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Portfolio

What we’ve built, and what we’re building.

TruLife develops rental communities in Texas and co-sponsors investments alongside operating partners where they lead. Every project is listed with its role, its partner, and its status. Figures as of August 2026.

Development — communities TruLife designs, builds, and owns

The pool and cottages at LEO at Bethel Place

Delivered · Leasing

LEO at Bethel Place

Weatherford, Texas · Fort Worth MSABuild-to-rent cottage · 200 homes · 29.7 acresDeveloper · General contractor · Co-investorJV with Advenir Oakley Capital
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The next TruLife community is in underwriting. When a site goes under contract, it will appear here with a date.

Investments — GP co-sponsorship alongside operating partners

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.

The next one

Land to build.
Build to own.
Own to serve.

We are underwriting the next TruLife community now. If you place capital in rental housing, or you have a site in North Texas, that conversation starts in the same place.

Invest alongside usBring us a site