The Occupancy Engine™
The full lease-up machine — content, paid distribution, and a leasing funnel run as one system, refined weekly off real data until your building stabilizes. We report to occupancy, not impressions. And we put it in writing.
Dear Owner, Operator, or Developer,
Most lease-ups still run the same way: $30,000+ of apartments.com Diamond placements, a pile of SEM, a photographer here, a social vendor there, an ad guy somewhere else — and not one of them accountable to the only number that matters, occupancy.
The content team doesn't talk to the ad team. The ad team doesn't see the leasing data. The leasing office is buried in unqualified leads. Everyone reports a different metric, and none of them is "leases signed."
The Occupancy Engine fixes the structure, not just the spend.
One team produces the content, runs the ads off live leasing data, routes qualified renters straight to your leasing office, and reports weekly against stabilization. The same machine that took Grove Central to 95%+ on under $7,000 of SEM.
— James Thomas, Founder
How it works
Content built with the ad in mind. Ads optimized off real leasing data. A funnel that routes renters to your office. A weekly loop that tightens until the building fills.
Content → Distribution → Funnel → Optimize → Stabilize
How it's structured
Unlike a flat retainer, the Occupancy Engine is built around results — and structured so your own ad budget funds the work from day one. We never float the spend, and you never pay for activity that isn't moving occupancy.
Activation + prepaid media
A one-time activation to stand up the engine — brand, content shoot, funnel, tracking — plus your media budget, prepaid. This is what gets the machine running on day one, and it means the program is funded before we spend a dollar of it.
The team that runs it
A predictable monthly management fee covering the people running your content, ads, and funnel — the production, the posting, the optimization, the reporting. One team, one invoice, one point of contact.
We earn the upside
The upside is tied to results — qualified tours, leads, and lease-up milestones. When the building fills faster, we share in that win. Our incentive is the same as yours: signed leases, not impressions. Structured per building on your discovery call.
In writing
≥250,000 local impressions and ≥1,000 tour-page clicks in 60 days.
Or the next month is free — and we keep working for free until we hit it. We guarantee the attention and traffic we control. Grove Central did 4.6M impressions and 1,417 leads, so this is a floor, not a stretch.
The proof
"Our two highest-performing lease-ups are Metro Edgewater & Grove Central. Neither used apartments.com 'Diamond Plus,' and SEM spend was south of $7,000 at both. The only thing those two properties have in common is they use THOMAS."
— Michael Walsh, GreystarClient metrics shared with permission. See the full case studies →
Built for
Audience and waitlist built before the doors open. Day-one velocity instead of a slow ramp.
The full engine pointed at stabilization, with cost-per-lead far below the legacy playbook.
Buildings dragging on apartments.com spend that need a different structure to break through.
Renovated or rebranded assets that need the market to see them as something new.
Book a 15-minute audit. We'll look at your current spend, your funnel, and your occupancy goal — and show you exactly how we'd structure the engine for your building. No pitch. No pressure.
Book a Lease-Up Audit →@thomasproductionsco · james@thomasproductionsco.com · 561.386.0962