Paul Marfione

Experienced real estate developer with extensive experience in driving growth and strategic planning. Recognized for exceptional deal execution skills and strategies, as well as proven methods for obstacles while mentoring teammates through challenges. Strong foundation in development management and stakeholder communication, with a proven ability to adapt to changing business environments.

Vice President of Business Development at Harmony Housing Affordable Development Inc. (2025-09 – Present)

Leading business development and affordable housing project expansion

• Executed planning and development of company's first LIHTC project in Virginia, significantly broadening market reach in the Mid-Atlantic
• Optimized and streamlined investment committee processes, enabling department to underwrite over 3,300 units across Eastern and Midwestern regions of the U.S.
• Developed and executed business growth initiatives, increasing organizational capacity for affordable housing projects
• Oversaw market analysis and competitive research to identify new business opportunities in housing development sector

Vice President of Development at Conifer Realty, LLC (2023-01 – 2025-08)

Strategic expansion and development management for affordable housing projects across southeastern United States

• Executed Conifer's Five Year Strategic Growth Expansion into the Southeast Region of the United States, securing Low Income Housing Tax Credit Awards in Virginia, and creating a Company pipeline of over 1,000 apartments throughout NC, SC, GA and FL in 2 years
• Established system mapping for selecting low-risk, high reward sites for pipeline development in VA, NC, and SC
• Created and led process for securitization of General Partner interests
• Guided the Executive Leadership Team in exiting developments during the predevelopment stage, saving valuable working capital and repositioning funds for other financially feasible ventures
• Built strong relationships with community partners at the State and Municipal levels to expand the organization's reach and impact locally and nationally
• Collaborated with Executive Leadership to develop long-term financial goals, resulting in sustained organizational stability during expansion efforts
• Hire, mentor and foster relationships with Development Team Staff; thus, creating a strong morale while working through difficult closings and financing applications
• Strengthened existing, and forged new relationships with lenders and investors, expanding opportunities for preferable debt and equity terms on expansion developments

Project Director at Conifer Realty, LLC (2016-12 – 2022-12)

Construction finance closings and project execution management

• 2016 Conifer Emerald Award of Excellence Recipient
• Execution of construction finance closings for over $298M in TDC for over 1,000 apartments across New York and Pennsylvania
• Created positive working relationships with New York State Homes and Community renewal (NYSHCR), Pennsylvania Housing Finance Agency (PHFA), USDA Rural Development, HUD, Design Professionals, General Contractors, and Property Management Team through regular progress tracking
• Managed cross-functional teams to ensure seamless transition throughout all stages of the development process

Project Coordinator at Conifer Realty, LLC (2014-05 – 2016-11)

Project coordination and interdepartmental communication

• Coordinate on-time and on-budget delivery of over 278 units in New York, totaling over $42M in TDC
• Liaised between departments to facilitate communication and keep appropriate parties updated on project developments

Asset Manager at Conifer Realty, LLC (2011-05 – 2014-04)

Property-level financial management and portfolio analysis

• Implementation of new property-level financial budget for 220 communities, creating a user-friendly model, decreasing training schedules, and increasing time spent on KPI's
• Managed risk by conducting thorough due diligence on potential acquisitions and regular portfolio reviews
• Created tax savings from analysis of real estate assessments for entire portfolio

Bachelor of Science in Accounting – Saint John Fisher College (2006-05)