We have the flexibility, capital relationships, and operational experience to close on a wide range of commercial real estate asset classes.
Climate-controlled, drive-up, boat/RV storage — any size, any occupancy level. We acquire stabilized and value-add facilities with upside potential.
Learn more →Manufactured housing communities of all sizes. Park-owned homes, tenant-owned lots, and mixed structures. All tenant profiles and infrastructure conditions welcome.
Learn more →5+ unit apartment complexes, garden-style, mid-rise, and workforce housing. We buy stabilized assets and distressed properties with below-market rents or high vacancy.
Learn more →Warehouses, distribution centers, flex space, light manufacturing, and cold storage. Single-tenant and multi-tenant. We evaluate based on location, configuration, and lease terms.
Learn more →Class A through C office properties. Single-tenant NNN, multi-tenant, medical office, and co-working conversions. We buy performing and value-add office assets.
Submit a property →Strip malls, standalone retail, shopping centers, and outparcels. Anchored and unanchored. We acquire retail with occupancy challenges, lease rollover risk, and redevelopment potential.
Submit a property →While our residential business is rooted in Southwest Florida, our commercial acquisitions division operates across the entire United States.
Transition Properties evaluates and acquires commercial real estate in all 50 states. Whether your storage facility is in Texas, your mobile home park is in the Carolinas, your multifamily complex is in the Midwest, or your industrial building is on the West Coast — we want to hear about it.
We've built relationships with lenders, title companies, inspectors, and property managers in markets across the country. Our underwriting process doesn't change based on geography — we analyze every deal with the same rigor regardless of where the property sits. If the numbers work and the fundamentals are sound, we'll move fast to close.
No market is too small or too large for us to evaluate. We've looked at deals in major metros and rural counties alike. What matters to us is the asset quality, the financial profile, and the opportunity — not the zip code.
We're not tire-kickers. When we go under contract, we close — on time, at the agreed price, with no surprises.
Sell directly and keep the 4–6% you'd otherwise pay a broker. We also work with brokers and honor existing listing agreements — your choice.
Deferred maintenance, environmental concerns, aging infrastructure — we take it all on. No repair requests, no re-trades based on inspection findings.
Partnership disputes, estate sales, distressed debt, tenant litigation, environmental remediation — we've seen it all and know how to structure around it.
Our team evaluates properties quickly using institutional-grade underwriting. Expect a preliminary offer within 48 hours and a full LOI within a week of receiving financials.
All-cash, seller financing, subject-to, joint ventures, master lease — we tailor the structure to your goals, whether that's maximum price, speed, or tax efficiency.
You'll see our numbers, our underwriting assumptions, and our plan for the property. We don't play games with opaque offers or hidden contingencies.
Whatever's driving the decision to sell, we've worked with owners in your exact position before.
You've built something valuable over decades, but it's time to move on. We provide a clean, fast exit that lets you transition into retirement without the drawn-out process of a brokered sale.
When partners can't agree on the future of a property, a sale to a third party is often the cleanest resolution. We can close quickly and help all parties walk away with a fair outcome.
The property isn't generating the returns it should — below-market rents, high vacancy, or operational inefficiency. We buy based on potential, not just current performance, and we're comfortable taking on turnaround projects.
Roofs, HVAC, parking lots, ADA compliance, fire suppression systems — when the capital expenditure list gets too long and expensive, we step in and buy the property as-is.
High vacancy, anchor tenant departures, problem tenants, or lease expirations with no renewals. We buy commercial properties with occupancy challenges and handle the leasing ourselves.
Need to sell multiple properties at once? We can evaluate and close on entire portfolios. Whether you're an estate executor, a fund winding down, or an owner simplifying holdings, we move fast on multi-property deals.
We move at the speed of institutional buyers with the flexibility and decisiveness of a principal investor.
Fill out the form above or call (239) 766-6978. Share the property address, type, financials, and asking price. Brokers, owners, and investors with leads are all welcome.
Our team underwrites the deal, pulls comps, reviews financials, and evaluates the opportunity. Within 48 hours, we provide a preliminary offer or request additional information to refine our numbers.
If the preliminary numbers work for both sides, we issue a formal Letter of Intent. After acceptance, we conduct focused due diligence — inspections, title, environmental, lease audits — typically within 14–21 days.
We close at the title company with funds wired on the closing date. No last-minute re-trades, no financing contingencies that kill the deal. You receive your proceeds and walk away clean.
Learn more about our team: About Transition Properties
Straightforward answers for commercial property owners considering a direct sale.
We can close on most commercial properties in 14 to 30 days, depending on deal complexity, title status, and due diligence requirements. For straightforward acquisitions with clear title and accessible financials, we've closed in as little as 10 days. We provide proof of funds upfront and don't re-trade after going under contract — when we commit, we close.
No. We buy directly from property owners, which means you can save the typical 4–6% broker commission on the sale. That said, we also work with commercial brokers regularly and fully honor existing listing agreements. If you have a broker representing you, we're happy to work with them and pay their commission as part of the deal. The choice is yours.
To provide a preliminary offer, we need: the property address, property type, asking price (if any), current rent roll, occupancy rates, trailing 12-month financials (income and expenses), and any known capital expenditure needs. We can work with whatever information you have available — even if the financials aren't perfectly organized, we can underwrite from partial data and refine as more information becomes available.
Absolutely. Distressed and underperforming commercial properties are a core part of our acquisition strategy. Whether the property has high vacancy, below-market rents, deferred maintenance, environmental issues, problem tenants, or is simply underperforming relative to the market, we have the experience and capital to take it on. We evaluate every deal on its repositioning potential, not just its current NOI.
We're flexible and creative. While all-cash closings are our most common structure, we also work with seller financing, subject-to existing debt, joint ventures, master lease with option to purchase, and hybrid structures. We tailor each deal to fit the seller's goals — whether that's maximizing the sale price, achieving the fastest possible closing, deferring taxes through installment sales, or maintaining ongoing income through a leaseback arrangement.
Whether you're an owner, broker, or investor with a lead, we want to hear from you. All inquiries reviewed within 48 hours.
Share the details and we'll review within 48 hours.
All deal sizes and property types welcome.
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