Fore Property

What Fore Property does

Fore Property is a vertically integrated, privately held multifamily real estate developer headquartered between Washington, D.C. and Las Vegas, with regional offices in Irvine, Orlando, Portland, and Scottsdale. Founded by Richard L. Fore in 1994 (with a related construction entity dating to 1978), the firm has developed, built, and managed more than 29,000 apartment units across 44+ markets in 17 states, placing it among the top 20 largest multifamily developers in the United States. The company operates three integrated service lines: Development (identifying high-growth multifamily opportunities and structuring joint ventures with institutional capital), Construction through wholly owned Fore Construction LLC (licensed in 17 states with 120+ communities built over 29 years), and Property Management (hands-on management of owned communities across leasing and resident experience).

The company generates revenue by identifying, developing, and disposing of multifamily and mixed-use assets on behalf of capital partners, while earning ongoing management fees on stabilized communities. Its product portfolio spans market-rate, affordable, and senior housing — ranging from garden-style communities (Scouter's Mountain, Hearth, Montage) to luxury high-density podium and mid-rise projects (Lura, COYA, FORA, The Alibi at Lake Lilly, The Westerly). Differentiating technical features include 30+ LEED-certified developments (with first-mover LEED Silver in Texas and LEED Gold in Maryland), smart-home integrations such as Google Nest and Vivint, and resort-style amenity programs. Fore monetizes through one-time development and construction engagements, transaction fees on capital deployment, and recurring property management income.

Fore's customer base is dual: institutional capital partners (institutional investors, family offices, and banks providing equity and debt — the firm has secured more than $3 billion cumulatively) and individual apartment residents in 40+ communities. Key capital relationships include PCCP (joint venture on a 410-unit Orlando development), Canyon Partners ($30M Orlando Opportunity Zone investment), and repeat CBRE-arranged construction and acquisition loans ($35M, $68M, $78.5M, $124M) and a Newmark-arranged $144M financing. Distribution to residents is direct via property-specific websites and on-site leasing, while capital is sourced through executive-level institutional sales relationships. The business model is asset-heavy and cyclical, dependent on construction lending conditions, cap rate spreads, and Sun Belt rental demand.

Name

Fore Property

Legal name

Fore Property Company

Website

https://foreproperty.com

Company type

Private

Founded year

1995

Operating status

Operating

Headcount range

101–250 employees

Short description

Fore Property is a vertically integrated, top-20 US multifamily developer founded in 1994, developing, building, and managing 29,000+ apartment units across 44+ markets and 17 states for institutional capital partners and residents.

Ownership category

akta.pro rank

Product category

Multifamily Real Estate Development

NAICS

New Multifamily Housing Construction (except For-Sale Builders) (236116), Lessors of Real Estate (5311), New Housing For-Sale Builders (236117)

SIC

Real Estate Dealers (For Their Own Account) (6532), Land Subdividers & Developers (No Cemeteries) (6552), Real Estate Agents & Managers (For Others) (6531), Real Estate (6500)

akta.pro primary industry

Multifamily Apartment Property Management (BPAJAFAA)

Keywords

• Multifamily real estate development
• Apartment property management
• Construction management services
• Institutional real estate investment
• LEED-certified apartment communities

Headquarters

HQ city

Las Vegas

HQ country

United States

HQ region

North America

Offices7 records

Markets served

GTM type

B2B and B2C

Offering type

Services

Cost components

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

Revenue model

1. Real Estate Development: Development of multifamily apartment communities and mixed-use developments. One of the nation's top 20 largest multifamily developers with over 29,000 units developed.
2. Construction Services: Construction management through Fore Construction LLC, licensed in 17 states. Built more than 120 communities over 29 years.
3. Property Management: Hands-on property management during all phases of leasing, prioritizing resident experience across owned communities.
4. Capital Deployment: Secured more than $3 billion for the acquisition and development of multifamily communities from institutional investors, family offices, and banks.

Pricing tiers

Go-to-market motion1 record

Distribution channels2 records

Marketing channels4 records

Core offering

Fore Property is a vertically integrated real estate company that develops, builds, and manages multifamily apartment communities and mixed-use developments. Through its three service lines (Development, Construction via Fore Construction LLC, and Property Management), the company has delivered more than 29,000 units across 44+ markets and currently manages a portfolio of 40+ communities spanning market-rate, affordable, and senior living housing.

Product overview

Fore Property is a vertically integrated national real estate developer offering three core service lines: Development Services (identifying high-growth multifamily development opportunities), Construction Services through Fore Construction LLC (licensed in 17 states with 100+ communities built), and Property Management Services (hands-on management prioritizing resident experience). The company manages a portfolio of 40+ apartment communities across 17 states, including market-rate, affordable, and senior living units. Communities feature smart home technology (Google Nest, Vivint), sustainable design (LEED certifications), and resort-style amenities. The product portfolio spans from affordable housing communities (Arbor Pointe, Boulder Pointe, Glenbrook Terrace, Springville Seniors, Summerlin Oaks, Sunset Canyon, Villanova) to luxury market-rate communities (HANA, The Rey Downtown, The Alibi at Lake Lilly, Lura, COYA, FORA, 19 South, The Overlook, The Haven at Lake Britt, Rapallo, Scouter's Mountain) and mixed-use developments (Centra, The Beacon, The Edition, Tempo at McClintock Station, The Westerly, The Ridge at Robinson, Waterline, Rivage, Vernazza, Jade, Revere, Monterosso, Hearth, Las Positas, Panorama, Parkway Crossings, Montage, Bayswater, Cuvee).

Differentiator

Problem solved

Functional benefit

Products and services

• Development Services National multifamily real estate development service identifying high-growth opportunities across regions and delivering opportunistic returns for institutional investors, family offices, and banks. More than 29,000 units developed across 44+ submarkets in 17 states.
• Construction Services (Fore Construction LLC) Construction management services provided by wholly-owned subsidiary Fore Construction LLC, licensed in 17 states and having built more than 120 communities, leveraging economies of scale and local subcontractor relationships.
• Property Management Services Hands-on property management of Fore Property's apartment communities during all phases of leasing, prioritizing resident experience and operational performance across 40+ communities.
• Lura 184-residence luxury apartment community in Las Vegas, Nevada featuring Strip views, VIP access to entertainment, resort-style pool, and smart-home units.
• The Mill on Maple Scandinavian chic design apartment community in Oregon City, Oregon (also referred to as Maple Lane Apartments).
• The Alibi at Lake Lilly 410-unit apartment community in Ocoee, Florida with contemporary studio, one, two, and three-bedroom units, smart-home technology, and lake views. Winner of 2024 CoStar Impact Award and 2024 Parade of Homes Best Rental Apartment Community.
• The Overlook 232-unit upscale apartment community in Winter Garden, Florida near Disney with smart-home technology, spa-inspired bathrooms, and views of Lake Britt.
• The Rey Downtown 323-unit apartment community in Downtown Phoenix featuring studio, one- and two-bedroom residences with quartz countertops, rooftop lounge, and pursuing LEED Silver Certification.
• 19 South 384-unit LEED Gold Certified apartment community in Kissimmee, Florida with chef-inspired kitchens, dual resort-style pools, and lakeside running track.
• HANA 162-unit apartment community in Hillsboro, Oregon situated between Intel and Nike headquarters, featuring co-working spaces, bike facilities, and smart-home features.
• Scouter's Mountain 216-unit garden-style apartment community in Happy Valley, Oregon featuring craftsman-style architecture, upscale camping-inspired amenities, and outdoor glamping area.
• The Haven at Lake Britt 240-unit upscale apartment community in Horizon West, Florida near Disney's Flamingo Crossing with LEED Design certification.
• Rapallo 350-unit apartment community in Kissimmee, Florida featuring elegant one, two, and three-bedroom floor plans with gourmet kitchens and Roman soaking tubs.
• FORA 220-unit four-story residential community in southern Las Vegas with wellness-focused amenities, co-working spaces, and Sky Lounge with Strip views.
• COYA 226-unit four-story residential project in Las Vegas between the Strip and Chinatown featuring resort-style pool, sportsbook clubhouse, and dog spa.
• Parkway Crossings
• Montage
• Cuvee
• The Beacon
• Centra
• The Westerly
• Tempo at McClintock Station
• The Ridge at Robinson
• Hearth
• Las Positas
• The Edition
• Vernazza
• Jade
• Revere
• Monterosso
• Waterline
• Rivage
• Villanova
• Bayswater
• Panorama

Quantifiable outcome

• 29,000+ apartment units developed across 44+ markets
• +3 more outcomes

Segments2 records

Ideal customer profiles2 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature3 records

Scale indicators8 records

Recent moves6 records

Expansion highlights5 records

Broad incumbents

• Greystar Real Estate Partners: Greystar is the largest multifamily operator and developer in the world, managing ~$320B in AUM and developing thousands of units annually. It is the closest scaled analog to Fore Property's vertically integrated developer-builder-manager model.
• Trammell Crow Residential / CBRE Multifamily: Trammell Crow Residential (now part of CBRE) is a major national multifamily developer with institutional capital backing. Comparable product, geography, and institutional capital model to Fore Property, though the parent CBRE provides wider brokerage and capital-markets infrastructure.
• The Related Companies: Related is a large national real estate developer with significant multifamily (Affordable, workforce, market-rate) and mixed-use activity. Overlaps with Fore Property on multifamily development for institutional capital, though at materially larger scale.

Direct peers

• Lincoln Property Company: Lincoln Property Company is a national multifamily developer, builder, and manager — historically tied to Fore Property's leadership (multiple executives, including Richard P. Fore, came from Lincoln). Same product, similar institutional capital model, and overlapping markets.
• Wood Partners: Wood Partners is a top-10 U.S. multifamily developer with deep Sunbelt and Western exposure, developing ~5,000+ units per year. Highly comparable product type, geographic footprint, and institutional capital model to Fore Property.
• Mill Creek Residential: Mill Creek Residential is a national Class A multifamily developer with strong Sunbelt exposure (Florida, Texas, Carolinas). Closely comparable to Fore Property in product type, submarket focus, and development-to-management integration.
• Alliance Residential Company: Alliance Residential is a large national multifamily developer, builder, and manager with major Sunbelt and Western U.S. presence. Direct comparable on integrated development-construction-management model and product positioning.
• JPI (JLB Partners): JPI is a national multifamily developer with deep Sunbelt focus (Texas, Arizona, Florida). Comparable product type, institutional capital model, and unit-count scale to Fore Property.
• Picerne Development Corporation: Picerne is a multifamily developer with Sunbelt and broader U.S. presence, where VP of Development Chris New (now at Fore) previously worked. Similar product, institutional capital model, and regional footprint.

Regional players

• Camden Property Trust: Camden is a publicly traded multifamily REIT that develops, owns, and operates Class A apartment communities across the Sunbelt. Comparable product type and Sunbelt geography; differs in capital structure (public REIT vs. private developer with institutional LPs).

Market position

Strengths5 records

Weaknesses5 records

Competitive moat4 records

Key risks6 records

Key highlights7 records

Customer concentration

Compliance7 records

Revenue estimate

Valuation estimate

Number of profiles

Profiles14 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 Fore Property