Condev

What Condev does

Condev Companies is a privately held, family-owned Florida real estate development firm founded in 1969 by the Gardner families and headquartered in Winter Park, Florida. The company operates through three integrated divisions—Condev Communities, Condev Storage, and Condev Realty—that collectively deliver residential master-planned communities, self-storage facilities, and commercial brokerage services across Florida. Over five decades the firm has delivered more than 30,000 residential units, 2 million leasable square feet of storage, and facilitated over $1 billion in cumulative real estate transactions.

The Communities division sources raw land, navigates permitting and entitlement processes, and delivers developed lots, build-to-rent neighborhoods, and turn-key master-planned communities to regional and national homebuilders, with notable projects including a 320-acre Howey-in-the-Hills community sold to Meritage Homes ($24 million), a 400-acre Viera/Del Webb active adult community purchased by PulteGroup ($50 million+), and a 243-acre Hawk's Crest mixed-use joint venture with Jen Florida Partners. The Storage division, expanded in 2013, develops urban multi-story, suburban, and dedicated boat/RV self-storage facilities, capitalizing on organic household demand generated by Communities' residential developments. Condev Realty provides commercial acquisition and disposition brokerage services to third-party clients, with a multi-decade advisory relationship with a Family Office holding $100M+ in Volusia County parcels, and handles buyer and seller representation statewide including on LoopNet.

Condev generates revenue through transaction-based streams: lot sales and completed-community turnovers (Communities), storage facility sales or third-party management contracts (Storage), and brokerage commissions on commercial acquisitions and dispositions (Realty). The company serves regional and national homebuilders, self-storage operators and institutional investors, commercial real estate clients, and private capital partners. Go-to-market is relationship-driven direct sales supported by a website, LinkedIn, Facebook, an email newsletter, and LoopNet listings, with an investor relations portal hosted on AppFolio for capital partners across Condev Capital Group. Leadership is concentrated within the Gardner family (Chris Gardner as President, Andy Gardner as VP Operations, Bobby Gardner as General Counsel, Peter Gardner as VP Investor Relations) and supplemented by divisional managing directors with deep Florida market expertise.

Name

Condev

Legal name

Condev Companies

Website

https://www.condevfl.com/

Company type

Private

Founded year

1969

Operating status

Operating

Headcount range

1–10 employees

Short description

Condev is a privately held, family-owned Florida real estate developer founded in 1969, operating three integrated divisions—Condev Communities (residential land development), Condev Storage (self-storage facilities), and Condev Realty (commercial brokerage)—serving regional and national homebuilders, storage operators, and commercial real estate clients across Florida.

Ownership category

akta.pro rank

Product category

Real Estate Development

NAICS

Lessors of Miniwarehouses and Self-Storage Units (53113), Lessors of Real Estate (5311), Rental and Leasing Services (532)

SIC

Land Subdividers & Developers (No Cemeteries) (6552), Real Estate Agents & Managers (For Others) (6531)

akta.pro primary industry

Land Brokerage (Raw Land & Development Sites) (FSAEAJAD)

akta.pro secondary industry

Multifamily Brokerage (BPAJABAD)

Keywords

• Residential land development
• Commercial real estate brokerage
• Self-storage development
• Master planned communities
• Build-to-rent communities

Headquarters

HQ city

Winter Park

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2B

Offering type

Services

Cost components

Infrastructure, Marketing or Sales, Personnel, Operations, Others

Revenue model

1. Residential Land Development: Condev acquires raw land, navigates permitting and entitlement processes, and develops residential lots for sale to regional and national homebuilders. Revenue is generated through lot sales and completed community turnovers.
2. Build-to-Rent Communities: Condev develops complete build-to-rent residential communities, delivering turn-key neighborhoods from land sourcing through execution, maintaining ownership or selling completed communities.
3. Commercial Real Estate Brokerage: Condev Realty provides acquisition and disposition services for third-party clients statewide, handling buyer and seller representation for commercial properties, land, and portfolios.
4. Self-Storage Development: Condev Storage identifies, acquires, entitles, and develops self-storage facilities across Florida, including urban multi-story, suburban, and boat/RV storage. Facilities are either held, sold to operators, or managed by third parties.

Go-to-market motion1 record

Distribution channels3 records

Marketing channels6 records

Core offering

Condev acquires raw land, secures entitlements, and develops residential lots, master planned communities, and build-to-rent neighborhoods for sale to regional and national homebuilders. Through Condev Storage, the firm identifies, develops, and disposes of or manages self-storage facilities statewide. Through Condev Realty, it provides commercial real estate acquisition, disposition, and advisory brokerage services to third-party clients across Florida.

Product overview

Condev operates as a diversified real estate development company with three integrated business divisions that work together to deliver complete real estate solutions. Condev Communities (the residential development platform) sources raw land, obtains entitlements, and delivers finished lots and turn-key communities to homebuilders. Condev Storage capitalizes on organic storage demand from new households created by residential development, building and managing self-storage facilities statewide. Condev Realty provides commercial brokerage services supporting both third-party clients and the company's own divisions, with expertise in land valuation, acquisition, and disposition. The company has delivered over 30,000 residential units, 2 million leasable square feet of storage, and facilitated over $1 billion in real estate transactions.

Differentiator

Problem solved

Functional benefit

Brands

• Condev Communities: Fully integrated multi-disciplinary platform delivering all phases of residential real estate assets including master planned communities, mixed-use communities, developed lots, and build-to-rent neighborhoods.
• Condev Storage
• Condev Realty

Products and services

• Condev Communities Fully integrated, multi-disciplinary residential real estate development platform that sources raw land, secures entitlements, and delivers master planned communities, mixed-use communities, developed lots, and build-to-rent neighborhoods to regional and national homebuilders across Florida.
• Condev Storage Self-storage investment and development division that identifies, acquires, entitles, builds, and manages storage facilities statewide, spanning urban multi-story to outdoor boat and RV storage, with facilities either held, sold to operators, or managed by third parties.
• Condev Realty Commercial real estate brokerage providing acquisition and disposition advisory services statewide for third-party clients, while also supporting site analysis and acquisitions for other Condev divisions. Specializes in residential development land, transitional land, industrial, retail, office, mixed-use, agricultural, and environmentally sensitive properties.

Quantifiable outcome

• 30,000+ residential units delivered
• +3 more outcomes

Named customers5 records

Segments4 records

Ideal customer profiles4 records

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Partnerships

Six partnerships are on record, tiered core and minor.

• Jen Florida PartnerscoreStrategic or Co-development PartnerJoint venture partner with Condev for the Hawk's Crest mixed-use master planned community in Winter Park, Seminole County. The 243-acre project includes approximately 450 single family homes, 250 townhouses, and a 7-acre neighborhood retail center.
• Meritage HomescoreChannel Partner/ Reseller/ DistributorBuilder/developer for Condev's Howey-in-the-Hills community in Lake County. Condev represented the seller of the 320-acre, 728-home site in a $24 million transaction. Meritage Homes serves as the operating developer for the project.
• Del Webb (PulteGroup)coreChannel Partner/ Reseller/ DistributorCondev represented Del Webb (PulteGroup) as buyer for a 400-acre active adult community within the Viera master plan in Brevard County. Total transaction value exceeds $50 million, with the site planned for 1,400 units.
• Family Office HoldingscoreStrategic or Co-development PartnerMulti-decade advisory relationship with private family office holding significant land parcels throughout Volusia County. Condev provides ongoing disposition advisory and brokerage representation, having directly procured buyers in over half of transactions. Portfolio value exceeds $100 million.
• Morningstar StorageminorChannel Partner/ Reseller/ DistributorMorningstar Storage purchased the completed Edgewater urban infill storage facility from Condev. The 1.4-acre, 53,945 sq ft, 469-unit facility in Orlando's College Park neighborhood was developed by Condev and sold to Morningstar.
• ExtraSpaceStorageminorChannel Partner/ Reseller/ DistributorExtraSpaceStorage provides third-party management services for Condev's Lee Vista storage facility. The 2-acre, 72,565 sq ft, 638-unit suburban storage site in Orange County is managed by ExtraSpaceStorage.

Scale indicators27 records

Recent moves6 records

Expansion highlights6 records

Direct peers

• The Related Group: One of Florida's largest privately held real estate developers, with deep expertise in residential, mixed-use, and commercial developments across Florida. Directly comparable to Condev for Florida-land owner-operator developer competition.
• Lennar Corporation: One of the largest US homebuilders and a major acquirer of developed lots in Florida. Comparable to Condev as both a buyer of Condev Communities' finished lots and a competing land developer in Florida submarkets.
• D.R. Horton: Largest US homebuilder by volume, with a sizeable Florida operations base. Comparable to Condev as a customer for finished lots and a competing developer in Orlando and Tampa submarkets.
• PulteGroup: National homebuilder and parent of Del Webb, an existing Condev partner in the $50M+ Viera active-adult community. Comparable buyer of Condev-developed lots in Florida active-adult and family segments.
• Taylor Morrison Home Corporation: Top-five US homebuilder with significant Florida build-to-rent and for-sale operations. Comparable to Condev as a buyer of developed lots and competitor in Florida master-planned communities.
• Meritage Homes Corporation: Top US homebuilder and an existing Condev partner for the $24M Howey-in-the-Hills 728-home community. Comparable buyer of Condev-developed lots and competitor in Florida entry-level segments.
• Marcus & Millichap: Large commercial real estate investment brokerage focused on commercial property sales, financing, and advisory. Comparable to Condev Realty as a CRE brokerage operating in Florida with land and multifamily disposition focus.
• Extra Space Storage: Major US self-storage REIT and existing Condev partner managing the Lee Vista facility. Directly comparable to Condev Storage as both operator and potential acquirer of Condev-developed self-storage assets.

Regional players

• LandSouth Construction: Florida-based residential construction and development firm with multifamily and build-to-rent capabilities. Comparable to Condev Communities as a Florida-headquartered competitor in residential development and construction.

Broad incumbents

• CBRE Group: Global commercial real estate services giant providing brokerage, advisory, and valuation across all major asset classes. Comparable to Condev Realty for CRE brokerage and institutional advisory services, though at vastly larger scale.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat4 records

Key risks5 records

Key highlights7 records

Customer concentration

• Facebookfacebook.com/CondevOrlando
• LinkedInlinkedin.com/company/condev-companies

Compliance1 record

Revenue estimate

Valuation estimate

Number of profiles

Profiles12 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 Condev