1031 Exchange
Full Service · Est. 2011
Commercial real estate advisory,brokerage, and development.
Site acquisition, development, and brokerage for national credit tenants across the US Gulf South and Mexico — 75% of our deal flow never hits the open market.
No cost. No obligation. Direct principal contact — no gatekeepers. Response within 24 hours.
0M+ SF
Transacted
0
Countries
0%
Off-Market Deals
0+ Yrs
Collective Experience
Gulf South · Est. 2011
Built here. Invested here.
A forward-thinking real estate company
Real estate is more than land and bricks. It is a legacy.
The Foundation Group was founded on the idea that commercial real estate is the most powerful tool to grow the communities we live in. We combine advanced data and technology with creative thinking, customer-centric values, and an old-fashioned handshake.
- Legacy over transactionsWe build long-hold relationships and long-hold assets — not commission churn.
- Data + local knowledgeInstitutional underwriting fused with 15+ years of Gulf South ground-truth.
- Win-win, alwaysEvery deal has to work for the client, the community, and the capital stack.
Our Tenants
We help national & regional brands expand.
Strategic expansion and relocation into fast-growing markets across the Gulf South and Mexico.
Recent Delivery
Credit Tenant Retail · Gulf South
Built to Suit
Full-Service Brokerage
Six disciplines. One bench of principals.
Whether you're leasing 3,000 SF or trading a $40M portfolio, you work directly with a principal — not a handoff. Every engagement is scoped to a single senior broker and a dedicated analyst.
01 / 06
Tenant Representation
We hunt down the right space at the right terms — protecting your growth strategy from lease-up to renewal.
- Site selection & market analysis
- Lease negotiation & renewals
- Portfolio expansion strategy
2.4M SF
leased for tenants
02 / 06
Property Disposition
Sell your commercial asset or portfolio through a targeted, discreet marketing process built for maximum value.
- Institutional buyer network
- Off-market marketing option
- Broker Opinion of Value (BOV)
41 days
avg. days on market
03 / 06
Site Acquisition
Identify and secure the perfect location for your intended use — retail, industrial, hospitality, or mixed-use.
- Demographic & traffic studies
- Off-market site sourcing
- Entitlement guidance
180+
sites acquired
04 / 06
Landlord Representation
Fill your vacancies with credit-quality tenants and structure leases that protect long-term NOI.
- National tenant relationships
- Lease structuring & LOIs
- Marketing & signage strategy
97%
occupancy rate
05 / 06
Buyer Representation
Access off-market inventory and negotiate with institutional discipline — fiduciary duty to you, not the seller.
- Off-market deal flow
- Underwriting & due diligence
- Closing coordination
$425M+
in buyer-side closings
06 / 06
1031 Exchange
Navigate tax-deferred exchanges with a bench of vetted replacement properties ready when your clock starts.
- 45/180 day timeline mgmt.
- NNN replacement inventory
- QI & CPA coordination
$180M
exchanged tax-deferred
Not sure which service you need?
Talk to a principal — free 15-minute strategy call.
CONFIDENTIAL · CONFIDENTIAL
Off-Market Access
75% of our deals never hit the market.
Pre-market exclusives, first-right-of-refusal access, and quiet listings for qualified investors and expanding tenants. The Deal Room is where the real inventory lives.
- Pre-market exclusives across the Gulf South and Mexico
- Vetted, actionable deal packages
- Direct principal-to-principal introductions
Exclusive Opportunity
Sample TeaserLocked
2,500 SF Retail · New Construction · Biloxi
Signed LOI · $2.4M all-in · 6.8% cap · 20yr NNN
Qualified principals only · NDA required
Development
Strategic acquisition, disposition, and reposition.
Retail, industrial, multi-family, hospitality, and more. We use data, technology, and a team of expert agents to analyze and engage every opportunity in a target market and trade area.
Our Process
01
Site Control
Off-market sourcing, LOI, contract, and feasibility.
02
Entitlements
Zoning, site plan, permits, and utility coordination.
03
Vertical Build
GC selection, value engineering, and delivery oversight.
04
Lease-Up & Exit
Tenant coordination, stabilization, refi or disposition.
Investment
Institutional-grade opportunities for accredited investors and 1031 exchanges.
Curated deal flow across ground-up development, credit-tenant NNN, and hospitality repositions — underwritten by principals with capital in every deal.
12–18%
Target IRR
5–7 yrs
Typical Hold
$250K
Min. Check Size
506(c)
Accredited Only
Ground-Up
Commercial Development
Ground-up retail, mixed-use, and industrial across high-growth Gulf South corridors.
Request DeckOperator-Backed
Restaurant & QSR
Site-select, build-to-suit, and portfolio roll-ups with proven national operators.
Request DeckPassive Income
NNN Properties
Passive, credit-tenant income with long-dated leases and institutional underwriting.
Request DeckValue-Add
Hospitality
Flag & boutique hotel repositions in coastal and destination markets.
Request DeckAccredited investors · 506(c)
Request our current investor deck and live inventory of qualified 1031 replacement properties.
Reviewed by a principal within 24 hours. 100% confidential.
For Sale · For Lease · Development
Available Listings.
What Principals Say
Results, in their words.
"
They found us three sites the market never saw. We opened 18 months ahead of our original schedule.
VP of Development
National QSR Brand
"
Foundation ran point on a $12M disposition, matched us with a 1031 buyer, and closed in 41 days. No drama.
Managing Partner
Family Office
"
The only broker on the coast we call first. Their off-market pipeline is genuinely unmatched.
Chief Investment Officer
Regional REIT
Become Our Next Success Story15-min intro call · No pressure
Our Network
We work with top real estate experts to mitigate obstacles.
Our process results in more offers going to contract — and fewer problems before closing.
Land Use
Zoning analysis, entitlement strategy, and rezoning navigation to keep your project on schedule.
Architects
Design partners who balance brand standards with local build costs and permit realities.
Engineers
Civil, structural, and MEP teams pre-vetted for Gulf South soil, storm, and energy codes.
Environmental
Phase I/II assessments, wetland surveys, and remediation coordination before closing.
Title Companies
Clean title, survey coordination, and escrow management for complex commercial closings.
City Planning
Municipal relationships and permit expediters who understand coastal approval timelines.
Track Record
Deal by deal. Delivered.
2024RaceTrac · Ground-up developmentGulfport, MSDelivered
2024Taco Bell · Multi-site acquisitionGulf SouthDelivered
2023Ramada · Hospitality repositioningBiloxi, MSDelivered
2023Dollar General · Site acquisitionMS Gulf CoastDelivered
2022Qdoba · Tenant representationGulf SouthDelivered
The Foundation Promise
If we don't earn our seat at your table in the first call, you walk. No follow-ups.
We hate wasting your time as much as you do. First conversation is 15 minutes, direct with a principal, zero pitch deck. If the fit isn't obvious, we shake hands and move on.
From our blog
News & Events.
Markets
Gulf South roots. Cross-border reach.
From Biloxi to Mérida, we operate where our relationships run deepest. Local intelligence, institutional discipline, and a footprint that spans two countries and a full spectrum of asset classes.
Common Questions
Before you reach out.
We're principal-led. Every engagement is worked directly by a partner, not handed to a junior. Combined with a 75% off-market deal flow, that means faster decisions and inventory you won't see on LoopNet.
Still have questions? Ask a principal directly.
Start the ConversationFree Download · 2026 Edition
The Gulf South Off-Market Report.
The 22-page intelligence briefing our principals use to decide where to buy, build, and lease across MS, AL, FL, LA, and Mérida in 2026.
- 12 emerging trade areas ranked by tenant demand
- Cap rate ranges by asset class & sub-market
- 5 case studies with actual deal economics
- Our proprietary 47-point site-selection checklist
Instant Access
Send me the report.
Next Move
This won't sit on the open market. Neither should you.
Bring us your acquisition mandate, disposition, or expansion plan. First conversation is direct — no gatekeepers.