Property Manager, Rentals in Mankato, Minnesota at Atwood Companies Inc
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Job Description
Property Manager
Who We Are
Atwood Management is a locally owned, people-focused property management company committed to delivering strong property performance, exceptional resident experiences, and trusted service to the property owners we represent.
Our approach to property management is built around specialized teams working together toward a common goal. Rather than asking one person to do everything, we bring together property management, leasing, maintenance, accounting, and administrative professionals so each team member can focus on what they do best.
Our core values guide how we work every day: innovation, collaboration, accountability, respect, and excellence.
About the Role
The Property Manager is the leader responsible for the overall performance of an assigned portfolio of residential rental properties, typically consisting of approximately 300–350 units.
Each portfolio is supported by a dedicated team that may include a Leasing Specialist, Maintenance Lead, Maintenance Technician, Maintenance Caretaker, accounting professionals, and department administrative support.
The Property Manager does not personally perform every function within the portfolio. Instead, this position serves as the central point of accountability—setting priorities, coordinating resources, monitoring performance, solving problems, and ensuring that residents and property owners receive an exceptional experience.
Success in this role requires strong leadership, sound judgment, financial awareness, organization, communication, and the ability to bring multiple departments together around the needs of the properties you manage.
What You’ll Do
Own Portfolio Performance
- Take ownership of the overall operational and financial performance of an assigned residential property portfolio
- Monitor occupancy, delinquency, resident retention, turnover, property condition, expenses, and other key performance indicators
- Identify trends, challenges, and opportunities within the portfolio and develop solutions proactively
- Understand the unique goals, budgets, and operational priorities of each property and property owner
- Regularly inspect assigned properties to maintain a strong understanding of property condition, resident experience, and operational needs
Lead the Portfolio Team
- Serve as the primary operational leader for the assigned portfolio and establish priorities across leasing, maintenance, accounting, and administrative functions
- Work collaboratively with the Leasing Specialist, Maintenance Lead, accounting team, and department administration to ensure consistent execution
- Maintain clear communication and accountability across the portfolio team
- Identify obstacles affecting property performance and coordinate the appropriate resources to resolve them
- Participate in regular portfolio team meetings and performance reviews
Drive Occupancy & Resident Retention
- Maintain ownership of occupancy and retention performance while partnering with the Leasing Specialist on leasing execution
- Monitor leasing activity, lead conversion, vacancy exposure, market conditions, and competitive positioning
- Establish leasing and renewal priorities in partnership with department leadership
- Review rental rates, renewal strategies, concessions, and other recommendations affecting property performance
- Ensure vacant units move efficiently from notice to turn, marketing, leasing, and occupancy
- Support resident retention by identifying recurring concerns and opportunities to improve the resident experience
Manage Resident Relations
- Serve as the primary point of escalation for significant resident concerns
- Address lease violations, behavioral concerns, policy enforcement, payment issues, and other property management matters professionally and consistently
- Maintain positive resident relationships while protecting the interests of the property owner
- Ensure communication and decisions are documented appropriately within company systems
- Coordinate notices, collections, legal actions, and other resident-related processes when necessary
Manage Owner Relationships
- Build trusted, professional relationships with assigned property owners
- Keep owners informed regarding property performance, significant issues, recommendations, and opportunities
- Provide clear and proactive communication rather than simply reacting when problems occur
- Understand each owner’s goals and help translate those objectives into property-level operating priorities
- Provide recommendations supported by property performance, market information, and operational experience
Oversee Financial Performance
- Review property financial performance including revenue, expenses, delinquency, budget variances, and operating trends
- Partner with Property Accounting to ensure financial information is accurate and significant variances are understood
- Monitor outstanding resident balances and ensure appropriate collection activity occurs
- Evaluate operating expenses and recommend opportunities to improve property performance
- Review and approve expenditures within established authority levels
- Participate in budgeting and property planning processes
Coordinate Property Operations
- Partner with the Maintenance Lead to establish priorities for work orders, preventative maintenance, property condition, capital needs, and unit turns
- Monitor turn timelines and unit readiness without assuming responsibility for performing or dispatching maintenance work
- Identify recurring maintenance or property-condition concerns and develop longer-term solutions
- Coordinate with internal departments and outside vendors when specialized resources are required
- Ensure move-in, move-out, turn, leasing, and maintenance workflows transition smoothly between team members
Maintain Compliance & Standards
- Ensure assigned properties operate in accordance with company policies, lease requirements, Fair Housing requirements, landlord-tenant laws, and other applicable regulations
- Follow established Standard Operating Procedures and help identify opportunities to improve them
- Maintain accurate property and resident documentation within AppFolio and other company systems
- Identify potential risk or compliance concerns and escalate them appropriately
- Represent Atwood Management professionally in interactions with residents, owners, vendors, partners, and the community
What You’ll Bring
- Property management experience strongly preferred
- Demonstrated ability to take ownership of multiple properties, priorities, or operational responsibilities
- Strong leadership and collaboration skills
- Financial awareness and the ability to understand property-level operating performance
- Excellent organization, prioritization, and follow-through
- Strong problem-solving skills and sound professional judgment
- Clear and professional written and verbal communication
- Confidence handling difficult conversations and resolving escalated concerns
- Service-oriented mindset with an understanding of both resident and property-owner needs
- Ability to work independently while successfully coordinating across multiple departments
- Attention to detail and commitment to accurate documentation
- Proficiency with Microsoft Office and property management software; AppFolio experience preferred
- Valid driver’s license and reliable transportation
- Ability to pass a background check
What We Offer
We believe great work deserves great support. That’s why we offer:
Benefits: Medical, dental, vision, basic life, long-term disability, and a variety of voluntary benefit options (HSA/FSA, legal, accident, critical illness, and pet wellness).
401(k) with Company Match: Plan for your future with confidence.
Paid Time Off: Generous PTO/ESST, vacation, and holiday pay.
Professional Development: Ongoing learning opportunities and room to grow.
Team Culture: A supportive workplace guided by our core values—innovation, collaboration, accountability, respect, and excellence.
Work-Life Balance: We respect boundaries and value your time.
Employee Recognition: We celebrate wins, big and small, and the people who make them happen.
Ready to Apply?
If you’re an experienced property management professional who enjoys taking ownership, solving problems, leading through collaboration, and improving the performance of the properties you manage, we’d love to hear from you.