Director-Real Property

Salary range is $154k to $268k, with a midpoint of $211k. New hires typically receive between minimum and midpoint, however, we may go slightly higher based on experience, internal equity and market.

Sound Transit also offers a competitive benefits package with a wide range of offerings, including:

• Health Benefits: We offer two choices of medical plans, a dental plan, and a vision plan all at no cost for employee coverage; comprehensive benefits for employees and eligible dependents, including a spouse or domestic partner.
• Long-Term Disability and Life Insurance.
• Employee Assistance Program.
• Retirement Plans: 401a - 10% of employee contribution with a 12% match by Sound Transit; 457b - up to IRS maximum (employee only contribution).
• Paid Time Off: Employees accrue 25 days of paid time off annually with increases at four, eight and twelve years of service. Employees at the director level and up accrue additional days. We also observe 12 paid holidays and provide up to 2 paid floating holidays and up to 2 paid volunteer days per year.
• Parental Leave: 12 weeks of parental leave for new parents.
• Pet Insurance.
• ORCA Card: All full-time employees will receive an ORCA card at no cost.
• Tuition Reimbursement: Sound Transit will pay up to $5,000 annually for approved tuition expenses.
• Inclusive Reproductive Health Support Services.
• Compensation Practices: We offer competitive salaries based on market rates and internal equity. In addition to compensation and benefits, you'll find that we provide work-life balance, opportunities for professional development and recognition from your colleagues

GENERAL PURPOSE:

Reporting to the Executive Director of the Center of Excellence, the Director of Real Estate provides strategic and operational leadership for all real property functions across Sound Transit's multi-billion-dollar capital portfolio. This position is responsible for developing and executing comprehensive real estate strategies that directly support the agency's program delivery, operational needs, and long-term land stewardship goals.

The Director oversees all aspects of property acquisition, relocation, and management across all lines of business-ensuring full compliance with federal and state laws and regulations, as well as agency policies, procedures, and guidelines, while maximizing federal funding participation. The role also provides expert real estate services and strategic advice to internal agency partners in finance, facilities, operations, and transit-oriented development (TOD).

This position is crucial for the successful implementation of the agency's high-capacity transportation system and includes responsibility for: developing and implementing strategies for acquiring large volumes of real property necessary for the high-capacity system; overseeing the planning, development, and execution of property acquisition plans; and planning, oversight, and management of the full lifecycle of real estate activity including:

• Acquisition of all property rights for capital expansion efficiently and in compliance with legal standards
• Relocation of displaced persons
• Management of agency-owned property prior to and following construction
• Leasing and disposition of surplus properties
• Real estate support for facilities, operations, finance, and TOD
• Management of in-house acquisitions and support for the condemnation process, coordinating with legal counsel on appraisal support, mediations, and litigation as needed to assist in resolving acquisition issues.

The successful candidate will have demonstrated experience with all aspects of real property acquisition process as reflected in the Essential Functions Section below as well as the demonstrated ability to:

• Develop and lead Sound Transit's annual Real Property Strategy Plan, including measurable KPIs and performance goals aligned with agency priorities.
• Explore early acquisition strategies and cost-saving measures to accelerate project delivery while maintaining a balanced budget and improving long-term value while ensuring compliance with federal and state laws, guidelines, and directives, and adherence to agency policies and procedures to maximize federal participation in funding projects.
• Design and implement effective community engagement approaches, ensuring property owners and impacted communities are treated with fairness, transparency, and respect.
• Represent the agency at the executive and board level, conveying complex property actions and program strategies with accuracy, clarity, and executive presence.

This is a highly visible leadership role requiring a balance of strategic foresight, real estate technical depth, collaborative leadership, and comfort operating in public-facing, high-stakes environments.

ESSENTIAL FUNCTIONS:

The following duties are a representative summary of the primary duties and responsibilities. Incumbent(s) may not be required to perform all duties listed and may be required to perform additional, position-specific duties.

As a key member of Sound Transit's leadership team, the Director of Real Estate drives results through strategic foresight and planning, expert judgment, and collaborative execution-ensuring the agency's real estate assets and acquisition strategies support sustainable, equitable, and cost-effective transit delivery.

This role leads a high-impact division responsible for the full lifecycle of real estate services across the agency's multi-billion-dollar capital program. The Director brings seasoned leadership to internal teams, consultant partners, external stakeholders, and executive decision-makers to ensure that Sound Transit's projects are delivered with excellence, fiscal stewardship, and community trust and in compliance with state and federal laws and regulations as well as agency policy, procedures, and guidelines.

• Unique Scope of Land Acquisition

This role is responsible for overseeing a historic volume of land acquisition across the Puget Sound region, encompassing more than 2,000 property purchases over a seven-year period and managing an estimated portfolio valued at approximately $1 billion.

• Executive Leadership & Strategic Direction

Sets the strategic vision for Sound Transit's real estate function and leads implementation across all capital programs. Advises senior leadership and regularly presents to the Sound Transit Board on strategy, risk, compliance, and outcomes. Partners cross-functionally with internal departments, city partners, legal counsel, and stakeholders to align real estate activities with agency objectives and delivery goals.

• Real Estate Strategy, Compliance & Innovation

Leads the development and implementation of the annual Real Property Strategy Plan, including performance metrics, cost targets, and measurable KPIs. Ensures that all property transactions comply with applicable federal, state, and agency laws and policies-maximizing federal participation. Explore early acquisition strategies, innovative delivery models, and cost-saving solutions, consistent with Sound Transit's legal requirements to maximize federal participation in funding projects while improving project schedule certainty and community outcomes without compromising the overall budget.

• Community Engagement & Stakeholder Relations

Develops and leads respectful, transparent real estate engagement strategies with impacted communities and property owners. Serves as a key liaison to external partners including elected officials, cities, and public agencies. Represents the division in public meetings, hearings, and Board briefings. Resolves sensitive and controversial property-related issues through diplomacy and strategic negotiation.

• Team Leadership & Organizational Development

Manages, mentors, and evaluates the performance of assigned real estate staff. Oversees staff training, succession planning, workload prioritization, and team structure to ensure strong performance and professional growth. Develops and implements developmental work plans, and provides coaching, discipline, or corrective action as needed.

• Service Delivery & Program Management

Coordinates real estate delivery across projects and lines of business, collaboratively working with project teams to assess cross-project priorities, and provides internal support for finance, TOD, operations, and project controls. Conducts organizational studies, monitors service efficiency, and assesses the need for and recommends changes to staffing levels, functional processes, and division policies. Ensures regulatory compliance and continuous improvement in service delivery.

• Contract & Consultant Oversight

Manages consultant contracts and professional service agreements related to property acquisition, appraisals, title, relocation, and property management. Ensures contractor performance aligns with scope, schedule, budget, and agency policies, including DBE and EEO and environmental stewardship.

• Budget Oversight & Fiscal Accountability

Oversees preparation and management of the real estate division's annual operating and capital budgets. Ensures accurate forecasting, expenditure tracking, and documentation in partnership with Project Controls and Finance. Reviews and approves financial transactions related to property acquisition, leasing, and consulting services.

• Board & Executive-Level Communication

Prepares and delivers clear, concise, and accurate communications to senior leadership, executive staff, and the Sound Transit Board. Summarizes complex real estate strategies, legal processes, and funding considerations to support timely, informed decision-making and public accountability.

• Agency Representation & Industry Engagement

Serves on internal and external committees, task forces, and advisory groups. Maintains awareness of emerging trends, industry best practices, and changes in laws and regulations. Represents Sound Transit at professional meetings, public forums, and inter-agency coordination efforts.

• Values-Based Leadership

Champions Sound Transit's core values and equity commitments. Supports economic development programming, safety, and quality in all work practices and team culture. Promotes ethical conduct, continuous improvement, and a collaborative, high-performing workplace environment.

• Contributes to a culture of diversity, equity and inclusion in alignment with Sound Transit's Equity & Inclusion Policy.
• It is the responsibility of all employees to follow the Agency safety rules, regulations, and procedures pertaining to their assigned duties and responsibilities, which could include systems, operations, and/or other employees.
• It is the responsibility of all employees to integrate sustainability into everyday business practices.
• Other duties as assigned.

MINIMUM QUALIFICATIONS:

Education and Experience: Bachelor's degree in Business Administration, Insurance, Real Estate, Finance or closely related field; Eight years in real estate including right of way acquisition, relocation, property management, and relocation assistance for federally funded programs; Or an equivalent combination of education and experience. Six years of leadership, budgetary, planning and workforce management experience.

Required Licenses or Certifications:

• Must have actively maintained Senior Right of Way Agent designation awarded through the International Right of Way Association for a minimum of five years prior to hire.

Required Knowledge and Skills:

1. Technical Real Estate Expertise

• Advanced knowledge of real estate principles, practices, and procedures related to acquisition, appraisal, relocation, property management, and surplus disposition.
• Deep understanding of right-of-way processes, the requirements of the Uniform Relocation Act, property valuation, lease negotiation, and portfolio management.
• Ability to interpret title reports, right-of-way plans, legal descriptions, and construction drawings.
• Skilled in reading and understanding architectural, engineering, and construction plans as they relate to land use and acquisition.
• Familiarity with real estate support functions for transit-oriented development, operations, and facility site selection.
• Knowledge of federal transit project development and property acquisition requirements, including FTA coordination and documentation standards.

2. Leadership, Strategy & Program Management

• Demonstrated experience with successfully developing and managing the principles and practices required for program development, budget administration, and project management in a complex, multi-project environment.
• Proven ability to lead cross-functional teams, manage consultants, and delegate authority effectively.
• Experience overseeing large-scale capital delivery and managing competing priorities across multiple business lines.
• Strong supervision skills, including planning for expanding and contracting consultant needs, training, coaching, performance evaluation, and workforce development.

3. Legal & Regulatory Knowledge

• In-depth knowledge of federal, state, and local laws, codes, and regulations governing real estate transactions, relocation assistance, condemnation, and environmental due diligence.
• Experience working within FTA regulations and grant requirements, including compliance with the Uniform Relocation Act (URA), The National Environmental Policy Act (NEPA), and property acquisition standards to support federal funding participation.
• Expertise in legal instruments used in public sector real estate, such as easements, deeds, leases, and purchase agreements.
• Understanding of the URA as well as principles governing eminent domain litigation and mediation.
• Knowledge of procurement processes, public contracting, and other agency requirements.

4. Communication & Stakeholder Engagement

• Strategic thinker.
• Strong oral and written communication skills, with the ability to clearly convey complex real estate matters to executive audiences, boards, elected officials, and the public.
• Demonstrated success in community engagement, customer service, and conflict resolution with property owners and stakeholders.
• Ability to write business correspondence, prepare technical reports, and present confidently in public forums.
• Skilled in negotiation, mediation, and stakeholder alignment on sensitive or high-profile issues.

5. Operational & Administrative Skills

• Proficient in modern office software and systems, including Microsoft Office, project tracking tools, and financial databases.
• Knowledge of effective recordkeeping practices, report generation, and documentation in support of audits and compliance.
• Strong organizational skills with the ability to manage multiple complex projects simultaneously while meeting deadlines and adapting to changing priorities.
• Familiarity with agency budgeting practices, cost forecasting, and performance monitoring.

Physical Demands / Work Environment:

• Work is performed in a hybrid office and field environment.
• Positions working in field may occasionally be exposed to dangerous machinery, extreme weather conditions, physical harm, hazardous chemicals, and/or extreme noise.
• Position is responsible for visiting sites or properties for acquisitions.
• The Agency promotes a safe and healthy work environment and provides appropriate safety and equipment training for all personnel as required.

Sound Transit is an equal employment opportunity employer. No person is unlawfully excluded from employment action based on race, color, religion, national origin, sex (including gender identity, sexual orientation and pregnancy), age, genetic information, disability, veteran status or other protected class.