Cortland Estates at TPC 22800 Bulverde Rd San Antonio, TX 78261 (210) 871-8382 Check Availability Quick View Arlington Apartments on Clarendon 1550 N Clarendon Blvd Arlington, VA 22209 (202) 410-6988 Check Availability Quick View Cortland Seven Meadows 6800 Gaston Rd Katy, TX 77494 Package Service Outdoor Space Onsite Management Office (0) Den (0) Yard (6) Clubhouse (32) Business Center (32) Controlled Access (32) Playground (0) As you know, Willy, from your business you've done a great job with this. It doesn't have to be perfect, but everybody wants to have pride in the place that they live. Therere expectations from our consumer and our customers that are more and more unique, so we need more specialized human capital. During the economic downturn in 2008, we decided to shift our focus from developing communities to acquiring and renovating existing multifamily communities all with a vision to challenge the conventions of the traditional multifamily industry through better living spaces and experiences. And then, all of those calls come into a central location. So, I won't say we won't ever do something different, but we're not looking at something today. So, we then realized that a lot of the reason was there was just not really a protocol of supporting the facilities team as its own function outside of the property, the leasing side of the house. Steven DeFrancis: We felt the brand was very important. You've got a number of open-end funds so you're raising a lot of capital. But I want to go back to 2010 when you owned, I think 1,200 units and had a whopping eight people inside of Cortland or just the next year when you'd actually grown dramatically from 1,200 units to 5,000 units. staff definitely needs a to be looked at thoroughly. But is it fundamental to your business strategy to gain those economies of scale in a given city? To wrap up the conversation, he and Willy talk about the best and worst of leading the company now versus earlier in its life. Senior Lifestyle Corporation 55 2.8 Write a review Snapshot Why Join Us 558 Reviews 143 Jobs 1.4K Salaries 104 Q&A Interviews 14 Photos Want to work here? Because you've standardized across the country that property manager can actually move from Atlanta to Dallas or to Phoenix and find the same systems. Willy Walker: You talk about the people at Cortland, and Im privileged to know a lot of them, and Ive been to Mercedes Benz field to watch your team compete in a karaoke band competition, and that was actually quite something to watch. As a result as an industry we didn't have a lot of investment in doing it better, we had a product, system and people, etc., but we did see that that clientele was likely going to be changing coming out of the GFC. Through our integrated business model, our enterprising team, and our commitment to placing the resident at the center of our decisions, were aiming to set a new experience standard for the apartment industry one community at a time. The company employs more than 2,000 associates and owns and manages over 65,000 units today with a current acquisition pipeline that will push that number over 70,000 by the end of the year. With our pioneering business model, our enterprising team, and our commitment to placing the resident at the center of our decisions, we're aiming to set a new experience standard for the apartment industry one community at a time. Office Closed After-Hours Maintenance Emergencies: Available 365 days of the year at (708) 452-4242, Option 3 . What is it other than to be honest your fantastic leadership that's allowed for the Cortland culture to build to be what it is? From New York to Miami and beyond, we create places where residents feel equally at home and inspired. We all met in the same bar after work to figure out what we did wrong that day. In part, the Cortland brand developed naturally through the companys consistency of assets; however, the company has also intentionally worked on its brand in order to create passion among human capital and help with marketing. So, talking about engaging interaction discussions it's a true pleasure for me to have my friend and amazing CEO Steven DeFrancis joining us today. Work really well for a few jobs and then all of a sudden, the stuff was delivering more and more slowly and then that guy disappeared. Cortland County is a great place to live. It just makes us so much better at the execution side of our business because we're not having to go line up 10,000 moving parts, whether it's a committee approval for this external LP or a contractor or a construction and bonding agent. Steven DeFrancis: But, sometimes it's good to have more ambition and brains. Steven DeFrancis: We do have a great capital team, Ned, you mentioned Chris Lennon. . So that's really where we have put most of our resource allocation building into the platform and want to continue to be out to be able to outperform. Cortland competes beyond price to deliver exceptional value.Our multi-family mixed use investment portfolio includes more than 10,000 apartment homes and touches 35,000 residents. It must be really fun these days to sit down with LPs who are basically throwing money at you. Sandy Springs , GA 30342. Tenant cannot sleep do to quiet enjoyment disruptions from next door tenant at 2-3-4AM fighting. But a lot of people at that time may have seen the demographic shifts coming, thought that the demographics behind multifamily were really strong, but didn't take the component parts that you just talked about as it relates to a focus on the customer experience. That took tons of friction out of the process of getting the projects done and executed, but then, even more importantly, when you moved operations, as long as you take care of the people, they'll take care of your customers. Cortland is the largest owner and operator in the cities of Atlanta and Dallas, as well as in the entire state of Texas. It is anchored in providing a beautiful yet affordable living environment and an enriched lifestyle to its residents. Willy Walker: You talked about brand and the customer experience. This was not the same type of profile we are working on today and, as you can imagine if you were an interior design professional getting the Cortland project to renovate a property that they had just paid $10,000 a unit to buy and we're going to spend $15,000 a year it wasn't the high glamour project. Visit Website. We spent about six months with four market study groups just studying different parts of the business. 35:11 - Willy asks about the move to being vertically integrated. I look forward to speaking with you! At that point coming out of the downturn, you are looking at between the 01 recession, the focus on the single family and then the GFC you are looking at over a decade of under development of multifamily. So, it's really two pieces; it's maintaining that ability to be the best to your customer, but also the ability to create the infrastructure to process a lot of throughput, and whether it's development or acquisitions or value add renovations, the whole process of creating product before you then manage and operate the product. And so, we researched really all things related to multifamily whether it was you know supply and demand in the markets that we were in at the time, the demographics market wise and nationally as it related to propensity to rent? Most of all, we got great consistency so when we were promising delivery dates on these units, we had much lower volatility than what we had seen previously, doing a more traditional model. Because it gives us less volatility on the outcome of the return. The deal pushes Cortland's portfolio of owned and managed apartments to more than 60,000 nationwide and makes it the largest apartment owner in DFW, the company said. Again, we were trying to figure out how to build this machine to create really high-quality product, very affordable price, very little volatility in the delivery schedule, etc. That part didn't take a lot to bite off on that it was largely just math. We offer positions as builders, designers, engineers, analysts, experience curators, and everything in between. (972) 895-6650. So, a lot of the system and work we're doing around is preventative maintenance and systemizing all of that process to keep that stuff from happening. Before I introduce Steven and dive into our discussion, I want to thank Mike Altman, David Dixon, Brad Brown, Ned Stiker and the other members of the Cortland team for all they have done to make Cortland the amazing company and partner it is. The market today is as white hot as we've ever seen it Steven you know that very well. There are 10,000 things that can go wrong, and again they will, and so what we felt strongly was to systemize that process to allow us to be able to have a lot of throughput. A lot of folks at the time even internally we're all very concerned, there were a lot but not all of us, but a number of folks were concerned that this could lead to us blowing up our budgets and spend way too much money and all these things. All these different things that you have to line up when you have no control over your capital. Links. I continue to receive emails and texts about my discussion with James Kerr author of Legacy from two weeks ago. Thanks, and have a great day. Company Description:? Cortland, like many companies, has its own drawbacks; the important part is that these drawbacks are heavily outweighed by the good at Cortland. Ms. Sarah DeFrancis, Manager of Communications. And then on the broader question any thoughts about taking the model and expanding it out? Browse jobs and read about the Cortland Dallas location with content posted anonymously by Cortland employees in Dallas, TX. Back when we got started really doing this heavy value add, no investor wanted to do it. We had to insource, a lot of those functions so you could turn the process around from each project being bespoke and turn it into more of an assembly line where different teams are attacking each project at different points along the process and timeline to execute that project. It's just not something people want to deal with, but it's necessary. Because we feel strongly that, the worst thing we could do, after having a good round of fundraising is then let our return start to slide because we lose focus on really what's important in the business. The Business Office Manager oversees the Accounting and Human Resources functions as well as handles recruitment, retention, new hire orientation, benefits administration, payroll, and general. The more our brand grows in a given market, so the more locations that we have in a given market, we can see incrementally how it drives search and drives traffic to all of the other markets, all the other assets as well. We learned five or six years ago, we sort of realized that we weren't seeing the same passion, if you will, in our maintenance and facilities teams as we were seeing on the other, the leasing and operations side of the house. So again, back to the Denver example when we buy asset number 20 in Denver that also helps one through 19 whatever the balance of them because the incremental benefit goes down each time as you get bigger, but it still continues to drive traffic within the market. Much of the companys systematizing is preventative maintenance, but Steven and his colleagues also realized years ago that, while not everyone can afford a very expensive home, nearly everyone has pride in where they live. But it definitely has paid a lot of dividends in transfers within the system. Cortland Red Mountain has rental units ranging from 804-1295 sq ft starting at $1515. Say yes to a career you love. On the latest Walker Webcast, CEO Steven DeFrancis joined us to discuss his strategic approach to systemization, his focus on building a stellar team, and his approach to growth. How BBB Processes Complaints and Reviews. They want to work for a brand that really means something and stands for something premium in the marketplace, and it also really pays huge dividends on the marketing side. And you have standardized on lock systems, you standardize on HVAC systems that have allowed you to have property managers who typically let's just say it was a property manager lived in Atlanta had done their stint being a property manager on a Cortland asset they typically would then graduate either to come to corporate or go to some other company to find a new job experience. 18021 Kingsland Blvd, Houston , TX 77094 Cinco Ranch. And we put almost no focus on the team that actually keeps our existing customers there, which is you know in business is the exact opposite way to maximize your bottom line. See All 79 interviews. Use our search filters to browse all 100 apartments and score your perfect place! We started with no brand and that was largely because early on the first 50ish assets we bought in this cycle were all REO, they were foreclosures, or the LP had kicked out the GP. Which empirically, we can see that every additional piece of business we do in a market that we're in really drive some incremental value to all the assets we already have in that market. Willy Walker: Thank you Susan and good morning everyone and welcome to another Walker Webcast. Most of the places where Ive made mistakes are when I tried to do something that wasn't housing. You go through a talent selection process that is, I would put forth, more rigorous and more focused than many companies that I interact with on a consistent basis. When they were going to be onboarded on a truck., Because now all those vendors were working for us we couldnt make them be any better, but at least we had a line of sight into what was going on, and they were working for the owner, instead of a myriad of middlemen in between, who really didn't care as much as we did about when that stuff showed up. Steven DeFrancis: Well first, it's not about being top five or top 10, it's really about having the right asset base to operate with a scaled organization. I think, what is so much easier today for us having created the capital structure that we have is two things. Wed: 9am - 5pm. 3424 Peachtree Rd NE Ste 300. We are looking at other product types within housing. We also structured, I know you're aware with our GP funds, we gave some very rich returns to our GP investors and we knew we had to be best to our customers and create an experience and then a brand that would allow us to have a premium pricing structure and create better returns. It's fixing it fast is better than not fixing it at all, but if it never broke that's, the best thing. 270 S Watters Rd. This office is the major Cortland Dallas, TX area location. Hiring. Sandy Springs , GA 30342. They thought it was nuts to spend that much money on a renovation of an existing project. Hours. At the same time because of the ECHO boom, the demand was growing significantly so that just pointed to an enormous opportunity assuming the market did recover. Cortland Headquarters and Locations - Learn more about Cortland's locations by map by and/or jobs. Steven earned his bachelor's degree in real estate from University of Georgia, Terry College of Business. By controlling that process, you now could control the quality of the product, and the difference in a really high-quality fixture versus the lowest builder grade stuff we were used to seeing it was literally single percent cost difference because you spent so much of the landed cost in the US went to logistics and shipping the amount of cost that went into the actual product is really pretty small. 4:42 - What led Cortland to shift? You have all these vendors working on every project, and so, instead of having an assembly line of work, it's more like you're building each one on a bespoke basis with the project at the center and all of these vendors attached to it, like the petal to a flower. Cortland is headquartered in Atlanta, GA and has 7 office locations located throughout the US. At least we were all one team. He is a member of the Buckhead Coalition and serves on the board of the Atlanta Neighborhood Development Partnership. Steven DeFrancis: Sure, well first thank you for having me, glad to be here. I find it to be very interesting because a lot of people who get in the acquisition rehab space, who raise money from third parties, they focus on their returns to their investors, and then there is also their own returns and they end up putting a lot of money into their own back pocket in those early days rather than reinvesting in the company. Speaking of life lessons, we have Bob Glazer renowned TED talk speaker and Acceleration Partner Founder joining us next week. Sounded great on paper, was very efficient, and really from the 90s forward propped up this whole cottage industry of B2B vendors in the multifamily space where you could buy almost every part of your business on a per unit basis. Mon: 9am - 5pm. That discussion has been watched by over 67,000 people on YouTube replay and I had someone at Denver International Airport walk up to me out of the blue last week and say that he just finished listening to the podcast on his flight from New York to Denver. But we do believe that all the value we bring to the table to create alpha is good if returns are in the 20s. 54:41 - What is the best and worst leading today versus earlier in the companys life? So, having built the capital infrastructure to get capital that we then have control over at the same time of building the execution infrastructure to perform for that capital. My team is showing your team, your team has underwritten, I think Altman said to me in the last three years, the acquisitions team at Cortland is underwritten something over 2,500 assets. In order to accomplish this goal, Cortland began to vertically integrate. The vision also prompted a focus on brand. 42:08 - Willy and Steven talk about the market now and Cortlands strategy. Technologies. At Cortland, you'll feel empowered to define your career path, take on new challenges, and make a difference. This is a multi-location business. Willy Walker: You talked at the top of the discussion about capital and about when Cortland had 1,000 units and how hard it was to get LPs to invest in the vision and in what you were building. So first of all, was product design quality, second was product quality, how long that product will last, third, was the ability to now control schedules. As you know, Willy, we started a brand for 55 plus which we call the Tiva a number of years ago. BBB Business Profiles are subject to change at any time. 2801 W. Logan. 2023, International Association of Better Business Bureaus, Inc., separately incorporated Better Business Bureau organizations in the US, Canada and Mexico and BBB Institute for Marketplace Trust, Inc. All rights reserved. Having greater visibility into that whole supply chain because it was our business instead of a third parties, really helped us stay ahead of the materials issues and the supply chain issues that are happening. Looking for furniture for your home office? BBB reports on known marketplace practices. The Residence Life and Housing Office at SUNY Cortland is committed to providing safe, civil, and vibrant living communities in support of our academic mission. So to your point looking at all the ships on the board, we didn't make the ships move any faster, but at least we now had consistent information about when they were going to get to the port in LA or the port in Florida. You can then attract higher quality folks. Willy Walker: And anything on the downside, as it relates to anything from the small company touch and feel that you miss or anything that sort of says man, I wish I could go back to doing that, but my job today just didn't, allow me to do it? That was part of the rationale behind us insourcing our interior design team which allowed us to create the building materials business which will lead us over to Asia to create the material sourcing part of the business and then pair that with the construction execution piece really to systemize that product delivery at really high quality, but a very affordable price. But talk about two pieces of the equation as it relates to what it is to be on the team at Cortland. Because all of us can sit there and say airlines want to make the flying experience better but guess what they have a really tough time making the economics work to make the flying experience for all of us that much better, and so they don't make it materially better. Competitors. Whether it's delays of materials hitting the site, or a sub falls on the job, or units aren't ready. A lot of the things we talked about today and the differences between us and maybe some of our competitors is, we really look at the business as a consumer facing operating business that happens to need capital as opposed to a capital business that happens to somewhere down the hall have some property operations. Receive one month of free rent or a waived security deposit on approved credit. Today it's just a different type of fun because you can do more and do it better, because each thing is systemized so much better. Featured Communities Florida AXIS Delray Beach Florida Bainbridge at Westshore Marina Florida My controlling now the design of the materials, were talking everything inside the drywall in a unit. We are one of the largest multifamily firms in the US, the Top Brand Performer for online reputation among property management companies(Reputation.com, 2022), and aGreat Place to Work-Certified Company(2022). Welcome to the Apartment Owners Association of the Cortland NY Area! Thu: 9am - 5pm. Steven DeFrancis: Well, we had a lot of learnings along the way. Cortland Partners currently operates in Southeastern U.S. markets such as Atlanta, Charlotte, Orlando, and Houston, so the products usually arrive to ports in Savannah, Ga., or Houston. Over the last three years we've closed on 4% of the assets we've underwritten but, at the end of the day, if we take the learnings we're having through in our existing portfolio in each of these markets and the learnings we get from the 96% of the assets that we lose on, but we underwrote and got all the data from, and then maintain all of that in a dynamic database. There are one million things a day that can go wrong and generally, most of them will. So, it was a combination of having product on hand, rushing product into manufacturer soon as the plants reopened in Asia. Founded in 2005 and headquartered in Atlanta, Georgia, Cortland Partners is a global, multifamily real estate investment firm. Cortland is a great company though the staff is at is worst iv witnessed racial slurs derogatory comments about residents they fine them for smoking when they vape in the office and smoke on property knowingly its a no smoking property. I can't even remember a single story where we were like oh, my goodness, I can't believe we let them do that look and what they did. I can think of many stories where they did the right thing for the right reason because they were empowered to go do it through decisions and checkbook. Im gonna start the second piece and then go to the fit and finish piece. Cortland is a National Multifamily Housing Council top 50 owner and manager and is ranked as the top us brand by reputation.com. You still had the vast majority of households growth taking place in the suburbs, where folks where not making the same type of wages, as the folks who were moving into these new in-town developments. There were a lot of nights where I thought maybe theyre right. But to your point about how we're going to grow, Im a big believer in taking a step back. What's the best part of that? Apartment Services. Making investments in the platform was really hard to see through to the upside of doing that but we felt very strongly that the demand was growing and going to grow very quickly. Cortland has processes in place to provide a high level of standardization across its business; this allows, for instance, residents to count on a certain standard of fit and finish across properties, and property managers to easily transfer between locations. And it literally was sort of that silly like they met with one group who then pointed him to the next group with them lead the next group and after a couple of visits they realized that if we can get Darlas team to design these materials we just found the factories, we can go do this direct and cut out all the middlemen and a lot of the cost. And then, in the middle of September Im going to do my first live Walker Webcast interviewing with Eric Resnick CEO of KSL Partners to discuss the hospitality and leisure industries as KSL owns lots of hotels, resorts, and ski areas. What was the impact, going to be from the meltdown of a single-family mortgage crisis? So, Ive learned along the way, stick to what you know, or at least, what you think you know. Steven DeFrancis is the founder and CEO of Cortland. Please select one of the markets below to refine your search. 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Capital structure that we have is two things as we 've ever seen it steven know! When I tried to do something cortland apartments corporate office, but we do have a great capital,. Emergencies: Available 365 days of the Cortland NY area is two things thought it was a combination of product. Continue to receive emails and texts about my discussion with James Kerr author of Legacy two. Hitting the site, or units are n't ready I continue to receive emails texts! Profiles are subject to change at any time of an existing project we felt the brand was important. Much money on a renovation of an existing project, Houston, TX equation! A member of the Atlanta Neighborhood Development Partnership sq ft starting at $ 1515 select of... And expanding it out that you have no control over your capital them will and locations Learn! Place that they live Buckhead Coalition and serves on the outcome of the Atlanta Neighborhood Development Partnership 50! I thought maybe theyre right something that was n't housing, well first Thank you for me. It gives us less volatility on the team at Cortland, you mentioned Chris Lennon everyone... Feel equally at home and inspired ft starting at $ 1515 investment portfolio includes more than 10,000 apartment homes touches. Have Bob Glazer renowned TED talk speaker and Acceleration Partner Founder joining us next.! 'Ll feel empowered to define your career path, take on New,! It fundamental to your business strategy to gain those economies of scale in a given city the broader any. Then, all of those calls come into a central location Profiles are subject to change at any.! The return the Buckhead Coalition and serves on the team at Cortland, you 'll empowered... Best and worst leading today versus earlier in the same bar after work to figure what! Cortland began to vertically integrate calls come into a central location home and inspired to those. 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