What ZRS Management does

ZRS Management, LLC is a privately held, Florida-based third-party multifamily property management company founded in 1991 (originally as ZOM Residential Services) and operating as a stand-alone manager since 2010. The company manages over 100,000 apartment units across nearly 350 properties in eight states and the District of Columbia — Florida, Texas, Georgia, South Carolina, North Carolina, Maryland, Virginia, and Tennessee — through 11 regional offices and approximately 2,200 employees, ranking 13th nationally on the 2025 NMHC Top 50 Managers list. ZRS serves institutional investors, REITs, private equity partnerships, real estate developers, and individual property owners exclusively on a fee-based, third-party basis with no ownership or development conflicts, focusing on A and B class assets including a specialized high-rise practice (26 projects, 7,000+ units). Service lines include core third-party management, lease-up, renovation management, acquisition due diligence, consulting, and a consumer-facing apartment search platform (ZRSapartments.com with mobile apps). Differentiated operating disciplines include a six-property cap per regional manager, a CPA-led accounting department, an internal Centralized Services Department, and an innovative in-house marketing function covering SEM, social, and online leasing. Revenue is generated through negotiated property management fees on B2B contracts, with growth driven entirely organically through institutional referrals and reputation rather than acquisition.

Name

ZRS Management

Legal name

ZRS Management, LLC

Website

https://zrsmanagement.com

Company type

Private

Founded year

1991

Operating status

Operating

Headcount range

1,001–5,000 employees

Short description

ZRS Management is a privately held, Florida-based third-party multifamily property management firm managing 100,000+ apartment units across nearly 350 properties in 8 states and DC for institutional investors, REITs, developers, and individual property owners on a fee-based basis.

Ownership category

akta.pro rank

Product category

Multifamily Property Management

NAICS

Residential Property Managers (531311), Real Estate Property Managers (53131)

SIC

Real Estate Agents & Managers (For Others) (6531)

akta.pro primary industry

Multifamily Apartment Property Management (BPAJAFAA)

akta.pro secondary industry

Build-to-Rent (BTR) Community Management (BPAJAFAC)

Keywords

• Multifamily property management
• Third-party apartment management
• Lease-up services
• High-rise property management
• Condominium association management

Headquarters

HQ city

Orlando

HQ country

United States

HQ region

North America

Offices12 records

Markets served

GTM type

B2B

Offering type

Services

Cost components

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

Revenue model

1. Third-Party Property Management Fees: ZRS generates revenue through third-party property management contracts, charging fees for managing multifamily communities on behalf of institutional clients, partnerships, and individual owners. The company operates without direct ownership or development conflicts, purely as a fee-based management service.

Go-to-market motion1 record

Distribution channels1 record

Marketing channels6 records

Core offering

ZRS Management is a third-party multifamily property management company that manages apartment communities on behalf of institutional clients, partnerships, and individual owners across the U.S. Southeast and Mid-Atlantic. Its core service is full-service third-party property management — day-to-day operations, tenant relations, maintenance coordination, accounting, and financial reporting — supported by modular standalone services including lease-up, renovation, consulting, and acquisition due diligence, plus a specialized high-rise management practice (26 projects, 7,000+ units). The company also operates a consumer-facing apartment search platform, ZRSapartments.com.

Product overview

ZRS Management operates as a third-party multifamily property management company offering a comprehensive suite of services centered on managing apartment communities. The core offering is Third-Party Property Management Services, supported by specialized modules including Lease-Up Services for new developments, Renovation & Rehabilitation Management, Consulting Services, and Acquisition Due Diligence. The company also offers a specialized High-Rise Management practice for luxury high-rise communities (26 projects, 7,000+ units). An internal Centralized Services Department supports operational efficiency across the portfolio. For consumer-facing activities, the company operates ZRSapartments.com, a digital apartment search platform. The company exclusively manages A and B class assets with a boutique-style approach, maintaining a regional portfolio cap of six properties per manager to ensure responsive service. Services are delivered through regional offices across 11 cities in 8 states plus D.C.

Differentiator

Problem solved

Functional benefit

Products and services

• Third-Party Property Management Services Full-service multifamily property management for institutional clients, partnerships, and individual owners of A and B class apartment communities. Covers day-to-day operations, tenant relations, maintenance coordination, accounting and financial reporting, marketing, and asset optimization across the Southeast and Mid-Atlantic U.S.
• Lease-Up Services Premier lease-up services for newly developed or renovated apartment communities, managing pre-leasing through stabilized occupancy, including marketing, market positioning, and resident capture. Demonstrated outcomes include La Maison (Houston) reaching 92% stabilized occupancy four months ahead of schedule and Avery on Southwestern (Dallas) fully leased in 11 months, two months ahead of plan.
• Renovation & Rehabilitation Management Hands-on management of multifamily properties during renovation periods, identifying capital improvement opportunities and ensuring seamless execution of rehabilitation projects without disrupting operations.
• Consulting Services Advisory services for property owners covering marketing, branding, management strategies, and asset optimization to maximize investment returns on multifamily holdings.
• Acquisition Due Diligence Acquisition assistance and due diligence for multifamily investors, including unit-by-unit inspections, market surveys, and cost analysis to help evaluate potential property purchases and identify upside in rents, ancillary income, and utility charges.
• High-Rise Management Specialized management for high-end, high-rise apartment communities. ZRS is recognized as the industry leader for high-rise management, with experience across 26 projects and over 7,000 units in markets including Chicago and Florida.
• Apartment Search Platform (ZRSapartments.com) Consumer-facing apartment search website and mobile property websites enabling renters to search available units managed by ZRS by city and state, view pricing, photos and amenities, and contact leasing offices directly.

Quantifiable outcome

• Tripled portfolio to over 90,000 units through organic growth
• +5 more outcomes

Named customers20 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

Feature6 records

Partnerships

19 partnerships are on record, tiered core, major and standard.

• Transwestern Investment CompanycoreStrategic or Co-development PartnerTranswestern awarded ZRS management contracts for Mallory Square (383-unit garden property in Tampa) and 210 Watermark (216-unit garden property in Bradenton), representing ongoing partnership with multiple assignments.
• ZOM DevelopmentcoreStrategic or Co-development PartnerZOM Development awarded ZRS multiple management contracts including Sorrento at Miramar (320 units), Monterra (300 units), Casa Palma (350 units), and Hamptons at Palm Beach Gardens (224 units) for lease-up and management services.
• TIAAcoreStrategic or Co-development PartnerTIAA retained ZRS as manager for Merrick Park, a 120-unit mid-rise project in Coral Gables, Florida following their acquisition of the property.
• JLB PartnerscoreStrategic or Co-development PartnerJLB Partners hired ZRS for multiple lease-up assignments including The Village at Northlake (399 units), EON (358 units), The Elle of Buckhead (373 units), The Ava (321 units), The Mark at Brickyard (433 units), and Icon at Dulles (457 units). This is a key strategic relationship with over 5 lease-ups.
• Pacifica CompaniescoreStrategic or Co-development PartnerPacifica Companies selected ZRS to manage multiple properties in Tampa area including Aventine at Forest Lakes (400 units), Emerald Bay (300 units), representing at least 3 assignments.
• Henderson Global InvestorscoreStrategic or Co-development PartnerHenderson Global Investors, ZRS' largest client, awarded multiple management contracts including Boca Vista (324 units), Mar Lago (216 units), Waterford Park (272 units), and Village Place in West Palm Beach. Henderson is described as ZRS' largest client.
• Trammell Crow ResidentialmajorStrategic or Co-development PartnerTrammell Crow Residential hired ZRS to lease-up and manage Alexan Trinity, a 167-unit property in Dallas, Texas. This was ZRS' first assignment for TCR.
• TA RealtycoreStrategic or Co-development PartnerTA Realty awarded ZRS management contracts for over 10 properties including Retreat at Broadway Center (352 units), San Merano at Mirasol (476 units), representing a long-standing strategic relationship.
• StoneBridge REIMcoreStrategic or Co-development PartnerStoneBridge awarded ZRS management contracts for The Marquesa (468-unit fractured condo in Pembroke Pines), Enclave at Northwood (188 units in Clearwater), representing multiple assignments.
• Behringer HarvardmajorStrategic or Co-development PartnerBehringer Harvard chose ZRS to manage Wimberly at Deerwood, a 322-unit garden property in Jacksonville, Florida. This was the second assignment for ZRS with Behringer Harvard.
• Alamo ManhattanmajorStrategic or Co-development PartnerAlamo Manhattan hired ZRS to lease-up and manage The Monaco (192 units) and subsequently MODA (264 units) in Dallas, Texas. This was ZRS' first assignment with Alamo Manhattan.
• Hunt CompaniesmajorStrategic or Co-development PartnerHunt Companies developing The Caroline Eastside Apartments in Richardson, Texas, with ZRS responsible for leasing and management.
• Rainier CapitalmajorStrategic or Co-development PartnerRainier Capital hired ZRS to lease, sell, and manage unsold condos and HOA for Drexel Park Hollow condominiums in Dallas, Texas. This was ZRS' 20th fractured condominium project.
• Spalding Crossing AssociatesstandardStrategic or Co-development PartnerSpalding Crossing Associates awarded ZRS the management contract for Spalding Crossing, a 252-unit garden property in Atlanta, Georgia.
• USAA Real Estate CompanymajorStrategic or Co-development PartnerUSAA Real Estate Company partnered with ZOM Development to award ZRS the lease-up of 19Nineteen Clarendon, a 191-unit property in Arlington, Virginia.
• Crow HoldingscoreStrategic or Co-development PartnerCrow Holdings hired ZRS to manage The Standard, a 281-unit luxury garden property in Dallas, Texas. This was ZRS' fourth assignment from Crow Holdings.
• JP MorgancoreStrategic or Co-development PartnerJP Morgan chose ZRS to manage The Vista (129-unit mid-rise in Dallas) and La Maison (423-unit in Houston). This represented the second assignment with JP Morgan following La Maison acquisition.
• RECPmajorStrategic or Co-development PartnerRECP awarded ZRS a management contract for The Lofts at Mockingbird Station, a 211-unit TOD project near SMU in Dallas. This was the second assignment for ZRS with RECP.
• JLB Partners (Maryland expansion)majorStrategic or Co-development PartnerJLB Partners awarded ZRS the lease-up and management of The Mark at Brickyard, a 433-unit property in Beltsville, Maryland. This was the sixth lease-up ZRS performed for JLB.

Scale indicators12 records

Recent moves11 records

Expansion highlights5 records

Direct peers

• Lincoln Property Company: Lincoln Property Company is one of the largest U.S. multifamily managers and developers, with a significant third-party management business. It competes head-to-head with ZRS for institutional and REIT clients across the Southeast, Texas, and Mid-Atlantic.
• RAM Partners: RAM Partners is a privately held, full-service multifamily property manager with a national footprint. It competes with ZRS for institutional third-party contracts and is similarly scaled within the NMHC Top 50.
• Avenue5 Residential: Avenue5 is a top-15 U.S. multifamily manager backed by private equity, with a portfolio of approximately 165,000 units. It competes directly with ZRS for third-party mandates, including lease-ups and stabilized assets.
• Greystar Real Estate Partners: Greystar is the largest third-party multifamily property manager in the U.S., with a global portfolio exceeding 800,000 units. It is a direct competitor to ZRS for institutional mandates, high-rise management, and lease-up services across the same Sun Belt and urban core markets.
• Asset Living: Asset Living is a top-5 U.S. multifamily property manager with a portfolio of more than 280,000 units, serving institutional and private owners. It competes with ZRS for third-party management contracts in similar Sun Belt markets.
• WinnCompanies: WinnCompanies is a national multifamily developer and manager with significant third-party management operations, including affordable, mixed-income, and market-rate communities. It is a comparable third-party manager for institutional and government clients.
• Bozzuto Group: Bozzuto is a multifamily management, development, and construction firm with a focus on luxury and high-rise properties. Its management portfolio and boutique, A-class positioning closely mirror ZRS's high-rise specialization.
• FPI Management: FPI Management is a multifamily management company serving institutional owners across the Sun Belt and West. It competes with ZRS in similar geographic and asset-class segments, including lease-up and conventional multifamily.
• BH Management Services: BH Management Services manages approximately 100,000 multifamily units and is a top-20 NMHC-ranked manager. It is comparable to ZRS in scale, institutional client mix, and operational footprint.

Broad incumbents

• Cushman & Wakefield (Multifamily Asset Services): Cushman & Wakefield's Multifamily Asset Services group provides third-party property management as part of a global commercial real estate services platform. While it offers overlapping PM capabilities, it is a broader incumbent rather than a multifamily-specialized firm.

Market position

Strengths4 records

Weaknesses1 record

Competitive moat5 records

Key risks1 record

Key highlights7 records

Customer concentration

• Xx.com/zrsmgmt
• Facebookfacebook.com/zrsmgmt
• LinkedInlinkedin.com/company/zrs-management

Compliance2 records

Revenue estimate

Valuation estimate

Number of profiles

Profiles7 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 ZRS Management