Preconstruction Project Manager

Rupe Companies is a vertically integrated commercial real estate development and construction firm based in Tulsa, Oklahoma. With annual revenue of approximately $50M and ambitious plans to scale to $100M, we are committed to delivering high-quality development projects throughout the Southwest and Midwest. Our operations emphasize collaboration, innovation, excellence, and growth.

The Preconstruction Project Manager owns the accuracy and progression of project budgets from the initial concept number through turnover to construction, across Rupe's triple-net (NNN) build-to-suit development program and our third-party project work.

This is not a traditional estimating position focused solely on takeoffs and bid preparation. The role actively manages multiple projects at once and maintains an accurate, well-documented budget for each one as it moves through development, design, financing and construction preparation. The position carries responsibility for each budget until it is formally turned over to the assigned Project Manager for buyout.

The Project Manager completes subcontractor buyout, but this role must deliver a complete, accurate and well-documented budget that is ready for execution.

Reporting to the Preconstruction Manager, this position participates in weekly project meetings with our development, construction, architectural and engineering teams. The person in this seat must listen closely, recognize the decisions and design changes that move cost, and update the applicable budgets proactively rather than waiting for someone to provide direction.

Each project budget is tracked through the complete preconstruction process:

• Initial build-to-suit (BTS) budget
• Site planning and development
• Civil, architectural, structural and MEP design
• Utility coordination and anticipated costs
• Bank and construction loan budgeting
• Subcontractor bidding and bid leveling
• Budget turnover to the Project Manager for buyout
• Budget for Final construction documents

• Prepare and maintain budgets for multiple concurrent projects across both the NNN development program and third-party work.
• Track each project from the initial BTS budget through bank closing and turnover for buyout.
• Review civil, architectural, structural and MEP drawings for scope and cost impacts.
• Attend weekly project meetings with development, construction, architects and engineers; identify decisions and design changes that affect cost and update the applicable budgets without waiting for direction.
• Identify design revisions, jurisdictional requirements, utility issues and site conditions that carry cost impact, and quantify them promptly.
• Solicit, evaluate and level subcontractor and supplier pricing to ensure competitive, gap-free coverage.
• Create trade specific scope narratives to support the bid-out process and identify scope gaps before bid finalization.
• Research and network in new markets to establish subcontractor and supplier relationships as Rupe expands into Oklahoma City, Dallas/Fort Worth and Phoenix.
• Clearly document assumptions, allowances, exclusions and outstanding budget risks on every estimate.
• Prepare budget comparisons between each budgeting stage and explain what drove the change.
• Maintain historical pricing and cost-per-square-foot data across multiple markets to improve estimating speed and consistency company-wide.
• Assist with value engineering and provide cost-saving recommendations.
• Coordinate with the assigned Project Manager ahead of the formal turnover meeting to confirm all scopes are complete and ready for buyout.
• Participate and ultimately lead the formal project handoff meeting and remain available to explain how each major estimate line item was…