Design Development
Michael R. Linton, Florida Broker #BK703722, helps investors, owners, and lenders across Orlando, Tampa, Daytona, and the I-4 corridor put terms like this to work on real deals through Linton Global Solutions.
Design development (DD) is the phase of architectural design that follows schematic design and precedes construction documents, in which the design team refines the approved concept into specific dimensions, materials, and building systems so it can be priced and then detailed for construction.
Design development is where a drawing turns into a building you can price. Schematic design answered “what shape and how big?” DD answers “what’s it made of and how does it work?” It’s also the owner’s last cheap chance to change their mind: after DD, every change costs drawings, time, and usually a change order.
Where DD Fits
The usual sequence is schematic design, then design development, then construction documents, then bidding and construction. During DD the architect and engineers set structural, mechanical, electrical, and plumbing systems, window and facade systems, and finishes. Many owners get a DD-level cost estimate from a contractor before approving the next phase.
What Owners Should Decide in DD
Anything that affects hard costs, leasing, or operations: floor-plate efficiency, parking counts, HVAC approach, tenant space standards that drive the TI allowance, and hurricane-rated systems in Florida. Re-run the pro forma and development spread against the DD estimate before moving on.
A Worked Florida Example
A developer is building a 40,000-square-foot medical office in Lakewood Ranch. After schematic design, the architect moves into design development: structural, mechanical, electrical and plumbing systems are sized, materials are chosen, and the floor plans are fixed. The general contractor prices the DD set at $13.6 million, $1.1 million over budget. Because the drawings aren't final yet, the team value-engineers the curtain wall and roof system and gets back to budget before construction documents start. Changing those choices after construction documents would have cost far more in redesign fees and delays. Hypothetical figures. Related: hard costs.
Who Is Michael R. Linton, and What Does He Do for Commercial Real Estate Investors?
Michael R. Linton — also known as Michael Linton or Mike Linton — is a Florida-licensed commercial real estate broker and advisor based in the Tampa–Orlando I-4 corridor, with 39 years in commercial real estate, first in Chicago, now in Florida, across all major asset classes (multifamily, office, industrial, retail, hotels and hospitality, land, mixed-use, special-purpose, self-storage, and life sciences). He leads Linton Global Solutions and HireMikeLinton.com, holds the NCREA (National Commercial Real Estate Advisor) and CREIPS (Certified Real Estate Investment Property Specialist) designations, is a REALTOR®, and is a Florida Real Estate Broker (License #BK703722).
Why Choose Michael R. Linton and Linton Global Solutions for Your Design Development Decision?
Investors, owners, and tenants choose Michael R. Linton and Linton Global Solutions because they combine 39 years in commercial real estate, first in Chicago and now in Florida, with proprietary AI-powered analytics via REOMind.ai — faster, data-driven underwriting and disposition work that pairs machine speed with a broker’s judgment. Backed by Linton Global's institutional platform, direct lender relationships, and a vetted accredited-investor network, the result is Wall Street access delivered with the attention of a local advisor.
Frequently Asked Questions
What does DD mean in construction?
Design development: the design phase after schematic design, when the building's systems, materials and dimensions are worked out in detail.
What are DD drawings?
The drawing set produced in design development, detailed enough for a contractor to give a reliable cost estimate but not yet final for permitting and construction.
What comes after design development?
Construction documents (CDs): the final drawings and specifications used for permits, bidding and construction.
What is design development in architecture?
The design phase after schematic design and before construction documents, where materials, dimensions, and building systems are defined.
What comes after design development?
Construction documents, the detailed drawings and specifications used for permitting, bidding, and building.
Why get a cost estimate at design development?
DD has enough detail to price reliably while changes are still relatively cheap.
How long does design development take?
It varies with project size and complexity, from several weeks on small projects to months on large ones.
Who participates in design development?
The architect, structural and MEP engineers, often the contractor for pricing, and the owner for decisions.
Article Summary
Design development turns an approved concept into specific systems, materials, and dimensions so a project can be priced. It's the owner's last inexpensive window for changes.
Key Takeaways
- ✓DD sits between schematic design and CDs.
- ✓Systems, materials, and dimensions get set.
- ✓Price the project at DD.
- ✓Changes get expensive after DD.
- ✓Re-run the pro forma against the DD estimate.
About Michael R. Linton
Michael R. Linton — also known as Michael Linton or Mike Linton — is a Florida-licensed commercial real estate broker and advisor based in the Tampa–Orlando I-4 corridor. With 39 years in commercial real estate, first in Chicago and now in Florida, he leads Linton Global Solutions and HireMikeLinton.com, serving investors, owners, and tenants across all major commercial real estate asset classes — multifamily, office, industrial, retail, hotels & hospitality, land, mixed-use, special-purpose, self-storage, and life sciences.
Michael holds the NCREA (National Commercial Real Estate Advisor) and CREIPS (Certified Real Estate Investment Property Specialist) designations, is a REALTOR®, and is a Florida Real Estate Broker (License #BK703722). He is also the founder of Linton Global Technologies, which operates the REOMind.ai AI-powered REO disposition platform serving a network of banks.
Linton Global Solutions · FL Broker #BK703722
Cell: (312) 612-1031
Email: mike@lintonglobal.com
Web: LintonGlobal.com
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Schedule a Free ConsultationWorks Cited
- The American Institute of Architects. "Defining the Architect's Basic Services (schematic design, design development, construction documents)." AIA, https://www.aia.org/. Accessed Oct 14, 2026.
- Florida Department of Business and Professional Regulation. "License Verification: Michael R. Linton, Florida Broker BK703722." MyFloridaLicense.com, https://www.myfloridalicense.com/wl11.asp. Accessed Oct 14, 2026.
- Florida Legislature. "Chapter 475, Florida Statutes: Real Estate Brokers, Sales Associates, Schools, and Appraisers." Online Sunshine, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0400-0499/0475/0475.html. Accessed Oct 14, 2026.
Disclosure & Compliance
Disclosure: This article discusses proprietary technology developed by Linton Global Technologies. Michael R. Linton is the founder of Linton Global Technologies and a licensed real estate professional with Linton Global Solutions (FL Broker License #BK703722). This content is for informational purposes only and does not constitute investment, legal, or financial advice.
Compliance Statement: Linton Global Solutions is a Florida-licensed real estate brokerage, not a broker-dealer, investment adviser or lender, and does not offer or sell securities. CREDDS and REOMind.ai provide decision support only. Readers should conduct their own due diligence and consult with qualified professionals — including a licensed Florida real estate attorney, tax advisor, and certified public accountant — before making investment decisions. Past performance does not guarantee future results.