Orlando multifamily is not oversupplied. It is over-delivered relative to the historical supply baseline, and those are not the same thing. The structural demand case is unambiguous: 1,500 net new residents per week, 3.7% unemployment, workforce composition weighted toward healthcare workers, logistics employees, hospitality staff, and aerospace professionals who earn $45,000\u2013$75,000 annually and are natural long-term renters. The mid-single-digit vacancy rate holding through 11,367 units of active construction is the market proving it can absorb supply at a pace that national analysts consistently underestimate. The opportunity is in timing: merchant builders who financed construction in 2022\u20132023 with 3\u20134 year loan maturities are now reaching those maturities with buildings at 82\u201390% occupancy rather than the 95% they projected. They need to sell, and sell fast, to retire the construction loan before a maturity extension becomes a default conversation. That time pressure is the buyer's leverage. The Live Local Act creates a second, parallel opportunity: commercial parcels in Orlando's employment corridors that could never be rezoned residential can now be developed by-right as multifamily at the density of the tallest nearby building, without a single public hearing. Both windows are open simultaneously in Q1 2026.
Context collapses when data is presented without its denominator. 11,367 units under construction is a large number in absolute terms, the largest active apartment development pipeline of any metro in the country. It is a manageable number relative to the demand denominator that is absorbing it. The correct analytical framing is not "how many units are under construction" but "how many households are forming per year relative to units delivering per year." Orlando's net in-migration of 78,000+ residents annually translates to approximately 32,000\u201336,000 new households. If 70\u201375% are renters, the net new renter demand is approximately 22,000\u201327,000 households per year. Against 11,367 units under construction spread over 18\u201330 months, the absorption math is tight but functional.
The 1,500 net new residents per week figure is not a marketing projection. It is the output of Orange County’s annual population estimate, cross-referenced against utility connection data and school enrollment growth. Annualized, 1,500 per week equals 78,000 net new residents per year. At Orlando’s average household size of approximately 2.4 persons, that is 32,500 new households annually. In-migrants in the 25–45 age range arrive with limited home equity, face median home prices of $395,000–$420,000, and require $80,000–$100,000 in down payment and closing costs. The rational choice for the first 1–3 years of Orlando residency is renting. This demographic dynamic produces continuous renter demand from in-migrants who will eventually transition to ownership, but not in year one. The apartment building absorbs them first.
Orlando’s employment base produces a structurally high proportion of long-term renters, not as a social outcome but as an arithmetic one. Healthcare is the metro’s largest employment sector: registered nurses, medical technicians, and allied health professionals earning $45,000–$75,000 annually cannot qualify for a $400,000+ home purchase at current mortgage rates. They rent. Logistics and distribution, the fastest-growing sector given Amazon’s 3.66M+ SF, employs warehouse associates and operations staff at $38,000–$60,000 annually. They rent. Tourism and hospitality employs 150,000+ workers at $35,000–$55,000 annually. They rent. The apartment market’s demand base is spread across four independent sectors that never simultaneously cycle down in the same year.
Orlando’s apartment market has absorbed every delivery wave in modern CRE history without posting sustained vacancy above 10%. The 2006–2008 condo conversion wave was absorbed as conversions stalled. The 2013–2016 delivery wave of 12,000+ units was absorbed within 24 months. The 2019–2020 delivery of 9,000+ units recovered to pre-pandemic vacancy levels by Q3 2021 faster than any peer market. The 2025–2027 delivery wave is the largest by unit count, but it is delivering into the strongest sustained population growth in Orlando history and into a mortgage rate environment that is suppressing homeownership conversion and maintaining the renter pool at above-historical rates. The historical record is evidence that structural demand has been repeatedly underestimated by national analysts.
Orlando multifamily rents are growing — modestly, at 2–4% annually — not declining, despite 11,367 units under construction. The distinction is the entire investment thesis. Institutional investors who confuse rent growth deceleration with rent decline are pricing this market wrong. The 1,500 net new residents arriving per week are not a projection — they are an Orange County population estimate cross-validated against school enrollment, utility connections, and DMV registrations. At an average household size of 2.4 persons, that is approximately 32,500 new households per year absorbing against an 11,367-unit pipeline. The math resolves clearly: supply is being absorbed as delivered, vacancy is rising marginally from historic lows — not from demand collapse — and rents are compressing from peak growth rates of 8–12% annually (2021–2022) toward sustainable growth of 2–4%. The investor who enters in 2026 is buying stabilized assets at 4.8–5.5% cap rates with a demand floor that 50 years of Orlando population growth has never broken. Rent growth is cooling. The demand that drives it is structurally permanent.
Orlando's multifamily market is not a single investment decision. It is six distinct submarket decisions with different cap rates, pipeline concentrations, tenant profiles, and thesis types. The downtown core and Lake Nona are absorbing Class A urban and suburban product at 4.8\u20135.2% stabilized cap rates. Horizon West is absorbing new suburban garden supply faster than any other corridor. The Kissimmee/Osceola corridor is where the lowest-basis value-add acquisitions and DST passive investment opportunities concentrate. Each node has a different entry price, exit thesis, and Live Local Act applicability profile.
The dual-axis chart reveals the investment insight that raw pipeline numbers obscure: the highest pipeline concentration (Lake Nona/SE at 3,120 units) sits alongside the second-lowest vacancy rate (6.5%), because the demand drivers in that corridor (Medical City employment, airport adjacency, VanTrust and Tavistock development) are absorbing supply as it delivers. The highest vacancy (UCF/East Orange at 9.1%) coincides with the lowest pipeline (687 units) because the student-adjacent market operates on academic-year cyclicality. The most compelling value-add thesis is Downtown/Dr. Phillips: elevated vacancy (8.2%) from the current lease-up concession period is temporary, driven by simultaneous delivery, not weak demand. As 2026 progresses and concession burn-off occurs, that vacancy normalizes toward 5\u20136%.
| Submarket | Total | UC Units | Vacancy | Eff. Rent | Cap Stab | Cap Lease-Up | LLA | Demand Driver | Signal |
|---|---|---|---|---|---|---|---|---|---|
| Downtown / Dr. Phillips | ~18,000 | 2,840 | 8.2% | $1,950–$2,400 | 4.8–5.2% | 5.5–6.0% | High | Urban prof, healthcare | 🟡 HOLD / 🟢 BUY concession |
| Lake Nona / SE | ~14,500 | 3,120 | 6.5% | $1,800–$2,250 | 4.8–5.3% | 5.2–5.8% | Very high | Healthcare, airport | 🟢 BUY, tightest Class A |
| Horizon West / WG | ~9,200 | 2,650 | 5.8% | $1,750–$2,100 | 5.0–5.5% | 5.5–6.2% | Moderate | Family, I-4 West workforce | 🟢 BUY, fastest absorption |
| Maitland / Winter Park | ~11,000 | 890 | 6.9% | $1,700–$2,050 | 5.0–5.5% | 5.5–6.0% | Moderate | Prof services, financial | 🟡 HOLD, low pipeline |
| Kissimmee / Osceola | ~16,000 | 1,180 | 7.4% | $1,450–$1,750 | 5.5–6.2% | 6.2–7.0% | Moderate | Tourism workforce, Disney | 🟢 BUY, value-add/DST |
| UCF / East Orange | ~22,000 | 687 | 9.1% | $1,350–$1,650 | 5.8–6.5% | 6.5–7.5% | Lower | Students, young prof | 🟡 HOLD, cyclicality |
The Florida Live Local Act (SB 102, signed May 2023, amended by HB 1239 / SB 328 in 2025) is the most significant change to Florida multifamily development law in a generation. It removed the discretionary approval process that historically blocked residential development on commercially-zoned land. Under the Act, any property zoned commercial, industrial, or mixed-use can host by-right residential development, without a rezoning application, without a public hearing, without local government discretion, provided the project dedicates 40% of its units to households earning at or below 120% of Area Median Income and the project meets the Act's density and height matching criteria. The three unlocks the Act provides are density matching (match the highest residential density approved within one mile), height matching (match the tallest building approved within one mile), and use preemption (compliant applications cannot be denied by local government and are processed administratively).
The density matching provision is the most economically significant element of the Act. In commercial corridors where a 3-acre retail parcel might have historically been permitted at 10 units per acre under commercial zoning (producing 30 units total), the Live Local Act allows the developer to match the highest residential density approved within one mile. In most Orlando commercial corridors, nearby apartment projects were permitted at 25–60 units per acre. At the highest permitted density within a mile, that same 3-acre parcel yields 75–180 units instead of 30. A parcel that generated $18,000/year in below-market retail rent can generate $2.16M–$3.24M annually in apartment gross potential revenue. The density unlock is not a marginal improvement. It is a complete financial restructuring of what the land can produce.
Height matching compounds the density unlock in corridors where the tallest approved building within a mile is a mid-rise or high-rise. In downtown Orlando, where the tallest buildings within one mile routinely exceed 10–15 stories, a compliant Live Local Act project can match that height regardless of what the underlying commercial zoning permits. For suburban commercial corridors in Horizon West, Lake Nona, and the Maitland/Winter Park nodes, the tallest building within one mile is typically a 4–6-story apartment complex, an office building, or a hotel, all of which are routinely approved in the 50–65-foot range. This allows a Live Local Act project to build 5–6 floors where the base commercial zoning might have capped at 2–3 floors. Each additional floor on a given footprint is pure NOI.
The use preemption provision is what transforms the Act from a guideline into a mandate. Under the Act, a local government that receives a compliant Live Local Act application cannot deny the application through normal discretionary channels. The application is processed administratively, meaning it is approved or denied based on objective criteria (does it meet the statutory requirements? yes/no) rather than subjective criteria (do we want this here?). For developers who have historically lost months or years to neighborhood opposition, planning board conditionality, and commission vote uncertainty, the use preemption is a project certainty unlock that changes the risk profile of development. The entitlement risk, historically the single largest risk in Orlando multifamily development, is effectively removed for compliant projects.
The income restriction is the Act’s price of admission, and it is more developer-friendly than it appears. 40% of units must be rented to households at or below 120% of Area Median Income, which in the Orlando-Kissimmee MSA is approximately $91,000 for a household of two in 2026. At 120% of that figure, qualifying income is approximately $109,000 for a household of two. This is not a low-income requirement. It is a workforce housing requirement. A nurse earning $72,000, a logistics manager earning $85,000, or an aerospace technician earning $95,000 all qualify. The restricted units are rented to stable, creditworthy tenants who often stay longer because their alternatives (ownership at current mortgage rates) are more expensive. The remaining 60% of units are market-rate with no income restriction. The blended yield is typically 15–25 bps below a 100% market-rate project, a small concession for eliminating entitlement risk entirely.
The December 2025 permit spike of +386% year-over-year is a signal that the delivery wave in 2026\u20132027 will be larger than the current 11,367-unit under-construction count suggests. Permits are typically 18\u201324 months ahead of deliveries, meaning the Q4 2025 permit surge translates to a delivery surge in H1 2027 and H2 2027. Understanding this pipeline sequencing is the prerequisite for timing the merchant builder acquisition strategy: the best acquisition opportunities will come not at peak delivery but 6\u20139 months after peak delivery, when buildings that delivered into the concession market have been sitting at 85\u201390% occupancy for two quarters and the merchant builder's construction loan maturity is within 6 months.
The two lines tell the absorption story. In every year where deliveries spike above the trendline, population growth absorbs the increment, sometimes with a one-quarter lag. The 2026\u20132027 projected delivery spike is the largest in the chart's history, but the population growth line (green) is also at its highest sustained level. The 2\u20133-unit-to-1-household conversion ratio means the 16,500 projected 2027 deliveries require approximately 22,000 new renter households. The 84,000 new residents at a 60% renter rate more than provides. The concern is not structural oversupply. It is timing. Merchant builders who deliver in Q2\u2013Q3 2027 into a concession market will be the motivated sellers that patient acquirers are waiting for.
The pipeline absorbs against a demand side that is measurably larger than the supply side when denominated correctly. At 1,500 net new residents per week — the Orange County population estimate derived from school enrollment, utility connections, and DMV registrations — Orlando adds approximately 78,000 net new residents annually. At 2.4 persons per household, that is 32,500 new household-formation events per year. Against a 2026–2027 delivery wave of 14,200–16,500 units per year (per permit data), absorption requires 87–96% of new household formation to flow into apartments — a figure consistent with Orlando's renter-heavy workforce demographics.
The 2027 normalisation thesis: properties delivered in 2026 at peak concession (2–3 months free rent, waived deposits) will stabilise as the demand floor reasserts. Vacancy tracks back toward 7–8% by late 2027 at current demand pace. Properties acquired in 2026–early 2027 at 5.5–6.5% going-in caps on impaired NOI capture the stabilisation uplift. The window is 12–18 months. It is not structural distress — it is a timing opportunity created by merchant builders who cannot hold through a lease-up cycle and must sell.
A merchant builder, a developer who builds apartment communities with construction financing rather than long-term equity, has a fundamentally different time horizon than a long-term hold investor. The construction loan that funded a 300-unit community in 2023 was typically sized at 65–70% LTV, priced at SOFR + 3.5–4.5%, and structured with a 3-year initial term plus one or two 12-month extension options. In 2026, those loans are hitting their extension option period, and lenders are requiring debt service coverage ratios and occupancy thresholds that buildings still in the concession phase of lease-up may not yet meet. The merchant builder’s choice is: execute a third extension (if available), sell at a price that clears the loan balance and returns equity, or default. Most choose to sell, and the time pressure created by the looming maturity produces pricing concessions that do not exist in a stabilized sale process.
A 250-unit garden apartment community in Horizon West that was underwritten to stabilize at 95% occupancy generating $4.5M in stabilized NOI at a 5.5% cap rate has a stabilized value of $81.8M. If it is currently 88% occupied generating $4.0M NOI (88% of stabilized), the running NOI cap rate is 4.9% on $81.8M, 60 basis points below where the builder would like to sell. A patient long-term investor buying at $75M ($3.75M current NOI ÷ 5.0% cap on trailing income) is paying 8.3% below the stabilized value. On a $75M transaction, that is $6.8M in value acquired at closing that the buyer captures as rent burn-off over the next 12–18 months. The 20–30-day close requirement that the merchant builder needs is the tool the buyer uses to negotiate that discount.
Merchant builder exit opportunities are not broadly marketed. They are typically transacted through capital markets brokers who know the construction lender’s portfolio. Three channels produce the best deal flow: (1) JLL Capital Markets (John Huguenard, Julia Silva), they hold construction lender relationships across the Orlando market and frequently advise on pre-marketing or off-market sales before a formal process begins; (2) direct outreach to the development entity’s managing partner, identified through Orange County building permit records filtered to 2022–2023 commencement multifamily permits with an LLC ownership structure; (3) CBRE Multifamily Capital Markets, which maintains a database of construction loan maturities and often markets lease-up communities before they reach stabilization. The buyer who has equity ready and can close in 30 days does not wait for a marketed process.
Orlando multifamily cap rates in 2026 span a 300-basis-point range from institutional-grade stabilized Class A at 4.8% to secondary value-add at 7.5%. Where a specific asset falls in that range depends on five variables: asset class (A/B/C), location (core node vs secondary), lease-up status (stabilized vs in-process), vintage (post-2015 vs pre-2000), and financing (assumable debt vs new origination).
| Asset Type | Location | Vacancy | Cap Rate | Buyer | Financing | Notes |
|---|---|---|---|---|---|---|
| Class A Stabilized (2018+) | Lake Nona, Horizon West | < 7% | 4.8–5.2% | Institutional, life co, pension | Life co 65% LTV | NexPoint Oasis DST comp tier |
| Class A Core-Plus (2015–2018) | Downtown, Maitland, WP | < 8% | 5.0–5.5% | Institutional, large private | Agency debt (Fannie/Freddie) | Green loan −25 bps rate |
| Class A Lease-Up (2025–2026) | All active nodes | 8–15% | 5.5–6.0% | Value-add, merchant builder exit | Bridge, construction assumption | Primary opportunity window |
| Class B Stabilized (2005–2015) | Metro-wide | < 9% | 5.5–6.5% | PE, mid-size institutional | Agency debt, bank | Value-add on below-market rent roll |
| Class B Value-Add (pre-2005) | Secondary suburban | 10–18% | 6.0–7.0% | Value-add PE, family office | Bridge, bank construction | $8K–$15K/unit renovation program |
| Class C Workforce (pre-1990) | Kissimmee, east OC, UCF | 10–20% | 6.5–7.5% | Turnaround, DST investors | Hard money, private bridge | 80% AMI workforce potential post-LLA |
| Build-to-Rent Townhome | Horizon West, Clermont | < 5% | 5.0–5.5% | Institutional, SFR REITs | Agency/CMBS | Invision Residential, D.R. Horton BTR |
| LLA New Development | Commercial corridor redev | N/A | 5.2–5.8% (pro forma) | LLA developer, land banker | Construction + bridge | 40% AMI = 15–25 bps yield concession |
Green bars represent the institutional-grade stabilized core segment, 4.8\u20135.5% caps where life companies, foreign pension capital, and large institutional PE transact. Gold bars are the active opportunity zone: lease-up acquisitions from merchant builders (5.5\u20136.0% going-in, with 50\u201375 bps of NOI improvement) and value-add Class B (6.0\u20137.0%, with unit renovation programs that push rents 10\u201320%). The teal bar, Live Local Act development exits, sits at 5.25\u20135.75% on a pro forma basis because the 40% AMI restriction compresses yield slightly, but the entitlement certainty and density unlock economics more than compensate from a developer equity return perspective.
Delaware Statutory Trust (DST) offerings allow accredited investors to access institutional-grade multifamily assets with minimum investments as low as $100,000, providing passive income, 1031 exchange eligibility, and diversification into Orlando's apartment market without the operational complexity of direct ownership. DST sales nationally increased +40% year-over-year in 2025, reflecting the massive volume of investors exiting appreciated assets in zero-state-income-tax markets. This section documents four current or recently closed Orlando-area DST offerings. All are educational disclosures only, not securities solicitations. DST investments are illiquid, carry execution and market risk, and require accredited investor status. Consult a licensed broker-dealer and qualified CPA before committing exchange equity or investment capital to any DST offering.
Kissimmee is the heart of Orlando’s tourism workforce housing market. The 356 units serve Disney, Universal, SeaWorld, and Epic Universe employees who earn $35,000–$55,000 annually and cannot qualify for ownership.
Educational only. Not a solicitation. DST investments are illiquid and carry risk.
$64.85M raise reflects institutional confidence in Orlando multifamily fundamentals at scale. The raise size implies underlying asset value above $100M.
Educational only. Not a solicitation. DST investments are illiquid and carry risk.
Four Corners is the fastest-growing residential node in the Disney-adjacent corridor, absorbing workforce housing demand from both tourism employment and western suburban population growth.
Educational only. Not a solicitation. DST investments are illiquid and carry risk.
The $69.9M raise is the largest single Orlando multifamily DST equity raise in recent memory, and it was fully funded, demonstrating the depth of 1031 and accredited investor demand for Orlando apartment exposure at institutional scale.
Educational only. Not a solicitation. DST investments are illiquid and carry risk.
IMPORTANT LEGAL NOTICE: All DST offerings listed above are educational market intelligence only. This is not a solicitation to buy or sell securities. DST investments are offered only to accredited investors through licensed broker-dealers under Regulation D of the Securities Act of 1933. They are illiquid investments with no guaranteed distribution rates, no guaranteed return of principal, and exposure to real estate market risk, financing risk, and sponsor execution risk. All projected returns are pro forma estimates only. Investors should consult a qualified CPA regarding 1031 exchange tax implications and a licensed FINRA broker-dealer before committing capital to any DST offering. The List Orlando is not a registered broker-dealer or investment advisor.
Two calculators: the Live Local Act density unlock model for developers and land buyers, and the merchant builder acquisition timing tool for value-add investors. All outputs update in real time.
The Florida Live Local Act allows by-right residential development on commercial, industrial, and mixed-use parcels, matching the density of the highest residential approval within one mile and the height of the tallest building within one mile. Enter your parcel's details to see how many units the Act unlocks and whether the development economics justify the acquisition.
Key Insight: On your 3.2-acre Commercial parcel, the Live Local Act unlocks 153 units at 48 units/acre matching nearby density. At $1950/month for market-rate and $1560/month for restricted units, stabilized NOI is $1,991,658/year, a 5.08% yield on $39,187,125 development cost. Implied maximum land value is -$929,737/acre, a -314% premium over the current commercial land value. Development is no (spread < 0) at your target 6% return on cost.
LLA Eligibility: Zoning is Commercial ✅ | 40%+ units at ≤120% AMI: 40% ✅ | Distance to density comp: 0.6 mi ✅ | Your parcel appears to qualify for LLA.
Merchant builder exits happen when construction loan maturities force sellers to transact before achieving stabilized occupancy. This calculator compares buying the lease-up community now at a going-in discount versus waiting 12\u201318 months and paying the stabilized price.
Price Difference
$24,109,375 (52.1%)
Forgone Cash Flow
$634,938
True Cost of Waiting
$24,744,313
Verdict: Buying now at $46,250,000 (6.24% going-in cap) saves $24,109,375 vs the stabilized price and captures $634,938 in cash flow during the carry period. Buying now at the merchant builder discount is the more profitable strategy.
Merchant Builder Timing: The merchant builder discount window is typically widest 3\u20139 months before construction loan maturity. After maturity, the lender takes control and prices more aggressively. The best pricing is in the 90\u2013180 days before maturity. Contact JLL Capital Markets (John Huguenard, Julia Silva) or CBRE Multifamily for construction loan maturity intelligence on active Orlando apartment portfolios.
Florida is the number one state for foreign real estate buyers, accounting for approximately 23% of all foreign U.S. property purchases annually according to NAR data. In Orlando specifically, approximately one in ten home sales involves an international buyer, with British and Brazilian investors currently leading. At the institutional CRE level, foreign capital is rotating into Orlando multifamily from two distinct channels: Canadian pension funds seeking stable Sun Belt multifamily at 4.8\u20135.5% cap rates, and Brazilian and Latin American family offices seeking currency hedge, political risk diversification, and exposure to the U.S. renter market. Cross-border CRE investment in Orlando has grown +137% in a recent measured period while Manhattan cross-border investment declined 86% in the same period.
Canadian pension funds and institutional asset managers, including the Ontario Teachers’ Pension Plan, OMERS, and their sub-advisors, have been among the most active cross-border buyers in Florida multifamily. Their motivation is straightforward: Canadian institutional-grade real estate in Toronto and Vancouver trades at 3.5–4.0% cap rates with flat or negative population growth. Orlando Class A multifamily trades at 4.8–5.2% cap rates with one of the strongest population growth rates in North America. For Canadian pension funds managing obligations denominated in Canadian dollars, U.S. real estate income provides USD currency exposure that hedges their equity portfolio’s CAD concentration. The typical Canadian institutional acquisition targets core stabilized Class A assets at $150M–$500M per transaction, with a 10–15 year hold horizon and Fannie/Freddie or life company financing.
Brazilian and Latin American high-net-worth family offices represent the most active foreign buyer segment in the sub-$20M Orlando multifamily segment. Their motivations are different from institutional pension capital: they prioritize capital preservation and political risk diversification above absolute return optimization. A Brazilian family office moving $5M–$15M into Orlando multifamily is not seeking the highest possible IRR. They are seeking a stable, U.S. dollar-denominated, professionally managed asset in a high-growth market that is outside the reach of Brazilian political and fiscal risk. The 4.8% cap rate on a Lake Nona Class A community is less important than the 4.8% being paid in USD on an asset backed by U.S. real property rights. These buyers typically close quickly (30–45 days) with limited leverage (50–60% LTV) because they are prioritizing asset preservation over return maximization.
British and Western European investors in Orlando have historically concentrated in short-term rental residential (vacation homes, Disney-adjacent condos) but are increasingly appearing in institutional multifamily. The connection is logical: European institutional investors who are already familiar with Orlando as a tourism market, through vacation home ownership, hotel investment, or REIT exposure, are now recognizing that the workforce housing demand behind the tourist economy is as investable as the tourism-facing assets. The UK investor who owns a Disney-adjacent vacation rental portfolio has already performed the location due diligence on Kissimmee and Osceola County. The next logical step is DST or direct apartment investment in the same market. British and European buyers typically access Orlando multifamily through DST structures (NexPoint Oasis, CF Orlando) at minimum investment thresholds of $100,000–$500,000.
| Contact | Firm | Specialty | Best For |
|---|---|---|---|
| John Huguenard | JLL Capital Markets | MF investment sales + capital markets | Merchant builder exits, institutional portfolio sales, construction loan maturity intelligence |
| Julia Silva | JLL Capital Markets | Multifamily capital markets | Financing placement, agency debt, bridge, construction; perm loan structuring for lease-up |
| Wilson McDowell | JLL | Investment sales (multi-asset) | Larger multifamily portfolios; mixed-use assets with residential component |
| Rick Colon | Cushman & Wakefield | Institutional investment sales | Larger multifamily disposition mandates; institutional buyer introductions |
| David Murphy | CBRE Orlando | Investment sales | Mid-market multifamily; broker for value-add and DST-adjacent deals |
| John Huguenard | JLL Capital Markets | Agency debt placement | Fannie/Freddie green loans; life company placement for stabilized Class A |
| Julia Silva | JLL Capital Markets | Bridge and construction debt | Construction loan structuring; LLA project financing; merchant builder bridge |
For Fannie Mae DUS and Freddie Mac Optigo: contact JLL Real Estate Capital, CBRE Capital Markets, or Walker & Dunlop. For SBA 504 workforce housing: FBDC, 418 loans, $440.8M FY2025. For LLA construction financing: Ready Capital, Benefit Street Partners, and Arbor Realty Trust have active Florida LLA construction programs.
Educational only, not a solicitation. NexPoint Real Estate Finance (NexPoint Oasis DST, Kissimmee, 356 units, $100K min); Cantor Fitzgerald Real Estate (CF Orlando DST, $64.85M raise); Kay Properties (Axis West DST, fully funded; future pipeline available). Contact through licensed FINRA broker-dealers. The List Orlando is not a broker-dealer.
Merchant builder exit deal flow, Live Local Act parcel identification, DST offering access, core-plus acquisition introductions, and financing placement, all matched to your role and capital profile.
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Institutional-grade data. Updated monthly from primary sources.
Active connections to JLL Capital Markets, CBRE, Cushman & Wakefield, Fannie/Freddie DUS lenders, and DST sponsors in Central Florida.