Willton Investment Group

Invests both as LP and GP, creating smart, flexible partnerships

Balance-sheet partner. Institutional. Transparent. Decisions in days.
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Our Experience

Proven Track Record for Successful Partnerships

Willton Investment Management is the operating and investment arm of Willton Investment Group, a U.S.-based family office focused on creating better living communities. We are both an owner and investor, acquiring residential rental properties in the Southeastern United States and providing joint venture equity to institutional-quality sponsors across the country. Willton Investment Group has deep roots in real estate, with a track record in luxury condominium and mixed-use development… Read More

19

Deals Closed

$1.6+

Gross Asset Value ($B)

6000+

Total Units
Our Functions

Focused multifamily investment strategies

Acquisitions

Direct multifamily investments in FL & NC markets with institutional capital.

Investments

Provide LP equity to local GP who has proven experience across high-growth Sunbelt markets on both ground up and acquisition opportunities.

Asset Management

Active oversight and value creation across investment period.
Our Strategy

Willton Invests as Both LP & GP

Depending on the strategy, we either lead acquisitions or back strong sponsors with equity.

Willton invest as LP

  • Equity partner for developers in Sunbelt & Mid-Atlantic MSAs
  • Ground-up, value-add, stabilized MF & BFR
  • 250–400 units MF, 150–200 units BFR
  • Typical LP check: $20–40M
  • 80/20–85/15 structures, no mezz or pref
  • Require sponsors with track record & co-investment
  • Speed, certainty, and long-term partnership focus
View Developer Criteria

Willton leads the deal as GP

  • Direct multifamily ownership in FL & NC -also open to MD and VA
  • 90s or newer, value-added or core
  • 200–400 units, garden-style & mid-rise
  • All-cash or loan assumptions (select note purchases)
  • Significant GP equity — full alignment
  • Flexible holding periods
  • Conservative leverage & transparent reporting
  • Targeting opportunistic returns
View Investor Criteria

Developer Criteria

Willton backs proven sponsors with institutional equity

Asset Type:

  • Low to mid density MF and BFR. Surface parked communities preferred
  • Ground up development, value-add and newly built acquisitions strategies for lease up or stabilized properties

Markets:

  • Major MSAs from east coast down to Florida, sunbelt states and mountain states. Mainly focused on FL, NC, TX, DMV(DC, VA, MD), AZ, CO, NJ
  • Focused on locations with above MSA AMI
  • Within a 30-min drive to major employment centers
  • No tertiary locations

Deal Structure:

  • 200-400 units per deal or per phase for MF, 150-250 units/homes per deal for BFR
  • Typical LP equity check size is $20-$40mm per deal, acquisition could be smaller, core deal could be higher
  • Flexible holding period
  • Typical 80/20-85/15 structure
  • No mezz. or pref
  • Close the LP portion at shovel-ready for ground up opportunity

Sponsor Selection:

  • Stable team, vertically integrated team preferred
  • On value-add deals (including special situations), in-house property management team preferred or strong boots on the ground asset management team
  • Good pipeline for us to close new deals every year
  • Proven track record as a team
  • Cost-overrun guarantee required

Seeking LP equity for your next deal?

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Investor Criteria

Willton leads acquisitions where investors invest alongside us

Asset Type:

  • 90s vintage to newly built, 200-400 units per deal
  • Garden-style & mid-rise, no 8’ ceiling

Markets:

  • Major MSAs in FL, NC, MD and VA
  • Focused on locations with above MSA AMI
  • Within a 30-min drive to major employment centers
  • No tertiary locations

Deal Structure:

  • All cash or loan assumptions with market terms. Might also consider note purchases

Investor Criteria:

  • Qualified investor
  • $5m-30m check per deal
  • All other terms can be flexible

Looking to co-invest?

Email our Team
WHO WE WORK WITH

Tailored partnerships for developers, investors, and brokers

Developers / GPs

  • Ground-up, value-add, and stabilized multifamily
  • Sunbelt & Mid-Atlantic major MSAs (no tertiary markets)
  • Preference for vertically integrated operators
  • Experienced teams with consistent track record
View LP Partnership Criteria

Investors (UHNW/FO)

  • Direct acquisitions of 200–400 unit multifamily in FL & NC
  • Garden-style & mid-rise focus
  • Flexible structures: all cash, loan assumptions, note purchases
  • Alignment through co-investment and transparent reporting
See GP Criteria

Brokers

  • Off-market and marketed multifamily transactions
  • Targeting 1990s vintage through new construction
  • Preference for surface-parked, low–mid density assets
  • Proven ability to transact efficiently with cash or financing
See LP & GP Criteria
DEVELOPERS / GPs

Investment Criteria

When Willton invests as LP alongside strong sponsors

  • Ground-up development, value-add, stabilized multifamily.
  • Garden, mid-rise, or build-for-rent (BFR).
  • No condo/for-sale product.

  • Major MSAs in FL, NC, TX, AZ, CO, NJ.
  • Broader Sunbelt & Mid-Atlantic MSAs.
  • Within 30 minutes of major employment centers.
  • Must be above MSA AMI (income levels)
  • No tertiary locations

  • MF: 250–400 units per phase.
  • BFR: 150–200 homes per deal.

  • $20–40M typical (smaller for acquisitions, larger for core)
  • LP portion closes only at shovel-ready stage (ground-up)

  • 80/20–85/15 GP–LP split
  • No mezzanine or pref

  • Vertically integrated platform
  • Stable, proven team with track record
  • Strong local presence / boots on ground
  • Skin in the game

  • Value-Add: ≥14% IRR (4–5 years), 60–65% leverage, 6–7% CoC
  • Core: Lower IRR acceptable, 60–65% leverage, no financial engineering
  • Ground-Up: ≥18% IRR (3–4 years), 60% leverage, no financial engineering

Developers / GPs

  • Ground-up, value-add, and stabilized multifamily
  • Sunbelt & Mid-Atlantic major MSAs (no tertiary markets)
  • Preference for vertically integrated operators
  • Experienced teams with consistent track record
See LP Criteria

Investors (UHNW/FO)

  • Direct acquisitions of 200–400 unit multifamily in FL & NC
  • Garden-style & mid-rise focus
  • Flexible structures: all cash, loan assumptions, note purchases
  • Alignment through co-investment and transparent reporting
See GP Criteria

Brokers

  • Off-market and marketed multifamily transactions
  • Targeting 1990s vintage through new construction
  • Preference for surface-parked, low–mid density assets
  • Proven ability to transact efficiently with cash or financing
See LP & GP Criteria
INVESTORS

Investment Criteria

When Willton is the GP / Operator leading the deal

  • Multifamily acquisitions: 1990s vintage → newly built
  • Garden-style & mid-rise communities
  • No 8’ ceiling product

  • Florida & North Carolina focus

  • MF: 200–400 units per deal

  • Direct acquisitions
  • All-cash purchases, loan assumptions at market terms, or note purchases

  • Disciplined underwriting
  • Long-term value creation
  • Transparent reporting
  • Co-investment for alignment with LPs

Developers / GPs

  • Ground-up, value-add, and stabilized multifamily
  • Sunbelt & Mid-Atlantic major MSAs (no tertiary markets)
  • Preference for vertically integrated operators
  • Experienced teams with consistent track record
See LP Criteria

Investors (UHNW/FO)

  • Direct acquisitions of 200–400 unit multifamily in FL & NC
  • Garden-style & mid-rise focus
  • Flexible structures: all cash, loan assumptions, note purchases
  • Alignment through co-investment and transparent reporting
See GP Criteria

Brokers

  • Off-market and marketed multifamily transactions
  • Targeting 1990s vintage through new construction
  • Preference for surface-parked, low–mid density assets
  • Proven ability to transact efficiently with cash or financing
See LP & GP Criteria
BROKERS

Investment Criteria

When Willton invests as LP alongside strong sponsors

  • Ground-up development, value-add, stabilized multifamily.
  • Garden, mid-rise, or build-for-rent (BFR).
  • No condo/for-sale product.

  • Major MSAs in FL, NC, TX, AZ, CO, NJ.
  • Broader Sunbelt & Mid-Atlantic MSAs.
  • Within 30 minutes of major employment centers.
  • Must be above MSA AMI (income levels)
  • No tertiary locations

  • MF: 250–400 units per phase.
  • BFR: 150–200 homes per deal.

  • $20–40M typical (smaller for acquisitions, larger for core)
  • LP portion closes only at shovel-ready stage (ground-up)

  • 80/20–85/15 GP–LP split
  • No mezzanine or pref

  • Vertically integrated platform
  • Stable, proven team with track record
  • Strong local presence / boots on ground
  • Skin in the game

  • Value-Add: ≥14% IRR (4–5 years), 60–65% leverage, 6–7% CoC
  • Core: Lower IRR acceptable, 60–65% leverage, no financial engineering
  • Ground-Up: ≥18% IRR (3–4 years), 60% leverage, no financial engineering
Our Deals

Representative transactions across our target markets

Tampa, FL

Westshore Marina

2019
351 Units

In the fourth quarter of 2017, Willton partnered with a leading Southeast-based regional developer to construct a 351-unit, Class-A multi-family rental project in South Tampa. The development is part of a larger master planned mixed-use community with 1.5 miles of waterfront on Old Tampa Bay.

The Tampa-St. Petersburg MSA is one of the fastest growing job markets in Florida, and boasts one of the lowest vacancy rates in the state. Willton saw that the development was a unique opportunity to partner with a best-in-class merchant builder at an attractive land basis on a fully entitled project in a master planned community, surrounded by luxury townhomes, condos, and high-end rentals. Willton successfully exited from the project upon sale of the stabilized property in 2020.

In the fourth quarter of 2017, Willton partnered with a leading Southeast-based regional developer to construct a 351-unit, Class-A multi-family rental project in South Tampa. The development is part of…

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Baltimore, MD

Federal Hill

2019
224 Units

In the fourth quarter of 2017, Willton joint-ventured with a highly successful and well regarded regional developer to construct a 224 unit, Class A, multi-family rental community in Federal Hill, one of the most sought after neighborhoods by affluent millennials and young professionals in the entire Baltimore, MD submarket. With unobstructed views of the Inner Harbor and the Baltimore skyline, the property issituated along Key Highway just south of the Biltmore CBD.

The project possessed a unique opportunity for Willton to invest in an urban market with strong economic drivers, a highly educated workforce, irreplaceable location and land basis in a highly constraint submarket.

In the fourth quarter of 2017, Willton joint-ventured with a highly successful and well regarded regional developer to construct a 224 unit, Class A, multi-family rental community in Federal Hill,…

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Oak Park, IL

The Albion

2019
265 Units

In the second quarter of 2018, Willton joint-ventured with a local Chicago developer to construct a 19 story, 265-unit, class A rental in the affluent suburb of Oak Park, which sits 15 miles west of downtown Chicago. The project provided Willton an opportunity to invest alongside a well-capitalized developer in an urban market with limited new supply and tremendous barriers to entry as only four new projects have ever been delivered over a 25-year period in the submarket.

In the second quarter of 2018, Willton joint-ventured with a local Chicago developer to construct a 19 story, 265-unit, class A rental in the affluent suburb of Oak Park, which…

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Malvern, PA

The Arlo

2020
244 Units

In the fourth quarter of 2017, Willton partnered with a nationally recognized builder, backed by one of the largest public pension funds in the United States, to development a 244-unit Class A apartment community in Philadelphia’s desirable Main Line region.

The “Main Line” refers to the affluent western suburbs of Philadelphia, which are home to elite public and private high schools, universities and social clubs. As one of Philadelphia’s most sought-after residential enclaves, Chester County residents earn the highest average income of any county in Pennsylvania, among the top 10 counties nationally. The development provided Willton with an opportunity to partner leading national developer in a high barrier-to-entry submarket with exceptional demographics. Willton successfully exited the deal in 2020 upon stabilization.

In the fourth quarter of 2017, Willton partnered with a nationally recognized builder, backed by one of the largest public pension funds in the United States, to development a 244-unit…

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East Rutherford, NJ

Central & Oak

Projected Fall 2020
208 Units

In the third quarter of 2018, Willton joint-ventured with a local, New Jersey developer to construct a 208-unit, Class A multi-family rental project located in Northern, New Jersey. The property sits along the NJ Transit station with access to New York City in less than 25 minutes.

This unique investment provided Willton with an opportunity to invest in a transit-oriented development, at an attractive land and development basis, with one of New Jersey’s top multi-family developers in an extremely difficult market to acquire and entitle land.

In the third quarter of 2018, Willton joint-ventured with a local, New Jersey developer to construct a 208-unit, Class A multi-family rental project located in Northern, New Jersey. The property…

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Greenbelt, MD

Motiva Greenbelt

2022
354 Units

Located within walking distance of the Greenbelt Metro Station and business district, this fully-entitled $81 million project comprises a 354-unit Class-A amenitized garden apartment community with the highest quality construction in the market. Motiva consists of 335,000 rentable square feet, 412 parking spaces, and 36 private garages. Community amenities include a clubhouse, game room, fitness center, heated pool and 24-hour security.

Willton partnered in a joint venture with a leading national multifamily apartment builder to complete construction of the project during a turbulent pandemic period. Motiva Greenbelt had its moving grand opening ceremony in September of 2022, with local government officials and business partners in attendance, reflecting the community’s appreciation for their newest apartment complex. After the buyout in 2024, WIM now holds 100% ownership.

Located within walking distance of the Greenbelt Metro Station and business district, this fully-entitled $81 million project comprises a 354-unit Class-A amenitized garden apartment community with the highest quality construction…

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Phoenix, AZ

Lumara

Coming soon in 2025
456 Units

Willton invested in a joint venture with a publicly traded national developer to develop a Class-A rental apartment community (the “Lumara”) in Phoenix, AZ. Lumara is located in Deer Valley, a 10-minute commute to TSMC chip plant, 5-minute drive to Happy Valley Towne Center and employers such as USAA, Wells Fargo, and Farmers Insurance, and just a short trip from Downtown Phoenix and local hotspots. This project features impeccable style and elegant comfort around every corner, inspiration and rejuvenation in desert living. The Deer Valley submarket will continue benefit from strong and consistent job growth and rent growth, driven by the $40 billion TSMC Arizona investment.

Willton invested in a joint venture with a publicly traded national developer to develop a Class-A rental apartment community (the “Lumara”) in Phoenix, AZ. Lumara is located in Deer Valley,…

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Our Footprint

Focused in high growth MSAs

Ready to Partner?

Send us an Email

Developers

Partner with us as LP for your next multifamily development or acquisition.

Investors

Co-invest alongside us in FL & NC multifamily acquisitions as GP.

Brokers

Fast yes/no on qualified deals. Clear LP & GP criteria available.
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