PROVEN PERFORMANCE. REALIZED VALUE.
Our Featured Projects
A diverse portfolio of precision-led projects across Northeast Florida and Southeast Georgia. From institutional lot development to complex asset re-engineering, our track record is defined by calculated execution and the realization of high-level objectives.
Aterro Recreational Park
Coquina Crossing Community
Durbin Station Office Park
Merchant's Cove Townhomes
Roberts Village Office Condos
Riverside Park Place building
The Paddocks
at St Mary's
Aterro
Recreational
Park
Jacksonville, FL
The Vision
Reclaim a 122-acre dormant landfill on Sunbeam Road that had been "offline" for nearly four decades.
The Problem
The site was an environmental and regulatory "dark cloud." Previous attempts at development had failed due to economic shifts and the complexities of building on a closed landfill. The land was seen by the community as a liability rather than an asset.
The Stratagem
Jeremy and JT spearheaded a multi-year entitlement and rezoning process. They utilized Phase I & II Environmental Assessments to gain "100% certainty" for future residents. By partitioning the land, they created a symbiotic development: a 192-unit active adult community (Everlake) paired with a first-of-its-kind recreational mountain bike and hiking trail system (Jeremy’s Hill).
The Result
Stratagem successfully secured the first-ever private land designation for the Florida Department of Environmental Protection's Greenways and Trails system in Jacksonville. The project transformed a community liability into a high-demand residential and recreational hub.
COQUINA
CROSSING
ST AUGUSTINE, FL
The Vision
To execute the final, critical expansion of a premier age-qualified community in St. Augustine. The goal was to seamlessly integrate 145 new residential lots into the existing high-end infrastructure of Coquina Crossing, ensuring that the Phase IV expansion met the rigorous institutional standards of Equity LifeStyle Properties (ELS).
The Problem
Large-scale horizontal development within an active, occupied community presents significant logistical and regulatory hurdles. The project required precise coordination of complex utility tie-ins, environmental concurrency, and massive earthwork scopes, all while minimizing disruption to the existing Phase I–III residents and maintaining the aggressive delivery timeline required by the national developer.
The Stratagem
Stratagem was retained to provide comprehensive Institutional-Grade Oversight for all horizontal scopes of work.
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Scope Synchronization: Managed the technical integration of 145 lots, overseeing the mobilization of paving, drainage, and utility contractors to ensure code compliance and design fidelity.
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Regulatory Navigation: Served as the primary liaison for local St. Johns County inspections and concurrency requirements, mitigating potential delays in site certification.
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Quality Assurance Engineering: Applied a "boots on the ground" management style to verify that all civil engineering specifications were met, protecting the long-term value of the asset for the institutional owner.
The Result
The Phase IV expansion was successfully brought to market as a ready-to-build residential product.
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Institutional Success: Delivered 145 build-ready lots that met the exacting standards of a national REIT (ELS).
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Asset Optimization: Through tight management of horizontal scopes, Stratagem ensured the project transitioned smoothly from raw site work to vertical residential construction.
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Community Continuity: The expansion was completed with zero operational impact on the existing neighborhood, reinforcing Stratagem’s ability to manage complex "live" site developments.
Durbin Station
Office Condos
Jacksonville, FL
The Vision
To introduce a premier commercial ownership product into the high-growth Durbin Crossing corridor. The goal was to provide a "Class-A" professional environment that allowed local owner-operators—such as medical practitioners and financial advisors—to move away from traditional leasing and begin building long-term real estate equity within their own community.
The Problem
The St. Johns County commercial market was saturated with large-scale retail and institutional rental spaces, leaving a significant "equity gap" for small-to-mid-sized professional firms. These businesses were forced into long-term leases with no path to ownership, while the rapid residential growth in the area created an urgent need for localized professional and medical services.
The Stratagem
Stratagem Partners engineered a 31,000-square-foot, 28-unit office-condo master plan designed for maximum user flexibility and technical longevity.
- Modular Engineering: Designed units starting at 1,115 sq. ft. with the ability to seamlessly combine spaces for larger clinical footprints.
- Owner-User Infrastructure: Implemented a sophisticated site plan featuring automatic photometric lighting and high-efficiency tinted glass to lower long-term operating costs for owners.
- Strategic Aesthetics: Utilized distinctive architectural shingles and premium exterior finishes to differentiate the project from standard commercial "flex" products.
The Result
Durbin Station validated the demand for professional ownership through rapid market absorption and project stability.
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Pre-Construction Velocity: Secured contracts for over 50% of units prior to the completion of site work.
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Full Delivery: The project was completed on schedule in Q1 2020, achieving a high-yield exit for the development team.
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Economic Anchor: Successfully established a permanent professional ecosystem that remains 100% occupied by a diverse mix of law, finance, and healthcare specialists.
Merchant's Cove Community
Brunswick, GA
The Vision
To transform a strategic land asset in Brunswick, Georgia, into a high-density residential community. The objective was to engineer and entitle a 118-lot townhome development that met the rigorous site specifications required by national home builders, ultimately creating a "shovel-ready" product in a supply-constrained market.
The Problem
The Brunswick market required a specific type of high-density residential product, but bringing 118 lots through the horizontal development phase requires intense capital oversight and strict adherence to a one-year timeline. Any delay in the civil engineering, drainage installation, or utility tie-ins would have jeopardized the closing with the institutional buyer and delayed the vertical construction phase.
The Stratagem
Stratagem executed a disciplined, 12-month horizontal development strategy to de-risk the asset and prepare it for disposition.
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Aggressive Project Management: Initiated horizontal work in October 2024 with a hard "line-in-the-sand" completion date of October 2025.
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Horizontal Engineering: Oversaw the comprehensive site-clearing, grading, and infrastructure installation for all 118 townhome pads, ensuring every lot met the strict density and setback requirements.
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Institutional Disposition: Managed the technical due diligence and site handover process to facilitate a seamless sale to a national home builder upon completion.
The Result
A successful full-cycle development that transitioned from raw ground to an institutional asset in exactly 12 months.
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Timeline Fidelity: Completed 100% of horizontal scopes on schedule (October 2024 – October 2025).
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Successful Exit: Facilitated the bulk sale of the finished lots to a national home builder immediately following completion in 2025.
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Market Impact: Delivered much-needed professional housing inventory to the Brunswick area, reinforcing Stratagem’s reputation for reliable, "on-clock" horizontal execution.
Roberts
Village
ST. JOHNS COUNTY, FL
The Vision
To identify and stabilize an asset within a critical "supply-demand" gap in the St. Johns County corridor. The objective was to engineer a 32-unit professional workspace that would serve as the primary commercial anchor for the rapidly expanding Rivertown master-planned community.
The Problem
The Rivertown area represents one of the fastest-growing residential sub-markets in Northeast Florida, yet it remained an underserved market for professional and medical office space. High-growth corridors often suffer from an "institutional lag" where commercial infrastructure fails to keep pace with residential rooftops, forcing local professionals to commute outside their primary trade area.
The Stratagem
Stratagem leveraged deep market intelligence to move aggressively on the Roberts Road site, executing an accelerated development lifecycle to capture the market curve.
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Accelerated Execution: Navigated the full project lifecycle—from the initiation of horizontal development in January 2024 to total vertical completion by April 2026—in a condensed 26-month timeline.
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Horizontal Integrity: Engineered comprehensive site preparation and infrastructure specifically tailored for a multi-unit condo configuration, ensuring individual unit owners benefit from long-term asset durability and optimized site flow.
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Future-Proofing: Strategically positioned the 32-unit footprint at the epicenter of future commercial expansion, securing a high-residual-value location that de-risks the investment for both the firm and its partners.
The Result
A master-class in market timing and technical delivery that successfully bridged the professional workspace gap in Rivertown.
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Market-Leading Speed: Accomplished total project delivery in just 26 months, significantly outperforming regional development averages for similar asset classes.
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Strategic Stabilization: Provided 32 high-demand professional units to an underserved market, ensuring rapid absorption and immediate community integration.
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Asset Growth: Positioned the project to capitalize on the sustained residential growth of St. Johns County, establishing Roberts Village as a premier professional hub with significant long-term appreciation potential.
Riverside
Park Place
Jacksonville, FL
The Vision
To revitalize a prominent six-story professional hub in the heart of Jacksonville’s historic Riverside district. The objective was to modernize the building's infrastructure and aesthetic appeal, transforming it into a premier destination for high-value tenants seeking a blend of urban character and contemporary office functionality.
The Problem
Multi-story, multi-tenant assets in historic sub-markets often suffer from "technical fatigue"—dated mechanical systems, inefficient layouts, and aesthetic stagnation that limit lease rates. Managing a six-story renovation while the building remains operational requires a high degree of precision to avoid tenant disruption while simultaneously addressing deep-seated engineering and occupancy challenges.
The Stratagem
Stratagem Partners was retained to provide comprehensive Institutional Oversight and technical re-engineering for the asset.
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Capital Improvement Management: Oversaw the strategic renovation of core systems and common areas, focusing on high-impact upgrades that drive immediate tenant retention and attraction.
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Technical Re-engineering: Applied owner-operator intelligence to streamline building operations, identifying efficiencies in mechanical performance and site utility that reduce long-term "triple-net" (NNN) pressures.
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Strategic Asset Management: Implemented a rigorous day-to-day management framework that balances the needs of a diverse multi-tenant roster with the long-term financial objectives of the ownership group.
The Result
The transformation of Riverside Park Place into a stabilized, modern professional environment.
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Enhanced Asset Value: Through targeted renovations and engineering oversight, Stratagem successfully repositioned the building as a competitive Class-A/B+ option in the Riverside sub-market.
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Operational Continuity: Executed complex re-engineering scopes without compromising the daily operations of existing tenants, maintaining high occupancy throughout the renovation lifecycle.
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Long-Term Stability: Established a sustainable management model that ensures the building remains a resilient, high-performing asset within the Stratagem-managed portfolio.
The Paddocks
at St. Mary's
st mary's, ga
The Vision
Unlock 122 acres of coastal timberland near the Kings Bay Naval Base for modern residential use.
The Problem
The property was encumbered by outdated 2005 zoning and lacked the necessary infrastructure for modern density. Additionally, the site required a complex Tax Allocation District (TAD) agreement to offset high site development costs.
The Stratagem
Stratagem acted as the master developer and entitlement agent, successfully rezoning the tract to a Planned Development (PD) that balances single-family homes, townhomes, and multi-family apartments. They negotiated a $3M Tax Allocation District (TAD) agreement with the City of St. Mary's to fund critical transportation and utility improvements.
The Result
Created a shovel-ready master plan for 254 single-family homes and 150 townhomes, ensuring high-quality architectural standards and a 10-foot multi-use path for the community.