Overview

Reporting to the VP of Development & Construction, the Pre-Development Manager prepares development projects for execution — from site identification and feasibility through entitlements, design coordination, and handoff to the assigned Construction Manager. Projects range from village and real estate development to on-mountain terrain and infrastructure. The role serves as the central point of contact for pre-construction planning and carries the legal, entitlement, underwriting, and stakeholder work that precedes construction.

Responsibilities

Legal and Documents

Develop and maintain comprehensive working knowledge of the resort's existing and historic legal frameworks, ownership structures and governing documents — including HOA covenants, easements, entitlements, and jurisdictional agreements
Serve as the department's primary resource for questions related to association obligations, development rights, and property constraints
Conduct legal, entitlement, and title research; coordinate all required jurisdictional approvals
Understand legal relationships with adjacent properties and partnership entities
Manage the creation and early administration of Homeowner Associations (HOAs) where a project requires one. The role forms the association and administers it through initial turnover to the owners; it does not serve as the ongoing HOA manager.
Maintain organized records of agreements, approvals, permits, and title documents for handoff to the assigned Construction Manager

Project Underwriting

Identify potential project sites; assemble property and site summaries for team evaluation
Evaluate project feasibility, coordinating with Mountain Operations and other resort departments where a project affects operations
Prepare financial proformas, ROI analyses, and highest-and-best-use analyses
Conduct market research and competitive set analysis as part of project underwriting
Support long-term master planning strategies and feasibility/cost studies

Entitlement and Permitting

Identify all Authorities Having Jurisdiction (AHJ), including local, state and federal, and manage the approvals and permitting process
Manage USFS Special Use Permit requirements and coordinate ongoing compliance
Understand and strategize entitlement sequencing including subdivision, platting, and use permitting
Manage the entitlement schedule and the approval dependencies that drive project timing

Project Management

Develop detailed project plans with clear milestones, deliverables, and Gantt timelines using the department's project management platform
Lead high-level development design management; coordinate with designers in preparation for construction handoff
Manage real estate transactions including acquisition and disposition
Prepare and publish comprehensive project briefs, scopes, and parameters
Identify potential project risks and develop mitigation strategies
Lead post-mortem analysis meetings; contribute to best-practices development

Stakeholder Communication and Management

Coordinate with resort departments (Mountain Operations, Lodging, F&B, Retail, HR, Real Estate) to ensure seamless project integration
Solicit input and milestone feedback from stakeholders throughout the pre-development process
Maintain regular communication with partners, investors, and lenders; provide progress updates and address concerns
Coordinate with sales and marketing on project status, sales materials, and sales summary updates to partners and lenders

Neighbors

Neighbor and adjacent area owner management, including proactive communication and notification on projects that affect them
Handle objections and build consensus among neighboring owners, adjacent landowners, permit-holding partners, and affected interests

Market Awareness

Maintain and expand a library of similar and competing projects, tracking design, pricing, and outcomes
Maintain awareness of the competitive set to inform project positioning, pricing, and future execution

Working Conditions and Location

This position is based at Big Sky Resort with regular on-site presence expected. Much of the work is desk-based research, analysis, and coordination; the role also participates in site visits, jurisdictional and agency meetings, and neighbor and stakeholder meetings.
The Development & Construction department is small and carries active construction and contracting work alongside pre-development. This position supports that work as demands shift, which may include project support outside the pre-development scope described above.
Work occurs year-round in an operating resort environment, including outdoor conditions and winter access constraints, with periodic work outside standard business hours.

Qualifications

5+ years of experience in real estate development, land development, or a closely related field
Strong understanding of the full real estate development lifecycle, from site selection through closing
Experience with entitlements, platting, subdivision processes, and jurisdictional permitting
Experience with federal or state land-use permitting (USFS Special Use Permits or similar) preferred
Familiarity with HOA formation and governance
Ability to read and interpret title work, easements, plats, and covenants, and to work productively with outside counsel
Financial acumen; ability to prepare and interpret proformas and ROI analyses
Strong project management skills: planning, scheduling, budgeting, and risk management
Excellent communication and interpersonal skills; ability to coordinate across internal departments, legal counsel, brokers, and investors
Negotiation skills; ability to manage contracts and resolve conflicts
Technical familiarity with architectural plans, construction processes, and applicable regulations
Bachelor's degree in Real Estate, Business, Finance, Urban Planning, or related field preferred

Scope of Duties

This description reflects the general nature and scope of the position and is not an exhaustive list of duties. The Development & Construction department is small and generalist by design; members of the department are expected to take on related work as project needs, project volume, and the annual capital cycle require. Assignments and priorities are set by the VP of Development & Construction and will change over time.

Be a part of our full-time year round team and enjoy these great benefits!  

Full Health Plan with Company HSA Match
401(k) eligable
Flexible Paid Time Off
Cell Phone Service Allowance
Free Ski Pass for you, your spouse and dependents 
FREE Golf Pass for you, your spouse and dependents 
Free Bike Haul/Scenic Lift Pass for you, your spouse and dependents  
FREE Basecamp activities including zip line courses and discounted passes for spouse and dependents  
Steep Lodging discounts for accommodation for friends and family (blackout dates apply)  
25% off Food discount at all outlets with charging privileges 
20%-30% off Retail discount at all outlets with charging privileges, gear and sponsor discounts  
Eligibility for affordable employee housing, a short walk or free bus ride away from work

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