Real Estate Manager

The Real Estate Manager is responsible for managing a portfolio of 3-4 assigned geographic regions within FMP's national commercial portfolio of over 300 NNN industrial and warehouse locations. Working independently on day-to-day lease and vendor matters, the Manager negotiates directly with landlords, administers regional leases, coordinates facilities maintenance with the operations and facilities teams, and ensures ProLease records for assigned locations are accurate and current. Complex matters and all lease executions are escalated to the Director of Real Estate in accordance with the department approval workflow. DUTIES & RESPONSIBILITIES Lease Administration & Negotiation * Administer all leases across assigned regions, including abstracting new leases, interpreting lease clauses, and enforcing landlord obligations. * Monitor ProLease daily for upcoming critical dates across assigned locations; ensure all renewal option deadlines, notice periods, and rent escalation triggers are acted upon with sufficient lead time. * Conduct a 1-year-out review with regional leadership for every location approaching a renewal, extension, or end date; align on and document location strategy before any landlord contact begins. * Negotiate directly with landlords on renewals, new leases, and amendments within the agreed location strategy; submit agreed terms to the Director and legal for pre-execution review prior to execution. * Prepare counter-proposals, term sheets, and lease summaries in support of negotiations; identify deviations from FMP's standard lease position and document recommended positions. * Route estoppels, assignments, assumptions, SNDAs, guaranties, and other landlord-required legal instruments to legal counsel for review; execute upon legal approval without Director involvement. * Maintain complete lease files and accurate ProLease records for all assigned locations; coordinate with the Real Estate Specialist, to ensure records reflect current terms, critical dates, and executed documents. Facilities & Vendor Management * Assist in negotiating, and administer vendor service contracts for assigned locations, including HVAC, waste management, lighting, landscaping, and snow removal; review invoices against contracted rates and flag discrepancies. * Collaborate with the operations and facilities teams on maintenance needs across assigned locations. Manager serves as the real estate point of contact for lease-related scope questions, landlord coordination, and cost recovery analysis. * Assess whether repair and capital expenditure costs (HVAC, roof, parking) are recoverable under applicable lease terms before costs are committed; coordinate landlord requests and notices as required. * Identify energy efficiency and utility cost-saving opportunities, including LED retrofit programs and rebate incentives, and coordinate execution with the relevant internal teams. Financial & Budget Management * Develop and manage operating and capital budgets for assigned locations; track actual costs against budget and flag variances. * Assist in the review and audit of CAM reconciliations and landlord operating expense billings; identify and dispute improper charges. * Stay current on market lease rates within assigned regions to support renewal negotiations and portfolio planning. General * Participate in new location setup and build-out coordination as assigned. * Travel within assigned regions as needed, sometimes on short notice. * Perform other duties as assigned by the Director of Real Estate. KNOWLEDGE, SKILLS & ABILITIES * Demonstrated ability to read and interpret NNN lease structures, identify tenant exposure, and assess maintenance responsibility and CAM provisions. * Strong lease negotiation skills, including preparation of counter-proposals, redlines, and term sheets. * Financial acumen, including operating budget preparation, CAM reconciliation review, and multi-location cost forecasting. * Experience negotiating and administering vendor service contracts across multiple locations, including invoice auditing. * Ability to operate independently on routine matters; sound judgment in identifying when escalation to the Director is warranted. * Strong collaborative skills; able to work effectively with operations, facilities, legal, and regional leadership teams without direct reporting authority over those groups. * Excellent attention to detail, particularly with respect to lease dates, notice requirements, and financial obligations. * Strong time management and organizational skills; able to manage a high-volume portfolio across multiple regions simultaneously. * Proficiency in ProLease for lease record review, critical date monitoring, and data accuracy verification; data entry is handled by the Real Estate Specialist. * Strong working knowledge of Microsoft Excel and Microsoft 365. * Professional written and verbal communication skills across landlord, vendor, and internal stakeholder audiences. WORK ENVIRONMENT Work is performed in office, warehouse, and field settings. Extended computer use required. Position involves travel within assigned regions, sometimes on short notice. Occasional lifting up to 25 pounds. We are an EEOC/AA Employer. An industry leader, FMP offers well-balanced compensation and benefits programs, which may include medical, dental, vision, life, 401K, profit sharing, paid holidays/vacation/sick time, STD/LTD, + much more. Salary is based on experience and job performance.