The Best Operating Model for Mid-Sized Multifamily Properties

Property management has been begging for a revolution. 

For too long, the industry has been stuck in its ways—especially when it comes to smaller and mid-sized multifamily properties. The traditional models are clunky and inefficient and leave on-site teams drowning in a sea of tasks.

And when the site team is overwhelmed, we often see burnout, turnover, and a lapse in resident experience.

But CHARLESGATE is flipping the script. 

This week, we sat down with Mike DiMella, managing partner at CHARLESGATE, about their pod approach, which is as innovative as it is effective. This isn’t just a tweak to the old ways—it’s a complete overhaul driven by functional specialization.

Why Traditional Property Management Is Holding You Back

Let’s be real: in conventional property management, everyone’s expected to be a jack-of-all-trades. But here’s the problem: when your site team is stretched too thin, trying to juggle everything from maintenance to leasing to financial management, something’s got to give. And it usually does, in the form of subpar service, bloated costs, and unhappy residents.

This is especially true for properties in that tricky 50-150 unit range. You either end up with an under-served team trying to do too much or an over-staffed operation that’s burning cash without delivering the goods. 

And let’s not even get started on maintenance teams—they’re either swamped or sitting idle, neither of which is good for your bottom line.

Enter the Pod Model: Because One Size Does Not Fit All

Now, here’s where the Pod Model comes in and starts to shake things up. Instead of forcing the same old, tired structure onto every property, the pod model introduces functional specialization—and it’s a total game-changer.

Picture this: instead of one overworked property manager trying to do it all, you’ve got a dedicated, centralized leasing team that lives and breathes leasing. They’re focused, they’re experts, and they’re delivering top-notch service to every potential tenant.

And the same goes for maintenance. With a centralized maintenance team that’s nimble enough to respond to varying needs across multiple properties, you’re not just boosting efficiency—you’re slashing costs and driving up quality.

This model isn’t just flexible; it’s scalable. 

Whether you’re managing a 50-unit building or a sprawling 500-unit complex, the Pod Model adjusts to fit your needs perfectly. It’s like having a bespoke suit tailored just for your property.

Solving the Industry’s Biggest Pain Points

But this isn’t just about operational efficiency—it’s about transforming the resident and owner experience. With specialized roles like a Resident Services Manager, the Pod Model ensures issues are handled quickly and effectively, driving satisfaction and retention through the roof.

And let's not forget about marketing and leasing.

In the old world, these two often operated in silos, missing out on huge opportunities. Not with the Pod Model. Here, marketing and leasing are in lockstep, pushing towards aligned goals, higher conversion rates, and better financial performance.

A Model That Grows With You

One of the most exciting aspects of the Pod Model? Its flexibility. 

It’s designed to adapt, whether you’re managing boutique properties or expanding your portfolio. Especially in the mid-market segment—where inefficiencies have long been the norm—this model is your ticket to professional-grade management and increased returns.

By centralizing and specializing key tasks, the Pod Model delivers a level of service that was once out of reach for smaller properties. It’s about driving down costs, upping the service quality, and making your property more competitive in today’s crowded market.

Conclusion: Welcome to the New Era of Property Management

Want to dig deeper into how CHARLESGATE’s Pod Model is changing the game? Tune in to Episode 11 of Real Wins, where Mike and Chris break it all down.

This is more than just a new way of doing things—it’s the future of multifamily property management. Efficient, scalable, resident-focused—this is the model that’s setting the standard for years to come. The future is here, and it’s better than ever.