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 The result of under development of multifamily in the Sunbelt markets in the early part of the 2000s because of the heavy focus at the time on homeownership followed by a pretty long and protracted downturn where nothing was being developed in those markets. Right now, as the pandemic has been waning, it is a very competitive market. 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. Links. Thanks, and have a great day. Steven himself holds a BA in Real Estate from the University of Georgias Terry College of Business, and he is a member of the Buckhead Coalition, the board of the Atlanta Neighborhood Development Partnership,The Real Estate Roundtable, the Urban Land Institute, and the National Multifamily Housing Council. Fill out the form or view our office locations and phone numbers to get in contact with us today. That team actually started whenNed joined us a number of years ago, but then as we really wanted to grow in the fund business, we talked to a number of groups, number of placement agents and really how we ended up building an internal team is all the placement agents we talked to were in complete agreement that there was no need for another multifamily manager. We are Bainbridge We manage, develop, and invest in apartment communities that are complete experiences, where people are free to pursue better lives. There are, of course, opportunities that Cortland could take to move into other asset classes within multifamily housing, or even different commercial real estate classes. You had folks who lived in multifamily after college, the newly divorced, newly unemployed, newly moved to a new city, newly graduated, usually it was a short-term stint, it was a transitional period in most folks lives, and largely if you think about it most folks lived in an apartment until the very first point, they could afford not to. 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. Founded in 2005 and headquartered in Atlanta, Georgia, Cortland Partners is a global, multifamily real estate investment firm. But we also knew those better returns we had to give up in the early days and pay more for the capital, most of the investors thought what we're doing in the early part of the cycle didn't make a lot of sense. From New York to Miami and beyond, we create places where residents feel equally at home and inspired. And then, use a good strong local team that can take that data and take what they know about what's going on in every part of their market, every day, it just allows us to be better at choosing where to lean into what we're offering versus throwing a dart at a board and hoping that this deal works. Cortland turned to insourcing, too, to control all touchpoints with customers. 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. About Us. Most of the places where Ive made mistakes are when I tried to do something that wasn't housing. Willy Walker: And in most of your markets Steven, you are a top five owner. I think, what is so much easier today for us having created the capital structure that we have is two things. 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. It's less about buying them or renovating them, building them from that standpoint is really on the operation side. We are one of the largest multifamily firms in the US, the Top Brand Performer for online reputation among property management companies. I think if we're really going to outperform in the new environment of multifamily going forward, that's the part where you got to be best. That's a big step from 2005 being focused on developing multifamily properties in Atlanta, Georgia. It was all these things moving around in the market or cross current in the market that we felt might have an impact on the multifamily industry. But talk about two pieces of the equation as it relates to what it is to be on the team at Cortland. A lot of it also isn't just about intellect, there's a lot of great people who maybe want something different out of their career than a different set of people. Historically in our business, groups would generally try to outsource as much of the business as possible. Faqs. 35:11 - Willy asks about the move to being vertically integrated. Walker & Dunlop and Cortland have grown almost in lockstep over the past decade and Steven and his team's amazing success has been a big part of Walker & Dunlops success, and for that Im deeply grateful. Cortland County is a great place to live. 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. We get an enormous amount of people who move from one city to the next and just call in straight through the office to find out what's available if they're moving from Atlanta to Dallas or Phoenix to Florida. Cortland is a product-to-people, multifamily real estate investment, development, and management company that in-sources most of its multifamily development, design, construction, renovation, management, and ownership functions - all with the goal of providing residents excellent, hospitality-driven living experiences. 2:33 - He introduces his guest, Steven DeFrancis, CEO of Cortland. 08/18/2021. 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? 2801 W. Logan. 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. Back when we got started really doing this heavy value add, no investor wanted to do it. Email this Business. We felt then if that was the case, then the next piece was how could you build a system or a machine that could create a lot of throughput? What did Steven and his colleagues see, Willy wonders, that led to the shift? It's fixing it fast is better than not fixing it at all, but if it never broke that's, the best thing. 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. Because it just takes so many people to do it well. 1160 Johnson Ferry Rd NE. 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. International Association of Better Business Bureaus. Nearby Apartments. But that because of the nature of multifamily someone doesn't arrive somewhere and say Ive got to go find a Cortland asset to live in when they move from Atlanta to Dallas, and I think you've actually proved that wrong. Steven DeFrancis: But, sometimes it's good to have more ambition and brains. Willy Walker: As you think back over the last decade, take yourself back to 2010, the amount of scale that you've created, which is the along with scale success, the decisions you get to make today are very different decisions you made a decade ago. Cortland Corporate Headquarters and Office Locations. This long-term vision, in turn, drove all areas of the business, from hiring to design. 51:39 - Will Cortlands main focus going forward be service or capital? Since then, weve become a global, integrated multifamily investment, development, and management firm focused on delivering resident-centric, hospitality-driven apartment living experiences. How can we help you? 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. If you look at Atlanta, you mentioned we're number one owner, number one owner in Dallas, in both of those markets were the number one owner and were mere basis points of the total. You just raised your fifth closed end fund. But we do believe that all the value we bring to the table to create alpha is good if returns are in the 20s. We're a company comprised of people who thoughtfully challenge the status quo of the conventional multifamily industry in pursuit of a resident-centric approach to apartment living. 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. 18021 Kingsland Blvd, Houston , TX 77094 Cinco Ranch. You've got a number of open-end funds so you're raising a lot of capital. That's extremely inefficient, building buildings, renovating buildings, especially renovating buildings that are full of customers, it's fraught with peril. He has looked at other product types within housing, and his main aim in each market is to achieve the desired asset base and scale. 10:19 - What about the companys change led to insourcing? 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. So, we decided let's do this research and figure out where the markets going and that our significantly downsize point at that time, how might Cortland participate in whatever this recovery might look like? Like one or two percent of the total supply. It tends to grow on itself so once you start with a small nucleus of really high-quality people, they attract higher quality people who want to work with them. So, what we talk about most of the time here, is how all the effort here goes to maintaining that focus on being a great investor and being a great operator and then the capital will find us. 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. Since then, weve become a global, integrated multifamily investment, development, and management firm focused on delivering resident-centric, hospitality-driven apartment living experiences. So, it barely moved the needle to go from really low grade to really high grade. But Cortland really focused on that. 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. It also made that team work together. Pros. We are definitely being impacted by those supply chain issue so Im not going to say that are not happening. We're moving now into sensors and putting sensors in the equipment, so we can start to get proactive messaging when things are going to fail, instead of waiting until they fail. 2824 N. Orchard. Now I do try to get out as much as I can and meet all the folks across the system, but I do miss the that small family feel where you got to know everybody and that was a big part of the excitement of coming to work every day. I personally would not live there. 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. Those learnings really were helpful because there were times over the last 10 years where we would have 10 or 15 pretty major development or renovation projects and these renovations where 20, 30, 40 thousand dollars a unit. Browse jobs and read about the Cortland Dallas location with content posted anonymously by Cortland employees in Dallas, TX. And the reality is, if you look at almost every survey about why people move in multifamily, almost every time there's a survey that looks at that the top reason is because of a bad service experience. Tue: 9am - 5pm. Cortland Westshore 6207 S West Shore Blvd, Tampa, FL 33616 Visit Cortland Westshore website Apartment floorplans Aft $1,863 - $1,975 Studio | 1 ba | 593 sqft 2 units - Available now Angler $2,025 - $2,100 1 bd | 1 ba | 672 sqft 3 units - Available Mar 14 2023 Beam $2,105 - $2,160 1 bd | 1 ba | 726 sqft 3 units - Available now Beacon $2,110 - $2,335 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. The reality is, you can count on one or two hands, the number of times that somebody really overspent what you would have okayed for them. Frankly, historically, most people in the C suite of these businesses deign to get that operational stuff on their shoe. So, I won't say we won't ever do something different, but we're not looking at something today. Steven DeFrancis: Yes, it's been extremely helpful, and, in fact, since the pandemic, started March last year, we have delivered about 7,500 units to date. 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. Get Directions. So, if you start by spending a little more on the product itself, which is pennies, I mean literally pennies in the stuff we're talking about. Steven DeFrancis: I will never say Id rather leave here to go there, but I do miss the closeness. 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. They execute Cortlands value-add and new build construction, in addition to offering their expertise beyond Cortland. In this episode of Driven by Insight, Willy . 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. Say yes to a career you love. While the recruitment process is rigorous, it yields a workforce well suited to particular jobs. 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. Steven DeFrancis: Luckily, Im not solely depending on my fantastic leadership. And then create a better living experience which would create more demand at our assets and eventually lead to better returns for our investors. Where others see a square foot, we see a story. 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. Or as you get bigger and bigger do you have the ability to sort of centrally manage everything and be able to have one or two assets in a given market and just be happy that you're in, Ill just pick a market, Charlotte, North Carolina with one or two assets, even though you might not be a top five owner in Charlotte? This is a multi-location business. You can live in an apartment, or you can live at Cortland. Weve created the capital structure and built the infrastructure to where now we're not relying on all these external parties for every project. 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. Our goal is to deliver communities, experiences, and solutions beyond expectations down to the smallest details of our everyday interactions to the standards by which we live and build. I loved it 10 years ago, it was fun every day. As a top 50 apartment owner and operator, Cortland has a brand and reputation of success and customer service. Because of the challenge of getting really good design talent on a third-party basis early in the cycle and again that's because early in the cycle we were buying and renovating assets that were all foreclosures and many of those assets we paid sub $15,000 a unit. BBB reports on known marketplace practices. I do miss that piece. 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. If you think about the way most products or most developments are done or acquisitions or value add projects, they are really managed in a very bespoke basis with an internal acquisitions person or a developer and then external execution, whether it's design, architecture, construction, or construction management. So much of it is about putting people in the right seat on the bus. 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. 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. It is anchored in providing a beautiful yet affordable living environment and an enriched lifestyle to its residents. A lot of effort on the front end around considering talent before bringing them in and then a lot of focus on supporting our talent once they're here. Brand and associated SEO realities in the market today drive traffic, and they tie into the customer-centrism of the business. Argentina. You've also standardized a lot as it relates to the if you will fit and finish of a Cortland property. Cortland was founded in 2005 with a focus on multifamily development in Atlanta. We are probably a 50 some odd people on the investment team, and they are spread out across the markets where we are operating in the US. We felt that was important because we did a lot of research before we did this and learned that our brand actually stood for high degree of service, customer living experience, a lot earlier in the cycle than we had anticipated. After digging into that a fair amount, we realized that there was really very little, you know as an industry, we pay very little respect to the folks who are turning wrenches if you will. They thought it was nuts to spend that much money on a renovation of an existing project. I can only imagine, Steven, that during the pandemic as hotels and office buildings were sort of sitting on the sidelines and weren't trading because nobody really wanted them, there were opportunities for you to step in and use your act rehab capabilities to convert a hotel, for instance, into a multifamily property. Houston, Texas Office. The training that you've given them is sort of applicable across the Cortland platform. Please select one of the markets below to refine your search. Once you got the team right was the first piece, and then the next piece we're starting to standardize training process. BBB asks third parties who publish complaints, reviews and/or responses on this website to affirm that the information provided is accurate. Because it gives us less volatility on the outcome of the return. (855) 231-0937. 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. Sincerely, Mary S. Community Manager. 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. Willy Walker: And is that, given the supply chain issues going on today are those relationships and controlling that process a competitive advantage right now at this time in the cycle, given the pandemic and how backed up supply chains are? So, as long as Im here, thats where the focus on the operations. Get a D&B Hoovers Free Trial. Cortland Build is a global, concept-to-completion construction delivery firm specializing in multifamily new build, commercial construction (amenities), and renovation. Cabinets, counters, tile, light fixtures, plumbing fixtures, flooring rob hooks, doorknobs, peep holes, you name it. And as I look at Cortland now a decade after you really started hitting this growth trajectory, for all of the incredible brand youve built, customer experience you've built, vertically integrated sourcing youve built, and the actual App rehab process, you've also created a capital formation machine that is, there are parallels to it like a Blackstone. So, clay and a wonderful gentleman on his team named Walter Hudson got on a plane and flew to China to find our missing cabinets and counters at the time. All these different things that you have to line up when you have no control over your capital. Competitors. Please fill out the form under the Residents tab or call our Resident Services team. Cortland is the largest owner operator in Atlanta and Dallas as well as all of the State of Texas. It's about starting with a process through testing, we use an industrial psychologist to do all this work. Once we brought that in-house, we then realized that we could do a better job on the material side and so Darla partnered with Clay Landers who runs our construction group and they started working with an importer, to again, we were not going directly to Asia to source materials were working with an importer to cut out some of the middlemen on this side. Sandy Springs , GA 30342. This office is the major Cortland Dallas, TX area location. A spokesperson for. 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. Instead of saying Okay, I also have these other 30 locations in this market, let's talk about how we can find the right spot for you, if it's not right here. Featured Communities Florida AXIS Delray Beach Florida Bainbridge at Westshore Marina Florida As the conversation gets underway, Willy looks back to the founding of Cortland as a small development firm focused locally on Atlanta, noting that the company shifted its approach during the financial crisis of the 2000s. 3.7 (114 reviews) Verified Listing. Your submission was successful. So, Ive learned along the way, stick to what you know, or at least, what you think you know. (36) Military Housing (0) Corporate Housing (0) Move-In Date More Save Search Sort Beds. A good example, we decided about five years or so ago we decided to let everybody know who worked on site, every community manager and service manager, that there is no amount of money that they are not licensed to spend to make a customer happy. Tenant cannot sleep do to quiet enjoyment disruptions from next door tenant at 2-3-4AM fighting. I continue to receive emails and texts about my discussion with James Kerr author of Legacy from two weeks ago. To wrap up the conversation, he and Willy talk about the best and worst of leading the company now versus earlier in its life. Steven DeFrancis is the founder and CEO of Cortland. *In Canada, trademark(s) of the International Association of Better Business Bureaus, used under License. And then on the broader question any thoughts about taking the model and expanding it out? 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. Will Cortlands main focus going forward be service or capital the markets to!, or at least, what is so much easier today for having... 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