START A PROJECT

Ground-Up Residential Construction

From Vacant Land to Completed Homes

Latitude 98 provides ground-up residential construction and development services throughout Greater Orlando and Central Florida.

We take projects from the earliest stages of site evaluation and planning through permitting, construction, completion, and final delivery. Whether the opportunity involves a single-family home, a duplex, a fourplex, a small residential community, affordable housing, veteran housing, or a build-to-rent project, our team approaches every development with a focus on quality, efficiency, durability, and long-term value.

Ground-up construction requires more than building expertise. It requires disciplined planning, coordinated design, accurate budgeting, regulatory knowledge, and the ability to manage hundreds of decisions from concept through completion.

Latitude 98 brings those elements together under one development strategy.

What Is Ground-Up Residential Construction?

Ground-up residential construction begins with vacant land, an underused site, or a property being cleared for redevelopment.

Unlike renovation, where the existing structure determines many of the limitations, ground-up construction creates the opportunity to design the project around the land, intended residents, market demand, ownership strategy, and long-term goals.

A successful project may involve:

  • Site acquisition
  • Property due diligence
  • Zoning review
  • Land planning
  • Architectural design
  • Civil engineering
  • Utility coordination
  • Drainage and stormwater planning
  • Permitting
  • Site preparation
  • Vertical construction
  • Interior completion
  • Landscaping
  • Inspections
  • Final delivery

Latitude 98 coordinates these stages into one organized development process.

Residential Projects We Build

Our ground-up residential work may include:

  • Single-family homes
  • Duplexes
  • Triplexes
  • Fourplexes
  • Small multifamily communities
  • Infill homes
  • Build-to-sell projects
  • Build-to-rent properties
  • Affordable housing
  • Workforce housing
  • Veteran housing
  • Accessible housing
  • Hurricane Homes™
  • Custom residential developments

Every project is evaluated individually based on the site, zoning, market, budget, financing, and intended use.

Single-Family Home Construction

Latitude 98 develops ground-up single-family homes designed for modern Florida living.

Projects may include:

  • Individual infill homes
  • Speculative homes
  • Custom residential projects
  • Small subdivisions
  • Build-to-rent homes
  • Affordable homeownership
  • Veteran housing
  • Storm-resilient residences

Our homes are planned around functionality, market appeal, construction efficiency, energy performance, and long-term durability.

Duplex, Triplex & Fourplex Construction

Small multifamily housing can add valuable housing supply while maintaining a residential scale.

Latitude 98 develops duplexes, triplexes, and fourplexes for:

  • Long-term rental ownership
  • Owner-occupied investment
  • Workforce housing
  • Affordable rental housing
  • Veteran housing
  • Multigenerational use
  • Infill redevelopment
  • Build-to-rent portfolios

These projects require careful attention to site layout, parking, utility planning, privacy, access, sound separation, and neighborhood compatibility.

Infill Residential Construction

Ground-up construction does not always require large tracts of land.

Many of the strongest development opportunities are found within established neighborhoods on vacant, underused, or obsolete properties.

Latitude 98 evaluates infill sites for:

  • New single-family homes
  • Duplexes
  • Triplexes
  • Fourplexes
  • Affordable housing
  • Build-to-rent projects
  • Veteran housing
  • Neighborhood redevelopment

Thoughtful infill construction can add housing, revitalize neglected properties, and make use of existing roads, utilities, schools, and services.

Small Residential Communities

Latitude 98 also develops coordinated groups of homes and small residential communities.

These projects may include:

  • Multiple single-family homes
  • Small rental communities
  • Courtyard housing
  • Clustered residential design
  • Shared private access
  • Coordinated architecture
  • Community landscaping
  • Stormwater systems
  • Sidewalks and pedestrian connections
  • Shared amenities
  • Resilient construction standards

Each community is planned around the land, surrounding neighborhood, intended residents, and long-term ownership strategy.

Build-to-Sell Construction

Build-to-sell projects are developed for sale to individual homeowners or investment buyers.

Latitude 98 plans these homes around:

  • Local market demand
  • Desirable floor plans
  • Construction cost
  • Attractive finishes
  • Energy efficiency
  • Curb appeal
  • Buyer expectations
  • Long-term value

The goal is to create homes that are competitive in the market while maintaining high standards for design and construction.

Build-to-Rent Construction

Build-to-rent homes are designed from the beginning for long-term rental ownership.

Unlike homes that are converted to rentals after completion, purpose-built rental properties can be planned around operational efficiency and long-term maintenance.

Potential features include:

  • Durable flooring and finishes
  • Standardized fixtures
  • Efficient mechanical systems
  • Practical floor plans
  • Low-maintenance landscaping
  • Utility efficiency
  • Storage
  • Resident-friendly layouts
  • Consistent design standards
  • Property management considerations

Latitude 98 can develop individual rental homes, small multifamily properties, or coordinated residential rental communities.

Affordable & Workforce Housing Construction

Central Florida needs more quality housing at attainable price points.

Latitude 98 pursues ground-up housing opportunities in partnership with:

  • Municipalities
  • Counties
  • Housing authorities
  • Nonprofit organizations
  • Community development groups
  • Veteran organizations
  • Landowners
  • Lenders
  • Mission-driven investors

Projects may include:

  • Affordable homeownership
  • Affordable rentals
  • Workforce housing
  • Scattered-site development
  • Mixed-income communities
  • Veteran housing
  • Accessible housing
  • Public-private partnerships

Our objective is to create housing that is durable, attractive, efficient, and dignified regardless of price point.

Veteran Housing Construction

Latitude 98 is committed to developing residential projects that support veterans and their families.

Ground-up veteran housing may include:

  • Independent single-family homes
  • Duplexes, triplexes, and fourplexes
  • Accessible residences
  • Aging-in-place homes
  • Affordable rental communities
  • Small supportive housing campuses
  • Partnerships with veteran organizations

Latitude 98 focuses on real estate development and construction. Any healthcare, counseling, case management, or supportive services would be provided by qualified partner organizations.

Hurricane Homes™

Florida homes should be designed for Florida conditions.

Latitude 98’s Hurricane Homes™ concept focuses on resilient residential construction intended to improve durability, weather resistance, energy security, and long-term performance.

Depending on the final design, engineering, location, and project budget, features may include:

  • Continuous load-path construction
  • Enhanced roof-to-wall connections
  • Impact-rated windows and doors
  • Reinforced roof systems
  • Improved water-intrusion protection
  • Durable exterior materials
  • Elevated mechanical equipment
  • Backup-power readiness
  • Solar and battery capability
  • Energy-efficient insulation
  • High-performance mechanical systems
  • Thoughtful drainage
  • Low-maintenance finishes

Specific performance claims should always be based on final engineering, approved plans, product specifications, and applicable building codes.

Our Ground-Up Construction Process

1. Site Identification

We identify land, lots, redevelopment sites, and partnership opportunities with residential potential.

2. Due Diligence

Our team evaluates:

  • Ownership
  • Title
  • Zoning
  • Future land use
  • Access
  • Utilities
  • Environmental conditions
  • Flood zone
  • Wetlands
  • Soil conditions
  • Drainage
  • Market demand
  • Project economics

The purpose of due diligence is to identify risks before significant capital is committed.

3. Feasibility & Concept Planning

We determine what type of residential project the site can reasonably support.

This may include:

  • Unit count
  • Density
  • Building configuration
  • Parking
  • Access
  • setbacks
  • Stormwater
  • Utility requirements
  • Building size
  • Floor-plan strategy
  • Sale or rental strategy

4. Design & Engineering

Latitude 98 coordinates with qualified professionals, which may include:

  • Architects
  • Civil engineers
  • Structural engineers
  • Mechanical engineers
  • Electrical engineers
  • Plumbing engineers
  • Surveyors
  • Geotechnical consultants
  • Landscape architects
  • Environmental consultants

The project team develops the documents required for permitting and construction.

5. Budgeting & Scheduling

Before construction begins, we establish a project budget and schedule based on available plans, specifications, site conditions, labor, materials, financing, and regulatory requirements.

The budget may include:

  • Land costs
  • Design and engineering
  • Permits and impact fees
  • Site work
  • Utilities
  • Vertical construction
  • Landscaping
  • Insurance
  • Financing
  • Professional fees
  • Contingency
  • Closing and delivery costs

6. Entitlements & Permitting

Depending on the project, the approval process may include:

  • Zoning
  • Rezoning
  • Variances
  • Plats
  • Site-plan approval
  • Utility approvals
  • Environmental review
  • Stormwater approval
  • Building permits
  • Right-of-way permits
  • Local agency coordination

Project timelines depend heavily on the jurisdiction and required approvals.

7. Site Preparation

Before vertical construction begins, the site may require:

  • Clearing
  • Demolition
  • Grading
  • Earthwork
  • Utility installation
  • Drainage improvements
  • Foundation preparation
  • Road or driveway construction
  • Temporary construction access
  • Erosion control

Proper site preparation is essential to the long-term performance of the project.

8. Vertical Construction

The vertical construction phase may include:

  • Foundations
  • Structural framing
  • Roofing
  • Windows and doors
  • Exterior weatherproofing
  • Plumbing
  • Electrical
  • Heating and cooling
  • Insulation
  • Drywall
  • Interior finishes
  • Cabinets and countertops
  • Flooring
  • Fixtures
  • Appliances
  • Exterior finishes

Latitude 98 emphasizes coordination, quality control, schedule management, and communication throughout construction.

9. Exterior Completion

Final exterior work may include:

  • Driveways
  • Parking
  • Sidewalks
  • Landscaping
  • Irrigation
  • Fencing
  • Site lighting
  • Drainage
  • Mailboxes
  • Signage
  • Outdoor amenities

10. Inspections & Delivery

The project is completed through applicable inspections, final approvals, punch-list work, closeout documentation, and final delivery.

Depending on the ownership strategy, the property may then be:

  • Sold
  • Leased
  • Held as a long-term asset
  • Delivered to a partner
  • Placed into affordable housing operation
  • Managed as part of a rental portfolio

Quality Control

Quality should be built into every phase of construction, not added at the end.

Latitude 98 emphasizes:

  • Plan review
  • Trade coordination
  • Material verification
  • Construction inspections
  • Moisture management
  • Weatherproofing
  • Structural connections
  • Mechanical-system installation
  • Finish quality
  • Punch-list completion
  • Final documentation

We work with qualified contractors and consultants to help ensure construction complies with approved plans, applicable codes, and project specifications.

Construction Cost Management

Ground-up residential construction requires disciplined financial control.

Latitude 98 manages costs through:

  • Early feasibility analysis
  • Realistic budgeting
  • Scope definition
  • Competitive procurement
  • Value engineering
  • Change-order control
  • Schedule management
  • Regular reporting
  • Contingency planning
  • Long-term operating analysis

The least expensive option is not always the best value. We evaluate decisions based on construction cost, durability, maintenance, performance, and market impact.

Scheduling & Project Coordination

Residential construction involves numerous professionals, suppliers, inspections, and regulatory milestones.

Latitude 98 coordinates the project schedule across:

  • Design
  • Engineering
  • Permitting
  • Site work
  • Material procurement
  • Subcontractors
  • Utility providers
  • Inspections
  • Interior completion
  • Landscaping
  • Final delivery

A well-managed schedule helps reduce delays, protect the budget, and keep the project moving toward completion.

Energy-Efficient Construction

Depending on project goals and budget, Latitude 98 may incorporate:

  • High-efficiency HVAC systems
  • Improved insulation
  • Energy-efficient windows
  • Smart thermostats
  • LED lighting
  • Efficient water heating
  • Low-flow plumbing fixtures
  • Solar-ready electrical systems
  • Electric-vehicle charging capability
  • High-performance roofing
  • Water-conscious landscaping

Energy-efficient construction can improve comfort, reduce operating costs, and strengthen long-term value.

Durable Construction for Florida

Central Florida homes must perform in heat, humidity, heavy rainfall, wind, and intense sunlight.

Our design and construction considerations may include:

  • Moisture management
  • Drainage
  • Roof durability
  • Wind resistance
  • Impact protection
  • Pest resistance
  • Mold prevention
  • UV-resistant materials
  • Efficient cooling
  • Water intrusion protection
  • Low-maintenance exterior finishes

Every project is adapted to its site conditions, approved engineering, and applicable building requirements.

Opportunities We Consider

Latitude 98 evaluates a range of ground-up residential construction opportunities throughout Central Florida, including:

  • Vacant residential lots
  • Raw land
  • Small subdivision sites
  • Infill properties
  • Tear-down opportunities
  • Storm-damaged property
  • Distressed property
  • Municipal land
  • Nonprofit-owned land
  • Church and institutional property
  • Affordable housing sites
  • Veteran housing sites
  • Build-to-rent opportunities
  • Joint-venture projects
  • Custom residential developments

Each opportunity is reviewed based on zoning, utilities, access, market demand, construction feasibility, financing, and long-term potential.

Who We Work With

Latitude 98 works with:

  • Landowners
  • Property owners
  • Investors
  • Municipalities
  • Counties
  • Housing authorities
  • Nonprofit organizations
  • Veteran organizations
  • Real estate brokers
  • Lenders
  • Capital partners
  • Architects
  • Engineers
  • General contractors
  • Trade partners
  • Community organizations

Potential relationships may include acquisition, joint ventures, development management, construction coordination, build-to-rent partnerships, and mission-driven housing development.

Why Latitude 98

Latitude 98 brings practical real estate and construction experience developed through more than 250 residential renovation and repositioning projects, multifamily development, and accessory dwelling unit construction in San Diego, California.

Now based in Central Florida, we are applying that experience to ground-up residential development throughout the Orlando region.

Our approach combines:

  • Real estate investment experience
  • Residential construction knowledge
  • Development planning
  • Site evaluation
  • Market-focused design
  • Creative problem-solving
  • Long-term ownership perspective
  • Community-focused growth
  • Disciplined project management
  • Commitment to resilient construction

We understand how to evaluate a property, develop the right plan, coordinate construction, and carry the project through completion.

Build From the Ground Up With Latitude 98

Whether you own a single residential lot, a larger tract of land, a redevelopment property, or a site intended for affordable housing, Latitude 98 is prepared to evaluate the opportunity.

We can help create a clear development path for:

  • Single-family homes
  • Duplexes
  • Triplexes
  • Fourplexes
  • Infill projects
  • Build-to-rent housing
  • Affordable housing
  • Workforce housing
  • Veteran housing
  • Hurricane Homes™
  • Small residential communities

Start a Ground-Up Residential Project

Have land or a residential development opportunity in Greater Orlando or Central Florida?

Submit your property or contact the Latitude 98 development team to begin the conversation.