GoodHomes
GoodHomes Communities is a private real estate investment company that acquires under-performing hotels and assisted living facilities and converts them through adaptive reuse into attainable apartment communities for workforce renters earning 60-120% of Area Median Income, operating 17 properties and 2,800+ units across 10 U.S. states.
- Company typePrivate
- Founded-
- HeadquartersNew York, United States
- Headcount1–10
- GTM typeB2C
- OfferingServices
What GoodHomes does
GoodHomes Communities is a vertically integrated, privately held real estate investment company headquartered in New York that acquires under-performing hotels, extended-stay properties, and assisted living facilities and converts them through adaptive reuse into attainable apartment communities. The company targets workforce housing renters earning 60% to 120% of Area Median Income (AMI), a roughly 40% share of U.S. households that earn too much to qualify for traditional housing assistance but cannot afford Class A luxury rentals in the markets where they work. GoodHomes focuses on assets in proximity to demand drivers including distribution and manufacturing hubs, large medical institutions, military bases, colleges and universities, and government offices. By utilizing existing building shells, floor plates, and amenity spaces, the company claims meaningfully lower capital expenditure per unit and accelerated lease-up timelines relative to ground-up construction, while delivering amenitized product (pools, fitness centers, co-working spaces, social lounges) at attainable rents.
The current portfolio spans 17 properties and 2,800+ units across 10 U.S. states, with the leadership team's cumulative development experience exceeding 5,000 apartment units and $5 billion in project value. The core technology is a conversion methodology that combines physical unit optimization, pre-close municipal re-zoning expertise, and full entitlement/construction planning prior to acquisition to de-risk execution. The business model is a subscription-style recurring rental revenue model supported by direct leasing to residents; capital formation is structured around property-level debt financings from a broad roster of strategic capital partners (M&T Realty Capital, Thorofare Capital, Forman Capital, Arctaris Impact Investors, OakNorth Bank, Jefferies, Franklin Templeton, Nuveen, and others) plus public-private partnerships with entities such as the El Paso Housing Authority, San Antonio Housing Trust, ECIDA, and Community Finance Corporation. Operational headcount is lean at 8 employees, consistent with an asset-management sponsor structure rather than vertically integrated property operations.
Recent strategic activity indicates active growth: 2024-2026 acquisitions include Valor Hill (San Antonio, 118 units), The Billie (Baltimore, 303 units), The Dylan (Columbia SC, 146 units), GoodHomes Silver Spring (227 units), The Otis (Dallas, 103 units), and GoodHomes Arlington (187 units), with additional Dallas and San Antonio assets in the pipeline. Capital stack diversification has progressed into Opportunity Zone equity, tax-exempt municipal bonds, and impact-aligned joint ventures, including a 2025 partnership with Housing on Merit to deliver deeper-affordability (60% AMI) product at Hotel Silver Spring.
GoodHomes firmographics
Firmographics- Name
- GoodHomes
- Legal name
- GoodHomes Communities
- Website
- https://goodhomesco.com
- Company type
- Private
- Operating status
- Operating
- Headcount range
- 1–10 employees
- Short description
- GoodHomes Communities is a private real estate investment company that acquires under-performing hotels and assisted living facilities and converts them through adaptive reuse into attainable apartment communities for workforce renters earning 60-120% of Area Median Income, operating 17 properties and 2,800+ units across 10 U.S. states.
- Ownership category
- akta.pro rank
GoodHomes industry classification
Industry- Product category
- Workforce Housing / Multifamily Rental Real Estate
- NAICS
- Residential Property Managers (531311)
- SIC
- Operators Of Apartment Buildings (6513)
- akta.pro primary industry
- Affordable Housing & Community Development (Housing, Community Land Trusts) (BPAGALAC)
- akta.pro secondary industry
- Residential Interior Fit-Out (Multi-Family & High-End) (IMAFANAE)
Keywords
Where GoodHomes is headquartered
LocationHeadquarters
- HQ city
- New York
- HQ country
- United States
- HQ region
- North America
Offices1 record
Markets served
GoodHomes business model
Business model- GTM type
- B2C
- Offering type
- Services
- Cost components
- Supply Chain, Operations, Infrastructure, Personnel, Marketing or Sales, Technology or R&D, Others
Revenue model
- Apartment Rental Revenue: GoodHomes generates revenue through renting apartments at attainable price points to workforce housing residents. The company keeps rents at attainable levels for Americans earning 60%-120% Area Median Income (AMI). Properties feature luxury amenities including swimming pools, fitness and wellness centers, and social lounges.
Go-to-market motion1 record
Distribution channels1 record
Marketing channels2 records
GoodHomes product offering
Product offeringCore offering
GoodHomes Communities is a vertically integrated private real estate investment company that acquires under-performing hotels, extended stays, and assisted living facilities and converts them through adaptive reuse into essential workforce apartment communities. The company targets households earning 60%-120% of Area Median Income (AMI) by delivering apartment rentals with luxury amenities (swimming pools, fitness centers, co-working spaces, social lounges) at attainable price points, at a fraction of the cost of ground-up development.
Product overview
GoodHomes Communities is a vertically integrated private real estate investment company focused on acquiring under-performing hospitality and senior housing assets and converting them through adaptive reuse into essential workforce housing. The company's portfolio consists of individual apartment community properties (branded as GoodHomes [Location], The [Name] Apartments, or similar naming conventions) located across 10 U.S. states. Each property represents a distinct product/project offering, ranging from 103 to 303 units. The properties are converted from hotels, extended stays, and assisted living facilities into apartment communities featuring amenities such as swimming pools, fitness centers, co-working spaces, and social lounges. GoodHomes targets renters earning 60%-120% of Area Median Income (AMI) and operates across 17 properties with over 2,800 units. Notable branded properties include GoodHomes Detroit (128 units), GoodHomes Groton (112 units), GoodHomes Bordeaux (255 units), GoodHomes Cedar Creek (201 units), The Presley (190 units), The Louie (135 units), The Bowie (197 units), and GoodHomes Chattanooga (104 units), among others in various stages of development or operation.
Differentiator
Problem solved
Functional benefit
Products and services
- GoodHomes Detroit A 128-unit apartment community in Detroit, Michigan created through adaptive reuse, featuring oversized studios, 1-bedroom, and two-bedroom duplex apartments with outdoor pool, BBQ area, clubhouse, fitness center, and sports court. Targeted at workforce renters.
- GoodHomes Groton A 112-unit apartment community in Groton, CT converted from an extended-stay hotel, offering 53 one-bedroom/two-bedroom apartments and 59 large studio units with full kitchens. Amenities include clubhouse, game room, co-working space, fitness center, bike room, golf simulator, and outdoor pickleball court.
- GoodHomes Bordeaux A 255-unit apartment community in Fayetteville, NC created from a former Ramada Plaza & Baymont Inn & Suites, comprising 210 large studios and 45 one-bedroom units with balconies across two residential buildings connected through a former convention center. Includes outdoor pool, clubhouse, game room, co-working space, fitness center, and onsite restaurant.
- GoodHomes Cedar Creek A 201-unit apartment community in Fayetteville, NC converted from a former Clarion hotel, featuring 1-bedroom and oversized studio units with separate sleeping and dining areas. Amenities include indoor pool, fitness center, clubhouse, game room, and landscaped courtyard with picnic and BBQ area.
- The Presley A 190-unit apartment community in Warwick, RI transformed from a former Sheraton hotel, featuring 163 large studios and 27 one-bedroom units. Includes indoor pool, clubhouse, game room, co-working space, fitness center, and onsite restaurant (Pat's Italian).
- The Louie A 135-unit apartment community in Burlington, NC converted from an OYO hotel, offering studio apartments at attainable rents with outdoor pool, fitness center, clubhouse, game room, and landscaped interior courtyard with picnic and BBQ area.
- The Bowie A 197-unit apartment community in downtown Erie, PA converted from the former Avalon Hotel, featuring 184 studios and 13 one-bedroom apartments. Includes fitness center, clubhouse, game room, tenant storage, and 12,000 sq ft of ground floor retail space leased to UPMC.
- GoodHomes Chattanooga A 104-unit apartment community in Ringgold, GA (Chattanooga TN MSA) fully gut-renovated from a former hotel, featuring studios, junior 1-beds, and large 1-bedroom units with furnished options. Amenities include clubhouse, game room, business center, co-working lounge, pet washing station, outdoor pool, cabana, and firepit.
- GoodHomes El Paso A 142-unit apartment community in El Paso, TX that was acquired in March 2024, completed in Q2 2024, and sold in Q3 2024.
- Valor Hill Apartments A 118-unit apartment community in San Antonio, TX acquired in September 2024 with completion expected in Q2 2025.
- The Billie Apartments A 303-unit apartment community in Baltimore, MD acquired in October 2024. A former Embassy Suites being converted into workforce housing backed by $30M in Opportunity Zone investment from Arctaris Impact Investors to revitalize downtown Baltimore.
- The Dylan Apartments A 146-unit apartment community in Columbia, SC acquired in April 2025 with expected completion in Q2 2026.
- GoodHomes Silver Spring A 227-unit apartment community in Silver Spring, MD acquired in June 2025 with expected completion in Q3 2026, delivered through a $27M investment partnership with Arctaris Impact and Housing on Merit; half of the units are affordable to households earning up to 60% AMI.
- The Otis Apartments A 103-unit apartment community in Dallas, TX acquired in December 2025 with expected completion in Q1 2026.
- The Nora Apartments Apartment community in Dallas, TX currently in the GoodHomes development pipeline.
- Sonesta ES Suites SA - Downtown Alamo Plaza A 220-unit property in San Antonio, TX currently in the GoodHomes development pipeline.
- GoodHomes Arlington A 187-unit property in Arlington, VA acquired in June 2026, currently in the GoodHomes development pipeline.
Quantifiable outcome
- Adaptive reuse creates 54% fewer tons of CO2 per square meter than demolishing and replacing an existing building (Gensler study)
- +1 more outcomes
Companies that use GoodHomes
Customer profileSegments2 records
Ideal customer profiles2 records
GoodHomes technology and API
TechnologyTechnology focussed No
API detail
- Has API
- No
- API docs
- API detail
Core technology
AI maturity
App detail
GoodHomes partnerships and signals
Strategic signalPartnerships
One partnership is on record.
- Housing on MeritmajorGoodHomes partners with Arctaris Impact and Housing on Merit to convert the Hotel Silver Spring into a vibrant mixed-income community, with half of the units affordable to households earning up to 60% of Area Median Income. This $27 million investment will create 227 units of affordable housing.
Scale indicators5 records
Recent moves6 records
Expansion highlights5 records
GoodHomes competitors and assessment
Company assessmentDirect peers
- Property Reserve Inc. Property Reserve is a real estate investment firm focused on adaptive reuse of hospitality and commercial properties into multifamily housing. It is a direct peer in the hotel-to-apartment conversion thesis targeting workforce renters.
- Conifer Realty: Conifer is a multifamily developer, owner, and operator with a substantial portfolio of affordable and workforce housing in the Northeast and Mid-Atlantic. Comparable in AMI-targeted rental housing strategy and operating footprint overlap with GoodHomes' East Coast properties.
- L+M Development Partners: L+M is a developer of affordable, mixed-income, and market-rate multifamily housing with strong institutional capital partnerships. Comparable to GoodHomes in resident segment focus and use of impact/public-private capital.
- The NRP Group: NRP is a vertically integrated developer, owner, and operator of multifamily housing with a strong focus on workforce and affordable housing across the Sun Belt. Comparable to GoodHomes in target renter segment and development/operating integration.
- McCormack Baron Salazar: McCormack Baron Salazar is a nationally recognized developer of mixed-income and affordable housing in urban markets. Comparable in mission-aligned, impact-capital-backed multifamily development for moderate-income renters.
- Dominium: Dominium is one of the largest U.S. developers of affordable housing via adaptive reuse, with an extensive track record converting hotels, motels, and obsolete commercial properties into apartment communities. It is the closest direct competitor to GoodHomes in the hospitality-to-workforce-housing conversion niche.
- Cinnaire Solutions: Cinnaire is a mission-driven affordable housing developer and lender supporting workforce and mixed-income multifamily developments. Comparable to GoodHomes in leveraging impact-oriented capital to deliver attainable housing.
- RangeWater Real Estate: RangeWater acquires, develops, and operates multifamily housing across the Southeast, Sun Belt, and Mountain West, including value-add and adaptive-reuse strategies. It is a comparable operating platform with similar geographic exposure and workforce-housing orientation.
- WinnCompanies: WinnCompanies is one of the largest U.S. managers and developers of affordable, mixed-income, and workforce housing. Comparable to GoodHomes in resident segment focus (middle-income renters) and institutional capital relationships.
- AHC Inc. AHC is a regional nonprofit developer and operator of affordable and workforce housing in the Mid-Atlantic, overlapping with several GoodHomes markets (e.g., Silver Spring, Baltimore). Comparable in operating model and renter segment.
Market position
Strengths5 records
Weaknesses5 records
Competitive moat4 records
Key risks6 records
Key highlights7 records
Customer concentration
GoodHomes social profiles
Digital presenceGoodHomes financial estimates
Financial estimateRevenue estimate
Valuation estimate
GoodHomes leadership team
Management profileNumber of profiles
Profiles1 record
GoodHomes funding detail
Funding detailFunding overview
Funding rounds
Investors
Funding detail is available on the Subscription and Enterprise plan.Contact sales →
GoodHomes M&A and investment
M&A and investmentM&A
Investments
M&A and investment is available on the Subscription and Enterprise plan.Contact sales →
Frequently asked questions about GoodHomes
What does GoodHomes do?
GoodHomes Communities is a vertically integrated private real estate investment company that acquires under-performing hotels, extended stays, and assisted living facilities and converts them through adaptive reuse into essential workforce apartment communities. The company targets households earning 60%-120% of Area Median Income (AMI) by delivering apartment rentals with luxury amenities (swimming pools, fitness centers, co-working spaces, social lounges) at attainable price points, at a fraction of the cost of ground-up development.
Is GoodHomes a public or private company?
GoodHomes is a private company. It is classified as unknown and is currently operating.
When was GoodHomes founded?
GoodHomes was founded in -1. It employs 1 to 10 people.
Where is GoodHomes based?
GoodHomes is headquartered in New York, United States, in the North America region.
How does GoodHomes make money?
One revenue line is on record: apartment Rental Revenue.
Who are GoodHomes's main competitors?
Direct peers on record are Property Reserve Inc., Conifer Realty, L+M Development Partners, The NRP Group, McCormack Baron Salazar, Dominium, Cinnaire Solutions, RangeWater Real Estate, WinnCompanies and AHC Inc..
Does GoodHomes have an API?
No public API is recorded for GoodHomes.
What industry is GoodHomes in?
GoodHomes's product category is Workforce Housing / Multifamily Rental Real Estate. Its primary akta.pro industry code is BPAGALAC, Affordable Housing & Community Development (Housing, Community Land Trusts), with a secondary code of IMAFANAE, Residential Interior Fit-Out (Multi-Family & High-End). Its NAICS code is 531311 and its SIC code is 6513.