Preconstruction Project Manager
for section headings (e.g. About the role, Responsibilities, Requirements, Qualifications, Skills, Benefits, Pay, Schedule). We should map content accordingly.
We need to include sections only if posting has real specific content.
We have:
- Location: Tulsa, OK, with travel as needed
- Employment Type: Full-Time, Exempt
- Reports To: Preconstruction Manager
- About Rupe Companies: description
- Position Summary: description
- The Budget Lifecycle You Will Own: bullet list
- Key Responsibilities: bullet list
- Qualifications: Required and Preferred bullet lists
- Work Environment: description
- Compensation and Benefits: description (benefits)
- Who We're Looking For: description
- How to Apply: instructions (should be removed as application instructions per rule: remove application instructions). So we drop that.
We also need to remove cookie/navigation/legal/EEO etc. Not present.
We need to not repeat job title as heading (not given). No Job ID.
We need to not put Pay/Schedule/Benefits sections unless posting actually states them. We have Compensation and Benefits: includes benefits description but no specific pay numbers or schedule. So we can include a Benefits section (since they gave benefits). Pay section not present (no salary). Schedule not present (no schedule). So we include Benefits.
We need to use for section headings. Use - for any list of duties/requirements/benefits, and
for prose.
We need to preserve all substantive information; do not invent or summarize away detail.
We need to avoid filler like "commensurate with experience". Not present.
We need to output only HTML fragment.
Let's structure:
About the Company
maybe use About the role? But we have About Rupe Companies. Could use About the role heading for company overview? The instruction examples include About the role. We'll use About the role for company overview and position summary combined? Might be better to split: About the role (position summary) and About the Company? But they didn't list About the Company as example. However we can still use About the role for position summary. For company description we could embed in About the role or maybe use a without heading. But we need to preserve all info. Could put company description under About the role heading as prose.
Alternatively we could have two sections: About the role (position summary) and About the Company (maybe not standard but okay). The instruction says use h3 for section headings (e.g. About the role, Responsibilities, Requirements, Qualifications, Skills, Benefits, Pay, Schedule). It doesn't forbid other headings but suggests those. Safer to stick to those. So we can put company description under About the role heading as part of prose.
Thus:
About the role
Location: Tulsa, OK, with travel as needed. Employment Type: Full-Time, Exempt. Reports To: Preconstruction Manager.
About Rupe Companies: 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.
Position Summary: 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.
Then we have The Budget Lifecycle You Will Own: bullet list. Could be under Responsibilities? But it's a specific list. Could be its own section maybe Responsibilities? However we already have Key Responsibilities separate. The Budget Lifecycle is a list of stages. Could be under Responsibilities as well but we need to preserve detail. Could create a section Responsibilities
and include both the Budget Lifecycle list and Key Responsibilities list combined? But we need to not lose detail. We could have two subsections? But only h3 allowed. Could combine them under Responsibilities with two lists, each preceded by a describing. That's acceptable.
Thus:
Responsibilities
The Budget Lifecycle You Will Own:
- Initial build-to-suit (BTS) budget
- Site planning and development
- ALTA survey review
- 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
Key Responsibilities:
- 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 developed through substantial completion of buyout.
- Assume ownership of in-flight project budgets at hire, including reviewing and validating the assumptions carried forward on each.
- Monitor and track construction start dates throughout the development process.
- Maintain project information within Procore and the company's estimating and budget-tracking systems.
- Support business development with conceptual budgets and proposal pricing as requested.
Then Qualifications: we have Required and Preferred. Could be under Requirements heading (or Qualifications). The instruction includes Requirements, Qualifications, Skills. We'll use Qualifications
and inside have Required and Preferred lists.
Thus:
Qualifications
Required:
- Bachelor’s degree in construction management, Civil Engineering, Architecture or a related field; equivalent experience may substitute.
- 5+ years of commercial construction
- Demonstrated experience managing multiple projects and budgets at different stages simultaneously.
- Strong working knowledge of civil and sitework, utilities, building systems and commercial construction scopes.
- Ability to read and compare ALTA surveys, civil plans, architectural and engineering drawings, specifications and geotechnical reports.
- Proven ability to identify scope gaps and cost impacts before construction begins.
- Proficiency with Procore, Bluebeam, Building Connected, Excel or comparable estimating and project management systems a PLUS.
- Strong communication skills and the confidence to participate actively in design and development meetings.
- Ability to work in a fast-paced, deadline-driven environment while retaining extensive project detail.
Preferred:
- Experience with retail, build-to-suit or multi-site rollout construction programs.
- Experience supporting bank and construction loan budgeting or lender draw requirements.
- Estimating experience across multiple markets or states.
Then Work Environment: could be under Responsibilities? But we have a section maybe not listed. Could be under Responsibilities? But better to have its own heading maybe Work Environment
though not in examples but acceptable? The instruction says use h3 for section headings (e.g. About the role, Responsibilities, Requirements, Qualifications, Skills, Benefits, Pay, Schedule). It doesn't forbid others but says "e.g." So we could still use Work Environment. Safer to maybe put under Responsibilities? But it's distinct. I'll include a heading Work Environment.
Thus:
Work Environment
Primarily office-based in Tulsa, with regular travel to active job sites, client and design team meetings, and our expansion markets across Oklahoma, Texas and Arizona.
Then Benefits: we have Compensation and Benefits description. We'll make Benefits
and put the description.
Thus:
Benefits
Rupe Companies offers a comprehensive benefits package, including medical, dental, life, and vision insurance, in addition to base compensation and paid time off. Benefits begin on the first of the month following the start of employment. Employees are eligible for the 401(k) plan after three months of employment, with the company matching up to 4% of contributions if the employee contributes 4%. Vesting starts immediately. Employees are eligible for an annual discretionary bonus based on company performance.
Then Who We're Looking For: could be under Skills? Or maybe under Qualifications? But it's more about attributes. Could be under Skills heading. We'll use Skills
and put that paragraph.
Thus:
Skills
Who We're Looking For: This role is best suited for someone who thinks like both an estimator and a project manager. Someone who understands the numbers, follows the development process closely, recognizes changes as they happen, and keeps the budget aligned with the project from beginning to end. At Rupe Companies, we're looking for people who do more than check boxes; we seek individuals who bring a collaborative spirit, a sharp mind, and humble confidence to everything they do. The right candidate will thrive in a team-first environment where trust, communication, and mutual respect are foundational. We value common-sense problem solvers who get the job done with integrity and who embrace change, innovation, and continuous improvement. If you're passionate about making a meaningful impact, believe in fairness, and enjoy having fun while delivering excellence, you'll feel right at home here.
We must not include How to Apply.
Now ensure we didn't repeat job title as heading. Not
- for any list of duties/requirements/benefits, and
for prose. We need to preserve all substantive information; do not invent or summarize away detail. We need to avoid filler like "commensurate with experience". Not present. We need to output only HTML fragment. Let's structure:
About the Company
maybe use About the role? But we have About Rupe Companies. Could use About the role heading for company overview? The instruction examples include About the role. We'll use About the role for company overview and position summary combined? Might be better to split: About the role (position summary) and About the Company? But they didn't list About the Company as example. However we can still use About the role for position summary. For company description we could embed in About the role or maybe use awithout heading. But we need to preserve all info. Could put company description under About the role heading as prose. Alternatively we could have two sections: About the role (position summary) and About the Company (maybe not standard but okay). The instruction says use h3 for section headings (e.g. About the role, Responsibilities, Requirements, Qualifications, Skills, Benefits, Pay, Schedule). It doesn't forbid other headings but suggests those. Safer to stick to those. So we can put company description under About the role heading as part of prose. Thus:
About the role
Location: Tulsa, OK, with travel as needed. Employment Type: Full-Time, Exempt. Reports To: Preconstruction Manager.
About Rupe Companies: 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.
Position Summary: 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.
Then we have The Budget Lifecycle You Will Own: bullet list. Could be under Responsibilities? But it's a specific list. Could be its own section maybe Responsibilities? However we already have Key Responsibilities separate. The Budget Lifecycle is a list of stages. Could be under Responsibilities as well but we need to preserve detail. Could create a sectionResponsibilities
and include both the Budget Lifecycle list and Key Responsibilities list combined? But we need to not lose detail. We could have two subsections? But only h3 allowed. Could combine them under Responsibilities with two- lists, each preceded by a
- Initial build-to-suit (BTS) budget
- Site planning and development
- ALTA survey review
- 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 developed through substantial completion of buyout.
- Assume ownership of in-flight project budgets at hire, including reviewing and validating the assumptions carried forward on each.
- Monitor and track construction start dates throughout the development process.
- Maintain project information within Procore and the company's estimating and budget-tracking systems.
- Support business development with conceptual budgets and proposal pricing as requested.
- Bachelor’s degree in construction management, Civil Engineering, Architecture or a related field; equivalent experience may substitute.
- 5+ years of commercial construction
- Demonstrated experience managing multiple projects and budgets at different stages simultaneously.
- Strong working knowledge of civil and sitework, utilities, building systems and commercial construction scopes.
- Ability to read and compare ALTA surveys, civil plans, architectural and engineering drawings, specifications and geotechnical reports.
- Proven ability to identify scope gaps and cost impacts before construction begins.
- Proficiency with Procore, Bluebeam, Building Connected, Excel or comparable estimating and project management systems a PLUS.
- Strong communication skills and the confidence to participate actively in design and development meetings.
- Ability to work in a fast-paced, deadline-driven environment while retaining extensive project detail.
- Experience with retail, build-to-suit or multi-site rollout construction programs.
- Experience supporting bank and construction loan budgeting or lender draw requirements.
- Estimating experience across multiple markets or states.
describing. That's acceptable. Thus:
Responsibilities
The Budget Lifecycle You Will Own:
Key Responsibilities:
Qualifications
and inside have Required and Preferred lists. Thus:Qualifications
Required:
Preferred:
Work Environment
though not in examples but acceptable? The instruction says use h3 for section headings (e.g. About the role, Responsibilities, Requirements, Qualifications, Skills, Benefits, Pay, Schedule). It doesn't forbid others but says "e.g." So we could still use Work Environment. Safer to maybe put under Responsibilities? But it's distinct. I'll include a heading Work Environment. Thus:Work Environment
Primarily office-based in Tulsa, with regular travel to active job sites, client and design team meetings, and our expansion markets across Oklahoma, Texas and Arizona.
Then Benefits: we have Compensation and Benefits description. We'll makeBenefits
and put the description. Thus:Benefits
Rupe Companies offers a comprehensive benefits package, including medical, dental, life, and vision insurance, in addition to base compensation and paid time off. Benefits begin on the first of the month following the start of employment. Employees are eligible for the 401(k) plan after three months of employment, with the company matching up to 4% of contributions if the employee contributes 4%. Vesting starts immediately. Employees are eligible for an annual discretionary bonus based on company performance.
Then Who We're Looking For: could be under Skills? Or maybe under Qualifications? But it's more about attributes. Could be under Skills heading. We'll useSkills
and put that paragraph. Thus:Skills
Who We're Looking For: This role is best suited for someone who thinks like both an estimator and a project manager. Someone who understands the numbers, follows the development process closely, recognizes changes as they happen, and keeps the budget aligned with the project from beginning to end. At Rupe Companies, we're looking for people who do more than check boxes; we seek individuals who bring a collaborative spirit, a sharp mind, and humble confidence to everything they do. The right candidate will thrive in a team-first environment where trust, communication, and mutual respect are foundational. We value common-sense problem solvers who get the job done with integrity and who embrace change, innovation, and continuous improvement. If you're passionate about making a meaningful impact, believe in fairness, and enjoy having fun while delivering excellence, you'll feel right at home here.
We must not include How to Apply. Now ensure we didn't repeat job title as heading. Not