Our Story

Subtext is a nationwide real estate company focused on elevating the resident experience.

We develop purpose-built rental properties with an approach that is data-driven and prioritizes the human by fusing a hospitality mindset with experience-based design principles.

The Yard student living apartments building

LOCAL Tampa apartments building exterior, coming to Tampa, FL

VERVE Ann Arbor student apartments building exterior at twilight

VERVE Bloomginton, IN apartment exterior at twilight

LOCAL Fairview apartments building exterior, coming to Boise, ID

A woman with long hair is sitting at an outdoor table, smiling, holding a drink, with trees in the background.

We are a leader in student and multifamily housing.

$1.6B

Projects Completed

10,000+

Beds

3,600+

Units

19

Properties

15

Markets

Top 3

Student Housing Developer

We create communities
built from the resident up.

Cozy living room with cushioned chairs, modern fireplace, plaid and leather seating, and large windows offering a scenic Boise view.

Places for all headspaces.

We thoughtfully craft each space to tap into whatever vibe you’re in or looking for. Whether it’s powering up, powering down, or anything in between, we’ve got all mindsets covered.

Three friends sit on grass reading a newspaper in a park with autumn trees in bright sunlight.

Residents > Everything.

We believe in putting renters first. Because these are their spaces. It is our job to make every decision, design choice, and experience add up to a home and a community where they will live their best lives.

Two women sitting at a table in a modern workspace, working on laptops, with a street view seen through a window.

We do the homework.

From proprietary research methods to location economics and market analysis, we find the best “fall out of bed” locations for our residents. And it doesn’t stop there. We put in the same hard work to all the other details—from remarkable amenities and chic, comfortable furnishings to curated community experiences. All to make their homes work for them.

Modern, open-concept kitchen and living area with white countertops, stainless steel appliances, and cozy seating area. Perfect for experiencing the local Boise charm.

A new lease on renting.

Every day our goal is to keep reinventing renting. We push for ideas beyond the standard rental experience, drawing inspiration from offbeat boutique hotels, all inclusive retreats, and high end condo living.

Subtext residents moving into their new apartment

We go the extra sq. ft.

We see potential where others only see obstacles, and we don’t shy away from putting in a little elbow grease when it’s the right thing to do as a company and for our residents. Ready to roll up our sleeves, we pitch in and make things happen to guarantee our residents only experience top-notch.

We assemble dedicated teams
with deep expertise.

At Subtext, we value the perspectives and past experiences each of our experts bring to the work we do. Within project teams and department teams, we collaborate and cross-operate. Our teams put boots on the ground to gain insight into our markets and audiences that allows us to incorporate local context and tailor-make each project. We are guided by the belief that what is good for the resident is good for the company and our investment.

Development

Dreamers and deal makers. This crew is where it all begins—passionately pursuing markets of high conviction, parsing through mounds of data, and uncovering the best sites. They spearhead a project through entitlements, financing, and conceptual design, then work closely with internal and external partners to deliver the right product in the right location for our residents.

Design & Construction

A group of people in a modern office having a meeting, with architectural designs displayed on a screen.

Creatives and hard-chargers that bring the dreams to life. On brand, on budget, and on time. We have team members overseeing all the details and complexities, from programming, interiors, and procurement to estimating, quality control, and onboarding. All so that residents are comfortable and confident from the moment they move in.

Acquisitions

Group of six students pose with a golf cart and a flag outside a modern brick building labeled "LAMBERT.

A complementary and Core, Core Plus strategy. Our goal is to develop for the long-term because what we’re doing is irreplaceable. This applies to both existing properties and our ground-up assets. We take a methodical approach to highly desirable product in highly desirable locations, which lends itself to best-in-class resident experiences.

Investment

Close-up of two people writing notes with a yellow highlighter on a notepad, sitting at a wooden table.

Trust and transparency. We partner with like-minded investors who see the value in our residents-first philosophy. Throughout our data driven, technology leveraged process, our partners are assured that we are laser focused on mitigating risk and generating returns.

Property Management

Two women smile, holding a giant pair of ceremonial scissors labeled "Verve" in a modern indoor setting.

The lifeblood of our properties. This is where it never ends—the behind the scenes work that keeps everything moving, residents happy, and communities growing. We are property managers, brand managers, leasing managers, numbers people, and people people. Together, we make it happen.

Operations & Marketing

Subtext Living team working hard on computers at shared office desk.

The “we couldn’t do this without you” team, who makes sure every process flows smoothly and every detail of our organization and culture is considered. As planners, problem-solvers, coordinators, and communicators, we keep everything accounted for, on course, and driving ahead.

Meet our people.

Learn about what makes us special.

Meet Our People