Property Manager - Student Housing

Property Manager — Student Housing

Location: Gainesville, FL

Work Arrangement: Full-time, onsite

Bullpen is partnering with a growing real estate owner and operator to hire a Property Manager for a large student housing community in Gainesville, Florida.

This is an opportunity for an experienced student housing leader to drive meaningful improvements in property operations, leasing performance, resident experience, and team accountability. The ideal candidate has successfully improved an underperforming community and enjoys developing teams, solving operational challenges, and taking ownership of results.

Responsibilities

• Lead daily property operations, including leasing, maintenance, resident services, and financial performance.
• Manage and develop onsite leaders across property administration, maintenance, leasing, and marketing.
• Establish clear expectations, delegate effectively, and hold team members accountable.
• Drive occupancy, renewals, leasing velocity, and rental revenue.
• Improve resident satisfaction through responsive service and effective resolution of escalated concerns.
• Develop and manage annual budgets, control expenses, and improve net operating income.
• Oversee rent collection, delinquency, vendor relationships, and property reporting.
• Maintain strong property standards through regular inspections and coordination with maintenance.
• Lead annual student housing turnover, including move-outs, unit preparation, and move-ins.
• Partner with regional leadership to identify performance gaps and implement improvements.
• Recruit, onboard, train, and coach onsite employees.

Qualifications

• Student housing Property Manager experience required.
• Ideally three or more years of property management experience;
  candidates with one to two years as a student housing PM may be considered with demonstrated turnaround results.
• At least one year of supervisory experience.
• Proven ability to improve property performance and lead an accountable, collaborative team.
• Experience with student housing leasing cycles, renewals, and annual turnover.
• Working knowledge of budgeting, financial reporting, collections, and expense management.
• Strong communication, conflict resolution, and organizational skills.
• Knowledge of Fair Housing requirements and landlord-tenant regulations.
• Experience with Entrata or a comparable property management platform.
• Bachelor’s degree in business, real estate, marketing, or a related field preferred.

Compensation & Benefits

• Strong base salary.
• Quarterly performance incentives and an annual bonus opportunity.
• Medical, dental, and vision insurance.
• 401(k) with company match up to 4%.
• Paid holidays, vacation, sick leave, and parental leave.
• Potential relocation assistance and onsite housing discounts.
• Opportunities to advance into senior property management, multi-property leadership, or broader operations roles.