Hawthorne Residential Partners

What Hawthorne Residential Partners does

Hawthorne Residential Partners is a privately held, founder-controlled multifamily property management firm headquartered in Greensboro, North Carolina, operating across the Southeast, Texas, and Louisiana. Founded in 2009 by Samantha Davenport, Ed Harrington, and Shoff Allison — with Phil Payonk joining shortly after as Chief Investment Officer — the company has grown from a North Carolina origin to manage 64,000+ units across 275+ properties in 110+ cities across eight states, with 1,500+ employees and over $12.5 billion in assets under management. The company has held the #1 online reputation ranking among all NMHC Top 50 Managers for four consecutive years (2022-2025) and was recognized by NMHC as a 2025 Top 50 Manager and 2023 Top 25 Developer.

The business serves third-party property owners and institutional investors as well as residential renters, delivering full-service property management (leasing, operations, maintenance), integrated development and lease-up services, asset repositioning, and renovation and value-add programs. Technology is built on industry-standard third-party platforms — primarily Yardi Voyager for property accounting, with PayScan, CheckScan, RentCafe, and a proprietary resident online portal — rather than proprietary infrastructure. The product surface also includes a separate investment management platform at HRPInvestments.com and a branded apartment search experience at hrpliving.com.

The revenue model is managed-services: property management fees charged to third-party owners on a portfolio that is gated to eligible multifamily communities of 175 units or more, supplemented by development fees, acquisition/disposition capital relationships ($2.75B+ in acquisitions overseen since 2012), and renovation oversight on $100M+ in capital improvement projects. Pricing for residents varies by property, with in-portfolio rent ranges spanning $1,154 to $5,062 per month depending on bedroom count and amenity tier. Go-to-market is sales-led via a dedicated VP of Client Relations targeting institutional and private owners of mid-to-large multifamily assets in the Sunbelt, with resident leasing executed through a self-serve online platform.

Name

Hawthorne Residential Partners

Legal name

Hawthorne Residential Partners LLC

Website

https://hrpliving.com

Company type

Private

Founded year

2009

Operating status

Operating

Headcount range

251–500 employees

Short description

Hawthorne Residential Partners is a privately held multifamily property management firm that manages 64,000+ units across 275+ properties in eight Sunbelt states for third-party property owners, while also providing development, lease-up, asset repositioning, and investment management services.

Ownership category

akta.pro rank

Product category

Multifamily Property Management

NAICS

Residential Property Managers (531311)

SIC

Real Estate Agents & Managers (For Others) (6531), Operators Of Apartment Buildings (6513)

akta.pro primary industry

Multifamily Apartment Property Management (BPAJAFAA)

akta.pro secondary industry

Residential Investment Property Brokerage (SFR/Small Multifamily) (BPAJAAAE)

Keywords

• Multifamily property management
• Apartment management services
• Residential real estate investments
• Multifamily development services
• Asset repositioning services

Headquarters

HQ city

Greensboro

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2B and B2C

Offering type

Services

Cost components

Personnel, Operations, Infrastructure, Marketing or Sales, Technology or R&D

Revenue model

1. Property Management Services: Hawthorne generates revenue through property management fees charged to third-party property owners and investors. They manage communities for third-party clients and offer consulting services.

Pricing tiers

Go-to-market motion1 record

Distribution channels2 records

Marketing channels5 records

Core offering

Hawthorne Residential Partners is a privately held multifamily property management firm that provides full-service management of apartment communities on behalf of third-party owners and investors. Its core offering spans property management (leasing, operations, maintenance, resident services), investment management (acquisition, disposition, capital relationships), new development and lease-ups, asset repositioning, and renovation/value-add services. The firm manages over 64,000 units across 275+ properties and 110+ cities in the Southeast, Texas, and Louisiana.

Product overview

Hawthorne Residential Partners operates as a multifamily property management company offering a unified platform of services centered on property management and investments. The core offering consists of Property Management and Investments, supported by integrated specialties including Development and Lease-ups, Asset Repositioning, and Renovation and Value-Add services. The company also provides customer-facing sub-brands including an Apartment Search Platform for prospective residents and a Resident Online Portal for existing tenants to manage rent, maintenance, and lease activities. All services are delivered through the company's 'Live It' culture framework.

Differentiator

Problem solved

Functional benefit

Brands

• Evolve: Apartment community brand operated by Hawthorne Residential Partners, featuring properties such as Evolve Palm Coast, Evolve Grove Park, Evolve Wildwood, and Evolve at Lake Norman.

Products and services

• Property Management Full-service multifamily property management including leasing, operations, maintenance, and day-to-day management of apartment communities for third-party property owners.
• Investments Investment management services for multifamily real estate, including acquisition, disposition, and capital relationships for owners and investors.
• Development and Lease-Ups New development oversight and lease-up management services for newly constructed multifamily properties, including marketing and talent recruitment to achieve rapid stabilization.
• Asset Repositioning Asset-specific business plans to realize properties' full cash flow potential through collaborative and achievable strategies tailored to each property.
• Renovation and Value-Add Property improvements and renovation services to significantly increase asset value, with experience ranging from modest projects to $10M+ renovations.
• Apartment Search Platform Online platform enabling prospective residents to search available apartments across Hawthorne-managed communities by location, price, bedrooms, and bathrooms.
• Resident Online Portal Digital platform enabling existing residents to pay rent, submit maintenance requests, apply for leases, sign and renew leases, and manage packages online.

Quantifiable outcome

• 84.06 ORA score (Industry average is 61.77)
• +3 more outcomes

Named customers4 records

Segments3 records

Ideal customer profiles2 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Integration2 records

Scale indicators7 records

Recent moves7 records

Expansion highlights5 records

Direct peers

• Greystar Real Estate Partners: Largest US multifamily property manager with ~$350B AUM and 850,000+ units under management. Direct competitor for third-party management mandates in Sunbelt markets; both firms compete on owner relationships, lease-up capabilities, and resident experience.
• Lincoln Property Company: Top-5 multifamily manager with residential and commercial exposure. Competes for third-party management contracts across the Sunbelt, with comparable full-service property management, lease-up, and asset repositioning services.
• Asset Living: Houston-based multifamily property manager with ~300,000+ units, ranked in NMHC Top 10. Direct competitor in Texas/Sunbelt markets with comparable full-service management and third-party client base.
• Avenue5 Residential: National multifamily property manager with significant Sunbelt concentration. Competes for similar third-party management contracts, lease-up assignments, and developer relationships in the Southeast.
• RPM Living: Texas-headquartered multifamily manager with NMHC Top 50 presence. Competitor in Texas and Sunbelt markets with comparable third-party management, lease-up, and investment services offerings.
• FPI Management: Multifamily property management firm with Sunbelt and West Coast reach. Direct competitor for institutional third-party management contracts and lease-up services in comparable units sizes.
• Bozzuto Group: Multifamily-focused real estate services firm with management, development, and construction services. Comparable in being an integrated platform serving institutional owners across multiple Sunbelt markets.
• ZRS Management: Multifamily property manager serving institutional owners across the Southeast and Sunbelt regions. Direct competitor for third-party management mandates and lease-up business.

Broad incumbents

• Cushman & Wakefield: Global commercial real estate services firm with a multifamily management arm. Overlaps on third-party management services but as part of a much broader CRE services portfolio rather than pure-play multifamily focus.
• JLL (Jones Lang LaSalle): Global real estate services firm offering multifamily property management as part of a broader institutional capital markets and CRE services platform. Competes for institutional owner mandates but with a more diversified business mix.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks6 records

Key highlights7 records

Customer concentration

• YouTubeyoutube.com/user/HawthorneRes/featured
• Facebookfacebook.com/HawthorneResidentialLiving
• LinkedInlinkedin.com/company/hawthorne-residential-partners
• Instagraminstagram.com/hawthorneresidentialpartners
• Xx.com/HRPliving

Revenue estimate

Valuation estimate

Number of profiles

Profiles24 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Hawthorne Residential Partners