Property Management

Hays Consolidated Independent School District is soliciting sealed proposals for comprehensive property management services for Live Oak Commons, a 363-unit build-to-rent residential community in Uhland, Texas, with proposals due June 18, 2026. The District will award to the proposer offering the best value under Texas Education Code 44.031. A Texas residency preference applies under Texas Government Code Chapter 2252: resident proposers (principal place of business in Texas, or ultimate parent company or majority owner based in Texas) receive favorable consideration; non-resident proposers may be awarded only if they underbid the lowest resident proposal by the preferential treatment percentage required in their home state.

Live Oak Commons comprises ten unit types (one to four bedrooms, 680–2,035 square feet) with a central amenity building. First unit delivery is targeted November 1, 2027; full stabilization by November 1, 2028. The selected firm must demonstrate experience operating market-rate build-to-rent communities and working with public entities or institutional partners, with preferred background in workforce and student housing. Required capabilities include administering workforce housing programs, maintaining operational presence within the Austin Metropolitan Statistical Area or dedicated regional staffing, executing strategic leasing and marketing, implementing eligibility verification and documentation controls, managing phased lease-up, overseeing community amenities, utilizing integrated property management systems, administering rent-by-the-bedroom and roommate matching structures, and implementing risk management and fair housing compliance.

The Property Management Agreement establishes an initial two-year term with automatic renewal for successive one-year periods. Manager compensation is the greater of a fixed Base Fee or a percentage of Gross Monthly Collections, payable monthly under the Texas Government Prompt Payment Act. The District maintains a separate Project Operating Account and retains ultimate authority over lease forms, rental rates, and expenditures exceeding $1,000 or 15 percent of budgeted line items. The Project is financed with tax-exempt bonds subject to Internal Revenue Code Section 145.

Proposals must include at least three references from governmental or comparable clients, audited or CPA-prepared financial statements, and detailed fee breakdowns. Standard compliance certifications required include debarment status, non-collusion, conflict of interest (Form CIQ), felony conviction disclosure, Form 1295 (Interested Parties) where applicable, and IRS Form W-9.