Property Manager

Job Title: Property Manager

Company: Blue Oak Properties, LLC

Location: Greeley, CO (Primary Office) / Northern Colorado Portfolio

Job Type: Full-Time, Exempt

Salary & Benefits: $75,000 – $90,000 per year, based on experience, plus highly attractive benefits and bonus

Application Deadline: Until filled, but no later than July 15, 2026

Employment Start Date: Ideally between July 1 through August 1, 2026, but in no event later than August 10, 2026.

About Us

Blue Oak Properties, LLC acquires, renovates, and holds value-add apartment buildings across Northern Colorado. We currently own and self-manage 115 apartment units, primarily in Greeley with a 12-unit property in Lakewood, CO. We are privately owned, well-capitalized, and focused on providing high-quality housing and excellent service to our long-term tenants. With plans to acquire an additional 12 to 25 units in the next twelve to eighteen months, we are looking for a dynamic Property Manager to support our existing portfolio and drive our planned growth.

Position Overview

As the Property Manager, you will oversee the management and operational success of our apartment portfolio (excluding commercial units). Reporting directly to the Managing Partner, Walter Scruggs, you will drive tenant relations, lease administration, turnover coordination, and property performance – see details below. We are a tight and small ownership group that manages our directly owned properties, so there is no typical owner budgeting and reporting requirements in our business as they are in a typical third-party management company. There are also not any long, tedious, internal meetings. You are empowered and incentivized to focus on performance.

Schedule & Flexibility

● Time Commitment: Full-time, salaried exempt position (minimum 40 hours/week).

● Flexible Schedule: General hours are over a 5-day workweek (Monday–Saturday), allowing you to choose a schedule that covers 5 days out of 6. Evening and Saturday showings may be required to accommodate leads. You get to choose your flex schedule to drive business performance and personal satisfaction.

● Work Environment: Hybrid flexibility; work from our primary office at 3400 W 16th Street, Suite 8 Office #2, Greeley, CO 80634, or from home and on-site as appropriate.

Key Responsibilities

● Leasing & Tenant Relations: Manage the full leasing lifecycle, from marketing vacancies through Zillow, TurboTenant, Facebook, and lead qualification to conducting showings, reviewing proof of income and federal background/credit checks, and executing leases through our PM system – AppFolio.

● Onboarding & Move-Ins: Facilitate seamless move-ins, including utility transfers, property acceptance walkthroughs, rent collection, and educating tenants on the property management app.

● Rent Collection & Administration: Manage delinquency actions for accounts 3+ weeks past due with no promise-to-pay. Post 10-day pay-or-quit notices for non-communicative tenants without a payment plan.

● Site Clean-up: Observe property conditions when at each property for showings; quickly notify landscaping crew when a site, lawn area, or trash area, needs to be cleaned-up.

● Turnover Maintenance Coordination: Collaborate with the in-house maintenance and landscaping (backs-up maintenance) teams to schedule apartment turnovers. Conduct pre- and post-move-out inspections, including photographs at move-out, assess property conditions, and repairs prior to a new tenant moving-in (Note: You are not responsible for executing or overseeing physical work orders or turnover).

● Security Deposit Dispositions: Collecting photos and invoices from our Cleaner, in-house Maintenance Manager, combined with your own move-out photographs, and prepare a security deposit disposition letter in AppFolio, applying charges to a Tenant’s account and sending out the disposition letter to tenants, in-house accounting, and owner.

● Emergency & Issue Management: Field incoming maintenance emergencies when available, always ask tenants to submit work orders, quickly coordinate with our maintenance manager, and move-on~!

● Portfolio Reporting: Conduct bi-weekly updates with ownership regarding vacant rentals, marketing strategies, and occupancy rates, alongside comprehensive quarterly performance reviews.

● Not Applicable – Property Expenses, Routine Maintenance, and Renovation Management: You are not responsible for budgeting or achieving expense line items associated with operating our properties. You are not responsible for overseeing any aspect of routine maintenance, vendor relations, or work product. You are not responsible for overseeing and reporting on any aspect of Renovation work at our properties.

Qualifications

● Experience: 3+ years of professional property management experience (Required).

● Systems: Proficiency in Property Management Systems (Required; AppFolio experience is a strong plus but not necessary).

● Education: High school diploma or equivalent (Preferred).

● Licensure/Authorization: Valid Driver’s License and US work authorization (Required).

● Language: Fluent in English (Spanish language proficiency is a plus).

● Mobility: Willingness to drive to properties across Northern Colorado to meet with tenants and prospective tenants.

Compensation & Exceptional Benefits

We believe in taking care of our team. Our compensation package goes far beyond base salary, offering zero-deductible and co-pay healthcare that keeps your out-of-pocket costs exceptionally low.

● Base Salary: $75,000 – $90,000 annually, paid bi-weekly.

● Vehicle Allowance: $500 per month ($6,000 annually), paid bi-weekly.

● Performance Bonus: Quarterly bonuses up to $2,000 ($8,000 annually) paid based on maintaining high portfolio standards, as follows:

○ High portfolio occupancy of 96% or better pays $750 and 98% or better pays $1,500, along pay achieving target rental rates and discretionary performance evaluations on managing a tight timeline with turnover and security deposit dispositions pays out the balance ($500) of up to $2,000 per quarter.

● Health Insurance: 100% employer-paid premium for the employee on a Platinum Kaiser plan (features only co-pay; no deductibles or co-insurance).

● Dental & Vision Insurance: 100% employer-paid employee premiums for Kansas City Life Dental and USAvision PremierPlan.

● Paid Time Off (PTO): Accrue four (4) weeks of PTO annually from your start date, encompassing sick leave in compliance with the Colorado Healthy Families and Workplaces Act (HFWA), plus federally recognized holidays.

○ Benefits: Our total benefits package have an expected value of approximately $1,500/month. It is highly user friendly, as none of the plans have minimum deductibles or co-insurance requirements before coverage applies, which means that you only have small co-pays along with a maximum annual out of pocket on copays.

Pay: $75,000.00 - $90,000.00 per year

Benefits:

• Dental insurance
• Flexible schedule
• Health insurance
• Paid time off
• Professional development assistance
• Vision insurance

Experience:

• Property management: 2 years (Required)

License/Certification:

• Drivers License (Required)

Work Location: In person