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LEO at Bethel Place from the air

Rental communities · Development · Investment

We build and invest in rental communities people are proud to call home.

TruLife Communities is a Fort Worth, Texas developer and investor that builds and invests in rental communities — rooted in Texas and growing across the Sun Belt. We develop what a market needs, acquire what it already has, build through our affiliate TruLife Build, and invest our own capital alongside our partners.

See what we’ve builtPartner with us →

How we work

Find it. Improve it. Build it. Own it.

We find and develop rental communities, and we bring the right capital to each one. Sometimes that means investing in a community that already performs. Sometimes it means acquiring one below the cost to build it today and making it better. And sometimes it means the whole job — land, design, and construction through our own builder, TruLife Build.

What stays the same is the structure. TruLife sources and underwrites the deal, invests beside our partners, and stays accountable for the result: returns that hold up for investors, and neighborhoods that hold up for the people who live in them.

Our approach →
Invest

Existing communities that already perform.

Improve

Acquired below replacement cost, then upgraded.

Develop

Land to build. Build to own.

The pool and cottages at LEO at Bethel Place
The clubhouse at LEO at Bethel Place
The three-bedroom cottage floor plan
A cottage interior at LEO at Bethel Place

Our most recent project

LEO at Bethel Place

Delivered 2024 · 200 homes · Weatherford, Texas · JV with Advenir Oakley Capital

A 200-home single-story cottage community on 29.7 gated acres west of Fort Worth. TruLife Communities developed it in joint venture with Advenir Oakley Capital, TruLife Build was the general contractor, Gaylen Howard Laing Architects designed it, and Advenir Living manages it. It is the proof of the model: one team made the decisions and lives with the results.

Homes200
Site29.7 acres, gated
Unit mix1, 2, and 3 bedroom · 781 / 1,130 / 1,500 sf average
GroundbreakingEarly 2023
Delivered2024
Capital partnerAdvenir Oakley Capital
General contractorTruLife Build
ArchitectGaylen Howard Laing Architects
Property managerAdvenir Living
Project details →Leasing at leoatbethelplace.com ↗

Current deals

What we’re looking at now.

See the full portfolio →

TruLife develops rental communities in Texas and co-sponsors investments alongside operating partners where they lead. Open a deal for the story and the operating facts — and if it fits, request the materials. A principal replies directly.

TruLife develops in Texas and co-invests where the partner leads. Investments are offered only to qualified investors through definitive offering documents.

In progress · GP co-sponsorship

The Porte at Pathstone

Pensacola, Florida · Escambia County · 336 units · built 2022

Resort-style pool deck
Resort-style pool deck
Poolside gas firepit
Poolside gas firepit
Tanning pool
Tanning pool
Resort-scale saltwater pool
Resort-scale saltwater pool
Living room
Living room
Built-in bookshelf
Built-in bookshelf
Kitchen and living room
Kitchen and living room
Fourth-floor kitchen
Fourth-floor kitchen
Primary bedroom
Primary bedroom
Walk-in shower
Walk-in shower
Primary bath
Primary bath
Walk-in closet
Walk-in closet
The 1B — 1 bed / 1 bath · 871 sf
The 1B — 1 bed / 1 bath · 871 sf
The 2C — 2 bed / 2 bath · 1,067 sf
The 2C — 2 bed / 2 bath · 1,067 sf
The 2D — 2 bed / 2 bath · 1,228 sf
The 2D — 2 bed / 2 bath · 1,228 sf
The 3B — 3 bed / 2 bath · 1,469 sf
The 3B — 3 bed / 2 bath · 1,469 sf

A snapshot — scroll for the rest

Deal points

The asset at a glance.

336Units
2022Year built
92%Occupancy
$1,921Average market rent
$1.87Market rent / sf
345,344 SFRentable area
1,027 SFAverage unit size
27.50 acresSite size
12.22Units per acre
Asset typeClass A multifamily · 4 stories
Parking555 surface + 44 covered
TruLife’s roleGP co-sponsorship
Operating partnerOakley Group

Unit mix

  • 1 BR / 1 BA — 192 units · 871 sf average
  • 2 BR / 2 BA — 16 units · 1,067 sf average
  • 2 BR / 2 BA — 112 units · 1,228 sf average
  • 3 BR / 2 BA — 16 units · 1,469 sf average

Why this deal

Institutional product, at the gate of a 10,000-job campus.

A 2022-built Class A community on 27.5 acres in Pensacola, directly across from Navy Federal Credit Union’s campus. Institutional product with a resort-style amenity package, leasing above its comp set. Oakley Group leads; TruLife takes a general-partner position beside an operating sponsor it has worked with before, in a market where the partner lives.

  • Across from Navy Federal Credit Union — 10,000 jobs and $3.4B of economic impact, under a mile away
  • Occupancy 92% against a 78% comp-set average; market rent $1,921 against $1,778
  • $130K+ average household income within one mile
  • Supply easing — new deliveries down 40% year over year, under 1,200 units under construction

The market

Pensacola, Florida — a market on the rise.

The Pensacola MSA continues to experience strong economic and demographic growth, fueled by steady population gains, expanding employment, and a diverse economy that attracts both new residents and businesses. Supported by a stable government and military presence, growing healthcare and education industries, and a thriving tourism and service sector, the market is well-positioned for sustained expansion. Coupled with an exceptional quality of life, affordable cost of living, and continued infrastructure improvements, Pensacola has established itself as one of the Gulf Coast’s most desirable and resilient markets for long-term investment.

Rent growth in Pensacola is turning a corner after several years of soft performance. Since Q4 of 2025, year-over-year asking rent growth has trended positively. Improving absorption, stabilizing vacancy, and a slowing development pipeline are setting the stage for the first meaningful rent gains since 2022, with forecasts calling for ~2% year-over-year growth in 2026.

~549KMSA population
15%Population growth, last 10 years
42%Projected job growth, next 10 years
79.5%GDP growth, 2013–2023
87.2Cost of living index
$130K+Median household income within one mile
Downtown Pensacola waterfront
Top 1%Best beaches in the U.S.Trip Advisor
#3Emerging multifamily marketMulti Housing News
#3Best places to retireU.S. News & World Report

In the investor materials

  • Rent roll and T-12
  • Unit mix and floor plans
  • Business plan and value-add scope
  • Debt terms and sources & uses
  • Sponsor case and stressed cases, side by side
  • Pricing guidance from the transaction team

Pricing, terms, and return cases are in the materials, provided to qualified investors. Nothing on this page is an offer to sell or a solicitation of an offer to buy any security.

In progress · Co-sponsored

Bellmar Phase II — Seville & Madison

Dallas, Texas · North Dallas · 554 units · 1979 vintage

North Dallas — Steppington Drive corridor
North Dallas — Steppington Drive corridor

A snapshot — scroll for the rest

Deal points

The asset at a glance.

554Units
1979Year built
88.8%Occupancy
$1,097Average in-place rent
$1.56Rent / sf
390,842 SFRentable area
705 SFAverage unit size
11.6 acresPhase II site
MF-4ASeville zoning
SubmarketNorth Dallas · 75230
Asset typeMultifamily · garden
StrategyAcquisition and renovation · all 554 units over 36 months
TruLife’s roleCo-sponsor
Operating partnerEndurance Realty Capital

The acquisition

  • Seville @ Bellmar — 464 units · 1979 · MF-4A · 9.7 acres
  • Madison @ Bellmar — 90 units · 1979 · MF-2 · 1.9 acres

Why this deal

Two garden communities, secured off-market.

Two 1979-vintage garden communities on Steppington Drive in North Dallas, secured off-market with no marketing process. One ownership, one leasing platform, and one renovation program across the pair — all 554 units over 36 months, at roughly sixteen units a month.

  • Secured off-market with no marketing process — not a listed deal
  • All 554 units renovated over 36 months, at roughly sixteen units a month
  • Seville’s 9.7 acres carry MF-4A, Dallas’s highest-density tier — by-right high-rise to ~30 stories, and the model assigns it no value

The market

North Dallas — infill and entitled.

Eight contiguous 1970s-vintage communities were assembled in North Dallas between 2012 and 2015. Phase II acquires two of them — Seville and Madison, 554 units on 11.6 acres in the 75230 submarket, secured off-market.

Underneath it sits land the model does not price. Seville’s 9.7 acres carry MF-4A — Dallas’s highest-density tier, permitting by-right high-rise to roughly thirty stories. No redevelopment value is assumed anywhere in the underwriting.

8Contiguous 1970s communities assembled 2012–2015
2Communities in Phase II — Seville and Madison
75230North Dallas submarket
~30Stories permitted by right on the MF-4A parcel
9.7 acresMF-4A anchor parcel
36 moRenovation program
North Dallas — Steppington Drive corridor

Worth knowing

Three of the eight Bellmar assets remain with the seller and operate under the same name on the same streets. Discussions to acquire them are ongoing; nothing is under contract, and no value for them is assumed in the underwriting.

In the investor materials

  • Rent roll and T-12
  • Unit mix and floor plans
  • Business plan and value-add scope
  • Debt terms and sources & uses
  • Sponsor case and stressed cases, side by side
  • Basis against recent submarket comparables
  • Renovation scope and rent-premium underwriting

Pricing, terms, and return cases are in the materials, provided to qualified investors. Nothing on this page is an offer to sell or a solicitation of an offer to buy any security.

What we build

Four formats. One standard.

Every format is built by TruLife Build to the same standard of craft and durability — and managed like multifamily, whatever its shape.

Build-to-rent · Horizontal

Cottage

Single-story detached and duplex rental homes with private yards and covered porches, arranged around shared greens. Purpose-built single-family rentals, managed like multifamily.

Three-story · Walk-up

Garden

Two- and three-story walk-up buildings set around landscaped courtyards — efficient, neighborly, and at home in suburban Texas.

Four-story · Structured parking

Wrap

Higher-density residential wrapped around a central parking structure, for infill sites where land is dear.

Podium · Mixed-use ready

Podium

Residential floors over a concrete podium of parking or retail, for walkable corridors where density is the highest and best use.

Resident experience

A community program, not an amenity list.

Every TruLife community is activated by the TruLife Growth Foundation — neighborhood directors who live on site and run the welcomes, the events, and the neighbor-to-neighbor connections that turn a rental community into a neighborhood.

It is also an operating argument. Programming drives retention, retention lowers turnover, and turnover is one of the largest controllable costs in a rental community. The Foundation is a differentiator no competitor can copy. It is why residents stay, and why our communities compound in value over time.

How we live matters.

Visit the TruLife Growth Foundation →
Neighbors at a community event on a green at Bethel Place
Matt Farris, Founder and Chief Executive Officer

Matt Farris

Founder & Chief Executive Officer

A note from our founder

TruLife Communities was created to make a positive impact in the lives of everyone we encounter — by building and fostering thriving, inspiring communities. Whether you live in one of our neighborhoods, work alongside us, or invest with us, we want your experience with TruLife to be fulfilling.

We build exceptionally well, but the homes and amenities are only the beginning. Our community coordinators live on site to help neighbors grow, build lasting friendships, and find hope in a time when too many people are fighting their battles alone. We operate with integrity, humility, generosity, and endurance in everything we do, because we believe how we live matters.

— Matt Farris, Founder & CEO

Meet the team →

Questions

Plainly put.

All questions →

TruLife Communities is a Fort Worth, Texas developer and investor that builds and invests in rental communities, rooted in Texas and growing across the Sun Belt. It is the rental-community division of TruLife Group.

In the news

Dallas Morning NewsFort Worth ReportREBusinessOnlineConnect CREMultifamily & Affordable Housing BusinessCapital Analytics

Capital partners

Invest alongside us.

We put our own capital into every deal we sponsor. If you are a family office, a private investor, or a joint venture partner looking at rental housing in Texas and the Sun Belt, tell us what you look for in a deal and we will tell you plainly whether we are a fit.

Land & brokers

Bring us a site.

We are actively underwriting sites across North Texas for cottage, garden, wrap, and podium rental communities. Send us the parcel and you will get a real answer from a principal, not a form letter.

Contact

One route in.

Capital partners, landowners, and brokers reach Matt through the same form, tagged at capture so it lands with the right person.

Go to contact →
2812 Marquita Dr
Fort Worth, TX 76116