Property Manager at The Colony at the Oaks Apartments

Cottonwood Residential•Lexington, KY

About The Position

The Property Manager is responsible for the overall performance, operations, and financial success of a multifamily community. The role leads on-site functions including leasing, resident experience, financial management, and property maintenance, while aligning operations with Cottonwood Residential’s standards and objectives. The Property Manager promotes service excellence, accountability, and collaboration while balancing financial performance, team leadership, and resident satisfaction to maximize asset value and operational outcomes.

Requirements

At least 3 years of multifamily Property Manager experience.
High school diploma or GED.
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, attention to detail, and ability to manage multiple priorities.
Effective problem-solving skills and 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 before the office opens.
Ability to walk the property, stand for extended periods, and work indoors and outdoors as needed.
Ability to stand, walk, or sit as needed; approximately 70% of time is spent on feet and 30% sitting at a desk.
Frequent bending, stooping, squatting, stair climbing, pushing and pulling, reaching above the shoulders, writing or typing, grasping and turning, and operating office equipment.
Occasional lifting and carrying of 10–25 pounds.
Constant vision for small details and distances beyond arm’s reach, and constant hearing for communication with staff, vendors, residents, and prospects.

Nice To Haves

College degree preferred.
Professional designations such as CAM, ARM, or CCRM preferred.

Responsibilities

Manage the community’s financial performance, operating budget, revenue and expense targets, rent collection, delinquency management, and bad debt recovery; participate in legal proceedings as needed.
Review and approve invoices for accuracy, coding, and budget alignment.
Assist the Regional Manager with developing and managing the annual operating budget.
Analyze financial reports, occupancy trends, and market data to inform decisions.
Oversee daily community operations and conduct property inspections to identify maintenance needs, safety concerns, and improvement opportunities.
Oversee Self-Guided Tour operations, including unit readiness, signage, and daily inspections.
Coordinate with maintenance teams and external vendors to complete repairs and capital needs promptly.
Maintain accurate resident files, vendor contracts, property inventory, compliance documentation, and property management data.
Develop and execute marketing and leasing strategies to achieve occupancy and revenue goals; conduct market surveys and competitive analyses.
Oversee leasing performance and effective use of sales techniques and marketing tools.
Implement resident retention programs and respond to resident requests and service needs.
Plan and support resident engagement initiatives and community events.
Lead, coach, and develop on-site office and maintenance team members; oversee hiring, onboarding, training, scheduling, and performance management.
Promote a team culture of accountability, collaboration, and service excellence; set expectations, provide feedback, and monitor performance against goals.
Ensure compliance with company policies, safety standards, and applicable local, state, and federal regulations, including OSHA standards.
Identify and address risks, safety hazards, and operational concerns; maintain documentation for permits, licenses, and regulatory requirements.