Development Manager

Position Summary :
Operating under a real estate project manager model, the Development Manager is responsible for directing the planning, organization, implementation, and monitoring of real estate development projects from conception through completion that are financially viable and generate revenue for Horizon Development Properties (HDP). The duties listed below illustrate the various types of work that may be performed. Responsibilities include, but are not limited to, the following:

Responsibilities 

1. Determine the viability of an acquisition or redevelopment opportunity;

2. Direct, plan, and manage complex real estate transactions from inception through lease-up with multi-million-dollar budgets for acquisition, rehabilitation and/or new construction, through commissioning of a property;

3. Develop scope of work with deadlines for procurement of teams, team members, or other development-related acquisitions or services in cooperation with procurement staff;

4. Prepare and manage pro formas, cash flow analysis, schedules, draws, investor reporting, etc.;

5. Apply for project funding;

6. Manage the design consultants (including architects, engineers, land planners, surveyors, Geotech consultants, landscape architects, land use, bond and real estate attorney, traffic/noise consultants, code consultants, etc.) from conceptual through the 100% construction documents phase and construction completion;

7. Manage the process of commissioning and lease-up in cooperation with the leasing teams;

8. Work with Property Management to transition and stabilize completed projects;

9. Research and maintain all relevant financial assumptions for underwriting including items such as all permitting fees, impact fees, taxes, etc.;

10. Research and maintain all relevant funding and development regulations, and policies to determine applicability to projects and compatibility with other programs;

11. Advise on the HDP real estate portfolio, including coordination with the Blue Horizon Management Company regarding the design and construction of the project, and the Asset Management team regarding long-term viability, and the relocation of existing households; and,

12. Any other duties as required or requested by SVP.

Education and Experience

Bachelor's Degree in Finance, Economics, Urban Planning, Architecture, or Engineering, plus professional studies in finance or real estate development or closely related field from an accredited college or university with a minimum of five (5) years of progressively responsible real estate development experience or equivalent combination of education and/or experience, in addition to the following requirements and qualifications:

1. Experience must include demonstrable knowledge of real estate valuation techniques, project finance, development project cash flow modeling, public approvals, and permitting/entitlement process.

2. Experience with public private partnerships and/or joint ventures, including the negotiation of Purchase and Sale and ancillary agreements strongly preferred.

3. Strong analytical and interpersonal skills. Proficient in using Microsoft Office Suite, especially Excel, Microsoft Projects, and PowerPoint.

4. Strong leadership abilities.

5. Detail-oriented, flexible, and decisive.

6. Sound business judgment and the ability to carry out actions independently, where and when appropriate.

7. Ability to organize and coordinate work efficiently, set priorities, and motivate others.

8. Ability to work with people with various cultural backgrounds, levels of education, and experience.

9. Ability to work under pressure and cope with deadlines.

10. Ability to produce quality work in a consistent manner and to produce the quantity of work necessary to timely complete assigned tasks.

11. Ability to work with individuals as well as a commitment to organizational goals.

12. Strong communication, organization, and multi-task management skills.

13. Self-starter who is detail-oriented, hard-working, and who always has the "big picture" in mind.

14. Creative and a problem solver who is passionate about real estate, especially mixed-income housing.

15. Ability to manage projects on time and on budget, monitoring the major financial considerations involved with large- scale construction activity with insight into how to quantify and evaluate the impact of changes as well as monitor quality and adherence to guidelines and standards.

16. Ability to analyze project feasibility, financing, market, and environmental considerations that drive decisions on whether and where to develop.

17. Ability to identify the financing needed to begin a project, including private equity to leverage acquisitions. Position requires a sophisticated understating of financing structures, liquidity, securitization, and financing.

18. Knowledge of public finance and private conventional bank lending is required.

19. Demonstrated knowledge of multifamily residential development, commercial leases, financial modeling, due diligence analysis, cycles and exit strategies, and market feasibility analysis for real estate development of all property types, as well as effective marketing strategies and tactics.

20. Understanding accounting theory related to real estate practice, real estate internal cost accounting, and accounting for construction and mortgage industries.

21. Ability to interpret regulations, standards, grants, and contracts to determine compliance with relevant requirements and INLIVIAN standards. Furthermore, the candidate must have a thorough knowledge of Federal programs, rules and regulations governing the financial, legal, and procurement environment of community revitalization and redevelopment projects.

Knowledge and Skills

1. Must have knowledge of public and private housing finance tools and models and commercial development requirements and trends, including real estate financing and industry-wide underwriting principles.

2. Must be organized and capable of managing time wisely with multiple priorities.

3. Must be able to understand the processes involved in all aspects of completing a real estate transaction, fiscally responsibly, assuring that the appropriate linkages exist between agency-wide budgets, funding limitations, and services.

4. Must understand the real estate development process.

5. Knowledge of affordable rental housing design, construction, and financing.

6. Ability to develop feasible public-private affordable housing developments with creativity.

7. Ability to read and interpret architectural drawings such as building and site plans and construction drawings.

8. Ability to work effectively with people of diverse racial, cultural, social, educational, and economic backgrounds.

9. Ability to manage a project, especially the schedule and budget, and to review and comprehend legal/evidentiary documents and determine project feasibilities.

10. Exceptional Excel skills. Ability to perform financial analysis, develop and/or monitor pro formas and budgets, analyze assets, and structure financial transactions.

11. High level of oral and written communication skills.

12. Ability to speak well/professionally and to make presentations to diverse groups.

13. Computer skills (Excel, Word, Microsoft Project, PowerPoint).

14. Ability to write professional (such as staff reports and Resolutions for the Board of Commissioners) and technical reports, funding applications, editorials, journals, speeches, manuals, or critiques.

15. Ability to establish and maintain effective, professional, and tactful working relationships with co-workers and persons outside the Agency.

Supervision Controls

The employee receives directions from the SVP of Real Estate Development. Courses of action, deadlines, and priorities are established by policy, procedure, rule, regulation, or the SVP, depending upon the assignment. Job is highly dependent on the ability to meet deadlines. Normal duty assignments are performed by the employee based on his/her own judgment and results. The employee has no supervisory duties.

Guidelines

The employee performs routine duties by following established HUD, the North Carolina Housing Finance Agency, Operating Agreements, ancillary documents that are deal-specific, agency policies and procedures, and traditional practices. These guidelines cover most job-related situations, and the employee may use independent judgment in making decisions within established parameters and areas of expertise. If guidelines do not cover a situation, the employee normally consults the supervisor. Guidelines are generally specific and clear.

Complexity

The employee performs a variety of related, routine, and generally repetitive tasks. The course of action is determined by the supervisor and by established procedures. The employee may coordinate, integrate, and/or prioritize tasks.

Scope and Effect

The employee's work primarily impacts (1) implementation of any tax credit allocation application (or other) funding and new development goals and those who assist in these areas such as attorneys, architects, engineers, and contractors, and (2) HDP's residents and non-residents. Successful accomplishment of duties will result in timely completion of projects and provide better and more housing for low-income families in the community.

Personal Contacts

The employee has contact with a broad range of individuals, including co-workers, professionals such as developers, contractors, lending partners, architects, land planners, engineers, appraisers, attorneys, inspectors, etc. Personal contacts serve multiple purposes, including giving or exchanging information, providing services, making decisions, resolving problems, justification and negotiation.

Physical Requirements

1. Work is principally sedentary but may involve some physical exertion, such as kneeling, crouching, or lifting to obtain files and records, and eyestrain from working with computers and other office equipment.

2. Must be able to sit and/or stand for up to eight hours at a time while performing work duties.

3. Must be able to bend, stoop, push, and pull in the performance of work-related duties.

4. Must be able to use fingers bilaterally and unilaterally to operate office equipment.

5. Must have vision and hearing corrected to be able to perform essential job functions.

6. Must be able to perform essential job functions in an environment that will sometimes include increased levels of work- related stress.

7. Must maintain punctuality and attendance as scheduled.

8. An employee may request a reasonable accommodation to mitigate any of the physical requirements listed above.

Work Environment

Work involves the normal risks or discomfort Managerd with an office environment and is usually in an area that is adequately cooled, heated, lighted, and ventilated.

Other Requirements

Must possess a valid State of North Carolina or South Carolina driver's license and regularly participate in continuous improvement and education. Must work with the highest degree of confidentiality