Property Manager (per market)

THE SUMMERS REAL ESTATE — Summers Multifamily Employment Opportunities

The Summers Real Estate, operating as Summers Multifamily, is the residential real estate division of The Summers Organization, LLC.

The company directly owns and manages a Florida multifamily portfolio concentrated in Jacksonville, Orlando, Tallahassee, and Gainesville. Its strategy is based on conservative capital, institutional operating standards, direct property management, responsive maintenance, transparent resident relationships, and a 25-year ownership mandate.

The Summers Real Estate is building an accountable property-management and asset-management team that understands a fundamental principle: long-term property performance depends on resident retention, physical asset quality, accurate financial controls, and consistent execution at the community level.

PROPERTY MANAGER — Jacksonville, Orlando, Tallahassee, or Gainesville

Position Summary

The Summers Real Estate is seeking experienced Property Managers to lead apartment-community operations within one of the company’s four Florida markets: Jacksonville, Orlando, Tallahassee, and Gainesville.

Depending on portfolio size, the Property Manager may be assigned to one large apartment community or a defined cluster of nearby communities.

The Property Manager will be accountable for occupancy, collections, resident service, leasing performance, maintenance execution, expense control, employee leadership, vendor management, regulatory compliance, and the overall condition of the assigned community or portfolio.

This is not a position focused only on collecting rent and supervising vendors. The Property Manager is the operating leader of the community and must understand how leasing, resident retention, maintenance, staffing, expenses, physical condition, and customer service combine to affect net operating income and long-term property value.

The successful candidate must be comfortable communicating directly with residents, employees, vendors, senior management, and ownership. Problems must be identified early, documented accurately, and addressed directly.

Primary Responsibilities — Community Leadership

• ●Direct the daily operation of the assigned apartment community or portfolio.
• ●Establish clear responsibilities, performance expectations, and operating schedules for onsite employees.
• ●Conduct regular team meetings covering leasing, collections, maintenance, resident concerns, safety, and property priorities.
• ●Maintain professional and accountable community-office standards.
• ●Ensure that employees understand and follow company policies.
• ●Coach, train, evaluate, and develop leasing, maintenance, and administrative employees.
• ●Address performance problems promptly and document corrective actions.
• ●Maintain adequate staffing coverage for leasing, resident service, maintenance, and emergency response.
• ●Coordinate hiring needs with company leadership and human resources.
• ●Build a community culture based on professionalism, responsiveness, accuracy, and respect.

Primary Responsibilities — Occupancy and Leasing Performance

• ●Maintain a detailed understanding of current occupancy, leased occupancy, notices, renewals, applications, denials, cancellations, and upcoming availability.
• ●Develop weekly leasing and occupancy forecasts.
• ●Review traffic sources, tours, applications, approvals, deposits, cancellations, and lease-conversion rates.
• ●Work with leasing personnel to improve follow-up and conversion performance.
• ●Conduct regular review of model units, vacant units, tour routes, signage, online listings, photography, and marketing materials.
• ●Confirm that advertised rents, fees, concessions, availability, and unit information are accurate.
• ●Monitor competitor rents, concessions, occupancy, amenities, and market positioning.
• ●Recommend pricing and concession changes to the Asset Manager.
• ●Do not make unauthorized pricing, fee, concession, or lease-term commitments.
• ●Ensure that leasing activity is conducted consistently and in accordance with applicable laws and company policies.
• ●Maintain the company’s portfolio-wide occupancy objective while protecting rent integrity and resident quality.

Primary Responsibilities — Resident Relations and Retention

• ●Maintain a professional, accessible, and service-oriented onsite presence.
• ●Respond to resident concerns promptly.
• ●Track open resident complaints and ensure that each matter reaches a documented resolution.
• ●Communicate clearly regarding maintenance, lease obligations, community policies, property projects, emergencies, and service interruptions.
• ●Ensure that residents receive clear lease and renewal information.
• ●Coordinate renewal outreach sufficiently in advance of lease expiration.
• ●Review proposed renewal offers and retention strategy with the Asset Manager.
• ●Identify recurring resident complaints and recommend operational corrections.
• ●Conduct resident follow-up after significant maintenance work or service concerns.
• ●Support reasonable community-engagement and resident-retention programs.
• ●Avoid promises that the company has not approved or cannot fulfill.
• ●Protect resident privacy and confidential information.
• ●Handle difficult conversations professionally without avoiding legitimate lease enforcement.

Primary Responsibilities — Rent Collection and Delinquency

• ●Maintain accurate daily visibility into rent charges, payments, delinquencies, payment arrangements, returned payments, and resident balances.
• ●Review resident ledgers and collection reports.
• ●Ensure that rent, fees, credits, concessions, deposits, and adjustments are recorded accurately.
• ●Coordinate lawful delinquency notices and collection procedures.
• ●Follow approved timelines for resident communication, notices, legal referral, and possession actions.
• ●Do not establish unauthorized payment arrangements or waive balances without approval.
• ●Document all approved payment plans.
• ●Coordinate collection concerns with accounting, legal counsel, and asset management.
• ●Investigate unusual credits, write-offs, concessions, or ledger adjustments.
• ●Maintain consistent enforcement while treating residents respectfully.
• ●Work toward the company’s portfolio-wide collection standard.
• ●Report material collection deterioration immediately rather than waiting until month-end.

Primary Responsibilities — Maintenance and Service Standards

• ●Coordinate closely with the Maintenance Supervisor or lead technician.
• ●Review all open emergency, urgent, routine, preventive, and make-ready work orders.
• ●Confirm that emergency requests receive immediate attention.
• ●Ensure that routine work orders are completed within company standards or have a documented reason for delay.
• ●Review aging work-order reports.
• ●Follow up on repeat work orders and unresolved maintenance concerns.
• ●Confirm that technicians document labor, materials, entry, diagnosis, completion, and resident communication.
• ●Inspect completed work and vacant-unit turns.
• ●Monitor make-ready schedules and prevent avoidable vacancy days.
• ●Prioritize life-safety, water-intrusion, electrical, HVAC, plumbing, security, and property-damage concerns.
• ●Escalate material physical-property risks immediately.
• ●Ensure that residents receive appropriate notice regarding entry, repair schedules, and service disruptions.
• ●Track vendor-dependent work until completion.
• ●Protect maintenance budgets without delaying repairs that could cause greater resident or property loss.

Primary Responsibilities — Property Condition and Inspections

• ●Walk the property regularly.
• ●Inspect buildings, breezeways, parking areas, landscaping, lighting, signage, amenities, common areas, vacant units, trash areas, drainage, fencing, gates, roofs, and exterior conditions.
• ●Identify deferred maintenance and potential safety concerns.
• ●Maintain a written property-condition and corrective-action list.
• ●Coordinate seasonal and severe-weather preparation.
• ●Conduct post-storm inspections.
• ●Review unit-inspection programs and follow-up requirements.
• ●Maintain clean, safe, and professionally presented leasing and common areas.
• ●Coordinate pest-control, landscaping, pool, waste, security, janitorial, and other property services.
• ●Verify that contractor work meets approved scope and quality expectations.
• ●Report significant property deterioration rather than allowing cosmetic repairs to conceal the underlying problem.

Primary Responsibilities — Budgeting and Financial Performance

• ●Participate in preparation of the annual operating and capital budget.
• ●Understand the approved budget and business plan for the assigned property.
• ●Review income, expenses, rent roll, delinquency, vacancy, concessions, payroll, utilities, repairs, contracts, and other major financial categories.
• ●Review budget-versus-actual results monthly.
• ●Explain significant variances.
• ●Develop corrective plans for unfavorable trends.
• ●Review invoices and confirm that services or materials were received.
• ●Verify proper property and expense coding.
• ●Maintain approval controls for purchases and vendor work.
• ●Obtain competitive proposals when required.
• ●Track committed but unpaid expenses.
• ●Monitor controllable expenses without compromising resident safety, maintenance quality, or asset condition.
• ●Protect net operating income through operating discipline rather than indiscriminate cost cutting.
• ●Assist the Asset Manager with monthly forecasts.
• ●Identify revenue and expense opportunities supported by actual property conditions.

Primary Responsibilities — Vendor and Contract Management

• ●Maintain a qualified vendor network.
• ●Confirm that vendors complete required onboarding and insurance documentation.
• ●Develop written scopes of work.
• ●Obtain and compare proposals.
• ●Prevent unauthorized work.
• ●Monitor quality, schedule, resident impact, safety, and property protection.
• ●Verify completion before approving invoices.
• ●Document deficiencies and require corrections.
• ●Avoid unnecessary dependence on one vendor.
• ●Report conflicts of interest or inappropriate vendor relationships.
• ●Maintain accurate contract, renewal, expiration, and notice information.
• ●Coordinate major vendor decisions with asset management.

Primary Responsibilities — Legal and Operational Compliance

• ●Maintain property operations in accordance with applicable federal, state, and local requirements.
• ●Follow company policies concerning fair housing, reasonable accommodations, resident screening, lease administration, privacy, records, notices, deposits, collections, and property access.
• ●Ensure that staff receive required training.
• ●Refer legal questions to approved legal counsel.
• ●Do not provide unauthorized legal advice.
• ●Maintain accurate resident, employee, vendor, incident, and property records.
• ●Report allegations of discrimination, harassment, fraud, theft, retaliation, or unsafe activity immediately.
• ●Coordinate responses to government inspections, insurance inspections, lender inspections, and other authorized reviews.
• ●Maintain property licenses, permits, certificates, and inspection records assigned to the position.

Primary Responsibilities — Incident and Emergency Management

• ●Maintain current emergency plans and contact lists.
• ●Coordinate response to fire, flooding, severe weather, utility interruption, security incidents, resident emergencies, property damage, and other significant events.
• ●Protect life and safety first.
• ●Contact emergency responders when appropriate.
• ●Notify company leadership according to escalation procedures.
• ●Document incidents accurately.
• ●Preserve photographs, video, reports, witness information, invoices, and other relevant records.
• ●Coordinate resident communication without speculation or unauthorized admissions.
• ●Support insurance and legal reporting.
• ●Conduct post-incident reviews and implement corrective actions.

Primary Responsibilities — Reporting

• ●Prepare accurate daily, weekly, and monthly operating reports.
• ●Report occupancy, leased occupancy, collections, delinquency, traffic, applications, renewals, notices, work orders, make-ready status, payroll, expenses, resident concerns, and property risks.
• ●Maintain accurate information in the property-management system.
• ●Review reports before submission.
• ●Explain material variances rather than merely forwarding numbers.
• ●Present recommended actions with each significant problem.
• ●Participate in property and portfolio operating reviews.
• ●Maintain transparency with company leadership.

Required Qualifications

• ●At least five years of multifamily property-management experience.
• ●At least three years of direct supervisory experience.
• ●Experience managing a conventional apartment community or multifamily portfolio.
• ●Demonstrated responsibility for occupancy, collections, leasing, maintenance, budgets, and resident relations.
• ●Strong understanding of apartment-community operations.
• ●Ability to read rent rolls, operating statements, delinquency reports, leasing reports, and budget comparisons.
• ●Strong leadership and employee-management skills.
• ●Ability to address difficult resident, employee, and vendor matters directly.
• ●Strong written and verbal communication.
• ●Proficiency with property-management software, spreadsheets, email, and document systems.
• ●Ability to maintain confidential resident and employee information.
• ●Ability to participate in emergency response outside regular office hours.
• ●Valid driver’s license and acceptable driving record.
• ●Any license required by Florida law for the duties assigned to the position.

Preferred Qualifications

• ●Bachelor’s degree in business, real estate, finance, hospitality, management, or a related discipline.
• ●Experience managing at least 200 apartment homes.
• ●Experience with Class B or B+ garden-style and suburban multifamily properties.
• ●Experience with value-add renovation programs.
• ●Certified Apartment Manager designation.
• ●Certified Property Manager designation.
• ●Accredited Residential Manager designation.
• ●Active Florida real estate license.
• ●Experience with Yardi, RealPage, Entrata, AppFolio, MRI, or comparable property-management systems.
• ●Experience in Jacksonville, Orlando, Tallahassee, or Gainesville.
• ●Bilingual English and Spanish communication ability.

Measures of Success

Success will be measured by physical and leased occupancy; collections and delinquency; renewal conversion; resident retention; leasing conversion; work-order response and completion; make-ready time; property condition; budget performance; net operating income; vendor performance; employee development and retention; reporting accuracy; compliance; resident complaint resolution; and early identification of property risks.

How to Apply

Please submit: a current resume; a cover letter identifying your preferred Florida market; a general description of the apartment communities and unit counts you have managed; a summary of your occupancy, collections, resident-retention, and financial responsibilities; and copies or descriptions of relevant property-management and real estate credentials. Employment may be contingent upon verification of qualifications, references, driving record, professional licenses, and other lawful job-related screening requirements. No recruiters or staffing agencies.

The Summers Real Estate is an equal opportunity employer and considers qualified applicants without regard to legally protected characteristics.