A 172-unit waterfront-adjacent multifamily community in Tampa's fastest-growing employment corridor.
Harbor Point Residences is a ground-up, 172-unit multifamily development positioned one mile from Tampa's Westshore business district, the largest suburban employment center in Florida. The sponsor has secured entitlements, locked a guaranteed-maximum-price construction contract, and closed on the land. Member capital completes the equity stack alongside an 8% preferred return and a 70/30 member-favored profit split.
The project comprises four residential buildings over structured parking with 172 units (studio through three-bedroom), a resort-style amenity deck, co-working lounge, and 6,400 sq ft of ground-floor retail. Unit finishes target the 'attainable Class A' segment — premium feel at rents roughly 15% below new downtown product.
Tampa has added jobs at nearly twice the national rate for five consecutive years, while Westshore-area multifamily deliveries have lagged absorption since 2023. Comparable stabilized properties within two miles average 95%+ occupancy with steady rent growth. The submarket's supply pipeline thins considerably after 2027, the project's planned lease-up window.
Buy development margin in an undersupplied, high-growth submarket with a fixed-price construction contract, an experienced local sponsor with fourteen completed projects, and structural protections (preferred return, member-favored split) that put members ahead of the sponsor in the distribution waterfall.
Site work is underway; vertical construction is scheduled to begin in Q4 2026. The offering is 75% committed as of the last update.
Tampa MSA has grown 2.1% annually since 2020 — roughly double the national average.
Harbor Point Development Partners has delivered 14 projects and 3,100+ units on Florida's Gulf Coast.
Guaranteed-maximum-price contract with a bonded regional general contractor limits cost-overrun exposure.
One mile from the Westshore district's 4,000+ businesses and 94,000 jobs.
8% preferred return and 70/30 split place members first in line for distributions.
62% loan-to-cost senior debt — below the 70–75% typical for comparable developments.
Submarket deliveries drop sharply after 2027, the project's planned lease-up window.
Sponsor projections — explore how the numbers move under different scenarios.
The sponsor's underwritten projection. All figures are sponsor projections.
| Five-Year Forecast | 2026 | 2027 | 2028 | 2029 | 2030 |
|---|---|---|---|---|---|
| Revenue | $3,050,000 | $3,385,500 | $3,757,905 | $4,171,275 | $4,630,115 |
| Expenses | $1,281,000 | $1,421,910 | $1,578,320 | $1,751,935 | $1,944,648 |
| Operating Income | $1,769,000 | $1,963,590 | $2,179,585 | $2,419,340 | $2,685,467 |
| Cash Flow | $1,521,340 | $1,688,687 | $1,874,443 | $2,080,632 | $2,309,502 |
| Distributions | $1,095,365 | $1,215,855 | $1,349,599 | $1,498,055 | $1,662,841 |
Total capitalization $9,600,000
Est. stabilized value
$12.1M
Projected exit value
$13.4M
Sources
Uses
Per quarterly payment
$325
Projected annual income
$1,300
Income over 5 yrs
$6,500
Projected value, yr 5
$35,881 · 1.79x
Portfolio fit: Real Estate would move from 47% to 51% of your committed portfolio with this investment.
Illustrative projection compounding the base scenario of the sponsor's target return over the full hold. Estimates only — never a guarantee.
Invest $20,000Develop at a projected 6.9% stabilized yield-on-cost in a market where comparable stabilized assets have recently traded materially richer — creating value through development margin rather than aggressive rent assumptions. Operations will be handled by a national third-party manager with 4,000+ units in the Tampa Bay area.
Member equity funds the final tranche of the capital stack: vertical construction alongside the senior construction loan, amenity build-out, lease-up reserves, and capitalized interest. A detailed sources-and-uses table appears in the Financials tab.
Base case is a sale to an institutional buyer in year 5 following stabilization. Alternate paths include a refinance in year 3–4 that returns a substantial portion of member capital while retaining ownership, or an extended hold if market pricing is unattractive at the target window.
Harbor Point Development Partners is a Tampa-based real estate development firm focused on workforce and mid-market multifamily housing across Florida's Gulf Coast. The firm pairs conservative underwriting with hands-on construction management, and has delivered every project in its track record on or under its original capital plan.
18
Years experience
14
Completed projects
3
Current projects
$212M
Total project value
Daniel Reyes · Managing Partner
Former regional development director; has overseen 3,100 delivered units across Florida.
Karen Whitfield · Head of Construction
20 years managing ground-up multifamily and mixed-use construction programs.
Luis Ortega · Director of Asset Management
Leads lease-up strategy, operations, and investor reporting across the portfolio.
Bayshore Flats (168 units)
Delivered 2022 · stabilized at 96% occupancy in 9 months
Palmetto Crossing (204 units)
Delivered 2020 · sold 2024 above underwritten exit
Riverside Lofts (96 units)
Delivered 2018 · refinanced with full return of member capital
Track record provided by the sponsor. Past performance does not predict future results.
The complete document room for this offering.
Apr 14, 2026
Opportunity introduced to The Circle with preliminary materials.
Apr 28, 2026
Full data room, financial model, and sponsor Q&A opened to members.
May 12, 2026
Commitments accepted from approved members.
Sep 30, 2026
Offering expected to reach its target raise.
Nov 1, 2026
Capital deployed and the project moves into execution.
Dec 15, 2027
Key operating milestone on the path to stabilized performance.
Mar 31, 2028
First member distribution expected, subject to performance.
2030-2031
Targeted period for sale, refinance, or other liquidity event.
Underground utilities and stormwater systems are installed across the eastern half of the site. The project remains on schedule for Q4 vertical construction and on its guaranteed-maximum-price budget.
Member commitments crossed $1.875M, 75% of the target raise, with three months remaining before the offering deadline.
Harbor Point Development Partners published its Q2 progress report, covering budget status, schedule, and submarket leasing conditions. Available in the Documents tab.
Private investments involve substantial risk, including illiquidity and possible loss of the entire amount invested. Read every factor below before committing. Projected returns are estimates only and are not guaranteed.
Economic conditions, interest rates, and local market dynamics may change and could reduce revenue, valuations, or the pace of lease-up and sales relative to projections.
This is a private investment with no public market. Members should expect to hold their investment for the full target hold period; early liquidity is not guaranteed and may not be available at all.
Private investments involve substantial risk, including the possible loss of the entire amount invested. Members should only commit capital they can afford to lose.
All financial projections shown are illustrative demonstration estimates prepared by the sponsor. Actual results will differ, and the difference may be material.
Construction projects are subject to cost overruns, material and labor price inflation, weather delays, and contractor performance issues that can extend timelines and reduce returns.
The project's senior loan carries market terms. Changes in rates or credit availability at refinance could affect cash flow available for member distributions.
Performance depends heavily on the sponsor's ability to execute the business plan, retain key personnel, and manage costs. Departure of key team members could adversely affect results.
Changes in zoning, licensing, tax, or securities regulation could affect the project's operations, timeline, or member distributions.
Recession, inflation, labor shortages, or credit-market disruption could increase costs or reduce demand beyond what the sponsor has underwritten.
The projected exit depends on market conditions at the time of sale or refinance. A delayed or lower-value exit would extend the hold period and reduce returns.
Questions and sponsor answers are visible to all members reviewing this offering.
Book a 15-minute call with the sponsor team about this offering.
Sponsor presentations and group Q&As are listed on the member events calendar.
Keep Exploring
West Palm Beach, Florida·Preferred Equity
A 96%-leased medical office building anchored by a regional health system on a 12-year lease.
Target Return
14.1%
Minimum
$15K
Distributions
Quarterly
Orlando, Florida·Common Equity
A neighborhood-scale mixed-use district with a $2,500 minimum so more members can participate.
Target Return
12.8%
Minimum
$3K
Distributions
Quarterly
Jacksonville, Florida·Preferred Equity
Three under-managed storage facilities being repositioned with pricing technology — fully funded in 19 days.
Target Return
11.6%
Minimum
$20K
Distributions
Quarterly