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About Timberland

Trust, Growth and Mutual Success

Our strategy at Timberland Partners Investments has always been simple: strategically identify opportunities, create strong partnerships – and manage both exceptionally well.

Our first acquisition was in 1992. A modest 46-unit community in Mounds View, Minnesota planted the seed from which our business has grown. Today, Timberland Partners Investments is a national organization dedicated to enriching the lives of our partners, team members and residents. With more than 16,000 units in our portfolio, we’ve sustained a 28-year record of carefully managed growth, continually refining an equation that works. Our team seeks out the real estate investment opportunities found in changing market conditions, expanding employment markets, well-timed renovations or organizational changes. This allows our investment partners to enjoy the benefits of ownership without the hassles of property management.

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Investor Retention


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Invest with Timberland Partners

Our seventh – and largest – real estate fund is underway. Timberland Partners Apartment Fund VII (TPAF VII) will raise $100 million to acquire and manage quality multifamily rental properties in growing markets throughout Central and Southeastern U.S.

With increasing demands for apartments and a stable job market, we are confident in the timing and outlook of this fund. Learn more about this opportunity and how you can partner with Timberland Partners Investments.

I tell people this company has the “it” factor.

– Current Investor
A Message From Bob

“Say it. Mean it. Do it.”

Done well, a real estate investment is more than a financial transaction. It’s a strategic decision, one that takes insight, experience and vision. At Timberland Partners, wise investments are the outcome of teamwork and enduring, meaningful relationships. Our funds provide strong returns, often outperforming market expectations. And, by being committed to the highest integrity, service and communication, we are ensuring our clients succeed and thereby creating partners for life.

On behalf of our entire team, thank you for consideration of our firm.

Robert L. Fransen
President, Timberland Partners

The Timberland Difference

A Commitment to Maximizing Value

Whether it’s acquisition or new development, identifying undiscovered revenue opportunities is our specialty. We look beyond the face-value of a property and see the potential. But we don’t stop there. Through calculated investment management, we bring that potential to life. Whether through a strategically timed renovation or simply repositioning a property to better align with market needs, we reduce avoidable costs, provide value-added enhancements and ensure each property is positioned to reach maximum earning potential.

We’re Your Partner

We invest in every project ourselves, ensuring you attention to detail and a commitment to success.

We Manage What We Own

Unlike other firms, we take a hands-on approach to managing every property within our portfolio – and only our properties. We believe delivering value means ensuring performance from the ground up. Each of our communities are managed by our professional team on a 24/7 basis to ensure success.

It’s Our People

Our strength lies in our people. Because delivering the greatest investment opportunities require talent, discipline and commitment. It’s why our team is determined to build enduring, meaningful relationships with investors. We want to be partners for life.

“Timberland really has the investor in mind first. They are all about the deal and creating good partnerships.”

– Current Investor

Transparency is Our Foundation

We’re committed to profitable, long-term relationships. Doing so takes meaningful communications with you as our investor, keeping you informed about your initiatives and their progress. Plus, when you partner with Timberland, you won’t find any hidden fees or unnecessary complexity. Our relationships and returns both grow by creating authentic value.

The Bottom Line: Outstanding Returns

Our approach to investing is the backbone of our company. Investing is more than a financial transaction; it’s an act of trust. Whether you are preparing for your retirement or simply diversifying your portfolio, you can expect clear communication and proven results.

“The kind of returns they’ve generated for me has just been tremendous, which is always the best testimony of the quality of management.”

– Current Investor

Timberland has been doing it longer than most. They are extremely reliable.

– Current Investor
Recent Success Stories

The Power of Positive Partnerships

Towne Park

Creating Value Through Improvements and Growth


In January 2014, Timberland Partners Apartment Fund IV, LLC acquired Towne Park for $11,812,500 via online auction, following a foreclosure. The Fund invested $2,950,000 in the acquisition and financed the balance with a fixed interest Freddie Mac loan. TPAF IV intently made moderate capital improvements to the property and increased the rents to market rate levels.

Results: According to the recent appraisal, the value of the property has increased to $22,600,000, or by 91.3%. This growth allowed TPAF IV to place a second mortgage on the property in June of 2019 and provide a $4,550,000 (17.9%) return of capital to its investment partners. Including the refinance distribution, the property has produced a 49.8% average annual return since acquisition.


Increase in Property Value


Average Annual Return

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Wyngate Townhomes

Creating Value Through Opportunistic Purchases and Strategic Improvements


In March of 2011, Timberland Partners Apartment Fund II, LLC purchased Wyngate Townhomes for $5,300,000 investing $1,300,000 in capital and financing the balance with a Fannie Mae mortgage. The property was constructed in 2002 and was financed with a $7,627,900 HUD loan, but by 2010 it had fallen into a distressed state. Wyngate was subsequently acquired by an owner purchasing the asset through a deed in lieu of foreclosure, and after stabilizing the property’s occupancy, they decided to flip it. Following the acquisition by Timberland, Fund II focused on improving the desirability of the property through strategic capital improvements with an eye on increasing the asset’s long-term value.

Results: In November of 2019, TPAF II sold Wyngate for $10,600,000 – double its purchase price – and received net sales proceeds of $6,340,671, yielding a 26.2% internal rate of return over its 8.5-year hold.


Internal rate of return over 8.5-yr hold

Increase in Equity

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Brookes Edge

Creating Value Through Opportunistic Purchase and Measured Risk

CLEVELAND, TN (Chattanooga) | 324 UNITS

In September of 2017, Timberland Partners Apartment Fund VI, LLC purchased Brookes Edge for $34,920,000 investing $8,800,000 in capital and financing the balance with a floating rate bank loan. The Class A property was constructed in 2017 and was still in its initial lease up with only 70% of the apartments leased at the time of acquisition. This allowed TPAF VI to purchase the property at a discount to replacement cost, as it assumed the risk of leasing the remaining units. The property is now fully leased.

Results: According to a recent appraisal, the property value has increased to $41,000,000, or by roughly 20%. In November of 2019, TPAF IV significantly reduced the floating rate risk by refinancing the property with a new twelve-year fixed rate Fannie Mae loan allowing the Fund to make a $3,500,000 distribution to its investment partners. The rental activities of Brookes Edge have produced an 8% cash return since acquisition. When combined with the refinance distribution above, Brookes Edge has produced an average annual return of 26% to TPAF VI in just over two years.


Increase in Property Value


Average Annual Return

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