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. We offer positions as builders, designers, engineers, analysts, experience curators, and everything in between. Steven DeFrancis is the founder and CEO of Cortland. 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. There are plenty of people in the multifamily industry who say brands make a difference in hospitality. It allows us to be so much smarter when we're underwriting new opportunities which, at the end of the day, works for the benefit of our investors. Id like to think and Brad Brown, my acquisitions chief swears we've never paid more than somebody else for a property. As a top 50 apartment owner and operator, Cortland has a brand and reputation of success and customer service. 3424 Peachtree Rd NESuite 300Atlanta, GA 30326, 121 West Trade StreetSuite 3000Charlotte, NC 28202, 14675 Dallas ParkwaySuite 550Addison, TX 75254, 537 Steamboat RoadSuite 200Greenwich, CT 06830, 1177 West Loop SouthSuite 1670Houston, TX 77027, 25 Old Broad StreetLevel 9 Leaf A, Tower 42London, England EC2N 1HQ, 2 Riverside WayWhitehall WaterfrontLeeds, England LS1 4EH, 300 Park Avenue SouthSuite 200Winter Park, FL 32789. Loading. 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. 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. 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. 54:41 - What is the best and worst leading today versus earlier in the companys life? 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. 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. 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. Check out . Photos. He is a member of the Buckhead Coalition and serves on the board of the Atlanta Neighborhood Development Partnership. 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. The second part of your question is really what about this change caused us to in source all these parts of our business and if you believed at that time that we were right regarding the transition in our clientele which they could afford to pay more, which everybody liked. 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. 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? But because we're so much closer to what's going on, we're much closer to the head of the line so as things are moving around and expectations are moving around, we can adjust on our side, so it doesn't slow us down and what we're doing over here. Any thoughts about taking the model that you've so incredibly built and applying it too other asset classes inside of multi or other commercial real estate asset classes? Cortland Design is our in-house, award-winning interior design and architecture firm. Cortland Headquarters and Locations - Learn more about Cortland's locations by map by and/or jobs. Nearby Apartments. We have a very empowering culture; we give folks a lot of empowerment to be fairly independent in their work. We're here to help our residents, clients, and communities across the globe. We all had one agenda. Five years ago, I knew every single person who worked here and could walk up and have a conversation and whatnot and knew them. And so, we feel that our model is getting progressively, creating this alpha through operations and the systemization of the product creation we think is driving ever enhanced outperformance the lower CAP rates go. So, Cortland decided to provide consistently high-quality living spaces at affordable costs. About Cortland Uptown Altamonte. Apartment floorplans S1 $1,383 Studio | 1 ba | 530 sqft Unit 2181 - Available Apr 28 2023 A1 Pima $1,303 1 bd | 1 ba | 868 sqft We knew the first thing we needed to do was go build a team of really top-notch players that were passionate about working here, passionate about what we were doing here, felt like they were invested in and really enjoyed working together as a team every day. And part of being able to focus on that was stripping costs out and being vertically integrated. Willy Walker: So, your brand, your customer experience, and your cost of renovation, are all competitive advantages that allow Cortland to pay higher for an asset, lower your cost of rehab and then be able to make up for it in the rents, you can charge, because the combination of lower cost on the rehab and then also the brand on the rents allows you to have a unique competitive positioning as it relates to acquisitions. 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. Steven DeFrancis: Well, obviously there is an enormous amount of capital looking to get into multifamily which is driving down the CAP rate environment. After all, as Steven says, Cortland is at heart a consumer-facing operating business that happens to need capital, not the other way around. It's less about buying them or renovating them, building them from that standpoint is really on the operation side. They're better in the teens, they're really, really good when they hit single digit returns, because the alpha we're creating is somewhat consistent regardless. Then you have a much lower failure rate and then a better system of maintaining that product so you know when you have something that's been repaired three times for the same problem you're probably going to have an issue. 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. 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. Looking for furniture for your home office? We will get back with you shortly. Cortland Legacy is a short distance from incredible shopping, dynamic entertainment and several outstanding sporting venues. I personally would not live there. Where others see a square foot, we see a story. We hope the information will help you find an . But talk about two pieces of the equation as it relates to what it is to be on the team at Cortland. Sincerely, Mary S. Community Manager. Pay Online. This is a multi-location business. This office is the major Cortland Dallas, TX area location. And then, all of those calls come into a central location. What's the worst part of that? But it definitely has paid a lot of dividends in transfers within the system. Willy Walker: Well, as I said at the top of our discussion, the partnership between W&D and Cortland has been a big part of our success over the last decade and Im deeply appreciative of it and Im also appreciative of you taking the time to join me today and talk about how you've made Cortland the success that it is today. Email this Business. BBB Business Profiles are subject to change at any time. It's fixing it fast is better than not fixing it at all, but if it never broke that's, the best thing. The market today is as white hot as we've ever seen it Steven you know that very well. We knew we had to meet both of those things, both of those objectives successfully if we were going to grow successfully. Business Profile Highmark Residential (Corporate Office) Apartments Headquarters Multi Location Business Find locations Contact Information 5429 Lyndon B Johnson Fwy STE 800 Dallas, TX. But we do believe that all the value we bring to the table to create alpha is good if returns are in the 20s. Contact Information. I don't know if we were really convicted or just really crazy, but we stuck to it, and kept building the machine around that model. 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. 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? When you go stay at a Marriott versus a Hyatt or whatever else. But the amount of value you created with your team by entrusting them with an unlimited checkbook to make people happy, you can't even put a value on that and that continues to this day. What's the best part of that? Cortland County is a great place to live. Their client is their investor and then somewhere down the line there's some property operations and some folks taking care of the real estate. 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. Speaking of life lessons, we have Bob Glazer renowned TED talk speaker and Acceleration Partner Founder joining us next week. 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. 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. We are one of the largest multifamily firms in the US, the Top Brand Performer for online reputation among property management companies. Mon: 9am - 5pm. Learn about their Real Estate market share, competitors, and Cortland's email format. 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. And then create a better living experience which would create more demand at our assets and eventually lead to better returns for our investors. Because it gives us less volatility on the outcome of the return. Learn more about Walker & Dunlop and Driven by Insight. The company employs more than 2,000 associates; it also owns and manages over 65,000 units, with a pipeline that will push this number to over 70,000 by the end of the year. Because it just takes so many people to do it well. 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. Then all the investment you put into that lead, your associate is like well, thank you very much for your interest, but we cant help you and call us next year when you need an apartment again. 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. See All 79 interviews. 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. Cortland, New York Office. | Cortland is a product-to-people . They are then sent to a warehouse where the products are broken down and rearranged by project and unit. Use our search filters to browse all 100 apartments and score your perfect place! 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. They execute Cortlands value-add and new build construction, in addition to offering their expertise beyond Cortland. 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. Contact Us GET IN TOUCH WITH GREYSTAR We're pleased you're interested in reaching out to us. See all available an apartment apartments for rent at Cortland Red Mountain in Phoenix, AZ. 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. Since its founding in 2005 Cortland has expanded into a global, vertically integrated, multifamily real estate investment, development, and asset management company. 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. Customer Reviews are not used in the calculation of BBB Rating. So, we felt that it was going to be important, really that we control all of those touch points with the customer. 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. Copyright 2017-2020 Walker & Dunlop, Inc. That team, by the way, is now about 40 people and we're still always struggling to stay current to keep up. 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. Part of all of the insourcing was to be able to create a team that could work together to create the product, whether it's developed or renovated, etc. 2:33 - He introduces his guest, Steven DeFrancis, CEO of Cortland. Hiring. Next, Willy and Steven dive into more detail concerning Cortlands consistency of assets. We offer positions as builders, designers, engineers, analysts, experience curators, and everything in between. We are looking at other product types within housing. Tenant cannot sleep do to quiet enjoyment disruptions from next door tenant at 2-3-4AM fighting. And so, a lot of what we set about to do seven or eight, ten years ago was, how we can use this value-add machine to create really, high quality and high touch finish and high touch experience for folks at a price that is affordable. And that was a result of a fair amount of research, where it was pretty clear that, despite you know the huge boom in folks moving in town in the early part of the 2010 decade, in the urban Renaissance, which was great but it just meant that, instead of 100% of the new growth being in the suburbs, it was 85% of the new household growth was in the suburbs. You've also standardized a lot as it relates to the if you will fit and finish of a Cortland property. Historically in our business, groups would generally try to outsource as much of the business as possible. You've got a number of open-end funds so you're raising a lot of capital. Answer Question. Printer Friendly View Address: 420 W Slaughter Ln Austin, TX, 78748-1692 United States . Upscale features like granite countertops and stainless steel appliances will make you proud to call any of our one, two, and three-bedroom apartments home . 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. 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 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. Steven earned his bachelor's degree in real estate from University of Georgia, Terry College of Business. Did you focus on that at all? $1,200 - $2,050. What you just talked through Steven was how you had this longer-term focus and continued to plow money back into creating the team and insourcing a lot of those activities that you could have bought from third party vendors at a much cheaper cost to the GP but at the same time, you had this long-term vision of creating the Cortland that you've actually created. More > Healthcare & Supportive Services 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. It's just not something people want to deal with, but it's necessary. Thank you for such a fantastic and thorough review of our community! 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. However, BBB does not verify the accuracy of information provided by third parties, and does not guarantee the accuracy of any information in Business Profiles. I have strong belief that if we continue to perform for the capital, they're going to find us. 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? But also, to where all those teams now were working internally, that all know our expectations, our systems, our processes, and trust me we still made half the mistakes that the external groups would have made but at least we were doing it together. There's huge value in that and this is just one example where that scale just creates a ton of value. 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. That's a big step from 2005 being focused on developing multifamily properties in Atlanta, Georgia. It doesn't mean the right personality profile to work here or not work here, more typically it's the person that's going to be an interior design probably has a different set of personality profile than the person who's going to be an accountant in reporting. But thankfully there's so much opportunity, as you know, within multifamily in the markets we're in. As you know, Willy, we started a brand for 55 plus which we call the Tiva a number of years ago. However, Steven hasnt considered expanding beyond housing. Willy Walker: You talked about brand and the customer experience. And like a lot of things that worked great until it didn't. That allows us to underwrite a huge volume of potential opportunities, it's really inefficient. 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. 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. Faqs. Cortland is the largest owner operator in Atlanta and Dallas as well as all of the State of Texas. Since then, weve become a global, integrated multifamily investment, development, and management firm focused on delivering resident-centric, hospitality-driven apartment living experiences. Additionally the **** system outside her window (was not disclosed to her the **** noise at time move in) disrupts sleep. Website. 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. 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? So that definitely has paid dividends, the real value on the brand more than anything else is the passion that it creates amongst the human capital. Steven DeFrancis: But, sometimes it's good to have more ambition and brains. Steven DeFrancis: I will never say Id rather leave here to go there, but I do miss the closeness. As it drug on and we got into the middle of 2009 and we had been playing defense for two years, at that point, we decided to do a pretty significant research project to try to, the goal was to try to determine where the market was going. Company Overview. Team Members. 2404-14 W. Cortland. Cortland was founded in 2005 with a focus on multifamily development in Atlanta. So, what we began to do is say okay let's take those learnings and really pivot the platform to focus on this new environment where the client or our customer needs to be at the center of everything we do. But I would argue that almost everybody has pride in where they live, and really wants to live in a nice place. Visit Website. Let's back up a little bit too when you founded Cortland in 2005 as a small development firm focused on in-town development in in Atlanta and then during the great financial crisis changing from being a local developer to focusing on acquiring and renovating communities across the country. Ms. Sarah DeFrancis, Manager of Communications. Cortland | 42,444 followers on LinkedIn. Steven DeFrancis: At this time, we haven't thought about expanding beyond housing. 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. 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. So, lot of room to grow in the business that we're doing. 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? 10:19 - What about the companys change led to insourcing? I continue to receive emails and texts about my discussion with James Kerr author of Legacy from two weeks ago. Cortland's team is comprised of people committed to challenging the standards of conventional apartment living. . Please select one of the markets below to refine your search. 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. Back when we got started really doing this heavy value add, no investor wanted to do it. Steven DeFrancis: We felt the brand was very important. It doesn't have to be perfect, but everybody wants to have pride in the place that they live. 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. 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). 2714-20 N. Mildred. 2834-38 N. Orchard. International Association of Better Business Bureaus. . 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. 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. Steven DeFrancis: Best part, I will say the best part is, if you believe the idea that the industry is moving to more of a long term, more of an operating cadence that creates return as opposed to something more typical to what it has been; where it's buying asset, sell it, its more of a portfolio churn that creates return. All available an apartment apartments for rent at Cortland Red Mountain in Phoenix, AZ much opportunity as... Id like to think and Brad Brown, my acquisitions chief swears we never. To underwrite a huge volume of potential opportunities, it 's really inefficient beyond housing folks a lot as relates! Live in a nice place a member of the Atlanta Neighborhood Development Partnership this is just one where. Was founded in 2005 with a focus on multifamily Development in Atlanta and Dallas as well all! Has a brand and the customer Brown, my acquisitions chief swears we 've never paid than... Use our search filters to browse all 100 apartments and score your perfect place will help you find an investors! In where they live the brand was very important people in the business that we control of... Are then sent to a warehouse where the products are broken down and rearranged project! Focus on multifamily Development in Atlanta had to meet both of those objectives successfully we... Going to find us Reviews are not used in the multifamily industry who say brands make a difference in.. We 've ever seen it steven you know that very well so Cortland... Living spaces at affordable costs n't thought about expanding beyond housing renowned TED talk speaker and Acceleration Partner founder us... And part of being able to focus on that was stripping costs out and being vertically integrated brand. Entertainment and several outstanding sporting venues nice place author of Legacy from two weeks ago less. 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