Garfield Public/Private

What Garfield Public/Private does

Garfield Public/Private LLC is a Dallas-headquartered, privately-held national development services firm founded in 1997 by Raymond Garfield Jr. and Greg Garfield. The company specializes exclusively in public and public/private partnership (P3) developments for U.S. government clients — municipalities, counties, state agencies, school districts, and municipal development districts. Its portfolio spans hotels, convention centers, performing arts centers, justice facilities, government buildings, K-12 schools, parking structures, and mixed-use projects, with more than 30 million square feet developed and $11+ billion in debt and equity financed across its leadership's tenure.

The firm delivers projects through an integrated four-phase service model: (1) Planning (needs assessment, ownership/business planning, financing strategy), (2) Development (site acquisition, deal structuring, operator/brand selection, design and construction oversight), (3) Financing (proprietary public/private structures including tax-exempt bonds, Certificates of Participation, and lease-purchase arrangements), and (4) Asset Management (ongoing performance oversight and reporting). Garfield's claimed differentiation is turnkey delivery that compresses timelines by months or years versus traditional public bid methods, with residual public ownership at lease end as a structural feature of most deals. Revenue is generated through professional services fees on development projects plus recurring managed services revenue from the asset management vertical.

Garfield's GTM motion is sales-led and direct: the firm pursues RFPs and direct engagements with government entities, leveraging industry conference speaking, earned media, and a 29-year project track record rather than broad marketing. Branded-hotel P3 projects are executed under qualified management agreements with Hyatt, Marriott (Westin/Sheraton), and Hilton (DoubleTree). The firm has no disclosed technology platform, API, or proprietary software product; its intellectual property is embedded in financing structures, regulatory navigation expertise, and senior practitioner relationships. Recent strategic momentum is evidenced by three Texas hotel/convention center openings in May–June 2023 (Hyatt Regency Baytown, Hyatt Regency Conroe, DoubleTree Abilene) and the 2024 hire of a former COO of a $100M+ A&E firm as Senior VP of Development.

Name

Garfield Public/Private

Legal name

Garfield Public/Private LLC

Website

https://garfieldpublicprivate.com

Company type

Private

Founded year

1997

Operating status

Operating

Headcount range

11–50 employees

Short description

Garfield Public/Private is a Dallas-based, privately-held national development services firm founded in 1997 that exclusively delivers public and public/private partnership (P3) projects — including hotels, convention centers, performing arts centers, and government buildings — for U.S. municipalities, counties, states, and school districts using proprietary tax-exempt financing structures and turnkey delivery.

Ownership category

akta.pro rank

Product category

Public/Private Development Services

NAICS

Public Administration (92), Executive, Legislative, and Other General Government Support (9211), Other General Government Support (921190)

SIC

Services-Facilities Support Management Services (8744), Non-Operating Establishments (9995), Lessors Of Real Property, Nec (6519)

akta.pro primary industry

Public Works General Contracting (IMAFAAAG)

akta.pro secondary industries

District Finance, Budgeting & Procurement Offices (EDADABAG), Governor/Executive Office & Cabinet Administration (BPAIABAA), Public & PIPE Capital Raising Intermediation (IPO Follow-ons/Convertibles/PIPES) (FSAEALAL)

Keywords

• Public-private partnerships
• Development services
• Municipal facility development
• Public sector financing
• Asset management services

Headquarters

HQ city

Dallas

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2B

Offering type

Services

Cost components

Personnel, Operations, Marketing or Sales

Revenue model

1. Development Services: Garfield provides full range of development services including site acquisition, deal structuring, legal documentation, financing and fundraising, and oversight of development, design and construction, operator/brand selection, and pre-opening staffing and marketing. Revenue is generated through professional fees for development services provided to public sector clients.
2. Asset Management Services: Ongoing asset management services ensuring performance standards are met, operations and financial performance are optimized, and facilities are maintained to first-class standards. Services include periodic site visits and regular reporting.
3. Strategic Planning/Consulting: First phase services including needs assessment, ownership/business planning, programming/design concept, development budget and schedule, operating pro forma and financing/fundraising plan.

Go-to-market motion1 record

Distribution channels1 record

Marketing channels4 records

Core offering

Garfield Public/Private is a national development services provider specializing exclusively in public and public/private (P3) developments. The firm delivers an integrated four-phase service offering covering Planning, Development, Financing, and Asset Management, anchored by a Turnkey Delivery Method that streamlines procurement, minimizes public-sector risk, and accelerates facility delivery. Projects span hotels, convention centers, performing arts centers, government buildings, schools, justice facilities, arenas, parking structures, and mixed-use developments for municipalities, counties, school districts, and state agencies.

Product overview

Garfield Public/Private is a national development services provider focusing exclusively on public and public/private developments. The company operates as a single unified offering centered on its turnkey delivery method, which encompasses four integrated service phases: Planning, Development, Financing, and Asset Management. Rather than a software platform, the company delivers physical infrastructure projects including hotels, convention centers, performing arts centers, government buildings, educational facilities, and mixed-use developments. The portfolio includes branded hospitality projects (Westin Irving, Hyatt Regency, Sheraton, DoubleTree), performing arts venues (Buddy Holly Hall, Durham Performing Arts Center, Eccles Theater), justice facilities, and public-sector buildings.

Differentiator

Problem solved

Functional benefit

Products and services

• Planning Services Strategic planning offering for government and public/private clients that includes needs assessment, ownership and business planning, programming and design concept, development budget and schedule, operating pro forma, and financing/fundraising plan.
• Development Services Full-range development services and team leadership tailored to the client's needs, including site acquisition, deal structuring, legal documentation, financing and fundraising, oversight of development, design and construction, operator/brand selection, and pre-opening staffing and marketing.
• Financing Services Public/private financing ingenuity and experience that solves financial, legal, and political challenges using deal techniques not commonly known to conventional private developers, enabling facilities to be built and delivered faster and more reliably than traditional public methods.
• Asset Management Services Ongoing asset management services that ensure operator adherence to performance standards, operating and capital budgets, and facility maintenance to first-class standard, with periodic site visits and regular reporting, plus input on property refinancing and disposition.
• Turnkey Delivery Method Garfield's flagship integrated delivery method that minimizes client risk and administrative burden, maximizes transparency and accountability, and enables fast-track delivery of high-quality public facilities months or years ahead of traditional public bid methods by packaging planning, development, financing, and asset management under a single accountable engagement.

Quantifiable outcome

• Over 30% occupancy cost savings when compared to conventional financing proposed by other developers (NY DOT project)
• +7 more outcomes

Named customers15 records

Segments4 records

Ideal customer profiles2 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Partnerships

Ten partnerships are on record, tiered core and minor.

• Hilton (DoubleTree)coreStrategic or Co-development Partner · 1 June 2023Hilton operates the DoubleTree by Hilton Abilene Downtown Convention Center Hotel. City-owned conference center is leased to Local Government Corporation for seamless operation with hotel.
• Hyatt HotelscoreStrategic or Co-development Partner · 1 May 2023Hyatt Hotels serves as operator and brand for Hyatt Regency Baytown-Houston Hotel and Convention Center. Garfield developed and manages the asset while Hyatt operates under a qualified management agreement. This is part of multiple Hyatt partnerships across projects.
• Hyatt HotelscoreStrategic or Co-development Partner · 1 May 2023Hyatt Hotels operates the Hyatt Regency Conroe Hotel and Convention Center under a qualified management agreement. Garfield served as developer and asset manager.
• ASM GlobalcoreStrategic or Co-development Partner · 1 January 2021ASM Global (formerly SMG) operates the Buddy Holly Hall of Performing Arts and Sciences. Garfield led development and supports LEPAA (Lubbock Entertainment and Performing Arts Association) in securing construction financing.
• Hilton (DoubleTree)coreStrategic or Co-development PartnerHilton operates the DoubleTree by Hilton Bay City-Riverfront Hotel and Conference Center under a qualified management agreement. Garfield arranged financing and served as developer.
• Marriott International (Westin)coreStrategic or Co-development PartnerWestin Irving Convention Center Hotel is operated by Marriott International under a qualified management agreement. Upon bond financing retirement, facilities transfer to City of Irving.
• Marriott International (Sheraton)coreStrategic or Co-development PartnerSheraton at Overland Park Convention Center operates under Sheraton brand from Marriott International.
• Marriott International (Sheraton)coreStrategic or Co-development PartnerSheraton San Juan at Puerto Rico Convention Center is a 503-room AAA 4-Diamond property operated by Marriott International.
• Westin Brand (Marriott)coreStrategic or Co-development PartnerOverton Hotel operates under Westin brand, the only West Texas hotel to receive AAA Four Diamond Award. City leases conference center to hotel owner for joint operation.
• Standard Parking CorporationminorStrategic or Co-development PartnerStandard Parking Corporation operates the St. Joseph's Regional Medical Center Parking Garage facility delivered by Garfield.

Scale indicators6 records

Recent moves3 records

Expansion highlights5 records

Direct peers

• Edgemoor Infrastructure & Real Estate: Boutique P3 development firm focused on public facilities (courthouses, transit, civic buildings) using similar public/private financing techniques. Closely comparable size and niche to Garfield.
• Plenary Group: Specialized P3 infrastructure development firm that structures, finances, and delivers public facilities (transportation, civic, social infrastructure) under long-term concessions — a directly comparable business model to Garfield's P3 delivery approach.
• White Construction Company (P3/CMAR): US construction and development firm with significant P3 and alternative delivery experience for public-sector facilities (higher education, civic). Operates in a similar alternative delivery niche to Garfield's turnkey method.
• Star America Infrastructure Partners: US-focused P3 infrastructure developer that finances, develops, and manages public-sector assets. Operates in the same niche as Garfield with overlapping government client base.

Broad incumbents

• AECOM (Capital & P3 Advisory): Global infrastructure firm with a major P3 advisory practice that structures, finances, and delivers public-sector projects. Provides comparable development advisory services to state and local governments, though within a much broader portfolio.
• Cintra (Ferrovial): Global P3 infrastructure developer (toll roads, social infrastructure) with extensive US P3 portfolio. Comparable in delivering complex public-sector assets under long-term concessions, though larger and broader in scope.
• Macquarie Asset Management (Infrastructure): One of the largest global P3 infrastructure investors and developers, with deep experience financing public facilities through tax-exempt and project finance structures. Operates at much greater scale across the same US P3 value chain.
• John Laing Group: International P3 infrastructure investor and developer specializing in public-sector assets (transport, social infrastructure, accommodation). Comparable in delivering and holding public facility concessions, but UK-listed and global in scale.
• Meridiam: European-headquartered P3 infrastructure developer with growing North American presence; structures, finances, and operates long-term public concessions. Comparable model though larger and more infrastructure-weighted.
• WSP USA (P3 Advisory): Global professional services firm with a P3 advisory practice serving US state DOTs, transit agencies, and municipalities. Overlaps with Garfield on the planning and advisory side of public-sector development.

Market position

Strengths4 records

Weaknesses4 records

Competitive moat4 records

Key risks6 records

Key highlights7 records

Customer concentration

• LinkedInlinkedin.com/company/garfield-public-private-llc

Compliance6 records

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 Garfield Public/Private