Property Manager

GBT Realty Corporation serves by making real estate execution certain - through disciplined, principled work that protects capital, builds enduring places, and honors the people who do it. Since 1987, GBT has been involved with the acquisition, development, construction, leasing, and management of over 45 million square feet of commercial development, including grocery-anchored shopping centers, neighborhood centers, regional power centers, single-tenant retail, and mixed-use developments, representing over $8.5 billion in real estate. 

Role Description

The Property Manager is responsible for the day-to-day operations, financial oversight, maintenance coordination, lease administration, and tenant relations for an assigned portfolio of commercial real estate assets. This role ensures that each property is operated in accordance with ownership objectives, maintained to a high standard, and positioned for long-term financial and operational success. The Property Manager serves as the primary point of contact for tenants, vendors, and ownership and is expected to proactively manage property needs, budgets, reporting, service contracts, and capital projects.

Essential Duties and Responsibilities

Property Operations

• Oversee daily operations across assigned properties to maintain safe, clean, functional, and professional environments.
• Conduct regular property inspections and proactively identify maintenance, safety, and operational needs.
• Coordinate repairs, preventive maintenance, emergency response, and vendor service activities.
• Ensure compliance with applicable local, state, and federal regulations, including life-safety and property operating requirements.
• Respond promptly to operational issues and coordinate appropriate resolution with tenants, vendors, and ownership.
• Develop, budget, and implement deferred maintenance plans for assigned assets.

Tenant Relations

• Serve as the primary point of contact for tenants and maintain positive, productive tenant relationships.
• Respond to tenant inquiries, concerns, and service requests in a timely and professional manner.
• Coordinate tenant move-ins, move-outs, and space modification requests.
• Partner with leasing teams to support tenant retention and assist with property-level leasing matters as needed.
• Address tenant issues and facilitate resolution of disputes or operational concerns.

Financial Management

• Prepare annual operating budgets and monitor property performance against approved budgets.
• Review and approve invoices, purchase orders, service contracts, and other property-level expenses.
• Track operating expenses, identify cost-saving opportunities, and support efficient property operations.
• Assist with monthly financial reporting, variance analysis, forecasting, and ownership reporting.
• Assist with CAM reconciliations, tenant billings, recovery collections, and related follow-up.
• Monitor tenant accounts receivable, support timely collection of rent and additional charges, and help resolve vendor payment issues or disputes.

Contract and Vendor Management

• Solicit bids, compare proposals, and negotiate service contracts for assigned properties.
• Monitor vendor performance to ensure quality service, responsiveness, and compliance with contract requirements.
• Maintain service agreements, certificates of insurance, and vendor documentation.
• Ensure vendor pricing remains competitive and consistent with approved property budgets.

Lease Administration

• Review and interpret lease provisions to support property operations, tenant compliance, and ownership obligations.
• Monitor compliance with lease requirements by both tenants and ownership.
• Coordinate rent commencement notices and ensure tenant payments are adjusted for escalations, renewals, amendments, and other lease events.
• Track critical lease dates and communicate key requirements to appropriate internal and external stakeholders.
• Maintain accurate and timely lease information in MRI, including key dates, charges, and other relevant data.

Capital Projects

• Coordinate capital improvement projects and second-generation tenant improvement work.
• Work with contractors, architects, engineers, consultants, and ownership representatives to execute approved projects.
• Track project budgets, schedules, scope changes, and completion milestones.
• Ensure projects are completed in accordance with approved plans, budgets, timelines, and property standards.
• Coordinate property-level matters related to condemnations, easements, or eminent domain proceedings, as applicable.

Qualifications

• Bachelor’s degree in Business, Real Estate, Finance, Property Management, or a related field preferred.
• Three to seven or more years of commercial property management experience preferred.
• Experience managing retail commercial properties strongly preferred.
• Recurring travel to GBT-owned assets is required; the current portfolio spans the Southeast and Midwest and continues to grow.
• Strong understanding of commercial leases, CAM reconciliations, tenant billings, and property-level financial reporting.
• Proficiency in Microsoft Office, particularly Excel, and comfort using artificial intelligence tools to improve efficiency and work product.
• Experience with MRI, Yardi, RealPage, or similar property management software preferred.
• Excellent organizational, communication, analytical, and problem-solving skills.
• Ability to manage multiple properties, deadlines, and shifting priorities in a fast-paced environment.