13th Floor Investments

13th Floor Investments is a Miami-based real estate developer and investor founded in 2007, active in residential, mixed-use, and master-planned projects across South Florida. The firm is co-developing 619 Brickell, a Nobu-branded condominium tower designed by Foster + Partners on Biscayne Bay, alongside Key International. 13th Floor has built a portfolio that ranges from luxury high-rises to workforce and single-family housing, and it tends to take on complex entitlements and public-private deals that other developers pass on. It works almost entirely within the South Florida market it knows best.

Structure of the business

13th Floor Investments operates from 2850 Tigertail Avenue in Miami’s Coconut Grove, alongside two affiliated arms. 13th Floor Homes, the South Florida homebuilding division launched in 2013, participates in the full cycle from planning and approvals through community development and sales, and works out of Fort Lauderdale. 13th Floor Capital is the separately owned private equity arm; its portfolio companies include a restaurant group running 62 Cinnabon, Jamba and Auntie Anne’s locations, plus a strategic investment in 37th Street Bakery.

The firm describes a vertically integrated team of more than 40 professionals handling sourcing, underwriting, financing and closing, together with development, construction management, asset management and leasing or sales. In-house design and architectural capability sits within the development group, paired with outside consultant networks and municipal relationships.

By its own numbers, the firm manages over $5 billion of real estate, has invested in more than 70 projects, and has delivered 6.9 million square feet and over 4,700 residential units across South and Southwest Florida. The stated pipeline anticipates over 4,900 additional units through 2033. The firm reports a blended 2.4x gross multiple on invested capital and says it targets and has generated net returns of 2.0x multiples with 20%+ IRRs.

Capital is raised through a fund series rather than one-off deals. Fund I launched in 2010 to buy distressed condominiums, land, CDD bonds and foreclosed real estate. Fund III closed at $41 million in commitments in 2016, Fund IV at $110 million in 2020, and Fund V at $216 million in 2023 targeting a net IRR between 15 and 20 percent. Individual investments are structured as equity, preferred equity, mezzanine loans or transitional senior loans depending on basis, capital preservation and risk-adjusted return.

Portfolio geography runs well beyond the Miami core: Bay Harbor Islands, Sunny Isles Beach, North Miami Beach, Delray Beach, Tamarac, Riviera Beach and Estero in Florida, plus Maryville, Tennessee. Named holdings include 1010 Brickell, Link at Douglas, Motion at Dadeland, Sereno at Bay Harbor, 400 Sunny Isles, The Harbour, The Reserve at Coconut Point, Parks at Delray, Manor Parc, Hidden Trails and Arbor Parc. In 2025 the firm acquired 800 stabilized multifamily units in the southeast U.S.

The firm calls itself asset agnostic across office, warehouse and industrial, retail, apartments, hotel and resort, land, for-sale residential and mixed-use. Deal themes it names include transit-oriented development, attainable-price multifamily, entry-level homes, adaptive reuse, environmental remediation, long-term ground leases and workout scenarios such as bankruptcy, foreclosure or recapitalization.