ventures to serve healthcare services demand.

Quantifiable outcome

• Avion achieved recognition on 2025 Elite 1% list by J Turner Research with ORA score of 94/100, placing among top 1% of 1,312 conventional apartment communities nationwide
• +3 more outcomes

Named customers11 records

Segments6 records

Ideal customer profiles6 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature4 records

Partnerships

14 partnerships are on record, tiered minor and core.

• Corral VenturesminorStrategic or Co-development Partner · 1 March 2026Corner Lot and Corral Ventures announced joint development of a 20,000 sq ft medical office building on 1.5 acres at 11251 Network Dr in Jacksonville's eTown community. Dr. Anthony Corral serves as President of Corral Ventures.
• Sage Hospitality GroupcoreStrategic or Co-development Partner · 1 July 2024Corner Lot partnered with Sage Hospitality Group (along with Aspect Real Estate and Kelco) to acquire One Ocean Resort & Spa in Atlantic Beach. Sage operates the 193-room resort, spa, and Azurea restaurant. Property will be part of Sage's Independent Collection.
• Aspect Real Estate GroupcoreStrategic or Co-development Partner · 1 July 2024Aspect Real Estate Group, a private commercial real estate investment firm based in Jacksonville led by Alex Cranberg, Cathy Cranberg, and Tripp Gulliford, partnered with Corner Lot on One Ocean Resort & Spa acquisition.
• Jacksonville Jumbo ShrimpminorGTM or Marketing Partner · 1 July 2024Corner Lot entered multi-year partnership with Jacksonville Jumbo Shrimp naming the picnic area at 121 Financial Ballpark 'The Corner Lot' deck. Partnership promotes company culture and markets Corner Lot properties.
• Springfield Preservation and Revitalization (SPAR)minorStrategic or Co-development Partner · 1 July 2024Corner Lot is title sponsor of Jacksonville PorchFest 2024 and 2025, supporting public arts in Jacksonville's Urban Core. Partnership with SPAR facilitates Corner on Main development in historic Springfield neighborhood.
• Boys & Girls Clubs of Northeast FloridaminorGTM or Marketing Partner · 1 July 2024Corner Lot and Breeze Homes host events for Boys & Girls Clubs of Northeast Florida, including game nights at Jacksonville Jumbo Shrimp games, demonstrating community commitment.
• Hampton GolfcoreStrategic or Co-development Partner · 1 January 2024Corner Lot and Hampton Golf acquired Glen Kernan Golf & Country Club and partnered on $32.8 million comprehensive transformation. Hampton Golf manages the club including food/beverage, agronomy, and member services. Partnership includes collaboration with Jim Furyk (Furyk Golf Design) and Cameron Smith for golf course redesign.
• Jacksonville Transportation Authority (JTA)coreStrategic or Co-development Partner · 1 April 2023Corner Lot and JTA broke ground on Artea at Southbank, Jacksonville's first transit-oriented development. The $93 million, 340-unit multifamily project connects to JTA Skyway San Marco station and Kings Avenue Transit Hub. JTA provides transit infrastructure while Corner Lot develops residential.
• Summit Contracting GroupcoreImplementation/ SI/ Consulting Partner · 1 March 2023Summit Contracting Group serves as general contractor for most Corner Lot multifamily developments including Avion, Artea Southbank, Flagler Crossing, Beachline, Corner on Main, and The Avery.
• Shutts & Bowen LLPminorChannel Partner/ Reseller/ Distributor · 1 February 2023Shutts & Bowen, an Am-Law 200 full-service business law firm, signed as anchor tenant for Corner Lot Center, occupying entire seventh and eighth floors (18,352 sq ft).
• Breeze HomescoreChannel Partner/ Reseller/ Distributor · 1 August 2022Breeze Homes is Corner Lot's single-family residential subsidiary offering homebuyers a streamlined building process. Breeze Homes constructs homes in Kings Preserve, Johnson Commons, and other Corner Lot communities. Matt Devereaux serves as Managing Partner.
• NAI HallmarkminorImplementation/ SI/ Consulting Partner · 1 June 2022NAI Hallmark advised on Corner Lot's acquisition of Summit Tower (Corner Lot Center) and serves as property manager for the building.
• Kelco Management & Development Inc.coreStrategic or Co-development Partner · 1 May 2022Joint venture with Kelco for Home2 Suites by Hilton Jacksonville Downtown ($22 million, 100-room hotel). Corner Lot and Kelco partnered as owners (Kelco CL Park, LLC) with Kelco providing hotel management. Also partnered on One Ocean Resort & Spa acquisition.
• Dynamik DesignminorImplementation/ SI/ Consulting Partner · 1 February 2022Dynamik Design served as architectural firm for Artea at Southbank, a 340-unit transit-oriented development.

Scale indicators21 records

Recent moves8 records

Expansion highlights6 records

Direct peers

• The Related Companies: Large privately-held national real estate developer with significant multifamily and mixed-use portfolio. Comparable to Corner Lot's diversified residential, mixed-use, and historic preservation strategy at a much larger scale.
• The NRP Group: Vertically integrated multifamily developer specializing in market-rate and affordable/workforce housing developments across multiple states. Closely comparable workforce housing strategy and multifamily execution model.
• Wood Partners: National multifamily developer building Class A apartments in high-growth U.S. markets. Directly comparable product type to Corner Lot's Avion, Artea, Avery, and Camellia Class A communities.
• RangeWater Real Estate: Privately-held multifamily developer focused on Sun Belt growth markets including Florida. Operates build-to-rent and multifamily communities comparable to Corner Lot's Jacksonville portfolio.
• Crescent Communities: Diversified real estate developer operating multifamily, single-family, and mixed-use communities across the Southeast. Comparable diversified asset strategy and master-planned community execution.

Broad incumbents

• Lennar Corporation: Largest U.S. homebuilder and active buyer of Corner Lot's single-family lots in Kings Preserve. Comparable through shared master-planned community execution; Lennar operates nationally while Corner Lot is regional.
• Meritage Homes: Top-five U.S. homebuilder and Corner Lot lot customer in Kings Preserve. Comparable in single-family community execution; broader national footprint than Corner Lot's regional focus.
• Hines: Global privately-held real estate developer with multifamily, office, and mixed-use projects. Comparable vertically integrated development and investment platform; much larger and more diversified.

Regional players

• The Vestcor Companies: Jacksonville-based real estate development and investment firm with multifamily and mixed-use focus. Directly comparable regional peer competing in the same Jacksonville MSA.
• J. Raymond Construction & Development: Central Florida-based real estate developer with multifamily and commercial projects. Comparable regional Southeast developer with similar workforce/market-rate residential mix.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks7 records

Key highlights7 records

Customer concentration

• Xyoutube.com/channel/UCxXxYzQbVvxnKtdLxlP6Q_g
• YouTubeyoutube.com/channel/UCxXxYzQbVvxnKtdLxlP6Q_g
• LinkedInlinkedin.com/company/cornerlotdevelopment
• Facebookfacebook.com/cornerlotdevelopment

Revenue estimate

Valuation estimate

Number of profiles

Profiles5 records

Subsidiaries2 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 Corner Lot