RangeWater Real Estate

What RangeWater Real Estate does

RangeWater Real Estate is a vertically integrated multifamily real estate operator founded in 2006 and headquartered in Atlanta, Georgia. The firm combines third-party property management services with proprietary development, acquisition, and asset management, operating approximately 75,000 multifamily and build-to-rent units across more than 300 assets in 13 states concentrated in the Sun Belt and Mountain West. Regional offices in Dallas, Denver, Tampa, and Salt Lake City support localized execution. RangeWater maintains three distinct product lines under dedicated brands: traditional Class A multifamily under the RangeWater Residential name, build-to-rent single-family rental communities under Storia (launched November 2020 with $800M in committed deployment), and age-targeted communities for empty nesters under Olea (launched August 2020 in Florida with planned Sun Belt expansion).

The company's technology stack layers third-party property management platforms (Entrata, Yardi, RealPage) with a proprietary RangeWater Business Intelligence platform that aggregates operational and market data across the portfolio for property-level decision support. AI and automation are deployed for chatbots, automated email, scheduling, payment management, and lead generation, with a Senior Vice President of Strategic Initiatives specifically tasked with advancing AI-driven automation and service centralization. An in-house RangeWater Design Studio handles branding, signage, photography, video, and website development for each community, supporting the consumer-facing leasing channel.

RangeWater's business model generates revenue from three streams: third-party property management fees, development and acquisition fees for owned and joint-venture projects, and asset management fees for institutional and private investor partners. The company is privately held with no disclosed institutional parent; it is led by CEO Glenn Mathis (appointed 2026, formerly CEO of OMERS-backed Integris) with founder Steven Shores serving as Chairman. Customer segments split between B2B clients (private owners, developers, and institutional investors seeking property and asset management) and B2C residents acquired via liverangewater.com, property-specific websites, virtual leasing, and direct outreach.

Name

RangeWater Real Estate

Legal name

RangeWater Real Estate, LLC

Website

https://liverangewater.com

Company type

Private

Founded year

2006

Operating status

Operating

Headcount range

501–1,000 employees

Short description

RangeWater Real Estate is a privately held, vertically integrated multifamily operator founded in 2006 in Atlanta, managing approximately 75,000 units across 13 Sun Belt and Mountain West states. The firm combines third-party property management, proprietary development, and asset management, operating sub-brands for traditional multifamily (RangeWater), build-to-rent (Storia), and age-targeted (Olea) communities.

Ownership category

akta.pro rank

Product category

Multifamily Property Management

NAICS

Lessors of Other Real Estate Property (53119), Real Estate Property Managers (53131), Residential Property Managers (531311)

SIC

Real Estate Dealers (For Their Own Account) (6532), Real Estate Agents & Managers (For Others) (6531)

akta.pro primary industry

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

akta.pro secondary industry

Relocation & Corporate Housing Brokerage (BPAJAAAG)

Keywords

• Multifamily property management
• Real estate development
• Build-to-rent communities
• Asset management services
• Third-party management

Headquarters

HQ city

Atlanta

HQ country

United States

HQ region

North America

Offices5 records

Markets served

GTM type

B2B

Offering type

Services

Cost components

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

Revenue model

1. Third-Party Property Management Fees: RangeWater manages properties for third-party owners and investors, earning management fees for operating their multifamily and build-to-rent communities.
2. Development and Acquisition Fees: The company generates fees through development and acquisition services for its owned portfolio and joint venture partners.
3. Asset Management Fees: RangeWater provides asset management services, overseeing business plan execution and performance optimization for investor partners.

Go-to-market motion2 records

Distribution channels3 records

Marketing channels5 records

Core offering

RangeWater Real Estate is a fully integrated multifamily real estate company that acquires, develops, manages, and invests in multifamily, build-to-rent, and age-targeted residential communities across the Sun Belt and Mountain West regions. The company earns revenue primarily through third-party property management fees, asset management fees for institutional investors, and development/acquisition fees, operating a portfolio of approximately 75,000 units spanning 13 states.

Product overview

RangeWater Real Estate is a national multifamily operator pursuing asset value creation through an integrated technology stack that manages the entire leasing lifecycle from first inquiry through resident services. The company's core product offering is RangeWater Business Intelligence, a data-driven platform enabling operational excellence and faster decision-making. Supporting this core platform are specialized sub-brands: Storia (build-to-rent single-family communities representing approximately 15-23% of managed assets), Olea (age-targeted communities for empty nesters), and the RangeWater Design Studio (in-house creative agency handling branding, design, photography, and website development). The portfolio spans approximately 75,000 multifamily units across 13 states in the Sun Belt and Mountain West regions.

Differentiator

Problem solved

Functional benefit

Brands

• Storia: Build-to-rent single-family platform offering detached single-family home communities with institutional-level investment, professional property management, and community amenities.
• Olea

Products and services

• Third-Party Property Management Full-service property management for multifamily and build-to-rent communities owned by private owners, developers, and institutional investors. Includes leasing, resident services, maintenance, financial reporting, and operational oversight.
• Asset Management Services Oversight of business plan execution and performance optimization for investor partners, including NOI optimization and investment strategy alignment for multifamily and build-to-rent portfolios.
• Real Estate Development and Acquisitions Development, acquisition, and disposition services for multifamily communities, executed for RangeWater's owned portfolio and joint venture partners, with track record of $6.3 billion in total capitalization since inception.
• Storia Build-to-Rent Communities Build-to-rent single-family rental platform offering detached single-family home communities and townhome developments with institutional-level investment, professional property management, and community amenities. Targets millennials, empty nesters, and single parents seeking more space and privacy. Represents approximately 23% of RangeWater's managed portfolio unit count.
• Olea Age-Targeted Communities Age-targeted and age-restricted rental communities designed for empty nesters seeking active and social lifestyles. Properties offer resort-style amenities, concierge services, lifestyle coordinators, and specialized events and programming. Currently operating in Florida with expansion planned across the Sun Belt.
• RangeWater Design Studio Full-service in-house branding and design agency providing branding, signage, print collateral, photography, lifestyle video, and custom website development for RangeWater communities.

Quantifiable outcome

• More than doubled communities under management from 176 in 2020 to 375+
• +2 more outcomes

Named customers3 records

Segments4 records

Ideal customer profiles4 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Integration4 records

AI capability3 records

Feature1 record

Partnerships

Five partnerships are on record, tiered core and flagship.

• Groove Technology SolutionscoreTechnology or Integration · 29 April 2026Groove Technology Solutions was selected as a Preferred Technology Partner for RangeWater Real Estate, covering the company's portfolio of approximately 75,000 multifamily units across 13 states. Through this partnership, Groove provides a comprehensive suite of property technology solutions spanning advisory, design, deployment, and ongoing portfolio support, including access control, smart building technologies, EV charging infrastructure, and parcel management systems.
• EntrywayflagshipStrategic or Co-development Partner · 14 August 2023The RangeWater Impact Foundation, the 501(c)(3) volunteer-based and employee-led philanthropic organization of RangeWater Real Estate, entered a five-star alliance partnership with Entryway (formerly Shelters to Shutters). The nationally recognized non-profit offers career training, employment, and housing in partnership with real estate operators, providing economic self-sufficiency opportunities.
• EntratacoreTechnology or IntegrationEntrata provides property management software platform used by RangeWater for website functionality, prospective resident and resident services.
• YardicoreTechnology or IntegrationYardi provides property management and accounting software platform used by RangeWater for property operations and financial management.
• RealPagecoreTechnology or IntegrationRealPage provides property management technology solutions used by RangeWater for lease management, resident screening, and property operations.

Scale indicators10 records

Recent moves8 records

Expansion highlights5 records

Direct peers

• Asset Living: Top-10 US multifamily property manager with a similar third-party management focus and Sun Belt-heavy footprint. Competes directly with RangeWater for institutional third-party mandates.
• Greystar Real Estate Partners: The largest multifamily property manager and operator in the US, managing over 800,000 units. Directly comparable to RangeWater as a fully integrated multifamily and BTR operator with national Sun Belt exposure and investment management capabilities.
• Lincoln Property Company: Fully integrated multifamily owner, developer, and third-party manager with a comparable Sun Belt/Mountain West concentration and similar resident demographics focus.
• RPM Living: Multifamily property management and investment firm of comparable scale (~200,000+ units). Former employer of RangeWater's CFO Jim Mauck, indicating very similar business model and operating geography.
• FPI Management: Multifamily property management firm serving institutional owners with a similar third-party mandate focus and US-wide footprint that includes Sun Belt markets.
• Bozzuto Group: Multifamily developer, owner, and manager with strong East Coast and Sun Belt exposure. Comparable in its integrated model combining development, ownership, and third-party management.
• BH Management Services: Multifamily property manager of comparable scale with both third-party and owned portfolios, directly competing for the same institutional owner relationships RangeWater serves.

Broad incumbents

• Cushman & Wakefield: Global commercial real estate services firm with a multifamily property management arm. A broader incumbent offering multifamily management alongside investment sales, valuation, and advisory services.
• JLL (Jones Lang LaSalle): Global real estate services platform with multifamily property management capability. Operates broadly across the industry rather than specializing in multifamily like RangeWater.

Regional players

• MAA (Mid-America Apartment Communities): Large multifamily REIT concentrated in the Southeast and Sun Belt. Comparable resident demographic and geography, but operates primarily as an owner rather than a third-party manager.

Market position

Strengths4 records

Weaknesses4 records

Competitive moat5 records

Key risks5 records

Key highlights6 records

Customer concentration

• Facebookfacebook.com/liverangewater
• LinkedInlinkedin.com/company/liverangewater
• Instagraminstagram.com/liverangewater
• Xx.com/liverangewater

Revenue estimate

Valuation estimate

Number of profiles

Profiles11 records

Subsidiaries2 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 RangeWater Real Estate