Time Equities Launches $95.3M TIC Offering for Florida Multifamily Project
Time Equities Inc. has launched a $95.3 million tenant-in-common offering for OCTAVIA, an eight-story, 465-unit Class A multifamily community under construction in downtown Boynton Beach, Fla., the New York-based real estate firm said.
The offering is available exclusively through Time Equities Securities LLC, the firm’s affiliated managing broker-dealer and a FINRA member, and is being sold under Rule 506(c) of Regulation D to verified accredited investors only. Time Equities structured the deal to qualify as replacement property for investors completing Section 1031 and Section 1033 exchanges.
OCTAVIA occupies a four-acre city block in Boynton Beach’s Town Square district, about five blocks from Interstate 95 and the Intracoastal Waterway and a mile from the Atlantic Ocean. The project broke ground this month and, according to Time Equities, will include 6,500 square feet of retail space, a 1,005-space parking garage, and roughly 50,000 square feet of private amenities.
The investment is structured with a position senior to about $34 million of sponsor equity, the company said. Time Equities also said it has an executed tax increment financing agreement in place that it expects will lower real estate taxes on the property for about 10 years after completion. The firm is targeting an initial 5.75% annual current return, paid quarterly, along with a planned refinancing intended to return a portion of investor capital on a tax-deferred basis.
Chief equity strategist David Becker said Time Equities targets residential development in markets with favorable long-term demographic trends, employment growth, and housing demand. “Palm Beach County continues to demonstrate those characteristics, and OCTAVIA reflects our conviction through a significant sponsor investment alongside our investment partners,” Becker said.
The project team includes MSA Architects, ID & Design International, KAST Construction, Kimley-Horn, and Willow Bridge Property Management – the same group Time Equities worked with on CasaMara, its 300-unit mixed-use community in West Palm Beach.
Senior director Alex Anderson described OCTAVIA as combining “institutional-quality real estate, an identified replacement property for 1031 exchange investors, current income through a net lease type structure and meaningful sponsor alignment.”
This is at least the second capital raise Time Equities has brought to market through Time Equities Securities since AltsWire reported it launching the TEI Diversified Income & Opportunity Fund VII last October, a similarly structured $100 million Reg D vehicle.
The launch also comes as demand for 1031-eligible real estate offerings has broadened across the sector: Delaware statutory trust equity fundraising alone totaled about $6.48 billion through August 2026, more than a 33% increase from the $4.86 billion raised through the same period in 2025, according to Mountain Dell Consulting.
Time Equities’ TIC structure is a distinct vehicle from the DST format tracked in that data, though both compete for the same pool of exchange-driven capital.
Time Equities, founded in 1966, says its portfolio includes about 46.8 million square feet of residential, industrial, office, retail, and mixed-use property, including roughly 5,200 multifamily units, across 360 properties in 37 states, five Canadian provinces, and several countries outside North America.
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