Southern Waters Capital | Real Estate Investment Firm

A Real Estate Investment Firm
Focused On The Fundamentals.

Southern Waters Capital develops build-to-rent and multifamily communities across the American Sunbelt — disciplined by relationships, fundamentals, and the rigorous understanding of risk.

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4,500+
Units in Development
$650MM
Total Pipeline Value
Sunbelt
Geographic Focus

About Southern Waters Capital

Trust.
Loyalty.
Execution.

Southern Waters Capital (SWC) is a ground-up developer of build-to-rent (BTR) and multifamily product in high-growth Sunbelt markets. We are disciplined in our approach, selective in our partnerships, and relentless in our commitment to execution.


Relationships are the only thing that will never commoditize. Every opportunity SWC pursues is grounded in trust, supported by sound fundamentals, and stress-tested against risk.


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Our Core Pillars

Relationships First

Every deal begins with a relationship built on trust and aligned incentives before a single dollar is deployed.

Disciplined Fundamentals

We underwrite to the fundamentals, not the hype. Supply, demand, market cycles — not headlines.

Understanding Risk

Capital preservation is not a slogan. We stress-test every investment against real downside scenarios.

“

Vision is the art of seeing what is invisible to others.

Jonathan Swift

Investment Strategies

How We Deploy Capital

SWC operates across three complementary strategies — each designed to capture the structural housing demand sweeping the American Sunbelt.

01

Ground Up Development

Identifying and entitling land in high-growth Sunbelt markets to develop institutional-quality BTR and multifamily communities from the ground up.

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02

Value Add & Core Plus

Acquiring stabilized and transitional multifamily assets across the Sunbelt, applying operational expertise and strategic capital to unlock value.

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03

Sunbelt Land Fund

Acquiring, entitling, and positioning land in the highest-growth Sunbelt submarkets — ahead of the next wave of residential development demand.

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Featured Projects

Capital At Work

A glimpse into the communities Southern Waters Capital is building across the Sunbelt.

SoLiv at Wildwood multifamily development
Ground-Up Development
SoLiv at Wildwood
Wildwood, FL
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Ocala South multifamily development
Ground-Up Development
Ocala South
Ocala, FL
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News & Insights

In The Press

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The Real Deal

The Art of the JV: Southern Waters Capital's Blueprint for Success Read Article →

The Real Deal

Southern Waters Capital Cashes in on BTR Demand with “Market Rate Attainable” Developments Read Article →

Spotify Podcast

Developing Rental Housing in Multiple States with Ray Mazzie Listen Now →

Real Estate Opportunities

Would you like to discuss a
real estate opportunity?

We welcome conversations with investors, landowners, developers, and brokers across the Sunbelt.

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A real estate investment firm focused on the fundamentals. Ground-up development and value-add strategies across the American Sunbelt.

© 2026 Southern Waters Capital. All rights reserved.

This website (this “Website”) is owned and operated by Southern Waters Capital LLC. All content available on this Website is general in nature, not directed or tailored to any particular person, and is for informational purposes only. Neither the Website nor any of its content is offered as investment, legal, or tax advice and should not be deemed as investment, legal, or tax advice or a recommendation to purchase or sell any specific security. The information contained herein reflects the opinions and projections of Southern Waters Capital as of the date hereof, which are subject to change without notice at any time. All economic and performance data is historical and must be considered in conjunction with applicable disclosures. Past performance is not a guarantee of future results. Southern Waters Capital does not represent that any opinion or projection will be realized. Neither Southern Waters Capital nor any of its advisers, officers, directors, or affiliates represents that the information presented on this Website is accurate, current, or complete. Individuals are urged to consult with their own professional advisers before making any investment decision. An investment in real estate involves a high degree of risk and should be considered only by highly sophisticated persons who can bear the economic risk of loss and illiquidity.