Property Manager at The Colony at the Oaks Apartments

cottonwoodresidential; Kentucky; On-site; USD 52,000 - 76,000; Full time

Job summary

Cottonwood Residential is seeking a results-driven Property Manager to lead a multifamily community across Kentucky. You will drive leasing performance, optimize operating budgets, and oversee maintenance and resident experience to maximize asset value and financial success.

This role demands strong leadership, strategic thinking, and a hands-on approach to service excellence. You will collaborate with regional teams, ensure compliance, and mentor on-site staff to achieve occupancy and budget

Qualifications

• Experience managing multifamily properties or communities.
• Strong budgeting, reporting, and cost-control skills.
• Knowledge of leasing laws and resident retention strategies.
• Proven leadership and team management abilities.

Responsibilities

• Oversee daily on-site operations to maximize occupancy and revenue.
• Manage budgeting, vendor contracts, and capital projects.
• Lead leasing, marketing, and resident experience initiatives.
• Supervise property team and ensure compliance with policies.

Skills

Leadership

Budgeting

Financial analysis

Leasing & marketing

Resident relations

Communication

Multitasking

Problem-solving

Team building

Time management

Education

High school diploma or GED

College degree preferred

CAM/ARM/CCRM designation preferred

Tools

Entrata

REBA

Microsoft Office Suite

Job description

About Cottonwood Residential

Cottonwood Residential is a forward-thinking, fully integrated real estate company focused on the multifamily sector. We combine deep expertise in asset and property management with a commitment to operational excellence across a growing national portfolio. We don't just manage communities - we elevate them.

About the Role

The Property Manager is responsible for the overall performance, operations, and financial success of a multifamily community. This role leads all on-site functions, including leasing, resident experience, financial management, and property maintenance, while ensuring alignment with Cottonwood Residential's standards and objectives. The Property Manager drives a culture of service excellence, accountability, and collaboration. This role is ideal for a results-driven professional who can balance financial performance, team leadership, and resident satisfaction to maximize asset value and deliver strong operational outcomes.

Key Responsibilities

Financial & Asset Management

• Manage the financial performance of the community, including operating within budget and achieving revenue and expense targets
• Oversee rent collection, delinquency management, and bad debt recovery, including participation in legal proceedings as necessary
• Review and approve invoices to ensure accuracy, proper coding, and budget alignment
• Assist the Regional Manager in developing and managing the annual operating budget
• Analyze financial reports, occupancy trends, and market data to drive informed decision-making

Operations & Property Oversight

• Oversee the daily operations of the community, ensuring efficiency, organization, and compliance with company policies
• Conduct regular property inspections to identify maintenance needs, safety concerns, and opportunities for improvement
• Oversee Self-Guided Tour operations, including unit readiness, signage, and daily inspections
• Coordinate with maintenance teams and external vendors to ensure timely completion of repairs and capital needs
• Maintain accurate and complete records, including resident files, vendor contracts, property inventory, and compliance documentation
• Ensure all administrative systems and property management data are accurate and up to date

Leasing, Marketing & Resident Experience

• Develop and execute marketing and leasing strategies to achieve occupancy and revenue goals
• Conduct regular market surveys and competitive analysis to inform pricing and positioning
• Oversee leasing performance, ensuring effective use of sales techniques and marketing tools
• Implement resident retention programs to drive renewals and satisfaction
• Ensure a high level of responsiveness to resident requests and service needs
• Plan and support resident engagement initiatives and community events

Team Leadership & Development

• Lead, coach, and develop all on-site office and maintenance team members
• Oversee hiring, onboarding, training, scheduling, and performance management for the community team
• Foster a strong team culture focused on accountability, collaboration, and service excellence
• Provide ongoing feedback, coaching, and development opportunities to support team success
• Set clear expectations and monitor performance against property and company goals

Compliance & Risk Management

• Ensure compliance with company policies, safety standards, and all applicable local, state, and federal regulations
• Promote safety awareness and ensure adherence to OSHA standards across the community
• Identify and address potential risks, safety hazards, and operational concerns proactively
• Maintain appropriate documentation for permits, licenses, and regulatory requirements

What You Bring

• 3 + years of multifamily Property Manager experience required
• High school diploma or GED required; college degree preferred
• Professional designations such as CAM, ARM, or CCRM preferred
• Strong financial acumen, including budgeting, reporting, and expense management
• Solid understanding of leasing, marketing strategies, and resident retention
• Excellent communication, leadership, and interpersonal skills
• Strong organizational skills with attention to detail and ability to manage multiple priorities
• Effective problem-solving skills with the ability to make sound decisions in a fast-paced environment
• Proficiency in Microsoft Office Suite
• Experience with Entrata, REBA, or similar systems
• Self-starter with strong initiative, accountability, and a results-driven mindset
• Flexibility to work extended hours, including time prior to office opening
• Ability to walk the property, stand for extended periods, and work both indoors and outdoors as needed

Physical Requirements

Stand or walk or sit alternatively depending on the day's needs. Estimate 70% of time is spent on feet and 30% sitting at a desk

Bending, stooping, and squatting for filing and picking up litter around the property frequently

Ability to climb stairs frequently needed to show and inspect the pr