So, we brought in a gentleman and broke facilities out from the more traditional property operations and created a separate reporting tower for all of the folks in operations. Technologies. Your submission was successful. Then the second piece is once they get in you've created a culture at Cortland that is very unique. So, Cortland decided to provide consistently high-quality living spaces at affordable costs. It doesn't have to be perfect, but everybody wants to have pride in the place that they live. More > Healthcare & Supportive Services To your point you made systemizing appliances and plumbing fixtures and all these things so you get as much customization as possible, which makes nothing will make the service teams job easier is when things don't break. You've also standardized a lot as it relates to the if you will fit and finish of a Cortland property. Allen, TX 75013-5259. Steven DeFrancis: Well, obviously there is an enormous amount of capital looking to get into multifamily which is driving down the CAP rate environment. We all had one agenda. 2714-20 N. Mildred. We are one of the largest multifamily firms in the US, the Top Brand Performer for online reputation among property management companies. BBB is here to help. Thu: 9am - 5pm. Resale Documents. Photos. The vision also prompted a focus on brand. Hiring. As it relates to other types of housing, we have looked at whether student housing or senior housing. Willy Walker: If you're only successful, and by only, it's a very relative term, on 4% of the deals that you underwrite. 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. 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. Steven DeFrancis: We felt the brand was very important. But to your point about how we're going to grow, Im a big believer in taking a step back. When you're trying to hire, it's a war for good talent out there, and you really want to hire best in class folks. 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. BBB Business Profiles are subject to change at any time. When you go stay at a Marriott versus a Hyatt or whatever else. 2801 W. Logan. 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. It also allows us to systemize or centralize within a given market; things like maintenance and purchasing etc. Please select one of the markets below to refine your search. Argentina. Through local inspiration and research, this team strategically composes resident-centric communities and intentionally creates spaces for an elevated experience. And so, it's a wildly competitive marketplace right now and you're seeing CAP rates continue to chink down and chink down. 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. 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. As a matter of policy, BBB does not endorse any product, service or business. 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. You have to set up the infrastructure and the culture of being an associate first organization if you're ever going to be best in class in customer service or customer experience. . 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. Because it gives us less volatility on the outcome of the return. 5470 Glenridge Dr NE. Cortland is a National Multifamily Housing Council top 50 owner and manager and is ranked as the top us brand by reputation.com. Weve created the capital structure and built the infrastructure to where now we're not relying on all these external parties for every project. 10:19 - What about the companys change led to insourcing? (855) 231-0937. 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. Steven DeFrancis: I will never say Id rather leave here to go there, but I do miss the closeness. 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. 54:41 - What is the best and worst leading today versus earlier in the companys life? Since its founding in 2005, Cortland has expanded into a global, vertically-integrated multifamily real estate investment, development, and asset management company. 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. 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? Find contact information for Cortland. I personally would not live there. Headquartered in Atlanta,we own and manage apartment communities across the US with regional offices in Charlotte, Dallas, Denver, Greenwich, Houston, and Orlando. Talk about the move to vertically integrate and going and making partnerships with the OEMs over in China that allowed you to standardize product and cut your costs dramatically. 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. On the recruiting side we begin early in the cycle building a process around testing the applicants that we were hiring, such as, personality profiling, intellect testing to try to build a team of high performing individuals. 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. Brand and associated SEO realities in the market today drive traffic, and they tie into the customer-centrism of the business. But one of the things that you did Steven, is you brought on amazing talent in Ned and in David and others to really create this capital formation function inside of Cortland. International Association of Better Business Bureaus. He is a member of the Buckhead Coalition and serves on the board of the Atlanta Neighborhood Development Partnership. But to your point about all the stuff we've underwritten, what we decided a number of years ago was to invest in a bigger team so we could put an investment team in each of the markets that we're in, so we weren't trying to do all this acquisition from a central location where we really didn't have the local market knowledge that we would like to have. 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. They execute Cortlands value-add and new build construction, in addition to offering their expertise beyond Cortland. Website. A spokesperson for. 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. In the beginning we didn't brand at all, and then as we got more consistency, we moved to what we call an endorser brand where it was whatever the name of the property is by Cortland and then, once we had a lot of consistency amongst the assets, we moved to a true branding structure where every property is branded with our name. 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. Our Company Our Company Our Story . Where others see a square foot, we see a story. You just raised your fifth closed end fund. 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. So much of it is about putting people in the right seat on the bus. 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. $1,200 - $2,050. 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. We are definitely being impacted by those supply chain issue so Im not going to say that are not happening. But thankfully there's so much opportunity, as you know, within multifamily in the markets we're in. 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. What's the best part of that? So, talk about a kick to the pride; I couldn't even pay them to represent us. It is anchored in providing a beautiful yet affordable living environment and an enriched lifestyle to its residents. Cortland is the largest owner operator in Atlanta and Dallas as well as all of the State of Texas. Company Overview. The really important thing that was cut out was the volatility of delivery and timing and product quality. 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. Steven and his team manage a portfolio of multifamily assets located in 11 states, primarily in the Southeast, Midwest, and Texas. 2824 N. Orchard. 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. I do miss that piece. Pros. 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 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. Cortland Red Mountain has rental units ranging from 804-1295 sq ft starting at $1515. 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, talking about engaging interaction discussions it's a true pleasure for me to have my friend and amazing CEO Steven DeFrancis joining us today. Office Closed After-Hours Maintenance Emergencies: Available 365 days of the year at (708) 452-4242, Option 3 . BBB asks third parties who publish complaints, reviews and/or responses on this website to affirm that the information provided is accurate. 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. Steven DeFrancis is the founder and CEO of Cortland. 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. Since its founding in 2005 Cortland has expanded into a global, vertically integrated, multifamily real estate investment, development, and asset management company. Loading. Willy Walker: And in most of your markets Steven, you are a top five owner. 10 free leads on us . That to me, Steven, is sort of where the genius happened, and I just want to understand during that period of time what was it that you were seeing, what was the conviction that you had to invest in those two different areas? 1-3 Br $1,434-$2,504 0.2 mi. I loved it 10 years ago, it was fun every day. Email Formats. 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. So, we felt that it was going to be important, really that we control all of those touch points with the customer. 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. So, it barely moved the needle to go from really low grade to really high grade. Is that correct? 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. In this episode of Driven by Insight, Willy interviews Steven DeFrancis, the founder and CEO of Cortland. This is an overview of the Cortland Dallas campus or office location. Find Related Places. 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. Willy Walker: One of the things that you talked about standardization in the sense of the experience from a client standpoint. But the reality was they were going to demand a lot more from a level of service and experience that we had been used to providing in the multifamily industry. 28:46 - Cortland maintains a high level of standardization. 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. Well guide you through the process. Steven earned his bachelor's degree in real estate from University of Georgia, Terry College of Business. 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. 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. The training that you've given them is sort of applicable across the Cortland platform. As you sit there and think about the next 10 years, what's more important to you; continuing to build on the capital formation side or continue to stick at, it's day-to-day operations and the blocking and tackling that actually brings the capital? We're here to help our residents, clients, and communities across the globe. 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 . 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. 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). That allows us to underwrite a huge volume of potential opportunities, it's really inefficient. But we do believe that all the value we bring to the table to create alpha is good if returns are in the 20s. Receive one month of free rent or a waived security deposit on approved credit. 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. 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. 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. 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. I can thank Bruce Cohen for the time he spent advising us, putting that team together. 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. We are Bainbridge We manage, develop, and invest in apartment communities that are complete experiences, where people are free to pursue better lives. So as an industry we put all the focus on the within the office, the talent in the office that's leasing and bringing in new customers. Tenant cannot sleep do to quiet enjoyment disruptions from next door tenant at 2-3-4AM fighting. As a top 50 apartment owner and operator, Cortland has a brand and reputation of success and customer service. Founded in 2005 and headquartered in Atlanta, Georgia, Cortland Partners is a global, multifamily real estate investment firm. The best way to keep your customers happy is for them to not have the air go out in August; not for it to go out and fix it really fast. . But Cortland really focused on that. But we felt that there was an enormous opportunity that we could capitalize on if we really pivoted the whole business to focus on our customer as the true client. 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. So, we raised most of that capital in a preferred structure and we looked like geniuses at the end because the market went up so much, but we certainly didn't do it because we were smart. And then on the broader question any thoughts about taking the model and expanding it out? But it definitely has paid a lot of dividends in transfers within the system. Whether it was marketing or sales or pest control or landscaping all these services you could buy on a per unit basis, but at the end of the day it was really efficient from an execution standpoint, but it was really inefficient from a customer service standpoint, because now effectively, you were handing over that relationship with your customers to this whole cadre of third-party vendors, which inevitably, as you can imagine, just lead to really poor service and poor execution. In a market like Dallas or Atlanta or any of the markets were in, we don't need to be top one or five, but we'd like to have line of site to 4000 or 5000 plus units because it allows us to first, invest in better top notch human capital, because we have the scale to support it. Steven believes that Cortlands model is only improving, and he explains that the team dynamic of the company allows for the underwriting of a lot of new opportunities. 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. Cortland developed an associate-first culture, which is needed for excellence in customer service. And then, all of those calls come into a central location. 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. Nearby Apartments. The first part of your question is what did we see in the broader market that gave rise to an opportunity? Team Members. So, we just said okay, well we've done a lot of other things ourselves, we'll figure this one out too. It's going to be a real kick for me to have Dr. Kotter on the webcast as he was my leadership Professor back at HBS in 1994 which is dating both Dr. Kotter as well as myself. BBB Business Profiles are provided solely to assist you in exercising your own best judgment. Steven DeFrancis: Well, Ill tell you how it started. 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. At least we were all one team. Speaking of life lessons, we have Bob Glazer renowned TED talk speaker and Acceleration Partner Founder joining us next week. That team, by the way, is now about 40 people and we're still always struggling to stay current to keep up. 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. Learn more about Cortland. See if Cortland is hiring near you. Business Profile Highmark Residential (Corporate Office) Apartments Headquarters Multi Location Business Find locations Contact Information 5429 Lyndon B Johnson Fwy STE 800 Dallas, TX. See All 79 interviews. 35:11 - Willy asks about the move to being vertically integrated. 201 Jobs. From New York to Miami and beyond, we create places where residents feel equally at home and inspired. It's just not something people want to deal with, but it's necessary. 51:39 - Will Cortlands main focus going forward be service or capital? Listings. They thought it was nuts to spend that much money on a renovation of an existing project. Great leadership, innovation, and corporate culture. Resident Questions 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? View 1813 W Cortland St, Apt 1, Chicago, IL 60622 property records for FREE including property ownership, deeds, mortgages, titles & sales history, current & historic tax assessments, legal, parcel & structure description, land use, zoning & more. 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