Case Study: Transforming a Former Bus Depot into a High-Performing Medical & Mixed-Use Hub

Background: Reimagining an Underutilized 8-Acre Parcel

An 8-acre former bus depot in Winter Garden, Florida, offered both challenges and opportunity. Located in a rapidly expanding corridor, the site required significant vision to unlock its true value. The seller invested in extensive site work—including offsite retention, grading, and parcel reconfiguration—to prepare the land for a transformative mixed-use redevelopment that would ultimately reshape the surrounding area.

Strategic Development: Purpose-Built Pads for High-Value Users

With the foundation set, the property was divided into strategically designed pads to attract complementary commercial, medical, and hospitality users. Pad 1 was ground-leased to 7-Eleven, adding daily consumer traffic and long-term passive income. Pad 2 was sold to a regional medical office developer who constructed a 24,000 SF Class A medical office building, which later leased to top healthcare tenants and sold to a national REIT for $11.2 million. Pad 3 was purchased by a bariatric surgeon who developed a state-of-the-art ambulatory surgery center, one of only two in Florida to earn MBSAQIP accreditation.

Adding Hospitality to Strengthen the Ecosystem

To complement the medical and retail components, Pad 4 was sold to a hospitality group that developed a Home2 Suites by Hilton. This addition strengthened the overall development by serving patients, families, and traveling professionals—creating a full-service ecosystem where healthcare, convenience, and lodging work together to maximize value and traffic flow to the site.

Outcome: From Bus Depot to Thriving Mixed-Use Destination

The completed redevelopment transformed an abandoned industrial site into a thriving medical and mixed-use hub that now serves the growing Winter Garden community. The synergy between the medical office, ambulatory surgery center, hotel, and retail creates a seamless experience for patients and visitors while driving strong financial performance. What began as a decommissioned depot is now a profitable and purpose-built destination.

Key Takeaway: Vision + Market Strategy = Substantial Value Creation

This case study demonstrates the powerful impact of aligning site preparation, tenant mix, and market demand. By leveraging strategic parceling, thoughtful tenant placement, and high-value medical infrastructure, the seller unlocked significant returns and created meaningful long-term community benefit. The project stands as a proven model for transforming underutilized land into a lucrative, future-ready mixed-use development.