What Third Lake Development does

Third Lake Development, LLC (TLV) is a Tampa, Florida-based private real estate developer that operates across the Southeastern United States. Founded in 2020 as a limited liability company, the firm focuses on ground-up class-A development across three product lines operated as distinct sub-brands: Arcadia (multifamily, including three- and four-story surface-parked, wrap-style, and high-rise formats), Abrazo (build-to-rent cottages and townhomes), and Centro Storage (three-story climate-controlled self-storage). Its pipeline includes more than 9,000 units to be delivered over the next three years across Florida, Georgia, and South Carolina.

The firm runs an integrated full-service development model covering land origination, entitlements, design, permitting, and construction oversight. Execution is delivered through a distributed partnership model with regionally specialized architecture firms (e.g., Silver Studio Architects, Parker Mynchenberg & Associates, JMN Architecture, OneFourTwo Architecture) and general contractors (e.g., ARCO Design/Build, Prestwick Construction, Live Oak Contracting, McGuinn Homes) assigned to individual projects; the firm also relies on an affiliated construction entity, Third Lake Construction, and a co-development arrangement with Robert High Development. Institutional capital is raised via a dedicated Managing Director of Capital Markets with a track record of closing over $2.5 billion in real estate transactions.

Third Lake Development generates revenue by developing, selling, and leasing multifamily communities, build-to-rent communities, and self-storage facilities. Its end customers are split between residential renters (for stabilized multifamily and build-to-rent units) and institutional real estate investors and joint-venture partners (for asset sales and capital deployment). With an 11–50 employee base and roughly 19 named professionals across development, construction, capital markets, and asset management, the firm runs a capital-light developer model in which internal headcount focuses on origination and oversight while construction execution is outsourced to a curated partner ecosystem.

Name

Third Lake Development

Legal name

Third Lake Development, LLC

Website

https://thirdlakedevelopment.com

Company type

Private

Founded year

2020

Operating status

Operating

Headcount range

11–50 employees

Short description

Third Lake Development is a Tampa-based private real estate developer building class-A multifamily (Arcadia), build-to-rent (Abrazo), and self-storage (Centro Storage) projects across the Southeastern United States, serving residential renters and institutional real estate investors.

Ownership category

akta.pro rank

Headquarters

HQ city

Tampa

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2B

Offering type

Services

Cost components

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

Revenue model

1. Property Development and Sales: Third Lake Development generates revenue through the development and sale of multifamily and build-to-rent communities, as well as self-storage facilities. The company develops class-A ground-up real estate projects including three- and four-story surface parked multifamily, build-to-rent cottages and townhomes, wrap-style multifamily, high-rise multifamily, and three-story climate controlled self-storage facilities.

Distribution channels2 records

Marketing channels2 records

Core offering

Third Lake Development (TLV) is a full-service real estate developer that originates, entitles, and develops class-A ground-up multifamily apartments (three- and four-story surface parked, wrap-style, and high-rise), build-to-rent cottages and townhomes, and three-story climate-controlled self-storage facilities across the southeastern United States. The company partners with institutional capital sources and operates through affiliated construction services to deliver its development pipeline.

Product overview

Third Lake Development (TLV) is a premier full-service real estate developer operating in the southeastern United States. The company operates three distinct product lines: (1) Arcadia multifamily properties offering class-A ground-up development including three- and four-story surface parked, wrap-style, and high-rise multifamily; (2) Abrazo build-to-rent communities featuring cottages and townhomes for lease; and (3) Centro Storage three-story climate controlled self-storage facilities. TLV has over 60 years of combined experience and is on track to complete over 9,000 units in the next three years.

Differentiator

Problem solved

Functional benefit

Brands

• Arcadia: Multifamily residential development brand under Third Lake Development, featuring three- and four-story surface parked properties and wrap-style multifamily developments.
• Abrazo
• Centro Storage

Products and services

• Arcadia (Multifamily Development) Class-A ground-up multifamily development brand offering three- and four-story surface parked properties, wrap-style multifamily, and high-rise multifamily units in the southeastern United States, developed for institutional investors and leased to residential renters.
• Abrazo (Build-to-Rent Development) Build-to-rent (BTR) brand offering cottages and townhomes for lease, providing single-family residential living with community amenities, developed for institutional investors and leased to individual tenants.
• Centro Storage (Self-Storage Development) Three-story climate controlled self-storage facilities developed and operated by Third Lake Development across the southeastern United States, serving residential and commercial storage customers.

Segments2 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Partnerships

18 partnerships are on record, tiered core.

• Silver Studio ArchitectscoreImplementation/ SI/ Consulting PartnerArchitectural firm providing design services for multifamily projects. Partnered on Arcadia at Wesley Grove project.
• StinardcoreImplementation/ SI/ Consulting PartnerArchitectural firm providing design services for Centro Storage at Gateway Blvd project.
• Studio NorthcoreImplementation/ SI/ Consulting PartnerArchitectural firm providing design services for Centro Storage at SR15A project.
• Parker Mynchenberg & Associates, Inc.coreImplementation/ SI/ Consulting PartnerArchitectural firm providing design services for The Cottages at St. Augustine project.
• JMN ArchitecturecoreImplementation/ SI/ Consulting PartnerArchitectural firm providing design services for Centro Storage at Pooler Parkway project.
• OneFourTwo ArchitecturecoreImplementation/ SI/ Consulting PartnerArchitectural firm providing design services for Centro Storage at Ridge Road project.
• Geheber Lewis AssociatescoreImplementation/ SI/ Consulting PartnerArchitectural firm providing design services for Arcadia at Wiregrass Ranch project.
• Live Oak ContractingcoreImplementation/ SI/ Consulting PartnerGeneral contractor providing construction services for Altos 20 and Arcadia at Veranda Falls projects.
• DBA ArchitectscoreImplementation/ SI/ Consulting PartnerArchitectural firm providing design services for Abrazo at Pathstone project.
• Third Lake ConstructioncoreImplementation/ SI/ Consulting PartnerAffiliated construction company providing general contracting services for development projects including Centro Storage at Gateway Blvd.
• CBI Construction ServicescoreImplementation/ SI/ Consulting PartnerGeneral contractor providing construction services for The Cottages at St. Augustine project.
• ARCO Design/BuildcoreImplementation/ SI/ Consulting PartnerDesign/build firm providing construction services for Centro Storage at Ridge Road project.
• Robert High DevelopmentcoreStrategic or Co-development PartnerDevelopment partner for Centro Storage at Duval Road project.
• Chancel ConstructioncoreImplementation/ SI/ Consulting PartnerGeneral contractor providing construction services for Abrazo at Waterway Hills project.
• McGuinn HomescoreImplementation/ SI/ Consulting PartnerHome builder providing construction services for Abrazo at Rice Hope build-to-rent project.
• Florida Civil ConstructioncoreImplementation/ SI/ Consulting PartnerCivil construction firm providing construction services for Abrazo at Four Corners build-to-rent project.
• Prestwick ConstructioncoreImplementation/ SI/ Consulting PartnerGeneral contractor providing construction services for Arcadia at Symphony Park project.
• Cothran HarriscoreImplementation/ SI/ Consulting PartnerArchitecture firm providing design services for Centro Storage at Duval Road project.

Scale indicators3 records

Recent moves5 records

Expansion highlights4 records

Direct peers

• Wood Partners: National multifamily developer with a major presence in the Southeastern US. Comparable in product type (Class-A multifamily) and developer-operator model, though at substantially greater scale.
• Greystar Real Estate Partners: Largest multifamily developer and operator in the world with deep Southeastern US presence. Most directly comparable multifamily developer/operator at scale; competes for the same institutional capital and land.
• JPI: National multifamily developer (Class-A) with active projects across the Sun Belt and Southeast. Competes with TLV for institutional capital, third-party GCs, and renter demographics in similar submarkets.
• Middleburg Communities: Pure-play build-to-rent developer operating in the Southeastern US. Direct comparable to TLV's Abrazo BTR product line in both product and target geography.
• Wendover Housing Partners: Private Southeastern US multifamily developer with established institutional capital relationships. Highly comparable in scale, geography, and product focus to TLV.
• RangeWater Real Estate: Atlanta-based multifamily and build-to-rent developer/operator focused on the Southeastern US. Directly comparable to TLV in target geography (FL/GA/SE), product mix (multifamily and BTR), and investor base (institutional capital).
• Crescent Communities: Charlotte-based diversified real estate developer with significant multifamily and mixed-use activity in the Carolinas, Georgia, and Florida. Strongly comparable in geography and product type.

Regional players

• MAA (Mid-America Apartment Communities): Public multifamily REIT with a major concentration in the Southeastern US. While not a direct competitor (REIT vs. developer), MAA is the natural buyer/institutional capital pool for TLV's stabilized assets and a benchmark for regional rental fundamentals.

Broad incumbents

• Lennar Multifamily: Multifamily development arm of Lennar Corporation, the largest US homebuilder. Competes with TLV for land, capital, and renter demographics across the Southeast; meaningfully larger and better capitalized.
• Toll Brothers Apartment Living: Multifamily development arm of Toll Brothers (luxury homebuilder). Competes with TLV's Arcadia multifamily brand for Class-A renter market share in the Southeast.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat4 records

Key risks6 records

Key highlights6 records

Customer concentration

• LinkedInlinkedin.com/company/thirdlakedevelopment

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 Third Lake Development