Developing the Infrastructure That Supports General Aviation
Latitude 98 develops, acquires, improves, and repositions airport and aviation-related real estate throughout Florida and the broader Southeast.
Our Airport and Aviation Development division focuses on projects that support aircraft owners, pilots, flight schools, maintenance providers, airport operators, aviation businesses, and surrounding communities.
From private airport acquisitions and hangar development to maintenance facilities, FBO improvements, aviation communities, and underused airport land, we approach each opportunity with an understanding of both real estate development and day-to-day aviation operations.
Aviation Development Requires Specialised Experience
Airport property is different from conventional residential or commercial real estate.
A successful aviation development must account for:
- Runway and taxiway access
- Aircraft circulation
- Wingtip and propeller clearances
- Building setbacks
- Airspace restrictions
- Airport operating rules
- Fuel and fire-safety requirements
- Hangar dimensions
- Aircraft parking
- Security and access control
- Noise compatibility
- Environmental conditions
- FAA, state, county, and municipal coordination
- Long-term aviation demand
Latitude 98 evaluates both the property and the aviation operation when developing a project strategy.
Our objective is to create functional aviation environments rather than buildings that happen to be located near an airport.
Our Airport and Aviation Development Focus
Latitude 98 evaluates and intends to pursue projects involving:
- Private airports
- Public-use airport improvements
- Aviation communities
- Aircraft hangars
- Hangar condominiums
- FBO facilities
- Aircraft maintenance facilities
- Flight-school facilities
- Runway and taxiway improvements
- Airport land redevelopment
- Aviation fuel facilities
- Aviation commercial space
- Airport acquisitions and repositioning
The scope of each project depends on property control, airport status, available land, market demand, financing, regulatory approvals, infrastructure, and the needs of the aviation community.
Private Airport Development
Latitude 98 evaluates the acquisition, development, improvement, and repositioning of privately owned airports and airparks.
Potential opportunities may include:
- Existing private airports
- Residential airparks
- Recreational aviation properties
- Private-use runways
- Agricultural or special-purpose airfields
- Airports with underused land
- Distressed or poorly managed airport properties
- Airports requiring infrastructure improvements
- Properties with expansion or redevelopment potential
A private airport strategy may involve:
- Runway rehabilitation
- New hangar construction
- Improved aircraft parking
- Fuel availability
- Maintenance services
- Pilot amenities
- Residential aviation development
- Commercial aviation leases
- Event and hospitality uses
- Improved financial and operational management
Before moving forward, Latitude 98 evaluates runway condition, property rights, access, easements, zoning, surrounding land uses, environmental conditions, operating history, tenant demand, and development feasibility.
Public-Use Airport Improvements
Latitude 98 is interested in working with airport owners, municipalities, counties, airport authorities, and private operators on appropriate public-use airport improvements.
Potential projects may include:
- Hangar development
- Maintenance facilities
- FBO buildings
- Flight-school facilities
- Aviation business space
- Pilot and passenger amenities
- Airport-compatible commercial development
- Fuel infrastructure
- Parking and access improvements
- Redevelopment of underused airport parcels
Public-use airport projects may require formal procurement, leases, ground leases, requests for proposals, development agreements, grant coordination, and approvals from multiple agencies.
Latitude 98 would participate only within the authority and scope established by the airport owner and applicable agreements.
Aviation Communities
Aviation communities combine residential living with direct or convenient aircraft access.
Latitude 98 evaluates concepts involving:
- Hangar homes
- Residential airparks
- Taxiway-accessible homes
- Aviation condominium communities
- Shared aircraft facilities
- Community hangars
- Pilot clubhouses
- Short-term aviation lodging
- Recreational amenities
- Aircraft-owner services
A successful aviation community must balance residential quality with safe and functional airport operations.
Planning considerations may include:
- Taxiway design
- Aircraft access
- Hangar placement
- Residential setbacks
- Noise
- Vehicle and aircraft circulation
- Guest parking
- Fuel access
- Emergency services
- Community rules
- Architectural standards
- Ownership and association structures
These projects may be developed as new communities or as additions to existing airports and airparks.
Aircraft Hangars
Demand for secure aircraft storage continues to create opportunities at airports with limited hangar inventory.
Latitude 98 evaluates development of:
- T-hangars
- Box hangars
- Executive hangars
- Corporate hangars
- Community hangars
- Maintenance hangars
- Multi-aircraft storage buildings
- Oversized hangars
- Speciality aircraft facilities
- Hangar-and-office combinations
Hangar planning may consider:
- Aircraft types and dimensions
- Door height and width
- Clear-span requirements
- Fire protection
- Electrical service
- Ventilation
- Restrooms and office space
- Aircraft towing and circulation
- Ramp access
- Vehicle parking
- Drainage
- Storm resistance
- Ownership or leasing strategy
Hangars may be held as rental investments, sold individually, developed for owner-users, or incorporated into a larger aviation project.
Hangar Condominiums
Hangar condominiums may provide aircraft owners with long-term control of their storage space while supporting the financing and development of larger hangar projects.
Potential concepts may include:
- Individual aircraft hangar units
- Executive hangar condominiums
- Hangar-and-office units
- Hangar-and-workshop units
- Multi-aircraft hangars
- Shared pilot amenities
- Secured aviation compounds
- Association-managed common areas
A hangar condominium structure requires careful planning around:
- Land ownership or airport ground leases
- Condominium documents
- Airport operating rights
- Taxiway and ramp access
- Association responsibilities
- Common-area maintenance
- Insurance
- Utilities
- Use restrictions
- Resale and leasing rights
- Airport lease expiration
Latitude 98 coordinates with aviation counsel, land-use professionals, surveyors, engineers, airport owners, and association professionals as needed.
FBO Facilities
Fixed-base operators serve as the primary point of contact for many airport users and aviation businesses.
Latitude 98 evaluates FBO development and repositioning opportunities involving:
- Terminal buildings
- Pilot lounges
- Passenger reception areas
- Flight-planning rooms
- Conference facilities
- Restrooms and showers
- Crew rest areas
- Aircraft parking
- Fuel operations
- Rental-car coordination
- Food and beverage services
- Event or meeting space
- Office space for aviation tenants
FBO projects must be designed around the actual airport traffic, aircraft mix, service demand, operating model, and financial capacity of the location.
Latitude 98 may participate as developer, owner, landlord, operating partner, or facility-improvement partner depending on the project.
Aircraft Maintenance Facilities
Aircraft maintenance is a central component of a strong general aviation airport.
Latitude 98 evaluates development of facilities for:
- General aviation maintenance
- Annual and 100-hour inspections
- Avionics installation and repair
- Aircraft detailing
- Piston-engine services
- Sheet-metal and structural work
- Aircraft restoration
- Parts storage
- Tool and equipment storage
- Customer aircraft parking
- Mechanic offices and work areas
Maintenance-facility planning may include:
- Large clear-span hangars
- Appropriate aircraft doors
- Workshop space
- Parts rooms
- Compressed-air systems
- Electrical capacity
- Ventilation
- Fire protection
- Hazardous-material storage
- Wash and detailing areas
- Secure logbook and records storage
- Customer reception and offices
- Ramp and towing access
Facilities must be matched to the maintenance services actually offered by the tenant or operator.
Flight-School Facilities
Latitude 98 evaluates facilities designed to support flight training and aircraft rental operations.
Potential components may include:
- Classrooms
- Briefing rooms
- Instructor workstations
- Student lounges
- Dispatch and scheduling areas
- Simulator rooms
- Aircraft parking
- Training-aircraft hangars
- Maintenance coordination
- Pilot supply retail
- Testing or study rooms
- Administrative offices
Flight-school development must consider student and instructor flow, aircraft dispatch, ramp safety, parking, noise, operating hours, and proximity to appropriate training airspace.
Latitude 98 develops the real estate and facility components. Flight instruction and school certification must be provided by properly qualified aviation operators.
Runway and Taxiway Projects
Latitude 98 evaluates appropriate runway, taxiway, and aircraft-movement-area improvements as part of broader airport development projects.
Potential work may include:
- Runway rehabilitation
- Grass runway improvement
- Pavement repair
- Runway extensions
- Taxiway construction
- Taxilane improvements
- Drainage
- Markings
- Lighting
- Signage
- Aircraft parking aprons
- Run-up areas
- Safety-area improvements
- Vegetation and obstruction management
Runway and taxiway work requires specialised civil engineering, surveying, geotechnical evaluation, drainage planning, permitting, and coordination with the airport owner and applicable aviation authorities.
Latitude 98 would manage or coordinate these improvements through qualified aviation engineers, contractors, and consultants.
Airport Land Redevelopment
Many airports contain vacant, underused, or poorly configured land that may support additional aviation activity and revenue.
Latitude 98 evaluates opportunities involving:
- Vacant airport parcels
- Underused ramp areas
- Obsolete buildings
- Abandoned hangars
- Former aviation businesses
- Unfinished developments
- Poorly configured tenant areas
- Non-aviation uses that may be repositioned
- Airport-adjacent property
- Surplus land with compatible development potential
Potential redevelopment may include:
- New hangars
- Maintenance facilities
- Aviation commercial space
- FBO expansion
- Flight-school facilities
- Aircraft parking
- Aviation hospitality
- Event space
- Pilot amenities
- Airport-compatible mixed-use concepts
The preferred use must remain compatible with airport operations, governing agreements, zoning, environmental conditions, and the airport’s long-term plan.
Aviation Fuel Facilities
Reliable access to aviation fuel can strengthen airport traffic and support aircraft owners, flight schools, maintenance operators, and transient pilots.
Latitude 98 evaluates fuel-facility opportunities involving:
- Avgas storage and dispensing
- Jet fuel facilities
- Self-service fuel
- Full-service fueling
- Fuel-farm rehabilitation
- New tank installation
- Payment and monitoring systems
- Fuel-truck operations
- Containment and drainage improvements
- Fuel-access and circulation planning
Fuel projects require careful attention to:
- Environmental regulations
- Fire codes
- Tank standards
- Spill prevention
- Fuel quality
- Security
- Insurance
- Operator training
- Inspection and maintenance
- Local and state permitting
Latitude 98 may develop or improve the real estate and infrastructure while fuel operations are performed by qualified and appropriately insured operators.
Aviation Commercial Space
Airports can support a wide range of businesses beyond aircraft storage.
Latitude 98 evaluates development of space for:
- Aircraft maintenance providers
- Avionics shops
- Aircraft-detailing businesses
- Flight schools
- Charter and aircraft-management companies
- Aircraft sales and brokerage
- Aviation insurance
- Pilot supplies
- Parts distribution
- Aerospace and drone businesses
- Aviation offices
- Restaurants and hospitality
- Event and meeting facilities
Aviation commercial space should be designed around the operational needs of airport tenants and the restrictions of the airport property.
Airport Acquisitions and Repositioning
Latitude 98 evaluates airport and aviation-property acquisitions where improved development, management, infrastructure, and tenant strategy may create long-term value.
Potential opportunities may involve:
- Privately owned airports
- Distressed airparks
- Underperforming hangar portfolios
- Airport-adjacent land
- Unfinished aviation developments
- FBO properties
- Maintenance facilities
- Aviation commercial buildings
- Ground-lease interests
- Special-use aviation assets
A repositioning strategy may include:
- Property acquisition
- Operational review
- Infrastructure investment
- Hangar construction
- Tenant recruitment
- Lease restructuring
- Facility renovation
- Fuel or maintenance services
- New revenue-generating uses
- Improved marketing and airport identity
- Long-term ownership or strategic resale
Airport ownership and operation involve substantial regulatory, financial, environmental, insurance, and safety responsibilities. Each opportunity requires detailed professional due diligence.
Development and Partnership Structures
Depending on the project, Latitude 98 may participate through:
- Direct acquisition
- Ground lease
- Development agreement
- Public-private partnership
- Joint venture
- Build-to-suit development
- Owner-user development
- Facility lease
- Management or repositioning agreement
- Phased development
- Seller financing
- Long-term ownership
The selected structure depends on property ownership, airport operating rights, financing, construction scope, tenant demand, and long-term objectives.
Working With Airport Owners and Municipalities
Latitude 98 welcomes opportunities from:
- Private airport owners
- Municipal airports
- County governments
- Airport authorities
- Aviation associations
- Fixed-base operators
- Landowners
- Aircraft-owner groups
- Flight schools
- Maintenance providers
- Aviation businesses
- Investors and lenders
Potential partnerships may address:
- Hangar shortages
- Vacant airport land
- Aging facilities
- Inadequate pilot amenities
- New maintenance capacity
- Flight-school expansion
- Fuel availability
- Airport-compatible commercial development
- Revenue improvement
- Long-term airport sustainability
Every public or airport-authority project must follow the applicable procurement, lease, approval, grant, and public-accountability requirements.
Opportunities for Aviation Property Owners
Latitude 98 evaluates aviation properties that may be:
- Vacant
- Underused
- Outdated
- Damaged
- Unfinished
- Poorly leased
- In need of infrastructure
- Burdened by deferred maintenance
- Part of an estate
- No longer aligned with the owner’s plans
- Suitable for redevelopment or expansion
Potential transaction structures may include:
- Direct purchase
- As-is acquisition
- Seller financing
- Ground lease
- Joint venture
- Development partnership
- Phased acquisition
- Long-term management or repositioning
Our Aviation Development Process
1. Opportunity Identification
We identify airports, land, facilities, and aviation markets where improved infrastructure or development may create value.
2. Operational and Property Review
Latitude 98 evaluates property ownership, airport status, runway access, operating agreements, tenants, infrastructure, zoning, market demand, and development limitations.
3. Feasibility
The project review may include:
- Title and lease rights
- Airport access
- Airspace and operational restrictions
- Zoning and land use
- Environmental conditions
- Utilities
- Drainage
- Fire protection
- Construction costs
- Aviation demand
- Rental or sales projections
- Financing
- Regulatory approvals
4. Acquisition or Partnership
The project may advance through a purchase, lease, ground lease, development agreement, joint venture, or public-private partnership.
5. Planning and Design
We coordinate aviation planners, architects, civil engineers, structural engineers, airport consultants, surveyors, contractors, and other specialists.
6. Approvals and Permitting
Latitude 98 coordinates with airport owners, municipalities, counties, state agencies, federal agencies, and other authorities as required.
7. Construction and Improvement
Qualified contractors complete the approved site, building, infrastructure, runway, taxiway, or facility improvements.
8. Leasing, Sales or Operations
The completed facilities may be leased to aviation businesses, sold as hangar units, operated with partners, or retained for long-term ownership.
9. Long-Term Development
Larger airport projects may be completed in phases based on demand, infrastructure, financing, and airport operations.
Serving Florida Aviation
Latitude 98’s core real estate service area includes Orange, Seminole, Lake, Osceola, Volusia, and Polk counties.
Airport and aviation opportunities may also be considered elsewhere in Florida and the Southeast when the property offers a compelling strategic fit.
Each project is evaluated based on aviation demand, operational feasibility, property rights, regulatory conditions, construction requirements, and long-term value.
Partner With Latitude 98
We welcome aviation-development opportunities from:
- Airport owners
- Municipalities and counties
- Airport authorities
- Aircraft owners
- Hangar associations
- Fixed-base operators
- Maintenance businesses
- Flight schools
- Aviation investors
- Landowners
- Brokers
- Lenders
- Aviation service providers
- Public-private development partners
Whether the opportunity involves a single hangar building, an aircraft maintenance facility, an aviation community, an underused airport parcel, or the acquisition and repositioning of an entire airport, Latitude 98 is prepared to evaluate the development strategy.
Building Places Where Aviation Can Grow
Latitude 98 combines real estate development, aviation knowledge, practical planning, and long-term ownership strategy to create airport environments that better serve pilots, aircraft owners, businesses, and communities.