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Visit Arraes CollectionCollection treats residential representation as an analytical exercise — not a transaction. Every mandate, whether acquisition, disposition, or portfolio structuring, carries the discipline usually reserved for commercial deals: institutional CMA, comparative submarket reading, analysis of the developer's capital stack, and independent validation of assumptions.
An acquisition is treated as a capital allocation, not a property search. Five steps, each documented, none skipped.
Mandate definition
Before any search: the capital objective, hold horizon, use profile, and currency exposure are written down. We define what the asset must do before we look at a single property.
Sourcing beyond the portal
Off-market and pre-MLS access through developer and private-owner relationships built over two decades. The best ultra-high-net-worth assets rarely reach a public listing — and when they do, the price already reflects it.
Institutional underwriting
Every candidate runs through the Capital methodology: auditable CMA, submarket reading, sponsor capital-stack analysis, and a three-scenario PPSF. Renderings are never the thesis. Most candidates are declined.
Negotiation & structure
Price, terms, contingencies, and the cross-border holding structure are negotiated with counsel identified before the LOI. For ultra-high-net-worth capital, the structure is part of the asset — not an afterthought at closing.
Closing & custody
Coordination of counsel, lender, escrow, and tax across jurisdictions — through closing and into the hold. The relationship does not end at the commission; it begins there.
Disposition is where most representation underperforms — and where institutional discipline pays the most. A sale at the close of a hold cycle is a capital event, engineered for net proceeds and certainty of close.
Valuation
Price is calibrated against auditable comparables and current absorption — never against the highest number that wins the listing. We will decline a mandate priced to fail, because an overpriced asset that lingers loses more than it ever asked.
Asset preparation
Staging, photography, defect cure, and document readiness — title, association, capital improvements — completed before the asset is shown. The first impression is engineered, not improvised.
Discreet positioning
A deliberately private launch: qualified-buyer and private-office networks first, public portals only when strategy calls for it. For trophy assets, discretion protects price — a listing burned by public days-on-market cannot be un-burned.
Controlled exposure
Every enquiry is qualified for proof of funds and intent before access. The owner's privacy and the asset's narrative are protected from tourism and from offers that exist only to anchor down.
Negotiation to net
Offers are read for net proceeds and certainty of close — not headline price. Terms, contingencies, and buyer financing are underwritten like a deal, because the highest offer that does not close is worth nothing.
Close & reinvestment
A coordinated close across counsel and tax, with reinvestment, 1031, and cross-border structuring considered as part of the same capital event. The disposition is positioned as a step in the portfolio, not an exit from it.
A real-asset multi-family office. A/CO brings to a real estate portfolio the institutional advisory a financial family office brings to liquid wealth — one coordinated mandate across markets and currencies, aligned to the owner's long-term capital outcome rather than any single transaction.
Portfolio management
Strategy and coordination across the whole portfolio — allocation, hold horizons, currency exposure, and reporting as a single institutional mandate.
Property management
Oversight of operators, leasing, and capital improvements — service held to a standard that protects both income and asset value.
Valuation & monitoring
Independent valuation and ongoing monitoring against auditable comparables — the portfolio is marked to reality, not to aspiration.
Repositioning
When an asset underperforms its thesis, we plan and execute the repositioning — renovation, re-tenanting, or a change of use — to recover its trajectory.
Disposition
When the cycle calls for an exit, disposition is engineered for net proceeds and reinvestment — handled with the same discipline as a standalone mandate.
For developers, Arraes & Co is the bridge across three markets — Miami projects to Latin American and European capital, and Latin American or Portuguese projects to U.S. and international buyers.
Marketing strategy & analysis
Positioning, pricing, and audience analysis for the target market — built on submarket reading and the same institutional underwriting we bring to acquisition. We define who the buyer is before the campaign exists.
Cross-border launch
Coordinated launch into the opposite market — events, private previews, and broker networks in São Paulo, Miami, and Lisbon. Your project reaches qualified buyers who would never see a local listing.
Sales & sellout coordination
Commercial strategy, buyer curation, and absorption management through sellout — coordinating your team, brokers, and counsel across jurisdictions and currencies.
Capital introduction
Where a project needs equity, not only buyers, we introduce vetted cross-border capital through Arraes Capital — aligned investors and family offices for the right structure.
Whether you buy or sell, we are paid by one side only — yours. No conflict of interest.
In every transaction, Arraes & Co represents a single party — the client. We never accept a commission from the counterparty, so no part of our advice is quietly funded by the other side of the deal. Our only role is to find the best opportunity for you and to fight for the best possible negotiation and purchase — regardless of the commission the seller offers.
The quiet failure of the industry is the broker who steers buyers toward whatever listing pays the highest commission. Our fee never depends on which property closes — so what we recommend is the asset that fits your thesis, not the one that pays us most.
Every representation is put in writing and any conflict is named before the conversation begins. Alignment is not a promise we make — it is the structure the firm is built on.
Selected, never aggregated. What we recommend, we would underwrite ourselves.
Design that sustains critical reading, location with structural scarcity, and a price defensible against auditable comparables. Renderings are never the thesis.
Delivery track record, capital discipline, and alignment with the end buyer. We represent sponsors whose past projects we can verify — not promises.
An investor sees only what we would hold ourselves. Every representation is disclosed in writing, and any conflict is named before a conversation begins.
Over two decades of history. This is what sets us apart.
transaction volume
transactions
accreditation
Built for net outcome,
not gross commission.
ultra-high-net-worth and institutional clients are not buying exposure — they are allocating capital. A/CO brings acquisition and disposition the discipline a fund brings to an asset: institutional underwriting, engineered discretion, and alignment with the principal's net result. That is the difference between a listing and a holding.
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