Incore Residential

What Incore Residential does

Incore Residential is a third-party multifamily property management firm founded in 1999 and headquartered in Fort Myers, Florida, with a secondary office in St. Petersburg. The company provides fee-based management services to property owners and investors across Florida, encompassing conventional, lease-up, value-add, and repositioning property management; HOA and condominium association management; acquisition due diligence; and construction management oversight. Its client base spans institutional investors to independent and private owners, with managed assets concentrated in Tampa Bay, Sarasota, and Fort Myers/Cape Coral, and a smaller footprint in Ohio and Pennsylvania.

Service delivery is built on a conventional property management technology stack — Entrata as the core platform, with ProspectPortal and ResidentPortal for resident access, NetVendor for vendor enrollment, AppOne for employment applications, and SharePoint for internal operations. The firm holds IREM AMO (Accredited Management Organization) accreditation, employs a leadership team with CPM, LCAM, and licensed broker credentials, and manages over 3,200 market-rate units with an additional 1,000+ units in active new development. Pricing is not publicly disclosed and is structured per client; revenue is generated through ongoing management fees and episodic professional-service fees tied to acquisitions, due diligence, and construction oversight. Go-to-market is sales-led through direct client relationships and development-partner channels, supported by website content, regional press coverage, and industry credentials.

Name

Incore Residential

Legal name

Incore Residential

Website

https://incoreresidential.com

Company type

Private

Founded year

1999

Operating status

Operating

Headcount range

11–50 employees

Short description

Incore Residential is a third-party multifamily property management firm founded in 1999 that provides fee-based management, HOA, acquisition due diligence, and construction management services to property owners and investors across Florida, managing over 3,200 market-rate units.

Ownership category

akta.pro rank

Product category

Multifamily Property Management

NAICS

Residential Property Managers (531311), Real Estate Property Managers (53131)

SIC

Real Estate Agents & Managers (For Others) (6531), Real Estate (6500)

akta.pro industry

PRIMARYBPAJAFAA

Multifamily Apartment Property Management

Business & Public Services/Real Estate Services (Brokerage, Property Management)/Residential Property Management

SECONDARYBPAJAHAB

Homeowners Association (HOA) Management

Business & Public Services/Real Estate Services (Brokerage, Property Management)/HOA/Condominium Association Management

SECONDARYBPAJAMAD

Multifamily & Student Housing Asset Management

Business & Public Services/Real Estate Services (Brokerage, Property Management)/Real Estate Asset & Portfolio Management

SECONDARYBPAJAHAK

New Development / Declarant Transition Management

Business & Public Services/Real Estate Services (Brokerage, Property Management)/HOA/Condominium Association Management

Keywords

• Multifamily property management
• Third-party management
• Property management services
• Multifamily housing
• Real estate management

Headquarters

HQ city

Fort Myers

HQ country

United States

HQ region

North America

Offices2 records

Markets served

GTM type

B2B

Offering type

Services

Cost components

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

Revenue model

1. Third-Party Property Management Fees: Fee-based management services for multifamily properties including conventional, lease-up, value-add and repositioning management. Services include detailed weekly and monthly financial reporting, annual operating budgets, and quarterly marketing and management plans.
2. Acquisition and Due Diligence Services: Due diligence services for multifamily asset acquisition including unit inspections, market surveys, operating budgets, lease audits, and construction/cap-ex budget preparation.
3. Construction Management Services: Contract document development, bidding, negotiation, CPM schedule development, cost control, budget management, and quality monitoring for construction projects.

Go-to-market motion1 record

Distribution channels2 records

Marketing channels3 records

Core offering

Incore Residential is a third-party multifamily property management company that provides comprehensive property management services including conventional, lease-up, value-add, and repositioning management for property owners and investors. Their offerings extend to HOA/CAM (common area maintenance) management, acquisition and due diligence services, and construction management oversight. They manage over 3,200 market-rate units primarily across Florida (Tampa Bay, Sarasota, Fort Myers/Cape Coral) with some presence in Ohio and Pennsylvania.

Product overview

Incore Residential offers a comprehensive suite of third-party multifamily management services built around five core offerings: Property Management Services (conventional, lease-up, value-add, and repositioning management with detailed financial reporting and operating budgets), HOA/CAM Services (homeowner association management focused on property value enhancement), Acquisition Services (deal sourcing, market research, and investment strategy), Due Diligence Services (unit inspections, market surveys, lease audits, and construction budgets), and Construction Management (project administration and quality monitoring). The company primarily serves the Florida market including Fort Myers/Naples, Tampa Bay, and Sarasota areas, managing over 3,200 market-rate units as of recent reporting.

Differentiator

Problem solved

Functional benefit

Products and services

• Property Management Services Third-party multifamily property management services including conventional, lease-up, value-add, and repositioning property management; detailed weekly and monthly financial reporting; annual operating budgets; recruiting and training; marketing and management planning; capital improvement oversight; and HOA/condo association management. Targeted at property owners and investors.
• HOA/CAM Services Homeowner association and common area maintenance management services focused on increasing property values through comprehensive fiscal and administrative services including market expertise and community living management. Targeted at HOA and condominium association boards.
• Acquisition Services Full-spectrum acquisition support including deal sourcing, market research, investment strategy development, due diligence, and proforma creation and execution with methodical analysis and benchmark reporting. Targeted at multifamily property investors and developers.
• Due Diligence Services Comprehensive acquisition due diligence including 100% unit-by-unit inspections, market surveys with comparable community analysis, detailed operating budget preparation, lease file audits comparing rent rolls to actual leases, and construction/cap-ex budget evaluation. Targeted at multifamily asset acquirers.
• Construction Management Construction project risk management and oversight including contract document development, bidding and negotiation, CPM schedule development and monitoring, cost and budget management, quality monitoring, and periodic program status reporting. Targeted at property owners and developers undertaking construction or renovation projects.

Named customers9 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

Integration5 records

Partnerships

Six partnerships are on record, tiered core and minor.

• Mosaic DevelopmentcoreStrategic or Co-development Partner · 1 July 2016Lead developer of The Forum project - a diversified real estate developer focusing on multifamily, mixed use and master development projects in Florida. Partners have expertise in project financing, land entitlements, design, construction lease-up and operations. Developments range from $15-$53 million in building construction.
• Champion DevelopmentcoreStrategic or Co-development Partner · 1 July 2016Manager of the Forum DRI (Development of Regional Impact), a 700-acre development.
• Core ConstructioncoreStrategic or Co-development Partner · 1 July 2016General contractor for The Forum project. Ranked as the 15th largest multifamily/residential contractor nationally.
• Baker Barrios ArchitectsminorStrategic or Co-development Partner · 1 July 2016Architecture firm partner for The Forum development project.
• Johnson EngineeringminorStrategic or Co-development Partner · 1 July 2016Engineering partner for The Forum development project.
• Fletcher Fischer P.L.minorStrategic or Co-development Partner · 1 July 2016Legal partner for The Forum development project.

Scale indicators4 records

Recent moves6 records

Expansion highlights5 records

Direct peers

• FPI Management: Multifamily third-party management firm serving owners across multiple U.S. markets. Comparable business model to Incore with similar property management, due diligence, and consulting offerings for institutional and private investors.
• RPM Living: Third-party multifamily manager focused on the Sun Belt with strong Florida operations. Closely comparable to Incore in service mix (conventional, lease-up, value-add) and target client base of institutional and private investors.
• Valiant Residential: Multifamily third-party manager active in the Southeast and Sun Belt. Overlaps with Incore in lease-up, value-add, and repositioning services for private and institutional owners in similar Florida submarkets.
• Venterra Realty: Multifamily management company serving the Sun Belt and Southeast, including Florida markets. Directly comparable to Incore in target clients (investors and developers), service offerings, and regional focus.

Broad incumbents

• Asset Living: Large multifamily and student housing management company with significant Florida portfolio. Competes with Incore on conventional and lease-up management while offering broader geographic coverage and corporate scale.
• Lincoln Property Company: National multifamily management firm with deep Florida Sun Belt presence. Competes with Incore for third-party management contracts and has a similar full-service platform spanning conventional, lease-up, and value-add management.
• Greystar Real Estate Partners: Largest multifamily property management and investment company globally. Operates a broad portfolio across the U.S. including Florida, directly competing with Incore for institutional and developer mandates while offering far greater scale.
• FirstService Residential: Largest residential property manager in North America, with strong Florida footprint across multifamily, HOA, and condo. Overlaps with Incore on HOA/CAM services and competes for similar owner-clients in the same metros.

Emerging players

• RangeWater Real Estate Group: Multifamily acquisition, development, and management firm with growing Florida Sun Belt presence. Comparable to Incore in managing new development lease-ups and repositioned assets, though younger and more vertically integrated.

Others

• Mosaic Development: Florida-based multifamily developer and partner on The Forum project. While not a direct property management competitor, Mosaic is a strategic ecosystem peer as a long-time co-development partner of Incore on multifamily projects in Southwest Florida.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat3 records

Key risks6 records

Key highlights6 records

Customer concentration

• Xx.com/incoreres
• Facebookfacebook.com/Incore-Residential

Compliance2 records

Revenue estimate

Valuation estimate

Number of profiles

Profiles8 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 Incore Residential