Brothers Management

What Brothers Management does

Brothers Management is a privately held property management company founded in 1981-1982 by a Baylor graduate, headquartered at 400 La Salle Ave in Waco, Texas. The firm specializes exclusively in student housing for Baylor University, managing over 600 rental properties — including apartments, condos, duplexes, and single-family homes — all located within a two-mile radius of the Baylor campus. The portfolio encompasses roughly 15 named sub-brand communities (Bandera Ranch, Bear Crossing, Bear Colony, Baylor Plaza III, The Arbors, Fairmont, Quadrangle, 11th Street Flats, 18 Hundred, The Addison, The Centre, 19 Eleven, The Mirada, and others), with unit mixes spanning studios to 6+ bedroom houses and pricing tiers ranging from approximately $500/bedroom to $5,550/month for new-construction luxury houses.

The company's core technology stack is built on AppFolio, a third-party SaaS property management platform that provides an online resident portal (web plus iOS/Android mobile apps) for rent collection, maintenance request submission, and account management. Lease execution is handled electronically via DocuSign, with a stated 48-hour turnaround from approval to signed lease. Brothers Management does not develop proprietary technology; rather, it integrates best-in-class SaaS tools to streamline a process that otherwise consists of website-driven property search, in-person/phone tours at the campus office, and post-lease online account management. The company is privately held with no disclosed institutional ownership, no subsidiaries, and no funding history.

Revenue is generated almost entirely through monthly rental income (subscription-style recurring revenue) on the managed/owned portfolio, with ancillary fees including a $75 per-person application fee, pet fees of $500 plus $25/month, and variable security deposits typically equal to one month's rent. GTM motion is direct-to-consumer: prospective tenants browse the company website, contact the campus office to schedule tours, complete applications through DocuSign, and sign leases electronically. Customer segmentation is vertical and narrow — Baylor University students (undergraduate, graduate, and seminary), with the additional institutional relationship of managing off-campus housing owned by Baylor University itself. The firm operates with a lean team of 11-50 employees supporting approximately 39 actively listed available units at any given time, implying high operational efficiency per unit.

Name

Brothers Management

Legal name

Brothers Management

Website

https://brothersmanagement.com

Company type

Private

Founded year

1982

Operating status

Operating

Headcount range

11–50 employees

Short description

Brothers Management is a privately held, 42-year-old property management firm in Waco, Texas, managing over 600 student rental properties within two miles of Baylor University's campus for undergraduate, graduate, and seminary students.

Ownership category

akta.pro rank

Product category

Student Housing / Residential Property Management

NAICS

Residential Property Managers (531311)

SIC

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

akta.pro primary industry

Student Housing Property Management (BPAJAFAF)

akta.pro secondary industries

Off-Campus Student Rentals (Scattered-Site/Single-Family) Management (BPAJAJAC), Student Housing Roommate Matching, Assignments & Occupancy Management (BPAJAJAJ)

Keywords

• Student housing management
• Residential property rentals
• Apartment leasing services
• Off-campus housing
• Property management services

Headquarters

HQ city

Waco

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2C

Offering type

Services

Cost components

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

Revenue model

1. Monthly Rental Income: Recurring monthly rental payments from residential properties including apartments, condos, duplexes, and single-family homes. Revenue is collected via online portal with convenience fees, or by check/money order at office.

Pricing tiers

Go-to-market motion1 record

Distribution channels2 records

Marketing channels3 records

Core offering

Brothers Management leases and manages residential rental properties — apartments, condos, duplexes, and single-family homes — for Baylor University students in Waco, Texas. The portfolio comprises 600+ units located within two miles of the Baylor campus, with rental options ranging from studios to 6+ bedroom by-the-bed configurations, pet-friendly units, and select properties managed on behalf of Baylor University. Tenants are onboarded via the company's website and DocuSign, and serviced through an AppFolio-powered online resident portal for rent payments, maintenance requests, and account management.

Product overview

Brothers Management operates a comprehensive student housing property management platform serving Baylor University students in Waco, Texas. The company offers over 600 rental properties within two miles of the Baylor campus, including a diverse portfolio of apartments (Bandera Ranch, Bear Crossing, Bear Colony, Baylor Plaza III, The Arbors, Fairmont, Quadrangle, 11th Street Flats, 18 Hundred, The Addison, The Centre, 19 Eleven, The Mirada), condos, duplexes, and single-family homes. The platform includes an Online Resident Portal accessible via web and mobile app (iOS/Android), enabling tenants to pay rent, submit maintenance requests, communicate with management, and purchase renter's insurance. The company was founded by a Baylor graduate over 42 years ago and continues to specialize exclusively in student housing near the university.

Differentiator

Problem solved

Functional benefit

Products and services

• Brothers Management Student Housing Rentals Comprehensive student housing rental and management service offering 600+ apartments, condos, duplexes, and single-family homes within two miles of the Baylor University campus for Baylor undergraduate, graduate, and seminary students.
• Online Resident Portal (AppFolio)

Quantifiable outcome

• Properties within 2 miles of campus

Segments1 record

Ideal customer profiles1 record

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature2 records

Partnerships

Two partnerships are on record, tiered core.

• AppFoliocoreTechnology or IntegrationProperty management software platform used for online tenant portal, rent collection, maintenance request management, and lease administration. Residents access accounts through AppFolio's web portal and mobile apps available on iOS and Android.
• DocuSigncoreTechnology or IntegrationElectronic signature platform used for lease contract signing. Application links sent through DocuSign to all residents for completing rental applications and lease agreements digitally.

Scale indicators4 records

Recent moves5 records

Expansion highlights4 records

Direct peers

• Asset Living: One of the largest U.S. third-party property managers with a substantial student housing portfolio; directly comparable to Brothers Management in business model (third-party residential management) but at a national scale.
• Campus Apartments: Student housing-focused property manager and developer operating across multiple U.S. university markets; offers the same core service (managing off-campus and on-purpose student housing) as Brothers Management but across a broader footprint.
• Cardinal Group Companies: Student housing property management, development, and investment firm; directly comparable in delivering managed student communities with by-the-bed and whole-unit leasing options.
• Balfour Beatty Campus Solutions: Specialist student housing developer, owner, and operator of on- and off-campus student accommodations in the U.S.; competes in the same end market with similar by-the-bed and amenity-driven offerings.
• Scion (Scion Campus): Student housing property management and advisory firm serving university markets across the U.S.; a comparable third-party operator of student communities with similar leasing, marketing, and resident-services functions.
• The Annex Group: Developer and operator of student housing and affordable housing communities; directly comparable in building and managing purpose-built student communities near major universities.
• Capstone Management Partners: Student housing property management company focused exclusively on off-campus student housing; closely comparable in operating model and tenant base.

Emerging players

• CA Student Living (CA Ventures): Student housing division of CA Ventures developing and operating purpose-built student communities; comparable end market with a more development-driven model than Brothers Management's third-party management focus.

Broad incumbents

• American Campus Communities: Largest publicly-traded (now Blackstone-owned) student housing REIT and developer/operator; a broad incumbent in the same end market with significantly larger scale and on-purpose developments.
• Greystar Real Estate Partners: Largest U.S. residential property manager with a significant student housing vertical; comparable service offering at massive scale, but operates across multifamily, student, and senior housing segments.

Market position

Strengths4 records

Weaknesses4 records

Competitive moat4 records

Key risks5 records

Key highlights6 records

Customer concentration

• Xx.com/brothersmgmt
• LinkedInlinkedin.com/company/brothers-management

Revenue estimate

Valuation estimate

Number of profiles

Profiles1 record

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 Brothers Management