How To Drive More Qualified Traffic to Hit Occupancy Goals
How to Drive More Traffic and Boost Occupancy with Outreach Marketing
Property managers, if you’re feeling the pain of a slump in occupancy, you’re not alone. The good news? You don’t have to sit back and wait for traffic to roll in. You can take control. The competition is waiting for leads—you’re going to go out and find them. And guess what? With the right approach, it’s not as overwhelming as it sounds!
WHEN TO OUTREACH? TIMING IS EVERYTHING!
If your occupancy is low, waiting for walk-ins won’t cut it. You have to create momentum.
Early in the Year – Get ahead before peak moving season. Be the first property they hear about, and you’ll be the one they remember. Start reaching out in January and February to secure leases before the summer rush. Proactively engage with local businesses and HR reps to be included in their relocation packets.
Early in the Month – Fill that traffic pipeline before the month gets away from you. By reaching out at the beginning of the month, you get ahead of lease expirations and renewal decisions. Set up reminders for upcoming lease terms and check in with prospective tenants before their leases expire.
Early in the Day – Mornings are golden. Office staff, HR reps, and business owners are more receptive before the day gets chaotic. Outreach before noon to beat the competition. Drop off breakfast, coffee, or small tokens of appreciation to stand out.
Make it a Weekly Routine – Set a recurring event on your calendar for outreach. Outreach marketing works best when it’s consistent. If businesses and schools see you frequently, they will be more likely to refer employees or students to your property.
Grab A Planning Calendar To Stay Organized
Inside our Spark Membership, You Get Exclusive Planning Tools Every Month To Keep You On Track and Ahead Of The Competition.
You’ll also get a 10-step monthly strategy for tackling all things planning, marketing, retention, social media, and even self-care (because you matter too) - all for only $7.
💡 Barbara’s Tip: “Do outreach marketing when nobody else is doing it. Nobody’s doing it on a Monday. Nobody’s doing it at the beginning of the month. Nobody’s doing it in those cold winter months. Do it when nobody else is doing it, and you'll get the results that nobody else is getting.”
WHERE TO OUTREACH? BUILD YOUR NETWORK LIKE A PRO
Some of the best sources of qualified leads are right in your backyard. Here’s where to start and how to approach them:
Medical Offices & Clinics
Private Practices & Med Clinics – Doctors and nurses work long hours and need convenient housing nearby. Offer flyers, snack bags, or small promo items to keep your community in their minds. Build a connection with office managers who assist new hires in finding housing.
Large Hospitals – Many hospitals have relocation programs for incoming staff. Contact their HR department to be added to their housing referral list.
Cosmetic Surgeons & Specialty Clinics – These cater to high-income patients and staff who may be looking for premium apartment living. Highlight your luxury amenities and concierge-style services.
Schools & Education Professionals
Public & Private Schools – Teachers and administrative staff are always looking for affordable housing options. Offer exclusive educator discounts and incentives.
Montessori & Early Learning Centers – Staff live locally and appreciate convenience. Offer lunch-and-learns or coffee drops to introduce your property.
Colleges, Universities & Tech Schools – Partner with student housing coordinators and faculty to assist with off-campus living referrals.
Financial & Government Services
Banks & Financial Institutions – Professionals in banking often relocate and seek secure, well-located housing. Partner with HR teams and offer referral incentives.
Police & Fire Departments – Public safety professionals work in shifts, so they value quiet, well-maintained communities. Offer special discounts or reserved parking spaces.
Post Offices & Government Buildings – Government workers often have stable employment and seek convenient living arrangements. Establish relationships with HR representatives.
💡 Sprout Membership Perk: We provide ready-to-use outreach marketing templates inside All-Access Membership so you don’t have to start from scratch. Explore The Memberships Here
Get This Marketing Checklist To Help Keep Track Of Your Outreach Marketing Tasks
An organized team is a successful team. Stay ahead and stay productive with this Marketing Checklist + other monthly planning resources inside the Spark membership for only $7.
DRIVING TRAFFIC THROUGH REFERRALS
Referrals are one of the most cost-effective ways to get more leases. Here’s how to make it work:
Referral Bandit Signs – Place eye-catching signs around the community reminding residents of referral bonuses. Try playful messages like “Friends make the best neighbors!”
Referral Automation Station – Set up a referral table in common areas with flyers next to the coffee bar or mail center. Make it effortless for residents to grab and share.
Resident Anniversary Outreach – Surprise residents by dropping off referral flyers at their workplace to celebrate their move-in anniversary.
Referral Parties (BYOF – Bring Your Own Friend) – Host a social event where residents bring a friend who might be looking for a new home. Offer fun perks like giveaways or refreshments.
Exclusive Referral Club – Reward repeat referrers with special gifts, upgraded amenities, or VIP event access.
💡 Sprout Members get exclusive referral materials to make this even easier. Grab them inside the Spark Membership! Join Spark HERE.
THREE QUICK WINS YOU CAN DO TODAY TO GET MORE TRAFFIC
If your occupancy is struggling, you need immediate action. Do these right now and watch what happens:
Post a move-in special on Facebook Marketplace. Listings here get instant exposure to renters actively searching for homes. Refresh your posts weekly to stay at the top.
Call one local employer and ask how you can partner. Be proactive and offer them a simple way to refer employees to your community.
Drop off free coffee at a nearby business with referral cards. This small act keeps your property top-of-mind and creates an easy conversation starter.
💡 Spark Members get exclusive social media templates and referral strategies to implement these ideas faster. Explore Sprout memberships HERE!
Don’t let another month go by with empty units. Start these outreach strategies now, and you’ll see results faster than you think.
You don’t have to struggle alone! The All-Access & Spark Memberships give you done-for-you marketing plans, social media templates, and outreach strategies to help you lease faster and with less stress!
Join today and let’s get those leases signed!
FOLLOW-UP STRATEGIES TO TURN TOURS INTO LEASES
Tours don’t always convert on the spot, and that’s okay! It’s the follow-up that seals the deal. Here’s how to stay top of mind:
Follow-Up Fun – Send them something unexpected in the mail (branded magnet, a $5 coffee gift card, or a playful sticker) to make them smile.
Leave With a Treat Bag – Give prospects a small goodie bag with snacks, a branded item, and a personalized note before they leave the tour.
Personalized Follow-Up Emails – Mention something specific they cared about during their tour to show you were listening.
Follow-Up Fridays – Dedicate Fridays to calling all prospects who toured but haven’t leased yet. A quick check-in can be the nudge they need.
Thank You Cards for Tours – A handwritten note makes an impact. It’s old-school but highly effective!
Resident Testimonial Email – Send a follow-up email featuring a happy resident’s story or review to build social proof.
💡 Spark Members get exclusive follow-up templates to make this even easier.
CURB APPEAL BOOSTERS
People judge with their eyes first. Make sure your community is putting its best foot forward!
Ensure Signage Looks Great – Clean, clear, and well-lit signage makes a world of difference.
Add Fun & Friendly Signs – Use welcoming chalkboard signs, banners, or seasonal décor to make your community stand out.
Keep Landscaping Pristine – No overgrown bushes or dead flowers! A well-kept property makes a great first impression.
Refresh Paint & Fixtures – A little fresh paint goes a long way in making things feel new and inviting.
Seasonal Decor – Festive wreaths, pumpkins in the fall, or fresh flowers in spring create a homey feel.
💡 Sprout Members get a checklist for keeping curb appeal fresh all year long. Join Spark today!
Your leasing success isn’t just about the tour - it’s about what happens before and after. With the right follow-up, curb appeal, and digital presence, you can create a seamless experience that keeps your community top of mind. Small, thoughtful actions add up to big results! If you’re ready to simplify your marketing, save time, and get access to expert strategies without the guesswork, Spark is here to help.