LivCor, LLC
LivCor is a Blackstone-owned multifamily asset management firm managing 100,000+ apartment homes across 200+ U.S. properties, delivering portfolio strategy and resident services through third-party operating partners while generating fee revenue on the underlying Blackstone-owned real estate assets.
- Company typePrivate
- Founded2013
- HeadquartersChicago, United States
- Headcount11–50
- GTM typeB2B
- OfferingServices
What LivCor, LLC does
LivCor, LLC is a Chicago-based multifamily asset management firm and wholly owned subsidiary of Blackstone. Founded in 2013, the company manages a portfolio of more than 100,000 apartment homes across over 200 properties, serving approximately 200,000 residents nationwide. Its operations are concentrated in the Eastern United States, with notable holdings in North Carolina, Oregon, and Colorado. Day-to-day property operations are executed through third-party property management operating partners, while LivCor focuses on portfolio strategy, acquisitions, capital expenditure oversight, and resident-facing programs under its Good Owner philosophy.
The company generates revenue through asset management fees on the multifamily portfolio it manages for Blackstone, with pricing negotiated on a deal-by-deal basis and not publicly disclosed. Its underlying technology footprint is centered on data-driven energy and sustainability infrastructure rather than software platforms: 9.2MW of installed solar capacity, EV charging infrastructure, smart valve technology, and over $13 million in LED lighting projects, benchmarked through a 2023 EPA ENERGY STAR Partner of the Year designation. Supporting initiatives include the CoreGiving childhood hunger program ($1.5M annual donations, 7.5 million meals donated since 2017) and the RISE leadership development program. The firm maintains a lean headcount of 11–50 employees and a Chicago headquarters at 233 South Wacker Drive.
LivCor's business is materially shaped by regulatory exposure. In January 2025 the North Carolina Attorney General filed a 161-page antitrust lawsuit against LivCor and other landlords plus RealPage over algorithmic rent-setting; in January 2026 the Department of Justice settled with LivCor, imposing restrictions on data use and sharing; and in June 2026 LivCor agreed to a $7 million multi-state settlement covering Oregon, North Carolina, Colorado, and other states, requiring it to cease using RealPage and implement an antitrust compliance program. A December 2025 senior leadership departure further highlights the operational turbulence accompanying this period.
LivCor, LLC firmographics
Firmographics- Name
- LivCor, LLC
- Legal name
- LivCor, LLC
- Website
- https://livcor.com
- Company type
- Private
- Founded year
- 2013
- Operating status
- Operating
- Headcount range
- 11–50 employees
- Short description
- LivCor is a Blackstone-owned multifamily asset management firm managing 100,000+ apartment homes across 200+ U.S. properties, delivering portfolio strategy and resident services through third-party operating partners while generating fee revenue on the underlying Blackstone-owned real estate assets.
- Ownership category
- akta.pro rank
LivCor, LLC industry classification
Industry- Product category
- Multifamily Real Estate Asset Management
- NAICS
- Residential Property Managers (531311), Real Estate Property Managers (53131)
- SIC
- Real Estate Agents & Managers (For Others) (6531), Real Estate (6500), Real Estate Dealers (For Their Own Account) (6532)
- akta.pro primary industry
- Multifamily Apartment Property Management (BPAJAFAA)
- akta.pro secondary industries
- Multifamily (Apartment) Property Management (BPAJAGAD), Real Estate Public-Private Partnership (PPP) & Infrastructure-Adjacent Real Estate Advisory (BPAJANAL)
Keywords
Where LivCor, LLC is headquartered
LocationHeadquarters
- HQ city
- Chicago
- HQ country
- United States
- HQ region
- North America
Offices1 record
Markets served
LivCor, LLC business model
Business model- GTM type
- B2B
- Offering type
- Services
- Cost components
- Personnel, Operations, Infrastructure, Marketing or Sales, Technology or R&D
Revenue model
- Asset Management Fees: LivCor generates revenue through asset management fees charged to investors for managing their multifamily real estate portfolios. As a Blackstone portfolio company, the firm oversees portfolios of apartments, handling acquisition, management, and optimization of properties.
Go-to-market motion1 record
Distribution channels3 records
Marketing channels5 records
LivCor, LLC product offering
Product offeringCore offering
LivCor is a multifamily asset management company that acquires, manages, and optimizes portfolios of multifamily residential properties on behalf of institutional investors and capital partners. The firm oversees more than 100,000 apartment homes across the United States, handling acquisition, capital expenditures, resident relations oversight, and portfolio strategy, while delegating day-to-day operations to third-party property management operating partners. The firm also pursues sustainability initiatives including solar, EV charging, and energy efficiency across its portfolio.
Product overview
LivCor is a multifamily asset management company and Blackstone portfolio company that operates as a single unified service offering rather than a platform with modular products. The company's core business is managing a portfolio of over 100,000 apartment homes across the United States, providing asset management, property management oversight, and resident services through operating partners. Supporting initiatives include the Good Owner responsible ownership program and the CoreGiving charitable initiative focused on childhood hunger.
Differentiator
Problem solved
Functional benefit
Products and services
- Multifamily Asset Management LivCor's core service providing professional management and optimization of multifamily residential properties, including property operations, resident relations, capital expenditures, and portfolio strategy across a nationwide portfolio of over 100,000 apartment homes for institutional investors and capital partners.
- Apartment Management Services Day-to-day management of residential apartment communities including leasing, rent collection, facilities maintenance, and resident engagement, delivered through third-party operating partners on behalf of property owners and residents.
- Good Owner Program A responsible ownership philosophy and set of best practices emphasizing resident respect, professional management, community engagement, and sustainability in property operations, applied across LivCor's multifamily portfolio.
- CoreGiving Initiative Partnership program with CoreGiving non-profit to fight childhood hunger through annual donations ($1.5 million annually), volunteer hours, and fundraising events, with 7.5 million meals donated to date in communities surrounding LivCor properties.
Companies that use LivCor, LLC
Customer profileNamed customers2 records
Segments2 records
Ideal customer profiles1 record
LivCor, LLC technology and API
TechnologyTechnology focussed No
API detail
- Has API
- No
- API docs
- API detail
Core technology
AI maturity
App detail
LivCor, LLC partnerships and signals
Strategic signalPartnerships
Four partnerships are on record, tiered core, flagship and minor.
- CoreGivingcoreCoreGiving is LivCor's non-profit partner in the fight against childhood hunger. Since 2017, the partnership has provided free meals to hungry children in communities surrounding LivCor properties. The partnership includes annual donations ($1.5M annually), volunteer hours, meal donations (7.5 million meals to date), Bracket Battle fundraiser, Play FORE! A Cause golf event, and CoreGiving Day where employees volunteer at local food banks.
- U.S. Environmental Protection Agency (EPA)flagshipLivCor is an EPA ENERGY STAR Partner of the Year (2023). This partnership establishes the framework for LivCor to benchmark, assess, and reduce the environmental footprint of their communities through energy efficiency standards and best practices.
- Property Management CompaniescoreLivCor works with best-in-class property management companies that handle day-to-day operations including sales, rent collection, resident relations, and facilities maintenance. These operating partners represent LivCor in communities nationwide.
- Utility PartnersminorLivCor partners with utilities and local jurisdictions to implement energy efficiency solutions that create sustainable value and improve communities. These partnerships support LivCor's environmental initiatives including solar expansion, EV charging, and water conservation.
Scale indicators6 records
Recent moves6 records
Expansion highlights5 records
LivCor, LLC competitors and assessment
Company assessmentDirect peers
- Bell Partners: Apartment investment and management company managing tens of thousands of units for institutional investors, comparable in model and customer base.
- BH Management Services: Large multifamily investment and property management operator, similar in scale and institutional-owner focus to LivCor.
- RPM Living: One of the largest US multifamily property and asset management firms serving institutional owners, closely mirroring LivCor's outsourced-operations approach.
- Greystar: Global multifamily owner, operator, and investment manager; directly comparable as a large-scale institutional apartment asset and property management platform.
- Morgan Properties: One of the largest private apartment owner-operators in the US, comparable to LivCor as a private multifamily investment and management firm.
- Willow Bridge Property Company: National multifamily management platform (formerly Lincoln Property Residential) managing large apartment portfolios for owners, directly comparable to LivCor.
- Cortland: Vertically integrated multifamily investment and management firm managing large apartment portfolios, directly overlapping with LivCor's asset management model.
Broad incumbents
- Mid-America Apartment Communities (MAA): Publicly traded apartment REIT owning and operating large multifamily portfolios, an incumbent competitor for capital and residents in similar markets.
- AvalonBay Communities: Major multifamily REIT owning and managing apartment communities nationwide, overlapping in the institutional multifamily ownership space.
- Equity Residential: Large publicly traded apartment REIT with a national multifamily portfolio, a broad incumbent in the same asset class as LivCor.
Market position
Strengths4 records
Weaknesses4 records
Competitive moat5 records
Key risks6 records
Key highlights6 records
Customer concentration
LivCor, LLC social profiles
Digital presenceLivCor, LLC compliance and trust
Trust signalCompliance1 record
LivCor, LLC financial estimates
Financial estimateRevenue estimate
Valuation estimate
LivCor, LLC leadership team
Management profileNumber of profiles
Profiles2 records
LivCor, LLC funding detail
Funding detailFunding overview
Funding rounds
Investors
Funding detail is available on the Subscription and Enterprise plan.Contact sales →
LivCor, LLC M&A and investment
M&A and investmentM&A
Investments
M&A and investment is available on the Subscription and Enterprise plan.Contact sales →
Frequently asked questions about LivCor, LLC
What does LivCor, LLC do?
LivCor is a multifamily asset management company that acquires, manages, and optimizes portfolios of multifamily residential properties on behalf of institutional investors and capital partners. The firm oversees more than 100,000 apartment homes across the United States, handling acquisition, capital expenditures, resident relations oversight, and portfolio strategy, while delegating day-to-day operations to third-party property management operating partners. The firm also pursues sustainability initiatives including solar, EV charging, and energy efficiency across its portfolio.
Is LivCor, LLC a public or private company?
LivCor, LLC is a private company. It is classified as corporate owned and is currently operating.
When was LivCor, LLC founded?
LivCor, LLC was founded in 2013. It employs 11 to 50 people.
Where is LivCor, LLC based?
LivCor, LLC is headquartered in Chicago, United States, in the North America region.
How does LivCor, LLC make money?
One revenue line is on record: asset Management Fees.
Who are LivCor, LLC's main competitors?
Direct peers on record are Bell Partners, BH Management Services, RPM Living, Greystar, Morgan Properties, Willow Bridge Property Company and Cortland. Broad incumbents are Mid-America Apartment Communities (MAA), AvalonBay Communities and Equity Residential.
Does LivCor, LLC have an API?
No public API is recorded for LivCor, LLC.
What industry is LivCor, LLC in?
LivCor, LLC's product category is Multifamily Real Estate Asset Management. Its primary akta.pro industry code is BPAJAFAA, Multifamily Apartment Property Management, with a secondary code of BPAJAGAD, Multifamily (Apartment) Property Management. Its NAICS code is 531311 and its SIC code is 6531.