Shadetree will include 260 apartment units situated on 30 acres in Ruskin's Cypress Village neighborhood, an upscale golf course community. Shadetree will mark the first significant market rate apartment development that the submarket has seen in decades, and will be delivered at a time when the area is undergoing tremendous growth. Perhaps the most prominent indicator of such growth has been Ruskin’s Amazon fulfillment center, which employs 2,500 full-time workers and is situated less than 1 mile from the Shadetree site. Additional employers within a 5-mile radius include two higher education institutions and two major hospitals, each of which are in phases of rapid expansion. Residing just 2 miles from an I-75 interchange, Shadetree tenants will also enjoy commutes of 30 minutes or less to major employment centers in Brandon/Riverview, Lakewood Ranch, Bradenton, downtown Tampa, and downtown St. Petersburg.  Shadetree is currently pre-leasing, with first occupancy planned for Q1 2019.



Solstice is a 309-unit luxury development located in the heart of Orlando’s I-Drive tourist corridor.  Breaking the mold of sleepy central Florida architecture, its edgy and energetic design and planning pays specific attention to outdoor health and fitness-oriented amenities.  Residents will enjoy a truly walkable lifestyle, as the community neighbors Vineland Premium Outlets, Publix Supermarket, and dozens of restaurant and retail options. Solstice was completed in Q1 2018 and is fully stabilized.



With its 228 units and 5 stories, Arcos is slated to transform a vacant 3-acre block in vibrant downtown Sarasota. Located in the heart of Sarasota's restaurant and retail district, Arcos residents will be able to walk one block to Whole Foods Market and dozens of sidewalk cafes and shops. Arcos welcomed its first residents in Q3 2018 and lease-up is ongoing. 


500 Harbour Island

Located on Harbour Island, Tampa’s most exclusive residential enclave, this 235-unit high-rise completes the build-out of the island. With 360-degree views of Downtown and Tampa Bay, it is quickly becoming one of the City’s most sought-after residential addresses. 500 Harbour Island was completed in Q4 2016 and is fully stabilized.



Also in the heart of Tampa’s Westshore business district, Novus is boutique apartment living at its best. Located across the street from one of Florida’s most sought after shopping and dining destinations, residents enjoy conveniences and luxury amenities not found anywhere else in Tampa. This 260-unit property was completed in Q4 2016 and is fully stabilized. 



Located in the center of the Westshore business district, Varela is a 350-unit apartment project just minutes away from Tampa International Airport and Raymond James Stadium. Residents are able to walk to International Plaza, the region's premiere upscale shopping and dining destination. This infill site was one of the last and largest develop-able multifamily properties within the district, and boasts 12,000,000sf of office space within a 2-mile radius. The 5-story project has attached structured parking, salt water pool, summer kitchen, fitness center, sauna and social media room. Hardwood flooring, 10' foot ceilings, 2-story loft units, granite kitchen tops, contemporary fixtures and large walk-in closets are a few of the available upgrades. Varela was awarded Green Globes certification for sustainable design and construction practices upon its completion in 2015.




Rocky Point

Currently in design, this 180-unit mid-rise waterfront project on Rocky Point will offer residents sweeping views of Old Tampa Bay and downtown. Amenities will include an elevated pool,  rooftop sun deck, beach area, and dock for kayaks and paddleboards. Construction is set to begin by the end of 2019.


Sunrise Orlando

Sunrise is a proposed 465-unit upscale apartment development in the rapidly expanding tourist corridor of Orlando. Seeking to capitalize on the recent success of our nearby Solstice project, Sunrise will bring a unit offering and amenity package that is without equal in the market. Construction is set to begin in early 2020.


Mirrorton is set to radically transform a 10-acre city-owned property on the fringe of downtown Lakeland, FL. The extensive planning effort was the product of a thorough RFQ process and coordination effort with the City, the Downtown Community redevelopment Agency and the citizens of Lakeland. The proposed development re-engages a long-vacant and important multi-block area back into the downtown core.  With its 305 units delivered in a mixture of townhouses and 3- and 4-story flats, Mirrorton will serve demand for new, high quality rental housing in Lakeland’s vibrant downtown.  A freestanding amenity building will house a fitness center, coffee bar, spa, meeting and work areas, pet spa, and a host of social gathering spaces including an attached outdoor terrace and pool. The site design is focused on establishing connectivity and a new urban feel, with orderly downtown blocks, on-street parking, minimal building setbacks, and pedestrian accommodations such as generous shade and sidewalks. The project’s architecture is a blend of precedent and innovation that utilizes traditional materials in contemporary forms. The Mirrorton site is currently under contract and the project is scheduled to begin construction in 2019.




Arbor Oaks

Arbor Oaks is a 198-unit fractured condo/apartment property located in Bradenton, FL. Framework Consulting and Construction advised Arbor Oaks’ private equity ownership group in developing the property’s renovation and repositioning strategy. Key to the effort is Framework’s development of the renovation approach, as the property is mostly occupied by both renters and condominium owners. Framework is currently carrying out the property’s renovations, including new new cabinets, tops, backsplashes, flooring, plumbing and electrical fixtures, paint, and appliances.


Cypress Landing

Funded through the U.S. Department of Housing and Urban Development’s Community Development Block Grant, Framework Group and DDA Development formed a joint-venture to purchase, rehabilitate and re-lease this 36-unit apartment project in Tampa, FL, just outside of the entrance to MacDill AFB. Formerly a neglected property that was a blight to one of the highest-income communities in Tampa Bay, this property was completely transformed utilizing Green Building Practices such as low-e windows, new insulation, Energy Star appliances, FL-friendly landscaping, low-flow plumbing fixtures and solar powered common hot water. Through this effort, the Framework/DDA partnership has re-set the life of this structure for the next 30 years.


Grande Oasis at Carrollwood

Framework Group managed the partial rehabilitation of Grande Oasis at Carrollwood development after a damaging fire. A mix of condominium and rental apartment units within the project presented challenges in project scoping, pricing and management. Extensive water damage, code compliance, and unforeseen conditions added layers of technical complexity. Framework employed creative problem solving, diligent client reporting, insightful guidance and an overall “think like an owner” philosophy in order to successfully deliver a high quality result.


Framework Construction acted as Housing Partner with the City of Tampa and General Contractor for the rehabilitation of this 24-unit project located in South Tampa off Bayshore Blvd. With funding through HUD’s Neighborhood Stabilization Program, the project was completely rebuilt using sustainable building practices, and is 100% leased to residents who meet the affordable housing eligibility requirements.



Funded through the U.S. Department of Housing and Urban Development’s Neighborhood Stabilization Program (NSP), Framework and DDA Development formed a joint-venture to purchase, rehabilitate and re-lease this 38-unit apartment project in Tampa, FL. Formerly a neglected property that was a blight to one of the largest medical and middle-income communities in Tampa Bay, this property was completely transformed utilizing Green Building Practices such as low e windows, new insulation, Energy Star appliances, FL-friendly landscaping, low flow plumbing fixtures and solar powered common hot water. Through this effort, the Framework/DDA partnership has re-set the life of this structure for the next 30 years. Sustainability starts with projects such as this, and we were proud to have been awarded funds from HUD and the City of Tampa to help meet the goals of the NSP program.


Through a partnership with DDA and MHC, Inc. (a health care non-profit), Framework served as co-developer and general contractor for this 55-unit rehab funded by HUD’s Neighborhood Stabilization Program. This property is located in the 40th St. corridor of the City of Tampa, which has recently seen a $50M infrastructure investment. Similar to Mariposa, this neglected building and property had been foreclosed and vacant. It, too, was renovated with the latest Green Building practices, and began leasing in September 2011. Oakview’s management was recognized for its rehabilitation of the Tampa apartment homes.




Park 30

Framework served as pre-development consultant for the Park 30 project, a 216-unit garden style community to be located in Bradenton, FL. With entitlements, pre-development and design successfully completed, Park 30 is scheduled to break ground in 2018.


Circa at Fishhawk Ranch

Framework was the fee developer for this 260-unit luxury apartment project by Newland Communities, its first multi-family development within the award-winning Fishhawk Ranch in Lithia, FL. Construction began in May 2014, and was completed in December 2015.

Campbell Landings

Framework Consulting acted as Owner's Representative for DDA Development on this 96-unit tax credit project for seniors in the urban core of St. Petersburg, FL.  Framework coordinated pre-development, design, and construction activites with the owner and third party general contractor.