What the job involves day to day
The manager is responsible for the whole property's results, and the owner judges them on those results. BLS describes on-site managers as running the daily operation of a single property such as an apartment complex. That means inspecting the grounds and equipment, handling repair requests and complaints, showing vacant units, enforcing the lease, and keeping accurate income and expense records for the owner or a senior manager.
A Cushman & Wakefield multifamily posting gives a typical scope: maintenance, capital improvements, lease administration, budgeting and forecasting, collections and evictions, vacancy anticipation, marketing, renewals, service contracts, expense control and audits. Expect to cover most of that list in any given month. Some of it happens at your desk and a lot of it happens walking the property.
Occupancy, revenue, make-ready and delinquency
Most of the scorecard is in the numbers. You report occupancy, upcoming lease expirations and financial results to the owner, and BLS notes that managers often recommend what rent to charge. The NAA Certified Apartment Manager course is built around the same targets: occupancy rates, marketing plans, resident retention and maximizing net operating income.
Two daily tasks drive those numbers. The first is make-ready, the apartment turnover process: a vacated unit has to be cleaned, repaired and leasable quickly, because every day it sits empty costs rent. The second is delinquency. You collect rent, chase late balances and, when it comes to that, move through the eviction process within your state's law and fair housing rules.
Team, vendors, capital projects and software
You hire, train and evaluate the on-site staff, usually leasing consultants and a maintenance team led by a supervisor. You also contract and manage vendors for landscaping, trash, repairs and similar services, and you pay or approve the bills. Capital projects such as roofs, parking lots or unit renovations get scoped with the owner and then managed on site.
Nearly all of this runs through property management software. O*NET lists Yardi, RealPage OneSite, Rent Manager and MRI among the tools used in this occupation. It flags Yardi as an in-demand skill that appears in 18 percent of job postings for these managers. Knowing one major platform well makes you easier to hire.
Large communities and regional roles
Small communities may have a manager doing their own leasing with one maintenance technician. Large communities add an assistant manager, several leasing staff and a bigger maintenance crew, so the manager spends more time on staffing, reporting and owner relations. BLS notes that responsibilities grow as managers take on more and larger properties, and some run several at once.
The step after that is regional manager, which IREM says is sometimes called a portfolio supervisor. Regionals supervise the property managers across many sites, travel to audit operations, recommend rents and marketing, sign off on operating and capital budgets, and often lead repositioning plans. NAA's CAPS credential covers that work, including takeovers, due diligence and capital improvement plans.
Pay
USD a year, before tax. Ranges run from the 25th to the 75th percentile. They come from BLS OEWS May 2025, moved to 2026 with the Employment Cost Index, and state rows are BLS published estimates. The series covers all property, real estate and community association managers, not only apartment managers, and pay moves with property size, market and bonuses tied to occupancy and collections. Refer to the Residential & Multifamily Property Management salary guide for figures from live adverts.
What you need
- EducationBLS says a high school diploma is typically required for on-site property management jobs. Employers may prefer a degree in business, finance or real estate.
- Related experienceEntry-level manager roles typically call for several years of related work. In apartments, that usually means leasing or assistant manager experience.
- State licenseBLS says some property managers must hold a state-issued license. Whether you need a real estate broker's or property management license, including as an on-site employee of the owner, depends on the state.
- Fair housing knowledgeManagers have to comply with the Fair Housing Act and the Americans with Disabilities Act when they advertise, lease and enforce rules.
- NAA CAM (optional)Requires 12 months of on-site management experience, which can be earned during the course, plus 40 hours of coursework. You must meet the exam standards within six months of declaring candidacy.
- Software skillsWorking knowledge of a platform such as Yardi or RealPage is often requested in job postings.
How to get there
- Year 1-2Leasing consultant or assistantLearn leasing, renewals, resident service and the property software while working on site.
- Year 2-4Assistant property managerTake on collections, move-outs, reporting and some staff supervision under a manager.
- Year 3-6Property managerRun a full community: team, budget, occupancy, make-ready and vendors.
- After 12 months as managerEarn the CAMComplete 40 hours of NAA coursework and the exam, backed by 12 months of on-site management experience.
- Year 5-8Larger asset or multiple sitesMove to a bigger community or oversee two or more properties at once.
- Year 7+Regional manager / CAPSSupervise property managers across a portfolio. CAPS requires 24 months as a multi-site supervisor, or holding the CAM plus 24 months as a manager.
Open now on PropertyRoles.com
Questions people ask
Is a multifamily property manager the same as a community manager?
In apartments, yes. Many operators use the title community manager for the person running an apartment property. It is a different job from a community association manager, who works for an HOA or condo board.
Do multifamily property managers have to live on site?
Some do. BLS notes that some managers are required to live at the properties they manage. Many others work standard office hours but handle after-hours emergencies.
What hours does the job involve?
Most managers work full time. Schedules can include emergency calls outside office hours and evening meetings with residents or owners. Weekend leasing coverage is common at many communities.
Do I need a real estate license to manage an apartment community?
It depends on the state and on who employs you. BLS says some property managers must hold a state-issued license, and the rules for on-site employees of the owner differ from state to state.
What does a regional property manager do differently?
A regional supervises the property managers across many communities instead of running one site. They travel to audit operations and finances, recommend rents, approve budgets and often lead capital and repositioning plans.
Sources
- U.S. Bureau of Labor Statistics: Property, Real Estate, and Community Association Managers (OOH)
- National Apartment Association: Certified Apartment Manager (CAM)
- National Apartment Association: Certified Apartment Portfolio Supervisor (CAPS)
- IREM: Regional Manager career profile
- O*NET OnLine: Technology skills for property managers
- O*NET OnLine: Hot technology, Yardi software
- NAHMA Job Board: Cushman & Wakefield Property Manager, Multifamily posting
