Tailored Real Estate Solutions From Concept to Completion
Latitude 98 develops custom real estate projects throughout Orlando, Central Florida, and selected markets across Florida.
Some opportunities do not fit a standard development model. They may involve an unusual property, a highly specific use, a complicated ownership structure, a phased business plan, specialised construction, or a combination of residential, commercial, aviation, hospitality, and community uses.
Our Custom Development Projects division works with landowners, investors, business owners, municipalities, nonprofit organizations, institutions, and strategic partners to transform distinctive ideas and properties into practical development plans.
Development Built Around the Opportunity
Latitude 98 does not force every project into a predetermined template.
We begin by understanding:
- The property
- The intended use
- The owner’s objectives
- The target users
- The available budget
- The financing strategy
- The approval requirements
- The construction scope
- The operating plan
- The long-term ownership or exit strategy
From there, we develop a project-specific approach that responds to the site, market, stakeholders, and intended outcome.
What Is a Custom Development Project?
A custom development project is a real estate opportunity that requires a tailored strategy rather than a conventional off-the-shelf solution.
These projects may involve:
- A unique property or location
- Multiple compatible uses
- Specialized operating requirements
- Complicated zoning or entitlements
- Public-private participation
- Institutional or nonprofit ownership
- Phased construction
- Adaptive reuse
- Build-to-suit facilities
- Unusual financing
- Long-term ground leases
- Specialized infrastructure
- A narrowly defined user or tenant
- A new business or destination concept
Latitude 98 evaluates both the real estate and the proposed operation before determining whether the project is viable.
Projects We Evaluate
Custom projects may include:
- Mixed-use developments
- Build-to-suit facilities
- Owner-user properties
- Aviation and airport projects
- Hangar homes and aviation communities
- Hospitality and lodging concepts
- Event and gathering spaces
- Clubhouses and membership facilities
- RV parks and campgrounds
- Food and entertainment destinations
- Workforce and community housing
- Veteran housing
- Institutional redevelopment
- Public land development
- Commercial and residential combinations
- Recreational properties
- Adaptive-reuse projects
- Custom residential communities
- Other specialized real estate concepts
We only pursue projects where there is a realistic path to property control, approvals, financing, construction, operations, and long-term sustainability.
Build-to-Suit Development
Latitude 98 works with businesses, organizations, and property users that need a facility designed around their specific operations.
Potential build-to-suit projects may include:
- Aviation maintenance facilities
- Aircraft hangars
- Flight-school facilities
- Commercial offices
- Flex and industrial buildings
- Professional service facilities
- Hospitality properties
- Community facilities
- Training centers
- Institutional buildings
- Specialty retail or service properties
The process may involve:
- Site identification
- Property acquisition
- Space programming
- Preliminary design
- Cost analysis
- Lease or ownership structuring
- Financing coordination
- Permitting
- Construction
- Tenant improvements
- Final delivery
Mixed-Use and Multi-Component Projects
Some projects are strongest when multiple uses are combined within one coordinated plan.
Potential combinations may include:
- Residential and commercial
- Aviation and hospitality
- Hangars and offices
- Housing and community services
- Lodging and event space
- Retail and entertainment
- RV accommodations and recreation
- Airport facilities and pilot amenities
- Workforce housing and employer space
- Residential communities and shared facilities
Mixed-use projects require careful planning around:
- Access
- Parking
- Circulation
- Noise
- Utilities
- Security
- Operating hours
- Ownership structures
- Shared amenities
- Maintenance responsibilities
- Phasing
- Long-term management
Each use must support rather than interfere with the others.
Owner-User Development
Business owners and organizations may prefer to own their facility rather than lease a conventional property that does not meet their needs.
Latitude 98 evaluates owner-user projects involving:
- Land acquisition
- Existing building rehabilitation
- New construction
- Facility expansion
- Relocation
- Business campus development
- Specialized tenant improvements
- Sale-leaseback structures
- Phased occupancy
Potential clients may include:
- Aviation businesses
- Contractors
- Professional service firms
- Healthcare-related organizations
- Nonprofits
- Educational organizations
- Hospitality operators
- Specialty retailers
- Membership organizations
- Family-owned businesses
Our role may include development management, acquisition, design coordination, permitting, construction oversight, and project delivery.
Development for Landowners
A landowner may have a strong property but lack the experience, time, capital, or team needed to complete a development.
Latitude 98 evaluates partnerships with owners of:
- Vacant land
- Infill parcels
- Airport-adjacent land
- Commercial property
- Institutional land
- Agricultural or transitional property
- Underused buildings
- Larger tracts
- Waterfront or recreational sites
- Properties requiring rezoning
- Sites with mixed-use potential
Potential structures may include:
- Direct purchase
- Joint venture
- Ground lease
- Development agreement
- Phased acquisition
- Land contribution
- Seller financing
- Build-to-suit arrangement
Development for Investors
Latitude 98 works with investors seeking project-specific development opportunities.
Potential investment structures may include:
- Joint ventures
- Project-specific equity
- Preferred equity
- Private lending
- Construction financing
- Land acquisition partnerships
- Phased investment
- Long-term ownership structures
- Sale following completion
- Refinance-and-hold strategies
Each project should include a defined:
- Development plan
- Ownership structure
- Budget
- Timeline
- Capital requirements
- Construction strategy
- Operating assumptions
- Risk analysis
- Exit or ownership plan
- Reporting process
All real estate investments involve risk, and projected costs, schedules, values, income, financing, and returns are not guaranteed.
Public and Institutional Partnerships
Latitude 98 evaluates custom development opportunities with:
- Municipalities
- Counties
- Airport authorities
- Housing authorities
- Community redevelopment agencies
- School and educational organizations
- Nonprofit organizations
- Faith-based institutions
- Healthcare-related organizations
- Public agencies
- Community groups
Potential projects may involve:
- Public land
- Surplus property
- Housing initiatives
- Community facilities
- Aviation infrastructure
- Neighborhood redevelopment
- Workforce development
- Institutional reuse
- Public-private partnerships
- Long-term ground leases
Each project must follow applicable procurement, approval, transparency, funding, and public-accountability requirements.
Adaptive Reuse and Property Conversion
Existing properties may offer strong development opportunities when converted to a more appropriate use.
Latitude 98 evaluates conversions such as:
- Motel to housing
- Office to residential
- Commercial to mixed use
- Institutional building reuse
- Warehouse conversion
- Aviation building repositioning
- Former school redevelopment
- Clubhouse or event facility conversion
- Retail repositioning
- Obsolete special-use property redevelopment
Adaptive reuse requires careful review of:
- Zoning
- Building code
- Structural condition
- Fire and life safety
- Accessibility
- Parking
- Utilities
- Environmental concerns
- Operating feasibility
- Construction cost
- Market demand
Phased Development
Larger or more complicated projects may need to be completed in stages.
A phased strategy may allow the project to:
- Match construction with demand
- Reduce initial capital requirements
- Begin generating revenue earlier
- Complete infrastructure efficiently
- Preserve operating flexibility
- Respond to market changes
- Expand as tenants or buyers are secured
A phased project may begin with:
- Site infrastructure
- One initial building
- A limited number of homes
- A first group of hangars
- A clubhouse or amenity
- A pilot commercial use
- Rehabilitation of an existing structure
Future phases proceed based on approvals, financing, market demand, and project performance.
Feasibility Before Design
A strong concept is only the beginning.
Before significant design work begins, Latitude 98 evaluates:
- Property ownership
- Title
- Zoning
- Future land use
- Site access
- Utilities
- Environmental conditions
- Wetlands
- Flood exposure
- Drainage
- Traffic
- Parking
- Construction cost
- Market demand
- Financing
- Operating expenses
- Revenue potential
- Approval timelines
- Long-term ownership
This process helps determine whether the concept can realistically be developed and operated.
Planning and Entitlements
Custom development frequently requires a coordinated approval strategy.
Depending on the project, this may include:
- Rezoning
- Comprehensive plan amendments
- Conditional-use approvals
- Special exceptions
- Variances
- Site-plan approval
- Subdivision
- Development agreements
- Environmental permits
- Traffic studies
- Utility approvals
- Public hearings
- Airport approvals
- Fire and life-safety review
Entitlement outcomes are not guaranteed.
Latitude 98 works with qualified planners, attorneys, architects, engineers, consultants, and public agencies to establish the most practical approval path.
Custom Design and Engineering
The design team is selected based on the specific needs of the project.
Potential professionals may include:
- Architects
- Civil engineers
- Structural engineers
- Mechanical and electrical engineers
- Aviation planners
- Landscape architects
- Interior designers
- Surveyors
- Environmental consultants
- Accessibility specialists
- Hospitality or operational consultants
- Fire-protection engineers
The design must balance:
- Function
- Appearance
- Construction cost
- Durability
- User experience
- Regulatory requirements
- Energy performance
- Maintenance
- Future expansion
- Long-term value
Construction Management
Latitude 98 coordinates custom construction and rehabilitation with a focus on:
- Scope control
- Budget management
- Scheduling
- Contractor coordination
- Quality
- Inspections
- Documentation
- Change management
- Communication
- Safety
- Project closeout
Custom projects often contain specialized details, multiple stakeholders, and unusual construction requirements.
Clear plans, responsibilities, decision-making procedures, and documentation are essential.
Operating Partner Coordination
Some custom developments require a specialized business or nonprofit operator.
Potential operators may include:
- Aviation companies
- Hospitality managers
- Event operators
- Property managers
- Housing organizations
- Veteran-service providers
- Healthcare-related organizations
- Campground or RV operators
- Food and beverage businesses
- Membership organizations
- Educational providers
Latitude 98 may develop or own the property without operating the underlying business.
When specialized services, licensing, healthcare, case management, or program administration are required, those responsibilities must be handled by qualified partners.
Ownership and Exit Strategies
A custom project may be developed for:
- Sale upon completion
- Long-term rental ownership
- Owner occupancy
- Joint-venture ownership
- Public or nonprofit ownership
- Ground-lease income
- Business operations
- Phased disposition
- Refinance and retention
- Strategic portfolio ownership
The ownership and exit strategy should be established early because it affects design, financing, construction, legal structure, and operations.
Our Custom Development Process
1. Initial Project Discussion
We identify the property, concept, stakeholders, objectives, budget, timeline, and intended outcome.
2. Preliminary Evaluation
Latitude 98 reviews the site, proposed use, market, zoning, utilities, infrastructure, approvals, and likely development challenges.
3. Feasibility
We evaluate construction costs, financing, revenue potential, operating requirements, project risks, and long-term ownership.
4. Property Control and Partnership Structure
The opportunity may proceed through acquisition, joint venture, ground lease, development agreement, or another negotiated structure.
5. Concept Planning
We prepare a preliminary site plan, facility program, phasing strategy, and project budget.
6. Entitlements and Approvals
Latitude 98 coordinates planning, engineering, agency submissions, public reviews, and required approvals.
7. Final Design and Financing
The project team completes construction documents, contractor pricing, financing, and development agreements.
8. Construction
Qualified contractors complete the approved site work, buildings, rehabilitation, infrastructure, and tenant improvements.
9. Completion and Occupancy
We manage inspections, permit closeout, punch-list work, systems testing, documentation, and turnover.
10. Sale, Lease, Operation or Long-Term Ownership
The completed project is delivered according to the agreed ownership and operating strategy.
Serving Orlando, Central Florida and Selected Florida Markets
Latitude 98’s core development territory includes:
- Orange County
- Seminole County
- Lake County
- Osceola County
- Volusia County
- Polk County
Aviation, hospitality, destination, and other specialized custom projects may also be evaluated elsewhere in Florida when they present a strong strategic fit.
Partner With Latitude 98
We welcome custom development opportunities from:
- Landowners
- Investors
- Business owners
- Municipalities and counties
- Airport owners
- Nonprofit organizations
- Institutional property owners
- Employers
- Lenders
- Brokers
- Operators
- Joint-venture partners
- Community organizations
Whether the opportunity begins with a property, a business need, a public objective, or a unique development concept, Latitude 98 is prepared to evaluate the path from idea to completion.
A Development Strategy Built Around Your Project
Custom projects require creativity, discipline, specialized expertise, and a clear understanding of how the completed property will function.
Latitude 98 brings together planning, entitlement, design, construction, partnership coordination, and long-term real estate strategy to create projects shaped around the opportunity—not a generic template.