Property Manager

Property Manager

This is not a passive management role. The Property Manager is expected to take ownership of outcomes in a fast-moving, high-accountability environment. The work is demanding, conditions are imperfect, and pressure is constant. Success requires decisiveness, resilience, and a willingness to lead through challenges. Those who succeed will earn trust, autonomy, and the respect that comes from delivering results when it matters most.

Are you driven by the desire to build wealth and make a meaningful impact? Do you thrive in fast-paced environments, always pushing yourself to grow and improve? Are you looking for an opportunity that challenges you, helps you develop as a leader, and rewards your ambition? 

Role: Property Manager

Reports to: Senior Asset Manager

Job Type: Full Time, Onsite

Compensation: $80K - 95K, plus bonus incentives

Location: Denver, CO

Benefits: Health, Vision, Dental, Paid Holidays, PTO, 401K 

SUMMARY --

The Property Manager (PM) is the on‑site leader responsible for the day‑to‑day operations, financial performance, and resident experience of IRIS Apartments. This role is highly executed‑focused and accountable for driving occupancy, controlling delinquency, managing staff and vendors, and ensuring the property operates in a compliant, professional, and resident‑focused manner. The PM serves as the primary point of accountability between ownership/asset management and on‑site operations.

Success Metrics

• Physical Occupancy: 95%+ target
• Delinquency: trending downward and within ownership targets
• Average days vacant / turn time
• Leasing conversion ratios (leads → tours → leases)
• Resident satisfaction and complaint resolution timelines

Core Responsibilities

Leasing & Occupancy

• Own leasing performance and daily leasing activity
• Monitor weekly leasing funnel metrics: leads, tours, applications, approvals, move‑ins, and notices
• Ensure pricing, concessions, and marketing strategies are aligned with market conditions and ownership direction
• Prioritize leasing based on unit mix, demand, and readiness
• Maintain accurate availability, photos, floor plans, and listings across all marketing platforms

Delinquency & Rent Collection

• Own delinquency outcomes and reporting
• Execute consistent outreach cadences (calls, texts, emails, notices)
• Manage payment plans and rental assistance processes
• Escalate chronic delinquency issues appropriately and in compliance with local regulations

Resident Relations

• Serve as the escalation point for resident concerns and disputes
• Ensure timely and professional responses to resident inquiries
• Oversee renewals, lease compliance, and resident retention efforts
• Promote a positive community atmosphere and minimize resident turnover

Maintenance & Property Operations

• Supervise maintenance technicians and ensure proper prioritization of work orders
• Monitor emergency maintenance response and after‑hours coverage
• Track unit turns, preventive maintenance, and seasonal maintenance needs
• Ensure regulatory and life‑safety inspections are completed and documented (fire extinguishers, backflows, etc.)
• Conduct regular site walks and identify physical needs or risks

Team Leadership

• Lead, train, and manage on‑site staff (leasing and maintenance)
• Set daily and weekly priorities for the team
• Hold staff accountable to performance expectations and service standards
• Identify training needs and escalate staffing gaps or performance issues

Vendor & Financial Oversight

• Manage vendor relationships, contracts, and service schedules
• Review and approve invoices; ensure vendors are paid timely and accurately
• Monitor recurring subscriptions and services to prevent lapses
• Work closely with asset management on budget adherence and cost control

Reporting & Communication

• Provide weekly updates to ownership/asset management on:
  • Occupancy and leasing performance
  • Delinquency status
  • Operational risks and action items
  • Maintenance and CapEx needs
• Maintain accurate records in property management software

Qualifications

• 3+ years of multifamily property management experience
• Proven leasing and delinquency management performance
• Experience leading on‑site teams and vendors
• Strong organizational and communication skills
• Familiarity with property management software (AppFolio or similar)
• Knowledge of Fair Housing and local regulation.

Expectations

• High accountability and minimal hand-holding
• Comfort operating in fast-changing, imperfect conditions
• Willingness to make hard calls in the interest of the asset
• Resilience under pressure and consistency over time

Reporting Structure

• Reports directly to Senior Asset Management / Ownership
• Manages on‑site leasing and maintenance team

This role is critical to stabilizing and improving property performance and requires strong operational discipline, leadership, and communication skills.