Lead Estimator / Preconstruction Manager – Multifamily Construction

RISE A Real Estate Company; Jacksonville (FL); On-site; USD 120,000 - 150,000; Full time

Benefits offered by this job

Health coverage

Dental coverage

Vision coverage

401(k) participation

Job summary

RISE Residential seeks a Lead Estimator to act as the central cost authority within our vertically integrated owner/developer/GC platform. You will own costs across the full project lifecycle, from conceptual underwriting through GMP and buyout reconciliation, influencing design direction and procurement strategy.

You will shape budgets for multifamily and mixed-use developments, working with development and construction leadership to protect ROI and asset performance.

Qualifications

• 8+ years estimating experience with minimum 5 years operating as Lead Estimator on multifamily or mixed-use projects.
• Proven experience owning estimates from conceptual feasibility through GMP formation and buyout reconciliation.
• Strong understanding of multiple construction types including wood-frame, podium, concrete, and structural steel systems.
• Advanced takeoff, quantity analysis, and Excel-based financial modeling capability.
• Proven subcontractor relationships and bid management experience across multiple CSI divisions.
• Ability to build defensible estimates from incomplete or conceptual design information.
• Comfortable operating in environments where cost decisions directly affect ownership returns and investment strategy.
• Experience within vertically integrated owner/developer/GC organizations strongly preferred.

Responsibilities

• Develop conceptual and underwriting-level estimates used to evaluate acquisitions and new development opportunities.
• Validate pro forma assumptions with development and acquisitions teams.
• Translate conceptual plans into accurate unit-based and GSF cost models tied to real-time market conditions.
• Identify escalation exposure, scope gaps, constructability concerns, and budget risk early in the process.
• Provide continuous cost guidance throughout schematic design, DD, and construction documents phases.
• Partner with architects, engineers, and internal stakeholders to align design intent with financial targets.
• Lead value engineering efforts with cost/schedule/operational/quality impact.
• Maintain live cost-to-complete visibility throughout design development.
• Structure bid packages and lead subcontractor outreach, bid leveling, scope analysis and awards.

Skills

Advanced takeoff and quantity analysis

Excel-based financial modeling

Subcontractor relationships

Cost defensibility

Vertical integration experience

Construction types knowledge

Ownership mindset

Deal-influencing role

Tools

Excel

Job description

RISE Residential | Owner / Developer / General Contractor
Jacksonville, FL | Travel up to 25%

About RISE

RISE is a vertically integrated real estate platform that develops, constructs, and operates multifamily communities designed for long-term ownership.
We are not a third-party GC bidding projects for external owners.
We build and hold our own assets — meaning every construction decision directly impacts investment performance, lease-up timing, operational efficiency, and long-term asset value.
Our estimating team operates at the intersection of development, design, procurement, and construction execution.
This is a role for professionals who want influence at the deal level — not just responsibility for producing numbers.

What This Role Actually Is

This is not a bid-chasing estimator position.
The Lead Estimator serves as the central cost authority inside a vertically integrated owner/developer/GC platform — operating alongside development, acquisitions, and construction leadership to protect the financial integrity of projects before they are built and throughout execution.
You will own cost across the full project lifecycle:

• Conceptual underwriting and feasibility
• Design phase cost management
• GMP / hard-bid estimating
• Subcontractor procurement and bid leveling
• Buyout reconciliation and cost analysis

Your decisions directly impact ROI, project viability, and long-term asset performance — not simply contract margin.

Core Responsibilities

Preconstruction & Feasibility

• Develop conceptual and underwriting-level estimates used to evaluate acquisitions and new development opportunities
• Validate pro forma assumptions with development and acquisitions teams
• Translate conceptual plans into accurate unit-based and GSF cost models tied to real-time market conditions
• Identify escalation exposure, scope gaps, constructability concerns, and budget risk early in the process

Design Phase Cost Management

• Provide continuous cost guidance throughout schematic design, DD, and construction documents phases
• Partner directly with architects, engineers, and internal stakeholders to maintain alignment between design intent and financial targets
• Lead value engineering efforts with clear understanding of cost, schedule, operational, and quality impacts
• Maintain live cost-to-complete visibility throughout design development

Procurement & Bid Strategy

• Structure bid packages that drive competition while eliminating scope ambiguity
• Lead subcontractor outreach, bid leveling, scope analysis, and award recommendations
• Build and maintain subcontractor relationships capable of supporting long-term pipeline execution
• Maintain cost databases and benchmarking systems that inform portfolio-wide decisions

Post-Award Accountability

• Reconcile estimate assumptions against actual buyout outcomes
• Support project management teams during buyout and early construction phases
• Capture lessons learned and feed cost intelligence back into future developments

What We’re Looking For

• 8+ years of estimating experience with minimum 5 years operating as Lead Estimator on multifamily or mixed-use projects
• Proven experience owning estimates from conceptual feasibility through GMP formation and buyout reconciliation
• Strong understanding of multiple construction types including wood-frame, podium, concrete, and structural steel systems
• Advanced takeoff, quantity analysis, and Excel-based financial modeling capability
• Proven subcontractor relationships and bid management experience across multiple CSI divisions
• Ability to build defensible estimates from incomplete or conceptual design information
• Comfortable operating in environments where cost decisions directly affect ownership returns and investment strategy
• Experience within vertically integrated owner/developer/GC organizations strongly preferred

What Separates This Role

Most estimators price someone else’s project.

This role operates at the deal table — influencing design direction, procurement strategy, construction execution, and long-term asset value from the earliest stages of development.

You are not downstream from the process.

You are part of the decision-making structure that shapes the project itself.

Compensation & Benefits

We offer a compensation structure aligned with performance and accountability:

• Base Salary: $120K – $150K DOE
• Performance Bonus tied to estimating accuracy and project outcomes
• Health, dental, and vision coverage
• 401(k) participation

Details are discussed directly with qualified candidates.

Final Note

This role is not designed for estimators who simply assemble numbers from completed drawings.

It is for professionals capable of influencing financial outcomes, protecting investment strategy, and operating with ownership mentality throughout the development lifecycle.

If that describes you, we want to hear from you.

Disclaimer

We may use artificial intelligence (AI) tools to support parts of the hiring process, such as reviewing applications, analyzing resumes, or (screening and) assessing responses. These tools assist our recruitment team but do not replace human judgement. Final hiring decisions are ultimately made by humans. If you would like more information about how your data is processed, please contact us.