Skip to content
STILL Property Group
Portfolio

Four decades of turning buildings into homes.

The STILL portfolio spans the Bay Area, Los Angeles, and Florida’s coasts. Behind it stands a multigenerational conversion practice and the operators who carry it forward.

5,000+Units converted across the sponsor platform, including affiliate The Hutton Group. Past performance is not indicative of future results.
Units converted
$10B+Aggregate real estate transacted across the sponsor platform and its principals.
Real estate transacted
55+Conversion projects completed across the sponsor platform.
Conversion projects
35+yrThe sponsor platform's conversion track record: the co-op and condo conversion practice pioneered by Jack Boyajian, continued through The Hutton Group (founded 1992).
Conversion track record
STILL Property Group
The portfolio · four STILL projects on a Hutton foundation

The portfolio.

Four names. That is the point: ~95% of the deals we review never pencil, and we pass.Screening guidelines describe how the sponsor evaluates acquisitions. They are not terms of any offering, and individual projects vary.

Completed · stabilized & refinanced

The Jade Winter HavenThe Jade Winter Haven: 330-key hotel converted to 238 apartments; stabilized and refinanced. Phase 1 is 90% leased; Phase 2 is in lease-up. Past performance is not indicative of future results.

Winter Haven, FL

A 330-key hotel converted into 238 apartments. The building that proved the Jade playbook.

Asset
330-key hotel → 238 apartments
Conversion
Hotel to Class A rental community
Leasing
Phase 1 90% leased · Phase 2 in lease-up
Outcome
Stabilized · refinanced
View the project
Rendering

Raising now

The Jade Space CoastProperty and plan facts for The Jade Space Coast: 1973-built former Holiday Inn, hotel flag removed 2024, 128 rooms converting to 164 residences, 6.93-acre SR-520 frontage site rezoned RU-2-30 in April 2025, entitled for up to 190 units.

Merritt Island, FL

128 hotel rooms becoming 164 Class A residences on Merritt Island. The current offering.

Asset
128-room hotel → 164 apartments
Site
6.93 acres · SR-520 frontage
Entitlements
Rezoned Apr 2025 · up to 190 units
Status
Raising now · single-asset SPV
The offering

Completed Q1 2024

Pacific Gardens TownhomesPacific Gardens Townhomes, 25 McAker Ct, San Mateo, CA: 38-unit, 50,084 SF rental-to-condominium conversion executed by EV Capital Partners (now STILL Property Group) with The Hutton Group; completed Q1 2024 over a 24-month hold, with 11 units (nearly 30%) pre-sold before closing and in-house build costs of $708/SF against a $800–950/SF regional average. Past performance is not indicative of future results.

San Mateo, CA

38 rental townhomes in San Mateo converted to condominiums over a 24-month hold, with 11 homes pre-sold before closing.

Asset
38 townhomes · avg 1,318 SF
Conversion
Rental to condominiums
Pre-sales
11 units (~30%) before closing
Outcome
Completed Q1 2024 · 24-month hold
View the project
Rendering

Acquired · in development

Pioneer Vista TownhomesPioneer Vista Townhomes, 2015 Pioneer Court, San Mateo, CA: a 27,100 SF office property converting to ten townhomes totaling 28,606 SF across three stories. Acquisition closed, development underway.

2015 Pioneer Court, San Mateo, CA

A San Mateo office property becoming ten townhomes, one block from Pacific Gardens. The Bay Area practice continues.

Asset
10 townhomes · 28,606 SF delivered
Conversion
From 27,100 SF of office
Design
Three stories · private rooftops
Status
Acquired · in development
View the project

Winter Haven, up close.

Apartment
Hotel room

A hotel room becomes an apartment bedroom at The Jade Winter Haven. Drag to compare.

After conversion
Before conversion

The same pool, before and after conversion.

A 330-key roadside hotel became a stabilized Class A community. It leased through a wave of roughly 1,000 competing new units and refinanced; Phase 1 is 90% leased and Phase 2 is in lease-up.

Read the full case study

The foundation: since 1992.

Our affiliate The Hutton Group built a national conversion practice as co-op-to-condo specialists, with expertise across financing, engineering, construction, design, and development. Thousands of units, across the country. One discipline, clearly attributed.

The Hutton Group

The Hutton Group

Terrace TowersProject figures as published in The Hutton Group's conversion case studies. Hutton Group projects predate STILL Property Group and were executed by its affiliate. The published case studies cover a portion of the Hutton record. Past performance is not indicative of future results. Source: The Hutton Group, conversion case studies.

3 Island Avenue, Miami Beach, FL

Asset
144 units
Conversion
Co-op to condominiums
Project value
$50M
Scope
Conversion funded full façade renovation
Case study (PDF) ↓

The Hutton Group

Figueroa ArmsProject figures as published in The Hutton Group's conversion case studies. Hutton Group projects predate STILL Property Group and were executed by its affiliate. The published case studies cover a portion of the Hutton record. Past performance is not indicative of future results. Source: The Hutton Group, conversion case studies.

Los Angeles, CA

Asset
75 units + land & office
Conversion
Mixed use to condominiums
Project value
$28M
Scope
Conversion, management realignment, remarketing
Case study (PDF) ↓

The Hutton Group

The Oahuan TowerProject figures as published in The Hutton Group's conversion case studies. Hutton Group projects predate STILL Property Group and were executed by its affiliate. The published case studies cover a portion of the Hutton record. Past performance is not indicative of future results. Source: The Hutton Group, conversion case studies.

Honolulu, HI

Asset
56 units
Conversion
Master lease to condominiums
Project value
$23M
Scope
Physical + ownership conversion, title-insured deeds
Case study (PDF) ↓

Selected Hutton conversionsProject figures as published in The Hutton Group's conversion case studies. Hutton Group projects predate STILL Property Group and were executed by its affiliate. The published case studies cover a portion of the Hutton record. Past performance is not indicative of future results. Source: The Hutton Group, conversion case studies.

ProjectLocationUnitsConverted
Mountain Club CondosParsippany, NJ7022005
Pittsfield VillageAnn Arbor, MI4222009
Geddes Lake CondominiumsAnn Arbor, MI3602008
Harbor TowersWest New York, NJ1982001
Berkley ArmsHackensack, NJ1202002
Woodedge CondominiumsEdison, NJ812003
Laguna LidoLaguna Beach, CA482002
109-18 Lefferts CondominiumQueens, NY242007

The case-study library

Original case studies as published by The Hutton Group. They document historical projects executed by our affiliate. Past performance is not indicative of future results.

Hutton Group case study

Terrace Towers · Miami Beach, FL

144-unit co-op-to-condominium conversion; façade renovation funded through the conversion structure.

Download PDF ↓

Hutton Group case study

Figueroa Arms · Los Angeles, CA

75-unit mixed-use-to-condominium conversion with management realignment and remarketing.

Download PDF ↓

Hutton Group case study

The Oahuan Tower · Honolulu, HI

56-unit master-lease-to-condominium conversion delivering individual title-insured deeds.

Download PDF ↓

Portfolio book, 2011

Hutton conversion case studies (2011)

Eight co-op-to-condominium conversions across NJ, NY, MI, and CA: 1,900+ units.

Download PDF ↓

The next conversion is raising now.

Request the data roomThe Jade Space Coast