Developer Sales
The Collectors Vault
Project facts
- Status
- Pre-Development
- Address
- 8688 115th Avenue North
- City
- Largo, Florida
- Region
- Tampa MSA
- Submarket
- St. Petersburg; Clearwater
- Units
- 31
- Average unit size
- 1,500 SF
- Amenity tier
- Standard
- Key amenities
- Mezzanine Capabilities, 18'+ Clear Heights, Wash Bays & RV Stations, 14'+ Roll-Up Doors, Gated Access & Security
- Construction
- Tilt Wall
- Finish level
- Luxury
- Projected delivery
- 2027
- Flood zone
- X
Location Summary
Site Positioning
The Collectors Vault sits on the 115th Avenue North light industrial block in mid Pinellas, roughly a third of a mile south of Ulmerton Road (State Road 688), the peninsula's principal east to west arterial. That placement is the site's defining characteristic. Ulmerton carries traffic from the Gulf beach communities across the peninsula to the Bayside Bridge, Interstate 275, and the Gateway employment core, which puts the address inside a fifteen minute drive of both the affluent barrier island residences on the west side and the Carillon and Feather Sound business districts on the east. For an owner storing a collection, the practical read is that the site is central to the peninsula's wealth without being priced as waterfront land.
The immediate surroundings are working industrial and flex, which is what makes the economics possible here and also what the product must overcome visually. The compensating factor is drive time. Belleair and the Bayou Club and Bardmoor golf enclaves sit within three to five miles southeast and west, Indian Rocks Beach and the Gulf beaches are about six miles west, and downtown St. Petersburg and downtown Clearwater are each roughly twenty five minutes out. Very few Pinellas sites reach that much affluent household depth from an industrial land basis.
Access is improving. Pinellas County is closing the Pinellas Trail South Gap between 126th Avenue North and Ulmerton Road, about a mile east of the site, which knits this stretch of mid Pinellas into the county's spine trail network. Separately, a corridor study covering the seven mile East Bay Drive and Roosevelt Boulevard stretch, roughly two miles north, recommended signal retiming, resurfacing between U.S. 19 and Lightwave Drive, bus bays, and a 1.6 mile buffered bike lane segment backed by a $2.7 million city investment, with signal work already underway.
Demand Drivers Within Reach
St. Pete-Clearwater International Airport, about five miles east. Pinellas County is advancing a terminal program valued at up to $145 million, funded with $35 million of airport reserves and $110 million in grants, covering a second story expansion above baggage claim, replacement jet bridges, expanded hold rooms and concessions, and new baggage and ticketing systems. Design begins in summer 2026 with pre construction design running January through September 2027. Passenger traffic has grown more than 50 percent over the past decade, and a separate 1,800 space parking garage is in design.
The Airco redevelopment, about five miles east along the same corridor. The airport is redeveloping the 128 acre former Airco golf course, described as the largest contiguous developable parcel in Pinellas County, into a 117.8 acre business park with 75 acres reserved for aviation related users, 42.8 acres for non aviation business, and roughly 10 acres of commercial frontage on Ulmerton Road for restaurant and hotel use, buffered from Feather Sound by 46.5 acres of green space. Total investment exceeds $30 million, with the initial taxiway phase funded by an $11.4 million FAA grant and a $4.7 million FDOT grant.
Young-Rainey STAR Center, about two and a half miles southeast on Bryan Dairy Road. The former Department of Energy weapons components plant now operates as a science, technology, and research campus and remains one of mid Pinellas's principal high wage manufacturing and research employment nodes, with county economic development leadership actively evaluating its redevelopment.
The Bardmoor and Bayou Club corridor, about three miles southeast. These master planned golf communities anchor the concentration of established, high income, low turnover households nearest the site, and they are the natural first ring of local demand.
Trade Area Demographics
The 2024 ACS radius profile shows a mature, owner occupied, seasonally weighted market. Within five miles the site reaches 287,835 residents across 123,474 households, with 9,633 households above $200,000 of income and 16.3 percent of households above $150,000. Median household income is $68,681 and median home value is $308,472. Depth builds meaningfully with distance: households above $200,000 rise to 15,345 within seven miles and 28,177 within ten miles, while median home value climbs to $325,528 and $354,782 across the same rings, confirming that the wealth sits outward toward the beaches and the Tampa Bay shoreline rather than in the industrial block itself.
Two characteristics stand out for this product. The trade area skews notably older, with a median age of 48 and 41.9 percent of the population aged 55 or above within five miles, and it carries 13,423 seasonal housing units within five miles and 33,858 within ten. Both point to discretionary, second residence, and retiree buyers with time and disposable income, which is the profile that historically supports premium garaging. Owner occupancy runs 70.3 percent within five miles, and 13 percent of households already keep three or more vehicles.
The project's portfolio relative Wealth Index scores 4.8 out of 10, placing it mid pack across the platform and modestly below other mid Pinellas locations. That is a fair reflection of the site's position: real household depth at the seven and ten mile rings, tempered by a nearer ring that is more workforce than wealth.
Market Context
Inherited from the platform's Tampa MSA and St. Petersburg and Clearwater reports: the metro reached an estimated 3,375,273 residents in 2024, adding roughly 148 net new residents a day, and Florida led all states with a net $20.6 billion gain in adjusted gross income in the latest IRS migration data. Within that, the Pinellas peninsula is the region's deepest and most transaction active corridor, scoring at the 91.3 portfolio relative wealth percentile and posting a 16.6 percent trailing year gain in price per square foot on a small sample. The Historic Gas Plant District redevelopment in downtown St. Petersburg, now advancing without a ballpark following the city's July 2026 developer selection, and Clearwater's completed $84 million Coachman Park waterfront remain the corridor's defining public investments.