Position: high end residential project manager
type: full time (on-site & office based)
about rockwater homes
rockwater homes is an owner’s representative firm specialising in the design and delivery of ultra-luxury residences and hospitality projects across baja california sur. We work with world-class architects, interior designers, and contractors to create legacy-quality homes.
role overview
rockwater homes is seeking an experienced residential project manager to lead the delivery of ultra-luxury homes in baja california sur. The project manager will report directly to the managing director and will oversee projects located in premier gated communities across los cabos, san josé del cabo, and the east cape.
this role requires a candidate who has already worked within one or more of baja’s leading luxury gated communities and understands the standards, stakeholder expectations, approval processes, and pace of delivery required in these environments. Experience in developments such as chileno bay, costa palmas, palmilla, querencia, or similar high-end communities is essential.
the ideal candidate will have a proven track record of taking luxury homes from design coordination and procurement through construction, handover, and close‑out. They must be highly organised, client‑facing, fluent in english and spanish, and capable of delivering homes autonomously with minimal supervision.
key responsibilities
owner’s representative services
* represent rockwater homes in the market, upholding the company’s principles, standards, and reputation
* act as the primary day‑to‑day point of contact for clients, maintaining proactive and professional communication
* lead the delivery of high‑end residential projects from pre‑construction through completion
* produce, manage, and update project programmes with key milestones
* identify project risks, develop mitigation strategies, maintain risk registers, and manage issues through to resolution
* coordinate with the rockwater design management team to review design packages at key stages and provide technical feedback
* support the cost & procurement team in sourcing and evaluating contractors and suppliers, negotiating packages, and ensuring best value without compromising quality
* liaise with the managing director in the preparation of contract documents
* manage the dro and support the municipal permitting process
* understand and navigate the review, approval, and working processes specific to luxury gated communities in baja
construction supervision
* lead and motivate general contractors, subcontractors, consultants, and site teams to maintain a collaborative and high‑performing project environment
* manage all projects within procore and ensure accurate document control and reporting
* administer contracts throughout the full life of the project
* monitor and supervise all construction activities, including siteworks, structure, envelope, mep systems, finishes, landscaping, and handover
* ensure health and safety standards are maintained to international standards at all times
* implement and maintain a rigorous quality control process to achieve exceptional standards of workmanship and finish
* review and approve unit prices, change orders, and progress payment applications
* manage cost tracking and reporting in close coordination with the rockwater cost management team
* produce clear, accurate, and high‑quality construction reports for internal and client use
* manage punch lists, defects, final account agreement, and project close‑out
stakeholder communication
* maintain strong communication with clients, architects, designers, contractors, and all project stakeholders
* provide regular progress updates, reporting, and issue resolution to clients and the rockwater leadership team
* build strong relationships within the communities in which projects are being delivered
candidate requirements
the ideal candidate will already be based in los cabos, bcs, or the surrounding area, and will have a minimum of 5 years’ experience delivering luxury homes or hospitality projects in baja california sur.
* proven experience working within one or more luxury gated communities in baja california sur such as chileno bay, costa palmas, palmilla, querencia, maravilla or similar
* fluent english and spanish, both written and spoken
* demonstrated ability to deliver luxury homes autonomously, taking responsibility for the full project lifecycle and driving tasks through to completion with minimal oversight
* strong client‑facing experience in ultra‑luxury residential environments
* proven experience managing procurement and construction phases of high‑end residential projects
* ability to produce polished, error‑free work suitable for direct client presentation
* strong sense of ownership, responsibility, professionalism, and initiative
technical requirements
* proficient in microsoft excel, autocad, and microsoft office
* experience with procore is required
* experience with microsoft project is required
what we are looking for
we are looking for someone who can grow with the company, build strong relationships within the communities they work in, help expand rockwater’s presence across baja’s leading developments, and take on a more senior leadership role over time.
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