Third Lake Development builds multifamily apartments, build-to-rent cottage communities, and self-storage facilities for renters, residents, and storage customers in high-growth Southeastern U.S. markets. It acquires land, secures entitlements, manages construction, and stabilizes institutional-quality assets through aligned partnerships and disciplined execution.
AI-researched delivery record, not yet confirmed by the developer. Dates may be approximate; original sources are linked.
AI research over published reviews and resident comments. Scores are a model’s reading of opinion, not figures stated on a page, and nothing here feeds any number above it. The links under each block are the pages that research says it used. Based on available resident reviews of covered buildings. These are reported experiences, not independent building inspections, and may not represent all residents or properties.
AI-researched delivery record, not yet confirmed by the developer. Dates may be approximate; original sources are linked.
AI research over published reviews and resident comments. Scores are a model’s reading of opinion, not figures stated on a page, and nothing here feeds any number above it. The links under each block are the pages that research says it used. Based on available resident reviews of covered buildings. These are reported experiences, not independent building inspections, and may not represent all residents or properties.
| Project | Overall | Structure & systems | Management & living |
|---|---|---|---|
| Abrazo at Four CornersFour Corners, Kissimmee374 units | 10.0/ 10 | —/ 10 | 10.0/ 10 |
The building-specific Google aggregate of 4.9/5 from 28 reviews sets the level and converts to approximately 9.7/10. The written reviews read were uniformly positive and repeatedly praised operations, maintenance, privacy and amenities, with no recurring complaint identified; structural quality remains unscored because no review-based structural or systems rating was published. | Not found in sources: No recurring negative theme found · No published security complaints · No published cleanliness complaints | ||
no notes returned no links returned | The published reviews describe a strongly positive day-to-day experience: residents and prospective residents repeatedly praise staff as “friendly and helpful,” “kind, professional, and supportive,” and describe maintenance as arriving immediately and resolving issues. Reviewers also value the private fenced yards, quieter detached-home format, gym and other amenities; one resident noted that the nature trail was not yet finished, which is an isolated unfinished-amenity observation rather than a recurring complaint. | ||
| Arcadia at Waterway HillsNorth Myrtle Beach296 units | 10.0/ 10 | —/ 10 | 10.0/ 10 |
Google Reviews/Maps provides the largest and only qualifying review aggregate found for this building: 4.9/5 from 47 reviews, converting to 9.7/10 under the stated curve. The eight written reviews read were all positive and repeatedly praised staff, maintenance, cleanliness and amenities; no recurring complaint was found, so the capped result is 10.0 overall and 10.0 for living quality. Structure remains null because the physical comments are qualitative and no structural or systems rating was published. | Not found in sources: No recurring structural complaint found · No flooding report found · No lift-failure report found · No plumbing complaint found · No HVAC complaint found | Not found in sources: No recurring management complaint found · No recurring security complaint found · No recurring amenity complaint found · No recurring cleanliness complaint found · No recurring staff complaint found | |
The published resident feedback contains positive physical-condition observations rather than engineering assessments: reviewers describe the units as “clean, modern, energy efficient, and beautifully maintained,” and the shared facilities as being kept “in excellent condition.” No review read reported flooding, lift failure, plumbing, HVAC, electrical or waterproofing problems, so there is no published evidence here for a structural defect finding or a STRUCTURE rating. | Daily-life feedback is strongly positive: residents describe “great” communication, “wonderful” amenities, clean apartments and clubhouse, and staff who are “always ready to help.” Another reviewer called the community “impressively well-managed,” with maintenance “prompt, thorough, and respectful”; no recurring operational complaint appeared in the eight written reviews read. | ||
| Centro Storage at Broward RoadJacksonville974 units | 10.0/ 10 | —/ 10 | 10.0/ 10 |
StorageCafe’s building-specific 5/5 rating based on 31 reviews is the largest review base and converts to 10 under the specified curve. RentCafe independently reports the same 5/5 result from 27 reviews, while the smaller Google-derived snapshot reports 4.8/5 from five reviews; the written feedback read is uniformly positive, with no recurring negative theme to reduce the score. | Not found in sources: No recurring complaint evidenced · No management-delay report evidenced · No security-failure report evidenced · No cleanliness complaint evidenced · No access complaint evidenced | ||
no notes returned no links returned | Published reviews describe a strongly positive day-to-day experience: reviewers praised “the friendliest, most courteous, informative experience,” said the staff were “very knowledgeable,” and described the facility as clean. Other comments call the move-in easy and praise Kelly and Melissa for explaining the process and matching customers to suitable units; no recurring operational complaint appeared in the written reviews read. | ||
| Abrazo at Rice HopePort Wentworth359 units | 9.4/ 10 | 8.2/ 10 ApartmentRatings 5/5 · 5 reviews · apartmentratings.com ApartmentRatings publishes 5/5 from 5 reviews. Adjusted for where resident ratings usually fall, and weighted toward the 6.5 midpoint (more strongly the fewer the reviews), that gives 8.2. | 7.7/ 10 ApartmentRatings 4.3/5, 5/5, 4.5/5, 5/5, 4.2/5, 5/5 · 5 reviews · apartmentratings.com Combined from 6 published figures on 1 platform, weighted by review count, adjusted for where resident ratings usually fall and weighted toward the 6.5 midpoint where reviews are few: 7.7. |
ApartmentRatings’ 4.8/5 building-specific resident aggregate based on 13 votes sets the level and converts to 9.4/10 under the stated curve. The written evidence is strongly positive on daily life and maintenance, with a repeated but moderate communication concern, so the final score remains close to the anchor. | Not found in sources: No recurring structural complaint · No recurring plumbing complaint · No recurring HVAC complaint · No recurring electrical complaint · No recurring leak complaint | ||
The available physical-condition evidence is limited, but residents repeatedly describe maintenance positively: “The maintenance staff has met my expectations,” and another says the maintenance staff were “professional and timely.” ApartmentRatings publishes a 5.0/5 maintenance rating from 5 reviews; no reviewed source reports recurring leaks, plumbing, HVAC, electrical or major fabric failures. | Residents commonly describe a quiet, amenity-rich daily experience: “no noisy neighbors,” a spacious pool, a complete gym and friendly staff. The main operational reservation is communication: one resident said the office “can be better at communicating,” while another wanted leasing agents to keep up with current residents’ needs; a separate 2022 prospect mentioned poop, trash and dumpsters on the grounds. | ||
| Arcadia at Carolina ForestMyrtle Beach320 units | 9.0/ 10 | —/ 10 | 9.0/ 10 |
Google Reviews/Maps provides the largest published review base and sets the converted level at 10.0. ForRentUniversity / Apartments.com materially disagrees on a much smaller base, so the score is pulled down by 1.0; the written evidence otherwise contains repeated praise for staff responsiveness, cleanliness, quietness and amenities. No structure score is assigned because no applicable published review evidence about physical systems was found. | Not found in sources: Limited long-term evidence · No recurring complaints found · Few mature-tenancy reviews | ||
no notes returned no links returned | Published resident feedback is strongly favorable on day-to-day living: reviewers describe staff as “very nice,” “extremely helpful,” and quick to respond, while others call the property “quiet,” “safe,” “clean,” and resort-like. Amenities and community programming are also praised, including “top notch” amenities and monthly resident events. The evidence is still early and somewhat inconsistent across platforms: Google/Maps shows 5.0/5 from 43 reviews, while ForRentUniversity reports 3.3/5 from 10 ratings and Apartment List shows 5.0/5 from one verified review. | ||
| Centro Storage at Duval RoadJacksonville746 units | 8.9/ 10 | 8.5/ 10 | 9.0/ 10 |
The 4.8/5 Google aggregate reported by RentCafe, based on 23 reviews, sets the level and converts to about 9.4/10 under the requested curve. The score is reduced for the separately reported serious failure of both elevators and the resulting move-in disruption; evidence remains limited because the facility opened only recently. | |||
The published review evidence contains one serious infrastructure complaint: a renter said “both elevators [were] broken” while trying to move into a third-floor unit, calling it concerning in a new facility. No other independent structural, plumbing, HVAC, electrical, leak or waterproofing review evidence was found; the facility’s published description says the units are indoor and climate-controlled. | Day-to-day feedback is limited but polarized. One renter described James Patrick and his team as “professional, polite, respectful, honest and helpful,” while another said customer support would not provide temporary first-floor access after both elevators failed, leaving the renter’s vehicles packed and causing missed work. | ||
| Centro Storage at OspreyOsprey1,022 units | 8.8/ 10 | —/ 10 | 8.8/ 10 |
StorageCafe's building-specific 4.6/5 rating from 21 reviews sets the anchor, converted to 8.8/10 using the stated market curve. No recurring negative theme was established from the written material read, so no commentary adjustment was applied; structural scoring remains null because no physical-condition review evidence was published in the material located. | Not found in sources: No recurring complaint established · No management failure established · No security failure established · No upkeep failure established · No amenity failure established | ||
no notes returned no links returned | The one written review read was strongly favorable toward daily operations: it called Gerry “top-notch customer service,” described operations as a “well-oiled machine,” and said the facility was “brand spanking new and clean.” It also specifically praised “ice cold AC indoors” and “spotless” bathrooms; the source publishes a 4.6/5 aggregate from 21 reviews, but the page exposed only one substantive review for direct reading. | ||
| Arcadia 331Freeport258 units | 7.6/ 10 | —/ 10 | 6.7/ 10 |
Google Maps is the only building-specific published rating located and displays 4.9/5, but the page exposes no review count; under the stated rule for a rating base below ten, the score is kept close to 6.5 rather than using the unrestrained conversion. The available amenity praise moves the result slightly upward, while there is no published structural evidence or resident complaint record to score. | Not found in sources: No resident review history · No verified resident reviews · No published maintenance feedback · No published management feedback | ||
no notes returned no links returned | The available external review-style material is promotional rather than a body of resident reviews: Apartment List says the community has a “fully equipped gym,” pool, clubhouse and hot tub, and that residents “absolutely love” the layouts, while explicitly stating that verified reviews are still being collected. Google Maps displays 4.9/5 for the building listing, but no review count was exposed on the page read; consequently, there is no raw resident complaint evidence about management, security or upkeep to assess. | ||
| Arcadia at Veranda FallsPort St. Lucie252 units | 6.6/ 10 | —/ 10 | 6.6/ 10 ForRentUniversity (review from Apartments.com) 3.9/5 · 1 review · forrentuniversity.com ForRentUniversity (review from Apartments.com) publishes 3.9/5 from 1 review. Adjusted for where resident ratings usually fall, and weighted toward the 6.5 midpoint (more strongly the fewer the reviews), that gives 6.6. |
The only published building-specific review rating located is 3.9/5 from one resident review, which is below the ten-review anchor threshold; under the rule for having no qualifying anchor, the result is kept within one point of 6.5. The one written review raises a management-access concern, but it is a single moderate complaint rather than a recurring theme, so no commentary adjustment is applied. No structural score is assigned because no published resident evidence about physical systems was found. | Not found in sources: No structural review evidence · No plumbing review evidence · No HVAC review evidence · No electrical review evidence · No waterproofing review evidence · No structural review evidence · No plumbing review evidence · No HVAC review evidence · No electrical review evidence · No waterproofing review evidence | ||
no notes returned no links returned | The sole written review, dated March 12, 2026, is negative about access to management: the reviewer says the office was “never open” during posted hours after multiple calls and messages, and describes the customer service as unacceptable. The official property page advertises a resort-style pool, clubhouse, fitness center, co-working rooms and in-unit laundry, but those are advertised amenities rather than resident ratings or reviews. |
Third Lake Development is the affiliated development platform used by Third Lake Partners for real-estate investment execution.
Geheber Lewis Associates is listed as architect for Arcadia at Symphony Park, Arcadia 331, and Arcadia at Carolina Forest.
Prestwick Construction is listed as general contractor for Arcadia at Symphony Park.
Live Oak Contracting is listed as general contractor for Arcadia 331 and Arcadia at Carolina Forest.
CBI Construction is identified as the construction partner for Abrazo at Robinson Gateway and as general contractor for Abrazo at Wylder.
BSB Architecture designed Abrazo at Robinson Gateway in partnership with WRA Engineering.
WRA Engineering partnered with BSB Architecture on the design of Abrazo at Robinson Gateway.
Third Lake Partners utilizes its affiliated development platform, Third Lake Development, LLC ("Third Lake Development" or "TLV"), as well as leading third party developers through general partnership relationships.
Third Lake Partners utilizes its affiliated development platform, Third Lake Development, LLC ("Third Lake Development" or "TLV"), as well as leading third party developers through general partnership relationships.
Architect Geheber Lewis Associates
General Contractor Prestwick Construction
General Contractor Live Oak Contracting
CBI Construction and Third Lake Development celebrated receiving certificates of occupancy for the clubhouse, pool, and the first & second groups of units at Abrazo at Robinson Gateway
Developed by Tampa-based Third Lake Development and designed by BSB Architecture in partnership with WRA Engineering, Abrazo at Robinson Gateway features 258 Class-A rental units
Developed by Tampa-based Third Lake Development and designed by BSB Architecture in partnership with WRA Engineering, Abrazo at Robinson Gateway features 258 Class-A rental units
| COMPANY NUMBER | M20000007651 Florida Department of State, Division of Corporations (Sunbiz) · US · ACTIVE |
| United States | active 9 projects tracked |
| Residential, for rent | 6 of 9 |
| Other | 3 of 9 |
Luke graduated from The University of Pennsylvania’s Wharton School of Business with a Bachelor of Science degree in economics with a concentration in finance.
Luke Thomas
Luke Thomas
Prior to this, Luke served as a vice president at Third Lake Capital, LLC (“TLCL”)... Prior to TLCL, Luke worked at Hyde Park Capital Advisors
Luke Thomas is the Chief Executive Officer of Third Lake Development, where he oversees the firm’s strategic direction, investment activities, and development operations across its real estate platform.
Luke Thomas is the Chief Executive Officer of Third Lake Development, where he oversees the firm’s strategic direction, investment activities, and development operations across its real estate platform.
“We’re excited about the project, and we think it’s a great fit for the area,” Hogan said. “We’re ready to move forward.”GrowthSpotter April 7, 2022https://www.growthspotter.com/2022/04/07/new-build-to-rent-community-planned-for-westside-boulevard/
Syracuse University — BS, Construction Management
Bob Hogan
Bob Hogan
Hogan joined the company a year ago after leading the BTR division of R2 Development
R2 Development, LLC
Invitation Homes
“We’re excited about the project, and we think it’s a great fit for the area,” Hogan said. “We’re ready to move forward.”
President of Single Family Development - Third Lake Development, LLC (Current) Mar 2021 - Present
Robert Hogan is president of build-to-rent (“BTR”) at Third Lake Development, where he leads the origination, acquisition, entitlement and execution of Third Lake Development’s BTR community development pipeline.
Robert Hogan is president of build-to-rent (“BTR”) at Third Lake Development, where he leads the origination, acquisition, entitlement and execution of Third Lake Development’s BTR community development pipeline.
Master of Business Administration (MBA) Entrepreneurship and Venture Management
University of Colorado Denver — Master of Business Administration (MBA), Entrepreneurship and Venture Management
State University of New York at Oswego — Bachelor’s, Communications/Business Administration
Jamie Telchin
Jamie Telchin
Hillpointe
Waypoint Residential
Optimum Asset Management USA, LLC
Truvius, LLC
Golub & Company
Luxury Resorts & Hotels (LXR) - Blackstone
The Greenfield Group
President of Multifamily - Third Lake Development, LLC (Current) Sep 2026 - Present
Jamie Telchin is president of multifamily at Third Lake Development, where he leads the origination, acquisition, entitlement and execution of Third Lake Development’s multifamily pipeline.
Jamie Telchin is president of multifamily at Third Lake Development, where he leads the origination, acquisition, entitlement and execution of Third Lake Development’s multifamily pipeline.
Mike Vahle
Mike Vahle
Mike Vahle is president of self-storage at Third Lake Development, where he leads the origination, acquisition, entitlement and execution of Third Lake Development’s self-storage development pipeline.
In total, Mike has developed over 9.6 million square feet of property valued at $1.5 billion.
Mike Vahle is president of self-storage at Third Lake Development, where he leads the origination, acquisition, entitlement and execution of Third Lake Development’s self-storage development pipeline.
Wake Forest University — BA Economics
Florida State University — Master of Science in Finance
Drew Jennewein
Drew Jennewein
### Director - Investment Advisory, Debt and Equity Placement - [JLL] ... ### Private Equity Associate - Hegemon Capital ... ### Development Associate Asset Manager - [Directed Capital] ... ### Associate-Capital Markets - [Franklin Street]
JLL
Hegemon Capital
Directed Capital
Franklin Street
State of Florida
Acosta
New York Yankees
CBRE
Managing Director, Capital Markets - Third Lake Development, LLC (Current) Nov 2024 - Present
Drew is responsible for raising institutional capital for development projects.
Drew is responsible for raising institutional capital for development projects.
### Masters of Architecture, Architecture at [University of Michigan]
University of Michigan — Masters of Architecture
University of Florida — Bachelor of Design, Architecture
Moriah Kosch
Moriah Kosch
ContraVest
M-Kubed
Avenue Capital Group
Gruzen Samton LLP
Moriah Kosch is senior vice president of multifamily development at Third Lake Development, where she oversees the design and execution of Third Lake Development’s multifamily pipeline.
Moriah Kosch is senior vice president of multifamily development at Third Lake Development, where she oversees the design and execution of Third Lake Development’s multifamily pipeline.
0 undated completions and 0 boundary-uncertain completions are retained but excluded from figures.
| Project | Location | Type | Units | Floors | Area | Cost | Payment plan | Launched | Construction start | Original target | Handover | Delay | Confidence | Status |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Arcadia at Veranda Falls | Port St. Lucie, United States | residential for rent | 2521 | — | — | — | — | 2024 | Apr-24 | Jan 2025 – Dec 2025 | Apr 2026 – Jun 2026 | +10.5 mo (+4.0 to +17.0) | sourced | completed |
| Centro Storage at Duval Road | Jacksonville, United States | other | 7461 | — | — | — | — | 2024 | 2024-01-02 | — | Apr 2026 | — | not scorable | completed |
| Centro Storage at Osprey | Osprey, United States | other | 1,0221 | — | — | — | — | 2025 | Mar-25 | — | Mar 2026 | — | not scorable | completed |
| Abrazo at Four Corners | Kissimmee, United States Four Corners | residential for rent | 3741 | — | — | — | — | 2024 | about November 2024 | Oct 2026 – Dec 2026 | Feb 2026 | −9.0 mo (−10.0 to −8.0) | estimated | completed |
| Centro Storage at Broward Road | Jacksonville, United States | other | 9741 | — | — | — | — | 2024 | 2024-11-19 | — | Feb 2026 | — | not scorable | completed |
| Abrazo at Rice Hope | Port Wentworth, United States | residential for rent | 3591 | — | — | — | — | — | — | Jun 2025 | Dec 2025 | +6.0 mo (+6.0 to +6.0) | sourced | completed |
| Arcadia 331 | Freeport, United States | residential for rent | 2581 | — | — | — | — | 2024 | 2024-08-23 | — | Sep 2025 | — | not scorable | completed |
| Arcadia at Waterway Hills | North Myrtle Beach, United States | residential for rent | 2961 | — | — | — | — | 2023 | 2023-07-24 | — | Jul 2025 | — | not scorable | completed |
| Arcadia at Carolina Forest | Myrtle Beach, United States | residential for rent | 3201 | — | — | — | — | — | — | — | Jun 2025 – Aug 2025 | — | not scorable | completed |
| Coverage | active |
| Tracked since | October 10, 2026 |
| Last checked | October 10, 2026 this month |
| Profile last researched | October 10, 2026 |
| Claim |