Coordinating the Entire Development Process From Opportunity Through Completion
Latitude 98 provides development management for residential, commercial, aviation, community housing, hospitality, mixed-use, and special-use real estate projects throughout Orlando and Central Florida.
Development management connects every stage of a project—from initial property evaluation and acquisition through feasibility, entitlements, design, permitting, financing, construction, completion, leasing, sale, or long-term ownership.
Our role is to establish the development strategy, coordinate the professional team, manage budgets and schedules, organise decisions, monitor risk, and keep the project moving toward a defined outcome.
What Is Development Management?
Development management is the overall coordination of the people, approvals, capital, design, construction, and operating decisions required to complete a real estate project.
Unlike construction management, which primarily focuses on the construction phase, development management begins much earlier and continues across the full project lifecycle.
Depending on the engagement, Latitude 98 may coordinate:
- Opportunity identification
- Site selection
- Property acquisition
- Feasibility analysis
- Due diligence
- Development strategy
- Entitlements
- Design coordination
- Permitting
- Financing coordination
- Contractor procurement
- Construction management
- Leasing and sales preparation
- Project closeout
- Owner or operator turnover
- Long-term ownership planning
The exact scope is established for each project based on ownership, project type, stage of development, and partner requirements.
Projects We Manage
Latitude 98 evaluates development-management opportunities involving:
- Single-family home development
- Duplexes, triplexes, and fourplexes
- Multifamily housing
- Build-to-rent communities
- Affordable housing
- Workforce and attainable housing
- Veteran housing
- Supportive housing
- Mixed-income communities
- Hurricane Homes
- Commercial development
- Mixed-use projects
- Aircraft hangars
- Aviation facilities
- Airport acquisitions
- FBO and maintenance facilities
- Aviation communities
- Hospitality properties
- RV parks and campgrounds
- Event and recreational properties
- Residential rehabilitation
- Adaptive reuse
- Value-add real estate
- Custom and special-use developments
Each project is managed around its intended users, financial structure, approval requirements, construction scope, and long-term ownership strategy.
Latitude 98’s Role
Latitude 98 may serve as:
- Developer
- Development manager
- Owner’s representative
- Joint-venture partner
- Acquisition partner
- Project coordinator
- Construction-management coordinator
- Public-private development partner
- Long-term owner
- Repositioning partner
Our responsibilities may include coordinating the project while the property remains owned by another party, or participating directly in the ownership and development structure.
The role, authority, compensation, responsibilities, and decision-making process are defined in the applicable project agreements.
Establishing the Development Strategy
Every project should begin with a clearly defined strategy.
Latitude 98 works with owners, investors, landowners, operators, public agencies, and other partners to establish:
- The proposed use
- The target residents, buyers, tenants, or users
- The project size
- Development density
- Market position
- Acquisition strategy
- Approval requirements
- Preliminary budget
- Financing approach
- Construction strategy
- Ownership structure
- Operating plan
- Sale, lease, or hold strategy
- Project timeline
- Major risks
A clear development strategy helps prevent disconnected decisions and unnecessary spending.
Opportunity Identification
Development management may begin before a property has been identified.
Latitude 98 evaluates opportunities based on:
- Location
- Market demand
- Land availability
- Property condition
- Zoning
- Infrastructure
- Development cost
- Financing
- Community need
- Operational demand
- Long-term value
Potential opportunities may originate from:
- Landowners
- Property owners
- Brokers
- Investors
- Municipalities
- Housing authorities
- Airport owners
- Lenders
- Estate representatives
- Nonprofit organizations
- Business owners
- Off-market outreach
The objective is to identify properties with a realistic development path rather than pursuing opportunities based only on appearance or asking price.
Site Selection and Acquisition
Latitude 98 coordinates site selection and acquisition around the needs of the proposed development.
The process may include:
- Defining site criteria
- Identifying listed and off-market properties
- Comparing potential sites
- Evaluating zoning and land use
- Reviewing access and utilities
- Assessing environmental conditions
- Preparing preliminary budgets
- Establishing a supportable purchase price
- Negotiating contracts
- Structuring due-diligence periods
- Coordinating title and closing
- Evaluating seller financing
- Structuring options, ground leases, or joint ventures
A property should not be acquired until the major development assumptions and risks have been evaluated.
Feasibility and Due Diligence
Latitude 98 coordinates the investigation required to determine whether a project is physically, legally, financially, and operationally viable.
The review may include:
- Zoning
- Future land use
- Title
- Survey
- Easements
- Access
- Utilities
- Wetlands
- Flood exposure
- Drainage
- Environmental conditions
- Geotechnical conditions
- Existing buildings
- Open permits
- Code violations
- Market demand
- Construction costs
- Financing
- Operating expenses
- Project schedule
- Stabilized value
- Exit or ownership strategy
The project may proceed, be revised, be renegotiated, require further study, or be declined based on the findings.
Walking away from an unsuitable opportunity can be a successful development-management outcome.
Planning and Entitlements
Projects that are not already permitted for the proposed use may require entitlement approvals.
Latitude 98 coordinates:
- Preapplication meetings
- Concept planning
- Rezoning
- Future land-use amendments
- Planned developments
- Conditional-use approvals
- Special exceptions
- Variances
- Site-plan approvals
- Subdivision approvals
- Development agreements
- Annexation
- Community engagement
- Public hearings
- Agency responses
The entitlement strategy should account for approval risk, public process, consultant costs, infrastructure obligations, and the time required to complete the process.
No zoning, density, use, entitlement, or public approval is guaranteed.
Design Management
Development management includes coordinating the design team around the project’s business, operational, regulatory, and construction objectives.
Latitude 98 may coordinate:
- Architects
- Civil engineers
- Structural engineers
- Mechanical engineers
- Electrical engineers
- Plumbing engineers
- Fire-protection professionals
- Landscape architects
- Interior designers
- Surveyors
- Environmental consultants
- Traffic engineers
- Aviation planners
- Accessibility specialists
- Contractors and cost estimators
Design coordination may include:
- Project programming
- Site planning
- Conceptual design
- Schematic design
- Design development
- Cost review
- Value engineering
- Construction documents
- Permit revisions
- Construction support
The licensed professionals remain responsible for their designs, calculations, sealed documents, and professional services.
Budget Development
A development budget should account for the full cost of the project rather than construction alone.
Potential budget categories include:
- Acquisition
- Closing costs
- Due diligence
- Legal services
- Architecture
- Engineering
- Entitlements
- Permits
- Impact fees
- Utility fees
- Demolition
- Site work
- Infrastructure
- Vertical construction
- Furnishings and equipment
- Insurance
- Taxes
- Financing
- Marketing
- Leasing
- Sales costs
- Operating startup
- Developer overhead
- Contingency
- Escalation
- Project closeout
Latitude 98 updates the budget as assumptions become actual contracts, commitments, invoices, and projected costs.
Financial Feasibility
Development management includes testing whether the expected revenue and value justify the project’s total cost and risk.
The analysis may consider:
- Land basis
- Development cost
- Financing cost
- Sales prices
- Rental rates
- Vacancy
- Absorption
- Operating expenses
- Net operating income
- Stabilized value
- Required equity
- Debt-service coverage
- Investment return
- Refinancing
- Sale timing
- Long-term appreciation
Financial assumptions should be realistic and supported by current market information, professional estimates, and appropriate contingency.
Projected costs, values, rents, financing, timelines, and returns are not guaranteed.
Financing Coordination
Latitude 98 may coordinate project information required by lenders, investors, public agencies, and other capital partners.
Potential financing sources include:
- Owner equity
- Private equity
- Construction loans
- Permanent loans
- Private lending
- Seller financing
- Joint-venture capital
- Preferred equity
- Tax-credit equity
- Tax-exempt bonds
- Public loans
- Grants
- Housing funds
- Institutional capital
- Mission-oriented investment
Financing coordination may involve:
- Development budgets
- Project schedules
- Market studies
- Appraisals
- Plans and permits
- Contractor contracts
- Equity documentation
- Draw procedures
- Guarantees
- Insurance
- Cost-to-complete reporting
- Conversion to permanent financing
Latitude 98 does not guarantee that financing will be available or approved.
Public-Private Development Coordination
Some projects require cooperation among public agencies, private developers, nonprofit organisations, lenders, operators, and community partners.
Latitude 98 may coordinate partnerships involving:
- Publicly owned land
- Housing initiatives
- Airport property
- Infrastructure participation
- Development agreements
- Ground leases
- Affordable housing funds
- Workforce housing incentives
- Public facilities
- Community redevelopment
- Nonprofit-owned property
- Institutional land
A public-private development structure should clearly define:
- Property ownership
- Development responsibility
- Financing
- Procurement
- Construction
- Property management
- Resident or tenant selection
- Supportive services
- Compliance
- Long-term maintenance
- Decision-making authority
All public projects must follow applicable procurement, transparency, funding, and approval requirements.
Permitting Coordination
Latitude 98 organises the permits and approvals required to move from approved development plans to construction.
The permit process may involve:
- Site-development permits
- Building permits
- Demolition permits
- Utility permits
- Stormwater permits
- Environmental permits
- Right-of-way permits
- Fire review
- Accessibility review
- Aviation approvals
- Health-department approvals
- Fuel-system permits
- Certificates of occupancy
Development management includes establishing a permit matrix, coordinating consultants, monitoring review comments, and tracking outstanding approvals.
Contractor Procurement
Latitude 98 may coordinate the selection of general contractors, construction managers, subcontractors, and speciality contractors.
The review may include:
- Licensing
- Relevant experience
- Insurance
- Bonding
- Financial capacity
- Staffing
- Current workload
- Safety record
- Schedule
- Pricing
- Exclusions
- References
- Quality history
- Local experience
Contractor proposals should be evaluated for completeness and risk, not solely for the lowest initial price.
Construction Oversight
During construction, Latitude 98 may coordinate:
- Progress meetings
- Budget reporting
- Schedule monitoring
- Contractor communication
- Design-team responses
- Submittal tracking
- Requests for information
- Change orders
- Pay applications
- Lender draws
- Utility work
- Inspections
- Testing
- Quality observations
- Permit revisions
- Punch-list work
- Project closeout
The contractor remains responsible for construction means, methods, sequencing, job-site safety, subcontractor supervision, and compliance with the construction contract.
Cost Management
Development cost management continues throughout the project lifecycle.
Latitude 98 may track:
- Original budget
- Approved commitments
- Costs paid
- Pending contracts
- Change orders
- Allowances
- Contingency
- Financing costs
- Remaining cost
- Projected final cost
- Cost-to-complete
- Budget variance
Cost reports should identify both current commitments and potential future exposures.
Schedule Management
A complete development schedule may include:
- Property acquisition
- Due diligence
- Entitlements
- Design
- Financing
- Permitting
- Procurement
- Construction
- Utility activation
- Inspections
- Leasing or sales
- Occupancy
- Stabilization
- Project closeout
Latitude 98 monitors dependencies and milestones that could affect the project’s completion.
Potential schedule risks include:
- Public hearing dates
- Consultant delays
- Agency review
- utility capacity
- long-lead materials
- contractor performance
- weather
- financing conditions
- inspection failures
- owner decisions
Exact approval and completion dates cannot be guaranteed.
Risk Management
Development involves risks at every stage.
Potential risks include:
- Property-control risk
- Title risk
- Environmental risk
- Zoning risk
- Entitlement risk
- Utility risk
- Access risk
- Market risk
- Financing risk
- Design risk
- Construction risk
- Schedule risk
- Insurance risk
- Operating risk
- Partner risk
- Exit risk
Latitude 98 identifies, prioritises, and tracks project risks while coordinating potential responses.
Responses may include:
- Additional investigation
- Contract contingencies
- Price renegotiation
- Design changes
- Increased reserves
- Project phasing
- Alternative financing
- New partners
- Revised uses
- Delayed construction
- Withdrawal from the project
Decision Management
Development projects require timely decisions from owners, investors, operators, public partners, and consultants.
Latitude 98 may establish:
- Decision-making authority
- Approval limits
- Required documentation
- Decision deadlines
- Cost and schedule impact review
- Escalation procedures
- Change-approval processes
- Meeting schedules
- Reporting formats
Delayed decisions can affect design, permits, procurement, construction, financing, and project completion.
Development Meetings
Regular development meetings may address:
- Acquisition
- Due diligence
- Entitlements
- Design
- Budget
- Financing
- Permits
- Construction
- Schedule
- Public-agency coordination
- Operator requirements
- Leasing or sales
- Risk
- Required decisions
- Next steps
Latitude 98 documents responsibilities and target completion dates to maintain accountability.
Document Management
Development projects generate records throughout the entire lifecycle.
Documents may include:
- Purchase agreements
- Surveys
- Title records
- Environmental reports
- Market studies
- Consultant contracts
- Development agreements
- Plans
- Budgets
- Schedules
- Permits
- Construction contracts
- Lender documents
- Meeting notes
- Change orders
- Pay applications
- Inspection reports
- Warranties
- Certificates of occupancy
- Closeout records
Organised documentation supports decision-making, financing, compliance, construction, operation, and future sale.
Stakeholder Coordination
Development management may require communication among:
- Landowners
- Property owners
- Investors
- Lenders
- Municipalities
- Counties
- Housing authorities
- Airport owners
- Nonprofit organizations
- Community groups
- Architects
- Engineers
- Contractors
- Operators
- Property managers
- Brokers
- Buyers
- Tenants
Latitude 98 helps maintain a consistent project direction while recognising each participant’s responsibilities and objectives.
Community Housing Development Management
Affordable, workforce, veteran, senior, accessible, and supportive housing may involve additional requirements related to:
- Public funding
- Income restrictions
- Affordability periods
- Resident eligibility
- Accessibility
- Housing vouchers
- Property management
- Compliance
- Reporting
- Operating subsidies
- Long-term reserves
- Nonprofit partnerships
- Public land
- Service-provider coordination
When supportive services are required, qualified organisations must be responsible for healthcare, counselling, case management, benefits assistance, or social services.
Latitude 98’s role remains focused on real estate development unless another responsibility is expressly established.
Aviation Development Management
Airport and aviation projects require coordination of both real estate development and aviation operations.
Potential projects may include:
- Private airports
- Aircraft hangars
- Hangar condominiums
- FBO facilities
- Maintenance facilities
- Flight-school facilities
- Aviation communities
- Runway and taxiway improvements
- Fuel facilities
- Aviation commercial space
- Airport acquisitions and repositioning
Development management may address:
- Airport property rights
- Ground leases
- Runway and taxiway access
- Airport-owner approvals
- Aviation demand
- Aircraft circulation
- Fire protection
- Environmental requirements
- Tenant needs
- Airport security
- Fuel operations
- Long-term aviation use
Qualified aviation, engineering, legal, environmental, and operating professionals remain responsible for their respective services.
Hurricane Home Development Management
Hurricane Homes require coordinated planning across architecture, engineering, drainage, energy systems, insurance considerations, and construction quality.
Development management may include:
- Site-risk evaluation
- Flood review
- Structural design coordination
- Roof and opening protection
- Water-management planning
- Backup-power planning
- Energy-efficiency decisions
- Product approvals
- Construction documentation
- Quality observations
- Homeowner turnover
- Maintenance planning
No home can be guaranteed to prevent hurricane, wind, flood, water, or other storm damage.
Rehabilitation and Value-Add Management
Existing properties may require a development strategy involving acquisition, rehabilitation, code correction, leasing, stabilisation, and long-term ownership.
Latitude 98 may coordinate:
- Building inspections
- Permit research
- Code resolution
- Environmental investigation
- Rehabilitation design
- Construction budgeting
- Tenant coordination
- Renovation
- Leasing
- Property management
- Refinancing
- Resale
- Portfolio integration
Existing buildings often contain concealed conditions that require appropriate budget and schedule contingency.
Hospitality and Special-Use Development Management
Hospitality, event, recreational, institutional, and other special-use projects require coordination of the underlying operation as well as the property.
Potential management considerations include:
- Operator selection
- Licensing
- Staffing
- Occupancy
- Traffic
- Parking
- Food service
- Fire safety
- Accessibility
- Security
- Specialized equipment
- Seasonal demand
- Marketing
- Operating expenses
- Long-term management
Latitude 98 may develop or own the real estate without operating the underlying business.
Specialised operations should be managed by qualified and appropriately licensed partners.
Leasing and Sales Coordination
Development management may continue through the disposition or occupancy of the project.
Latitude 98 may coordinate:
- Market positioning
- Branding
- Pricing
- Broker selection
- Marketing materials
- Leasing plans
- Tenant improvements
- Presales
- Buyer contracts
- Property showings
- Resident or tenant turnover
- Closing preparation
- Operating handoff
Leasing and sales strategies should be established early because they influence design, financing, construction, amenities, and completion timing.
Stabilization
Projects intended for long-term ownership must move from construction into reliable operation.
Stabilisation may involve:
- Occupancy
- Rent collection
- Operating expenses
- Property management
- Maintenance
- Vendor contracts
- Utility management
- Insurance
- Compliance
- Financial reporting
- Replacement reserves
- Resident or tenant communication
A completed building is not necessarily a stabilised investment.
Sale, Lease or Long-Term Ownership
Latitude 98 establishes a clear intended outcome for each project.
The completed property may be:
- Sold
- Leased
- Refinance and retained
- Operated through a partner
- Transferred to a public or nonprofit owner
- Included in a long-term portfolio
- Completed in phases
- Repositioned for a later development strategy
The ownership or disposition strategy should be reviewed as market, financing, and project conditions change.
Development Reporting
Latitude 98 may provide regular development reports addressing:
- Overall project status
- Budget
- Schedule
- Approvals
- Design
- Financing
- Construction
- Procurement
- Leasing or sales
- Major risks
- Pending decisions
- Partner responsibilities
- Next steps
The reporting format is established according to the needs of the owner, investors, lenders, and project partners.
Development Management Compensation
Development management may be structured through:
- A fixed fee
- Monthly management fee
- Percentage of project cost
- Milestone payments
- Development fee
- Ownership participation
- Joint-venture interest
- Incentive compensation
- A combination of structures
The compensation arrangement depends on project size, scope, duration, complexity, capital requirements, and Latitude 98’s level of responsibility.
All compensation, ownership, and decision rights are established in written agreements.
Our Development Management Process
1. Define the Opportunity
We identify the property, proposed use, project objectives, ownership, partners, budget, schedule, and desired outcome.
2. Establish the Management Scope
Latitude 98 defines the services, responsibilities, authority, reporting, compensation, and decision-making structure.
3. Complete Feasibility and Due Diligence
The project team evaluates the property, market, regulations, infrastructure, costs, financing, and development risks.
4. Secure Property Control
The opportunity may proceed through acquisition, option, ground lease, joint venture, development agreement, or another negotiated structure.
5. Establish the Development Plan
Latitude 98 coordinates the use, density, site plan, design program, preliminary budget, financing strategy, and project schedule.
6. Secure Entitlements and Approvals
The project team completes planning, public review, site approvals, development agreements, and other required entitlements.
7. Coordinate Design and Permitting
Architects, engineers, consultants, agencies, and contractors prepare and review the construction documents.
8. Finalise Financing and Construction
The project completes capital commitments, contractor selection, contracts, permits, insurance, and preconstruction requirements.
9. Manage Construction
Latitude 98 coordinates budget, schedule, communication, inspections, changes, lender reporting, and project documentation.
10. Complete the Project
Final inspections, permits, punch-list work, warranties, closeout documents, and occupancy approvals are completed.
11. Coordinate Leasing, Sale or Turnover
The project is prepared for buyers, tenants, residents, operators, property managers, public partners, or long-term ownership.
12. Support Stabilisation and Final Reporting
Outstanding obligations, financial reconciliation, warranties, operations, and final development records are completed within the agreed scope.
Working With Landowners and Property Owners
Latitude 98 works with owners who control:
- Vacant land
- Development sites
- Distressed property
- Existing buildings
- Incomplete projects
- Airport and aviation property
- Institutional land
- Community housing opportunities
- Commercial property
- Special-use real estate
Potential structures may include:
- Direct acquisition
- Joint venture
- Ground lease
- Development agreement
- Development-management engagement
- Phased acquisition
- Seller financing
- Long-term ownership partnership
Working With Investors and Development Partners
Latitude 98 works with:
- Private investors
- Family offices
- Lenders
- Municipalities
- Counties
- Housing authorities
- Airport owners
- Nonprofit organizations
- Business owners
- Operators
- Builders
- Institutional partners
- Landowners
A coordinated development-management process provides:
- A defined development strategy
- Clear responsibilities
- Organised professional coordination
- Better budget visibility
- Realistic scheduling
- Documented decisions
- Risk tracking
- Complete project closeout
No project approval, financing, budget, construction cost, completion date, property value, occupancy, or investment return is guaranteed.
Serving Orlando and Central Florida
Latitude 98 provides development management throughout:
- Orange County
- Seminole County
- Lake County
- Osceola County
- Volusia County
- Polk County
Airport, aviation, hospitality, and special-use projects may also be evaluated elsewhere in Florida when they align with Latitude 98’s development strategy.
Managing Development From the First Decision to the Final Outcome
Successful development requires more than one capable contractor or consultant.
It requires coordinated control of the property, approvals, design, capital, construction, risks, decisions, and long-term strategy.
Latitude 98 brings these elements together through hands-on development management from opportunity identification through completion and final disposition.