Vestcor develops and invests in multifamily rental communities across Florida, including affordable and workforce housing, market-rate apartments, student housing, senior living, and historic rehabilitation. It serves working families, renters, students, seniors, and vulnerable residents through partnerships and long-term asset management.
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 |
|---|---|---|---|
| Madison PalmsArlington, Jacksonville240 units | 9.2/ 10 | 8.6/ 10 ApartmentRatings 4.9/5 · 54 reviews · apartmentratings.com ApartmentRatings publishes 4.9/5 from 54 reviews. Adjusted for where resident ratings usually fall, and weighted toward the 6.5 midpoint (more strongly the fewer the reviews), that gives 8.6. | 8.3/ 10 ApartmentRatings 4.7/5, 4.6/5, 4.6/5, 4.8/5, 4.9/5 · 54 reviews · apartmentratings.com Combined from 5 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: 8.3. |
ApartmentRatings supplies the largest reported review base—4.7/5 from 466 renter votes—so it sets the level; the stated conversion is 9.1/10 before commentary. Repeated praise for staff, maintenance and upkeep supports a small upward adjustment, while recurring trash, noise and pool-access complaints produce a modest downward adjustment, yielding 9.2/10 overall. Structure is scored only from the reported 4.9/5 maintenance evidence and the limited thin-wall commentary. | |||
Published resident material describes Madison Palms as “clean, new and fresh,” and ApartmentRatings reports a 4.9/5 maintenance survey score. One resident nevertheless said, “The walls are pretty thin,” which is the only repeated building-fabric concern located; no published evidence was found of leaks, flooding, HVAC failure, plumbing failure or electrical problems. | Daily-life feedback is mostly favorable: residents describe the staff as “kind, professional, and understanding,” call the community quiet, and praise the property as well-kept. The negative feedback is operational rather than structural, including “The trash situation is a very serious problem,” dog hair in hallways, corridor noise, and a complaint that residents could not enjoy the pool. | ||
| Gavin PointJacksonville105 units | 8.8/ 10 | —/ 10 | 8.8/ 10 |
Google’s building-specific aggregate of 4.5/5 from 33 reviews sets the level, converting to 8.5/10 under the requested curve. Repeated written praise for staff responsiveness, cleanliness, quiet and safety supports a modest upward adjustment, while no recurring or serious complaint was found; structural scoring remains unevidenced. | |||
no notes returned no links returned | The published reviews describe a clean, quiet and safe day-to-day experience, with residents calling the community “very safe and friendly” and saying the office staff were “phenomenal.” Reviewers repeatedly praised prompt communication, resident events and modern amenities; the main recurring lifestyle limitation visible in the reviews is the wish that the property had a pool. | ||
| The Grove at CountrysideClearwater126 units | 7.8/ 10 | 8.5/ 10 | 6.8/ 10 Mirador Living 3.8/5, 4.3/5, 4.2/5, 4.6/5, 3/5 · 43 reviews · miradorliving.com Combined from 5 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: 6.8. |
The largest qualifying review base is the Google aggregate reported as 4.5/5 from 40 reviews, which converts to 8.5 under the specified curve. The written evidence is materially mixed: the facility, layout, food and staff receive repeated praise, but staffing instability, dining lapses and a serious care-response account justify a downward adjustment; no review evidence supports a structural-failure markdown. | |||
Reviews describe the building as “stunning—bright, clean, and thoughtfully designed,” with “rooms... wonderful bright” and a beautiful lobby. The physical criticisms found were limited to upkeep: one reviewer reported black grout and said a bathroom floor remained dirty after being reported twice; no review-based evidence established a structural, plumbing, HVAC or electrical failure. | Daily-life feedback is sharply mixed. Positive reviewers call the staff “wonderful,” praise “delicious” and varied food, and describe an easy move-in, while later complaints report “HEADSPINNING” turnover, dirty unbussed tables, early dining closure and inadequate assistance; one family said promised checks did not happen and emails were unanswered. | ||
| CoCo VistaMarathon109 units | 7.4/ 10 | —/ 10 | —/ 10 |
The only published resident aggregate located is Point2Homes’ 5/5 from one review, which is below the 10-review threshold for an anchor. With only one written review, the no-published-rating rule does not permit a score; no structural score is supported by the reported evidence. | |||
no notes returned no links returned | The only written resident feedback located was positive overall, stating “No tego receña todo me gusta todo esta vien.” Published property materials describe a resident lounge, fitness center, pet park, monthly resident activities and 24-hour emergency maintenance, but these are amenities or service claims rather than resident-reviewed performance. | ||
| Melissa GroveJacksonville90 units | 7.2/ 10 | —/ 10 | 7.8/ 10 Caring.com 4.7/5 · 6 reviews · caring.com Caring.com publishes 4.7/5 from 6 reviews. Adjusted for where resident ratings usually fall, and weighted toward the 6.5 midpoint (more strongly the fewer the reviews), that gives 7.8. |
Caring.com supplies the building-specific aggregate of 4.0/5 from six reviews, which converts to 7.0 under the requested curve and is the only qualifying building-specific aggregate located. The evidence is mostly favorable on staff, cleanliness, security and community spaces, with repeated minor concerns about room size; the small review base warrants keeping the result close to 6.5. | |||
no notes returned no links returned | Published reviews commonly praise the staff as “very kind and knowledgeable,” describe the building as “very clean” and “spotless,” and mention security and community space positively. The main lifestyle criticism is room size—one reviewer said the rooms were “too small,” another said they lacked enough footage—and one visitor reported waiting because staff were helping another applicant. | ||
| Lofts at CathedralCathedral District, Jacksonville120 units | 7.1/ 10 | —/ 10 | 7.1/ 10 |
Google’s building-specific 4.0/5 aggregate from 20 reviews sets the level and converts to 7.0/10. Repeated praise for staff and maintenance offsets, but does not fully erase, two separate management/leasing complaints; the resulting evidence-based score is 7.1, while no structure score is assigned because the report contains no building-specific structural rating. | |||
One resident reported that the “walls are paper thin” and that they could hear cabinets, chairs, television and conversation from the neighboring apartment. This is a single non-severe acoustic complaint, not a published structural rating or evidence of a broader systems failure. | Positive reviewers describe staff as “incredible,” “friendly and helpful,” and say maintenance requests are handled within “1-2 days,” with hallways swept and mopped. Negative feedback includes a complaint about repeated Zego messages, a disputed leasing promise, and a resident who said management handled the property like “a halfway house.” | ||
| Lofts at San Marco EastSan Marco East, Jacksonville172 units | 5.9/ 10 | —/ 10 | 5.9/ 10 |
The Google Reviews/Maps building aggregate of 3.7/5 from 42 reviews sets the level, converting to 6.1/10 under the specified curve. The score is reduced for recurring management and pest complaints and a reported unresolved leak, then partly offset by repeated praise for staff and maintenance; no separate published structure rating supports a structure score. | |||
The published resident material contains one infrastructure-related complaint: a reviewer said a closet leak had remained unresolved for weeks and that the room developed a mildew and mold smell after a fan was left there. Other published material describes the property as “well maintained,” but does not provide an engineering inspection or building-systems rating; the evidence is therefore limited and mixed. | Daily-life feedback is polarized. Positive reviewers called staff “super kind and accommodating,” “very professional,” and said maintenance was prompt, while negative reviewers described the office as “completely unresponsive and unprofessional,” reported recurring roaches, and alleged unannounced entry and burdensome inspections or restrictions. | ||
| The AmbarMiami105 units | 5.5/ 10 | —/ 10 | 5.5/ 10 |
The only building-specific published aggregate located was Google Reviews/Maps at 1/5 from 2 reviews, which is below the 10-review anchor threshold. The two available written reviews both describe parking and towing problems, but the low review base requires keeping the result within one point of 6.5; no structural evidence was published in the reviewed material. | |||
no notes returned no links returned | The two building-specific reviews were negative about day-to-day living: one says there is “no parking for residents” and alleges that the towing company “harrass[es] and hunt[s] the tenants down.” The second review calls The Ambar “Es una pesadilla” (“It’s a nightmare”) and says parking is insufficient for the tenants. |
Sulzbacher Village was co-developed by Sulzbacher and Vestcor and owned by a limited partnership controlled by Sulzbacher Center.
Wesley Fellowship provided the land for Sulzbacher Village and planned to remain a partner after development.
Summit was the general contractor for Sulzbacher Village and Sydney Trace.
PQH was the architect for Sulzbacher Village.
Alden Torch provided construction financing for Sulzbacher Village.
The department provided additional funding for Sulzbacher Village through loan/grant monies.
Florida Housing provided additional funding for Sulzbacher Village and administered its Low Income Housing Tax Credits.
The authority issued bonds and provided a gap mortgage for Sydney Trace, and funding for Lofts at Monroe.
Neighborhood Lending Partners provided a loan for Lofts at Monroe.
Wells Fargo provided a loan for Lofts at Monroe.
The authority provided funding for Lofts at Monroe.
Eisman & Russo partnered with Vestcor to complete Lofts at Monroe.
Group 4 Design partnered with Vestcor to complete Lofts at Monroe.
WRH manages Vestcor affordable-housing communities and partnered with Vestcor on Gavin Point and Madison Palms.
Vestcor provided third-party development services for authority-owned Centennial Towers and The Waves.
In partnership with The Sulzbacher Center, a local non-profit organization, the Vestcor Companies will break ground on Sulzbacher Village, an affordable housing community for women and children.
Wesley Fellowship, Inc., a United Methodist Church, provided the land for the Village, and plans to be a strong partner once developed.
Funding was also provided by the Downtown Investment Authority and Jacksonville Housing Finance Authority.
Vestcor partnered with Eisman & Russo, Group 4 Design, Inc., and Summit Contracting Group to complete the community.
Vestcor partnered with Eisman & Russo, Group 4 Design, Inc., and Summit Contracting Group to complete the community.
WRH Realty Services, LLC ... is partnering with The Vestcor Companies to bring additional affordable housing to Jacksonville, Florida.
Vestcor has provided 3rd party development services for several non-profit organizations and local housing authorities to develop affordable housing communities across Florida.
PQH Architects Group, Inc. and Summit Contracting Group, Inc., both Jacksonville-based are architect and general contractor respectively for the development.
PQH Architects Group, Inc. and Summit Contracting Group, Inc., both Jacksonville-based are architect and general contractor respectively for the development.
Construction financing for the development is being provided by Alden Torch
additional funding by the Florida Department of Economic Opportunity and Florida Housing Finance Corporation through a combination of loan/grant monies and Low Income Housing Tax Credits.
additional funding by the Florida Department of Economic Opportunity and Florida Housing Finance Corporation through a combination of loan/grant monies and Low Income Housing Tax Credits.
The city’s housing finance authority provided Vestcor with bonds and a gap loan to develop the 192-unit community.
Lofts at Monroe was financed by a combination of loans from Neighborhood Lending Partners of Florida, Wells Fargo, and the Low-Income Housing Tax Credits administered by Florida Housing Finance Corporation.
Lofts at Monroe was financed by a combination of loans from Neighborhood Lending Partners of Florida, Wells Fargo, and the Low-Income Housing Tax Credits administered by Florida Housing Finance Corporation.
| COMPANY NUMBER | G41811 Florida Department of State, Division of Corporations (Sunbiz) · US · ACTIVE |
| United States | active 9 projects tracked |
| Residential, for rent | 9 of 9 |
| Other | 1 of 9 |
work with my Bahamian friends, old and new, to advance our common interests and to help attain lasting prosperity and security for our two countries and the region.The Freeport News April, 2005https://vestcor.com/about/leadership/
Mr. Rood received his bachelor’s degree from the University of Montana.
Mr. Rood received his bachelor’s degree from the University of Montana.
### John D. Rood
# John Rood
### Board Member - Fidelity National Financial, Inc. Board of Directors (Current)
John D. Rood Ambassador John D. Rood was appointed Chairman of the Florida Prepaid College Board by Governor Rick Scott in 2016.
### Member at Board of Trustees of Flagler College
“work with my Bahamian friends, old and new, to advance our common interests and to help attain lasting prosperity and security for our two countries and the region.”
Mr. Rood began his real estate career in 1983 as founder of The Vestcor Companies.
Mr. Rood began his real estate career in 1983 as founder of The Vestcor Companies.
Mr. Rood began his real estate career in 1983 as founder of The Vestcor Companies.
##### Chairman, The Vestcor Companies
the company focused on brokerage of multifamily properties and then expanded into real estate investments, development, and construction.
Most people know John Rood as chairman of Vestcor Companies, Inc. and JDR Companies, Inc. That’s because he began his career in real estate development when he founded Vestcor in 1983.
##### Chairman, The Vestcor Companies
We never sit still and we’re not going anywhere. This is our city and we want to see our city viewed in a positive manner.J Magazine https://www.jacksonville.com/story/lifestyle/magazine/2017/12/17/j-magazine-partner-profile-vestcor-companies/15372688007/
Steve earned his Bachelor of Business Administration degree with a major in accounting and MBA from the Coggin College of Business at UNF.
### Steve Moore
He serves as Chair of the Board of Trustees.
He is also a member of the Duval County Research and Development Authority
“We never sit still and we’re not going anywhere. This is our city and we want to see our city viewed in a positive manner.”
Steve Moore is the President of The Vestcor Companies and is responsible for the overall direction and performance of the company, overseeing all operational and investment decisions.
##### President, The Vestcor Companies
Steve Moore is the President of The Vestcor Companies and is responsible for the overall direction and performance of the company, overseeing all operational and investment decisions.
He is responsible for the strategic planning and growth of the company and maintains oversight of Vestcor's portfolio of investments.
Steve earned his Bachelor of Business Administration degree with a major in accounting and MBA from the Coggin College of Business at UNF.
He serves as Chair of the Board of Trustees.
##### President, The Vestcor Companies
From the beginning, it has been important to surround ourselves with industry experience as this is a new sector for us.MultifamilyBiz.com https://www.multifamilybiz.com/pressreleases/4256/vestcor_celebrates_ground_breaking_of_luxury_senio...
### Bachelor of Science in Accounting, Accounting at University of Florida
### Master of Accountancy, Accounting at University of North Florida
### Will Morgan
# Will Morgan
### Audit Manager - EY
“From the beginning, it has been important to surround ourselves with industry experience as this is a new sector for us,” said Will Morgan.
Mar 2001 - Present
### President - Vestcor Communities - The Vestcor Companies, Inc. (Current)
##### President, Vestcor Communities
design and development of new properties under Vestcor Communities, Inc.
asset management oversight
capital structuring
investor relations for Vestcor's market rate communities
##### President, Vestcor Communities
It’s difficult to get larger deals done with tax credits with (construction) costs going up.Jacksonville Daily Record October 19, 2022https://www.jaxdailyrecord.com/news/2022/oct/20/vestcor-seeks-dollar5-million-city-loan-for-merrill-road-affordable-housing/
### Ryan Hoover
“It’s difficult to get larger deals done with tax credits with (construction) costs going up,” he said.
Ryan Hoover is responsible for the application process, design and development of new properties under TVC Development, Inc.
##### President, TVC Development
regional affordable-housing development activity under the Housing Credit and Mortgage Revenue Bond programs
under the Housing Credit and Mortgage Revenue Bond programs
under the Housing Credit and Mortgage Revenue Bond programs
Ryan oversees the asset management functions associated with the limited partnership ownership entities of the new and existing properties in the Vestcor portfolio.
##### President, TVC Development
We are proud to provide much needed workforce housing to this community.The Vestcor Companies March 11, 2020https://vestcor.com/press-release/ambar3-to-celebrate-the-grand-opening-of-ambar-key/
### Elena Adames
# Elena Adames
“We are proud to provide much needed workforce housing to this community,” said Vestcor President Elena Adames.
### President - Ambar3, LLC (Current) Mar 2016 - Present
Elena Adames is responsible for the application process, design and development of new properties under Ambar3, LLC.
##### President, Ambar3
affordable-housing development activity for Southeast Florida under the Housing Credit and Mortgage Revenue Bond programs
affordable-housing development activity for Southeast Florida
We are proud to provide much needed workforce housing to this community
##### President, Ambar3
### MBA at University of North Florida
### BBA, Accounting at University of North Florida - College of Business Administration
### Jason Floyd
# Jason Floyd
### VP of Finance - Jacksonville Sound & Communications, Inc.
### Assistant Controller - Eola Capital
#### CFO (Current) Jan 2017 - Present
#### CFO (Current) Jan 2017 - Present
##### Chief Financial Officer, The Vestcor Companies
Jason's responsibilities include financial reporting, financing for new and existing developments and information technology.
Jason's responsibilities include financial reporting, financing for new and existing developments
Jason's responsibilities include financial reporting, financing for new and existing developments and information technology.
### Controller - The Vestcor Companies
##### Chief Financial Officer, The Vestcor Companies
1 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 |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Provident Place | Pompano Beach, United States | residential for rent | 1001 | — | — | — | — | 2024 | Thursday, September 12, 2024 | Jun 2025 – Aug 2025 | Jun 2026 | +11.0 mo (+10.0 to +12.0) | sourced | completed |
| Madison Palms | Jacksonville, United States Arlington | residential for rent | 2401 | 3 | — | USD 56.5m estimated cost | — | 2024 | March 5, 2024 | Mar 2025 | May 2025 | +2.0 mo (+2.0 to +2.0) | estimated | completed |
| Gavin Point | Jacksonville, United States | residential for rent | 1051 | 4 | 102,800 sq ft | USD 13.1m other | — | — | — | Jun 2025 | Jan 2025 – Dec 2025 | +0.5 mo (−5.0 to +6.0) | sourced | completed |
| The Ambar | Miami, United States | residential for rent | 1051 | 11 | 135,350 sq ft | — | — | 2022 | spring 2022 | Sep 2023 – Nov 2023 | Jan 2025 – Dec 2025 | +20.5 mo (+14.0 to +27.0) | sourced | completed |
| CoCo Vista | Marathon, United States | residential for rent | 1091 | three stories | — | — | — | 2022 | around mid-May | Sep 2024 – Nov 2024 | Jan 2024 – Dec 2024 | −3.5 mo (−10.0 to +3.0) | sourced | completed |
| Lofts at Cathedral | Jacksonville, United States Cathedral District | residential for rent | 1201 | — | — | USD 40m other | — | 2023 | March of 2023 | Jun 2024 – Aug 2024 | Jan 2024 – Dec 2024 | −0.5 mo (−7.0 to +6.0) | sourced | completed |
| Lofts at San Marco East | Jacksonville, United States San Marco East | residential for rent | 1721 | Four-story | 183,500 sq ft | USD 25m other | — | 2023 | 2023 | Jun 2024 – Aug 2024 | Jan 2024 – Dec 2024 | −0.5 mo (−7.0 to +6.0) | sourced | completed |
| Melissa Grove | Jacksonville, United States | residential for rent | 901 | 3 | 89,975 sq ft | USD 23m other | — | 2022 | December 13, 2022 | Oct 2023 – Feb 2024 | Jan 2024 – Dec 2024 | +6.5 mo (−1.0 to +14.0) | sourced | completed |
| The Grove at Countryside | Clearwater, United States | residential for rent, other | 1261 | three-story | 144,841 sq ft | USD 33.9m other | — | 2022 | August 18, 2022 | Jun 2024 – Aug 2024 | Jan 2024 – Dec 2024 | −0.5 mo (−7.0 to +6.0) | sourced | completed |
| Coverage | active |
| Tracked since | October 10, 2026 |
| Last checked | October 14, 2026 this month |
| Profile last researched | October 14, 2026 |
| Claim |