CTO Realty Growth, Inc. (CTO)

NYSE, NYSE · REIT · Real Estate Investment Trusts

One email a week from me: what it filed, which 13F holders added or cut, where its scores stand. Free.

Corporate structure

60 entities across 2 jurisdictions. Read directly from the company’s own 10-K EX-21 filed 2026-02-19 — see the exhibit.

Which other public companies file entities in the same places:

Subsidiaries of CTO Realty Growth, Inc. as disclosed in its SEC filing
Entity	Jurisdiction	Note
Alpine Income Property Manager, LLC	Delaware
CTO TRS Crisp39 LLC	Delaware
CTO TRS Mitigation LLC	Delaware
CTO TRS TBMB LLC	Delaware
CTO16 Atlantic LLC	Delaware
CTO17 Westcliff TX LLC (f/k/a CTO17 Westcliff LLC)	Delaware
CTO18 Albuquerque NM LLC	Delaware
CTO18 Jacksonville FL LLC	Delaware
CTO19 Oceanside NY LLC	Delaware
CTO19 Reston VA LLC	Delaware
CTO19 Strand Jax LLC	Delaware
CTO20 Crossroads AZ LLC	Delaware
CTO20 Hialeah LLC	Delaware
CTO20 Perimeter II LLC	Delaware
CTO20 Perimeter LLC	Delaware
CTO20 Tampa LLC	Delaware
CTO21 Acquisitions II LLC	Delaware
CTO21 Acquisitions LLC	Delaware
CTO21 AL Outparcel LLC	Delaware
CTO21 Apex LLC (f/k/a CTO20 Falls Centre LLC)	Delaware
CTO21 Buford 1 LLC	Delaware
CTO21 Exchange LLC	Delaware
CTO21 Santa Fe LLC	Delaware
CTO21 Winter Park LLC	Delaware
CTO22 Forsyth LLC	Delaware
CTO22 Madison Yards LLC	Delaware
CTO22 Short Pump LLC	Delaware
CTO22 Waterstar LLC	Delaware
CTO22 Watters Creek LLC	Delaware
CTO23 Founder DAL LLC	Delaware
CTO23 Rockwall LLC	Delaware
CTO24 Brandon LLC	Delaware
CTO24 Carolina LLC	Delaware
CTO24 Forsyth LLC	Delaware
CTO24 Hypoluxo LLC (f/k/a CTO20 Santa Fe LLC)	Delaware
CTO24 Millenia LLC	Delaware
CTO24 MSTC LLC	Delaware
CTO25 Main Street LLC	Delaware
Daytona JV LLC	Delaware
DB Beach Land LLC	Delaware
DB Main Street LLC	Delaware
DB Mainland LLC	Delaware
DB Mainland Two LLC	Delaware
IGI18 Back 40 LLC	Delaware
IGI20 Crossroads AZ LLC	Delaware
IGI20 Tampa LLC	Delaware
IGI21 Katy LLC	Delaware
IGL20 Tampa LLC	Delaware
Indigo Development LLC	Florida
Indigo Group Inc.	Florida
Indigo Group Ltd. (A Limited Partnership)	Florida
LHC15 Atlantic DB JV LLC	Delaware
LHC15 Riverside FL LLC	Delaware
Palms Del Mar Inc.	Florida
Tomoka24 Granada LLC	Delaware
Tomoka24 Rivana LLC	Delaware
Tomoka25 Ashley Park LLC	Delaware
Tomoka25 Las Palmas LLC (f/k/a CTO23 Forsyth Land LLC	Delaware
Tomoka25 Pompano LLC	Delaware
Tomoka Ag Inc.	Florida

Financial health

Two standard screens, computed from the XBRL in FY2025 against FY2024. Every test shows the numbers behind it — a score with its inputs hidden is a number you cannot check.

Piotroski F-score

6 / 8

PASSReturn on assets positiveROA 0.8%
PASSOperating cash flow positiveOCF 65M
PASSReturn on assets improving-0.2% → 0.8%
PASSCash flow exceeds earningsOCF 65M vs NI 10M
FAILLong-term debt ratio falling43.9% → 48.8% of assets
FAILCurrent ratio improvingno data
FAILNo share dilution25M → 32M shares
PASSGross margin improving73.3% → 74.6%
PASSAsset turnover improving0.11× → 0.12×

Six-year record

Year	Revenue	Net income	Free cash flow	Gross margin	Shares
FY2020	$56.4M	$78.5M	−$179.1M	—	4,704,877
FY2021	$70.3M	$29.9M	−$229.3M	—	5,892,270
FY2022	$82.3M	$3.2M	−$329.1M	72.2%	18,508,201
FY2023	$109.1M	$5.5M	—	72.3%	22,529,703
FY2024	$124.5M	−$2.0M	—	73.3%	25,401,176
FY2025	$149.5M	$10.1M	—	74.6%	32,292,812

Ownership flow

1 institutions tracked — 1 added, 0 reduced.

Institutional holders of CTO Realty Growth, Inc. and their share-count change
Manager	Kind	Shares	Change	Value
GEODE CAPITAL MANAGEMENT, LLC	Index	1,014,386	+176,499	$21.8M

From 13F filings, which cover institutions managing over $100m and are filed up to 45 days after the quarter ends — so this is a considered position, not a live one, and it is not the whole shareholder register.

Identity

CIK: 0000023795
LEI: 254900ZQ99OFO1WXS678
FIGI: BBG00Y3M1H59
SIC: 6798 · Real Estate Investment Trusts
Incorporated: MD
Headquarters: WINTER PARK, FL

Ownership

Institutional: 68.3%
Institutions: 299
Insiders: 9.1%

Ownership percentages are a vendor aggregate, not a filing — unlike everything else on this page.

Other real estate investment trusts companies

CTO Realty Growth, Inc. files under SIC 6798 — all 80 real estate investment trusts companies compared on assets and F-score.

Prologis, Inc.PLD Blackstone Real Estate Income Trust, Inc.BSTT WELLTOWER INC.WELL AMERICAN TOWER CORP /MA/AMT Rithm Capital Corp.RITM VICI PROPERTIES INC.VICI

Questions about CTO Realty Growth, Inc.

How many subsidiaries does CTO Realty Growth, Inc. file with the SEC?: 60, listed in its most recent exhibit 21. They are incorporated across 2 jurisdictions (Delaware, Florida). That exhibit is filed with the company's annual report and is the company's own list, not an estimate.
Is CTO Realty Growth, Inc. financially healthy?: CTO Realty Growth, Inc. scores 6 out of 8 on the Piotroski F-score. Only 8 of the nine tests could be computed from what it filed; the rest need a prior year it has not reported. Every test and the numbers behind it are shown above, so the arithmetic is checkable rather than something you have to take on trust.
Who are the largest institutional holders of CTO Realty Growth, Inc.?: Among the managers tracked here, the biggest positions as of the 2026-Q2 13F filings are GEODE CAPITAL MANAGEMENT, LLC (adding). Direction is the change in share count against that manager's own previous filing; managers with no prior filing are left out rather than counted as new buyers.

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Sourced from SEC EDGAR primary filings. Figures are as reported by the company and are not investment advice. Scores are standard published screens computed from those filings; every input is shown above so you can check the arithmetic.

Corporate structure

60 entities across 2 jurisdictions. Read directly from the company’s own 10-K EX-21 filed 2026-02-19 — see the exhibit.

Which other public companies file entities in the same places:

Delaware55 Florida5

Entity

Jurisdiction

Note

Alpine Income Property Manager, LLC

Delaware

CTO TRS Crisp39 LLC

Delaware

CTO TRS Mitigation LLC

Delaware

CTO TRS TBMB LLC

Delaware

CTO16 Atlantic LLC

Delaware

CTO17 Westcliff TX LLC (f/k/a CTO17 Westcliff LLC)

Delaware

CTO18 Albuquerque NM LLC

Delaware

CTO18 Jacksonville FL LLC

Delaware

CTO19 Oceanside NY LLC

Delaware

CTO19 Reston VA LLC

Delaware

CTO19 Strand Jax LLC

Delaware

CTO20 Crossroads AZ LLC

Delaware

CTO20 Hialeah LLC

Delaware

CTO20 Perimeter II LLC

Delaware

CTO20 Perimeter LLC

Delaware

CTO20 Tampa LLC

Delaware

CTO21 Acquisitions II LLC

Delaware

CTO21 Acquisitions LLC

Delaware

CTO21 AL Outparcel LLC

Delaware

CTO21 Apex LLC (f/k/a CTO20 Falls Centre LLC)

Delaware

CTO21 Buford 1 LLC

Delaware

CTO21 Exchange LLC

Delaware

CTO21 Santa Fe LLC

Delaware

CTO21 Winter Park LLC

Delaware

CTO22 Forsyth LLC

Delaware

CTO22 Madison Yards LLC

Delaware

CTO22 Short Pump LLC

Delaware

CTO22 Waterstar LLC

Delaware

CTO22 Watters Creek LLC

Delaware

CTO23 Founder DAL LLC

Delaware

CTO23 Rockwall LLC

Delaware

CTO24 Brandon LLC

Delaware

CTO24 Carolina LLC

Delaware

CTO24 Forsyth LLC

Delaware

CTO24 Hypoluxo LLC (f/k/a CTO20 Santa Fe LLC)

Delaware

CTO24 Millenia LLC

Delaware

CTO24 MSTC LLC

Delaware

CTO25 Main Street LLC

Delaware

Daytona JV LLC

Delaware

DB Beach Land LLC

Delaware

DB Main Street LLC

Delaware

DB Mainland LLC

Delaware

DB Mainland Two LLC

Delaware

IGI18 Back 40 LLC

Delaware

IGI20 Crossroads AZ LLC

Delaware

IGI20 Tampa LLC

Delaware

IGI21 Katy LLC

Delaware

IGL20 Tampa LLC

Delaware

Indigo Development LLC

Florida

Indigo Group Inc.

Florida

Indigo Group Ltd. (A Limited Partnership)

Florida

LHC15 Atlantic DB JV LLC

Delaware

LHC15 Riverside FL LLC

Delaware

Palms Del Mar Inc.

Florida

Tomoka24 Granada LLC

Delaware

Tomoka24 Rivana LLC

Delaware

Tomoka25 Ashley Park LLC

Delaware

Tomoka25 Las Palmas LLC (f/k/a CTO23 Forsyth Land LLC

Delaware

Tomoka25 Pompano LLC

Delaware

Tomoka Ag Inc.

Florida

Financial health

Two standard screens, computed from the XBRL in FY2025 against FY2024. Every test shows the numbers behind it — a score with its inputs hidden is a number you cannot check.

Piotroski F-score

6 / 8

PASSReturn on assets positiveROA 0.8%
PASSOperating cash flow positiveOCF 65M
PASSReturn on assets improving-0.2% → 0.8%
PASSCash flow exceeds earningsOCF 65M vs NI 10M
FAILLong-term debt ratio falling43.9% → 48.8% of assets
FAILCurrent ratio improvingno data
FAILNo share dilution25M → 32M shares
PASSGross margin improving73.3% → 74.6%
PASSAsset turnover improving0.11× → 0.12×

Year

Revenue

Net income

Free cash flow

Gross margin

FY2020

$56.4M

$78.5M

−$179.1M

—

4,704,877

FY2021

$70.3M

$29.9M

−$229.3M

—

5,892,270

FY2022

$82.3M

$3.2M

−$329.1M

72.2%

18,508,201

FY2023

$109.1M

$5.5M

—

72.3%

22,529,703

FY2024

$124.5M

−$2.0M

—

73.3%

25,401,176

FY2025

$149.5M

$10.1M

—

74.6%

32,292,812

Ownership flow

1 institutions tracked — 1 added, 0 reduced.

Institutional holders of CTO Realty Growth, Inc. and their share-count change
Manager	Kind	Shares	Change	Value
GEODE CAPITAL MANAGEMENT, LLC	Index	1,014,386	+176,499	$21.8M

Questions about CTO Realty Growth, Inc.

How many subsidiaries does CTO Realty Growth, Inc. file with the SEC?

60, listed in its most recent exhibit 21. They are incorporated across 2 jurisdictions (Delaware, Florida). That exhibit is filed with the company's annual report and is the company's own list, not an estimate.

Is CTO Realty Growth, Inc. financially healthy?

CTO Realty Growth, Inc. scores 6 out of 8 on the Piotroski F-score. Only 8 of the nine tests could be computed from what it filed; the rest need a prior year it has not reported. Every test and the numbers behind it are shown above, so the arithmetic is checkable rather than something you have to take on trust.

Who are the largest institutional holders of CTO Realty Growth, Inc.?

Among the managers tracked here, the biggest positions as of the 2026-Q2 13F filings are GEODE CAPITAL MANAGEMENT, LLC (adding). Direction is the change in share count against that manager's own previous filing; managers with no prior filing are left out rather than counted as new buyers.