Senior Living Property Management Services

Our Differences Deliver Competitive Advantages

12 Oaks Senior Living, a strong regional operator based in Dallas, Texas, delivers senior living property management services that are different from any other, giving 12 Oaks-managed communities a competitive advantage.

With a unique operational model that is highly localized, 12 Oaks offers a high-touch, single-point-of-contact that is supplemented with expertise from an internal consulting division, ensuring operational continuity. Our culture-value model drives recruitment, engagement and retention of employees and residents.

What Does 12 Oaks Senior Living Bring to You?

Fee Manager Plus:

We are a third-party manager that provides a value-add philosophy to align with our Institutional Investor partners. We also have participated in select JV relationships where appropriate.

Senior Living Experts:

12 Oaks has experience developing, owning and managing Independent Living, Assisted Living and Memory Care communities from operational startups to turnarounds and ongoing operations. Our customized plans promote financial stability and enhance resident experience and satisfaction.

Institutional Quality Management:

We have significant hands-on experience in complex senior housing operations, sales and marketing, margins, expense ratios and cost benchmarks. We are very experienced in management at both local and corporate levels, with economies of scale, and with national contracts and proprietary systems for small, medium and large investor clients.

Terese Corbin speaking in a meeting

Customized Business Plans:

We provide property ownership with a plan to correct and improve operations.

High-Touch Management Model:

We allocate a maximum of 4–6 properties to a Regional Vice President of Operations who lives in proximity of these properties so they can provide assistance to Executive Directors. We don’t silo management functions.

Executive-Director Focused:

Our EDs are critical to operational stability and financial growth – we invest in leadership training as well as the cultural and soft skills of our managers and leadership teams. Our EDs are team leaders, and 12 Oaks provides the resources to guide their team while the home office helps to support department heads. EDs are further supported by a robust “back of house,” including a corporate PEO; Yardi Senior IQ; EMARs – E-Health; SOX compliance, centralized hiring, benefits administration and much more.

Integrated Sales & Marketing Platform:

Using sophisticated marketing, we utilize a proactive, relationship-based leasing system via the Sherpa (now Aline)​ CRM to effectively manage customer leads through to placement, heavy digital presence (SEO, PPC and marketing automation), and targeted collaterals. Proprietary Symphony of Life® Memory Care programming enhances quality of life for dementia residents and family interactions.

Consulting Arm to Address Complex Issues:

Our internal Consulting Division, “Solutions,” is a cadre of experts who supplement the RVPs in specialty areas. For example, if there is turnover in ED or management, our consultants can supplement as “traveling EDs,” providing seamless continuity to each community.

Continuity of Management:

Despite the challenges of COVID-19, we did not furlough any corporate staff. We challenged our staff to invest in self-improvement and hone their skills.

Melissa Labor-CPO-writing-on-a-whiteboard
Paul Wang and Lori Jones

Strong Investor Relationships:

We have been actively managing with CNL, PGIM, Virtus, Longview/Blackstone, Thrive and others. Due to our skill in turning around troubled assets, we have been entrusted by an Agency REO Manager to turn around some of their assets.

Immediate Growth Horizon:

In the next 18 months, we will continue to work with investors with patient capital who are willing to invest the necessary CapEx for value-add opportunities as well as restorative lease-up programs for underperforming assets. We require critical mass to justify geographic expansion and place our operating model in new regions. 12 Oaks is bringing on several additional communities in the Southwest, with a major institutional investor targeted for early 2022.

We Are a Manager in Good Standing with Texas Health and Human Services Commission (HHSC):

We can commence operations in advance of other operators who don’t have that standing with the state without having to go through all inspections upfront.

Our Expectations of Investors:

We seek experienced Senior Housing investors. We are seeking PE with realistic expectations who hold their operators to a high standard and prefer our intensity while building culture in operations. We have a consistent focus on every property – whether we are invested there or not. Incentives are important (for example, turning around a distressed property that needs CapEx). We like to share in value creation.


We think like owners; we have developed and owned in the past and are an approved agency operator. We focus on long-term NOI growth and overall property value creation.

Geographical Service Area:

Our predominant market region is Texas and Oklahoma, and we have operated in Ohio and Tennessee. In the future, we would consider expanding east to Georgia, South Carolina and Florida, and north to Colorado, Kansas, Missouri and Iowa for select opportunities of sufficient mass for which we can effectively deploy our value-add model.

Let’s Talk

Contact us today to learn how our approach to senior living property management can deliver the quality, continuity, value and culture you’ve been looking for.