Core Spaces (Core) is more than a real estate company, it’s a people company. Where building relationships is just as important as building properties. From researchers and architects to designers and operators, Core is made up of risk takers and dreamers who are on a mission to invent the future of living. Our six cultural values guide us every day and we strive to live them in everything we do: PUSH (Invent Better Places to Live), GRIT (We Got This), LIFT (Help Each Other Win), SHINE (Bring Your Full Self), UPHOLD (Never Break Trust), GROW (Always Get Better). Everything Core does stems from this culture of collaboration and innovation, and the drive to constantly improve the resident experience. This unique approach has led to creating spaces and services that are redefining the way people live.
What We Do:
Founded in 2010, Core is a vertically integrated real estate investment manager focused on acquiring, developing and managing across the student housing and build-to-rent (“BTR”) sectors. Its residential communities feature world-class amenities, progressive design, and hospitality-driven service. Core’s student housing portfolio includes over 59,000 beds currently owned or managed, with a pipeline of over 50,930 beds in various stages of development. Core’s BTR division has over 3,000 homes under development, now leasing or in its pipeline in high-growth metros nationwide. For more information, visit www.corespaces.com.
*Portfolio and pipeline numbers as of Q4 2025
Benefits That Matter:
- A culture that provides you with a sense of belonging
- Competitive pay that values your contributions
- Incentives designed to reward your achievements
- Paid flexible PTO to disconnect or celebrate life milestones
- Paid 14+ holidays, including your birthday, to disconnect and celebrate
- Paid Parental Leave that begins after 90 days
- Paid volunteer time off to give back to your community
- Monthly workshop weeks; fewer meetings & more collaboration
- Robust health plan options that begin within at least 30 days of your employment
- Monthly phone reimbursement
- Wellness allowance and perks, including a yearly subscription to a meditation app
- An environment that provides you a voice to share your perspectives
- Employee Assistance Program (EAP) for access to confidential support services
- Company retirement options including 401(k) + matching & Roth account option
Position Overview:
The Estimating & Pre-Construction Manager will report to the Vice President of Pre-Construction to oversee construction cost budgeting, design consistency and quality, contractor relationship management, construction contract negotiation, and site infrastructure and logistics.
The Pre-Construction team is directly responsible for transitioning new developments from Entitlements to Construction and getting all projects to the underwriting budget and to an executed GMP contract. The Estimating & Pre‑Construction Manager will partner closely with the Entitlements team to align design, schedule, and budget with the proforma, and support a smooth transition to construction by onboarding Core Development Managers as projects advance. During the construction phase, the Estimating & Pre-Construction Manager will assist in ongoing Change Order management and interpretation of GMP contract terms.
What You Will Do:
Acquisitions & Due Diligence
- Support the Acquisitions and Entitlements teams with early-stage concept budgets and preliminary scheduling
- Collaborate with the Entitlements team to develop and maintain the overall development schedule, ensuring alignment across entitlements, design, permitting, procurement, and construction.
- Review conceptual design iterations and provide timely input on cost implications and constructability considerations.
Entitlement & Design Development
- Support the Entitlements team with project design coordination and participation in design meetings.
- Assist in the selection, evaluation, and onboarding of MEP, structural, and ERS consultants.
- Review and provide input on equity, lender, and development agreements as they relate to development costs, schedules, and contracting requirements.
- Drive consistency and quality across design standards and building systems throughout the project portfolio.
- Manage site logistics considerations and provide guidance on required easements.
- Oversee utility relocation efforts to prevent impacts to scheduled construction starts.
- Develop and manage budgets for utility and infrastructure improvements to mitigate cost overruns and delays in permanent connections.
Pre-Construction
- Manage and analyze Core’s historical construction data, research market trends, and support early schematic-phase hard cost modeling.
- Own the maintenance and ongoing updates of the Core Outline Specification.
- Support the onboarding of general contractors, including negotiation of pre-construction agreements and development of pre-construction budgets.
- Assist with onboarding Core Development Managers to projects and support the transition of responsibilities from Entitlements to Development.
- Provide input into overall project contracting strategies.
- Support the Pre-Construction team with contractor scoping, budget refinement, and cost updates.
- Contribute to strategies for achieving budget targets, including value engineering initiatives.
- Track and manage post-entitlement design and procurement schedules, ensuring key milestones are achieved.
- Support oversight of the development of GMP design drawings and documentation, including organizing and maintaining GMP contract exhibits and supporting materials.
- Assist the Pre-Construction team with GMP risk assessments, including evaluation of budget risk, value engineering opportunities, and contract concessions.
Construction
- Support Development Managers with evaluation and review of change orders, including pricing analysis and compliance with GMP contract terms.
- Assist Development Managers with contract interpretation and adherence to owner-specific requirements.
- Monitor construction execution and capture feedback to inform continuous process improvement.
General
- Manage and maintain strong working relationships with General Contractors.
- Own and maintain cost estimating tools, market trend logs, and historical cost databases.
- Foster, promote, model, and reinforce Core’s culture and values.
- Identify opportunities to improve Core’s development execution and proactively provide recommendations to executive leadership.
Ideally, You'll Have:
- Bachelor’s degree in Construction Management, Engineering, Architecture, or related field.
- 5+ years of experience in construction management, consulting, construction estimating, and/or pre-construction.
- Knowledge of construction means and methods, architecture, project management, budgeting, scheduling, and contracting.
- Proficiency in reading and analyzing construction plans and specifications.
- Advanced Excel skills, including financial modeling, cost analysis, and data-driven reporting.
- Strong written and verbal communication skills.
- Strong technical and analytical skills, with the ability to evaluate complex information and develop practical solutions.
- Keen attention to detail
- Able to manage tasks across multiple projects.
You'll crush it if you have experience with
- Student and/or multi-family ground-up construction.
- Leading comprehensive GMP risk reviews to identify cost, schedule, constructability, and contractual exposure
- Vetting, onboarding, and managing general contractors and consultants
- Negotiating preconstruction agreements
Organizational Structure
Reports to: Vice President of Pre-Construction
Direct Reports: N/A
Disclaimer:
Please note that job responsibilities, reporting lines, and duties outlined in this job description are subject to change to meet the evolving needs of the organization.
As an Equal Opportunity Employer, Core Spaces celebrates diversity and is committed to creating an equitable and inclusive environment, which creates a sense of belonging for all employees. We do not discriminate and believe every individual should be proud of who they are and the community they represent.
Pay Range:
USD $125,000.00 - USD $150,000.00 /Yr.
Additional Compensation:
Employees may be eligible for discretionary bonuses, typically up to 20% of base salary annually, depending on individual and organizational performance.
Compensation Disclosure:
The compensation range listed reflects the base salary or hourly rate that we reasonably and in good faith expect to offer for this role at the time of posting. Actual compensation may vary based on factors such as education, experience, skills, certifications, seniority, geographic location, and business needs.
This role may be eligible for additional forms of compensation, including bonuses, commissions, stipends, or non-cash incentives, depending on position and performance. Benefits may include health insurance, retirement plans, paid time off, and other role-based offerings, subject to eligibility requirements.
All compensation components are subject to change based on business needs or market conditions.