by threshold | Aug 27, 2026 | Digital Marketing, Financial Marketing, General
Privacy changes have changed the retargeting playbook. For multifamily teams and community banks, the right answer is not chasing third-party cookies. It’s building a first-party data strategy that ties digital touchpoints to physical promo fulfillment and CRM activation. Here is a crisp, practical guide you can implement this month.
why cookieless retargeting matters now.
Browsers and platforms have made third-party cookies unreliable. Apple privacy updates and tighter browser limits mean traditional retargeting campaigns will lose reach and accuracy. That hits high-intent channels for leasing and banking hardest. If you want predictable conversions, you need data you own and a way to turn it into action without relying on external trackers.
the threshold playbook: a 6-step roadmap for cookieless retargeting.
This playbook pairs first-party data capture with fulfillment-triggered touchpoints. It is built for speed, compliance, and measurable lift. Use it for multifamily retargeting strategies or community bank digital marketing.
1. capture first-party signals at every touchpoint.
Start by collecting reliable identifiers. That includes email, phone, device data from your site, leasing portal activity, form submissions, and on-branch signups. For banks, add account opening forms and in-branch events. For apartments, add floor plan downloads, tour bookings, and waitlist signups. Make sure every form asks permission for contact and stores consent flags in your CRM.
2. build a privacy-first data layer and CRM schema.
Design a unified record per lead. Link web behavior, offline interactions, promo fulfillment history, and consent status. Use hashed identifiers for matching so you can activate audiences without exposing raw PII. For community bank digital marketing, document retention policies and encryption standards so your team can answer audits quickly.
3. segment and score for intent.
Turn first-party signals into audience segments. Examples:
- Multifamily high intent: scheduled a tour in the last 14 days and viewed 3 or more floor plans.
- Bank high intent: started account form and visited rate page more than twice.
Score leads by recency and depth of activity. These segments feed your retargeting channels and your fulfillment triggers.
4. activate without third-party cookies.
Use server-side activation and CRM-to-platform connections. Send hashed emails and phone numbers to platforms that accept first-party lists for matching. Run contextual and cohort-based ads for broader reach while using your matched lists for high-intent follow-up. Keep ad creative tight and message consistent with the fulfillment touchpoint you plan to send.
5. use promo fulfillment as a retargeting trigger.
This is where Threshold stands out. Branded welcome kits, on-site swag, and mailed offers do double duty. They act as offline confirmations of interest and as signals to your CRM to move leads into higher-touch sequences. Practical examples:
- Multifamily: When a prospect schedules a tour, immediately send a small welcome kit. Once the kit ships, update the CRM to fire SMS reminders and an email with a virtual tour link.
- Community bank: A new account applicant receives a branded debit card sleeve and welcome packet. When fulfillment completes, trigger a personalized financial education drip and a cross-sell ad cohort.
Promo fulfillment improves conversion and provides a clean event you can use for privacy-compliant remarketing without cookies.
6. measure, attribute, and iterate.
Define simple KPIs. For multifamily: tour-to-lease rate, cost per lease, and time-to-lease. For banks: account funding rate, new deposit volume, and cost per funded account. Use CRM event timestamps to attribute conversions to fulfillment triggers and first-party ad activations. Run A/B tests where you split segments between a promo fulfillment path and a control path to quantify uplift.
practical play examples.
short campaign for a lease-up.
Capture emails on new community landing pages with an incentivized floor plan download. Schedule tours and immediately send a branded tote or keychain. When the tote ships, push that audience to your matched list and a contextual ad buy. Send a lease incentive email 3 days after fulfillment. Measure signed leases within 30 days.
community bank onboarding funnel.
When an online applicant submits an ID, mark consent and stage in the CRM. Ship a welcome packet with printing of account number and a small branded notebook. On shipment, trigger a personalized video email explaining next steps and a matched-audience ad that highlights local branch services. Track funded accounts within 15 days.
compliance and security notes.
Keep consent records with timestamps. Hash PII before sending to ad platforms. Limit access to raw customer data and document your retention schedule. For community banks, align with your compliance officer and keep a clear audit trail for any third-party vendors handling fulfillment or data matching.
quick implementation checklist.
- audit current first-party signals and consent flows
- create a single CRM record for each lead and a hashing process for PII
- map segments and scoring rules tied to fulfillment triggers
- set up server-side activations and matched list uploads
- select promo SKUs that match the audience and budget
- instrument measurement events and a simple A/B test
Cookieless retargeting is not theory. It is practical work you can start this week. Threshold combines bank-grade data processes, rapid creative execution, and promo fulfillment to make these campaigns real fast. Want to run a pilot for a lease-up or new account drive next month? Yep, we can do that.
by threshold | Dec 15, 2025 | Culture, Digital Marketing, Financial Marketing
the work behind the awards.
At the start of 2025, we were clear on what “good” needed to look like:
⭕ launch websites and campaigns that actually move leasing, accounts, and deposits
⭕ prove impact with real numbers, not just nice creative
⭕ keep things fast and affordable enough for lean internal teams
By the end of the year, we had student housing projects that fully leased ahead of opening, financial campaigns that beat growth goals, and property websites delivering multi-digit conversion lifts.
The awards were a bonus. The real story is the work.
Below are a few of the projects that defined 2025 for Threshold, and the results that earned recognition from Davey Awards, w3 Awards, MUSE Awards, and a spot on Chief Marketer’s 2026 Agencies of the Year list.
Gateway 737: from zero brand to 100% leased.
Client: Holder Properties
Vertical: Student housing
Project: Full brand build, website, and leasing strategy for a 940-bed community in Columbia, SC
the challenge.
Gateway 737 started in 2024 with no name, no brand, no website, and no renewals to lean on. It would open in August 2025 in a competitive University of South Carolina market, surrounded by established communities with years of word-of-mouth.
The brief was simple and unforgiving:
“Build a brand and digital presence that lets a brand-new property compete like a market leader.”
what we did.
⭕ named and branded the community from the ground up, including logo, color system, and messaging that speaks to USC student life
⭕ launched a high-converting landing page early, then a full site focused on fast floor-plan discovery, mobile UX, and clear CTAs
⭕ turned every physical touchpoint into media, from brochures to a construction trailer that transformed into a leasing lounge
⭕ focusing on organic engagement and cultural resonance—via on-campus events, strong social media, and an authentic brand—rather than high media spending.
the results.
The leasing numbers tell the story:
⭕ 250+ leases in the first month (27.5% leased)
⭕ 115 leases in a single week
⭕ 90% leased within four months of pre-leasing (Sept–Dec 2024)
⭕ 100% leased by the first week of March 2025, months before doors opened
For a brand-new property with zero renewals, that is a rare outcome. Gateway 737 quickly climbed near the top of its market’s pre-leasing charts.
In late 2025, that same work earned:
⭕ Davey Awards Silver for Gateway 737: Student Housing Website
⭕ w3 Silver Award in Real Estate Websites
Dannemora Federal Credit Union: beating growth goals in a tough market.
Client: Dannemora Federal Credit Union (DFCU)
Vertical: Financial – credit unions
Project: Full-funnel digital acquisition campaign
DFCU serves members across four upstate New York counties. Competing against national digital banks and fintechs, they needed to:
⭕ grow new checking accounts and deposits
⭕ stay compliant and on-brand
⭕ maximize value from a finite media budget
the strategy.
Threshold built a multi-stage campaign focused on Kasasa Cash Back checking, with:
⭕ upper-funnel awareness and engagement on Meta and Google Display
⭕ high-intent search campaigns to capture active account shoppers
⭕ tight geographic and behavioral targeting to avoid wasted spend
⭕ persistent retargeting to move warm prospects from “interested” to “opened account”
the results.
Within 12 months, DFCU saw:
⭕ 34% lift in new accounts (596 new accounts against a 20% growth goal)
⭕ 24% lift in deposits, adding $2.4M in new deposits
⭕ search CTR roughly 3x higher than industry benchmarks
This is what “performance marketing” means for financial institutions: measurable member and deposit growth, not just impressions.
Threshold is a go-to partner for banks and credit unions, serving more than 200 financial institutions nationwide with integrated branding, digital, and website work.
Maxwell Downtown Brooklyn: urban lifestyle, conversion built in.
Client: Maxwell Downtown Brooklyn
Vertical: Multifamily
Project: Branding-first website for a new Brooklyn community
Maxwell sits in one of the most competitive rental markets in the country. Prospects compare it to dozens of buildings within a short subway ride and make decisions quickly on mobile.
The site we launched for Maxwell focused on three things:
- neighborhood and lifestyle first – visuals and copy anchor the building in the energy of Downtown Brooklyn, not just unit specs
- clear paths to action – simple journeys from homepage to floor plans, availability, and tour booking
- speed and accessibility – lightweight build, mobile-first layouts, and trust-building content architecture
In 2025, that work earned a Gold Davey Award in the Real Estate Website category
We are also seeing this type of build become the new baseline for our property work: lifestyle-driven, but ruthlessly focused on getting prospects to the next step in the leasing journey.
recognition that followed the work.
None of these projects were built to chase trophies. But it matters when outside judges see the same quality and performance our clients experience day to day.
In 2025, that translated into:
⭕ Davey Awards Gold – Maxwell Downtown Brooklyn, Real Estate Website
⭕ Davey Awards Silver – Gateway 737, Student Housing Website
⭕ w3 Silver Award – Gateway 737, Real Estate Website
⭕ MUSE Creative Silver Award – Straits Row Apartments, Website – Real Estate
⭕ Chief Marketer 2026 Agencies of the Year – Threshold listed among the industry’s top marketing agencies, highlighting the quality and consistency of our work across clients
We also renewed our Great Place to Work® Certification for 2025, which we love most because good culture shows up in the work: engaged teams, smoother collaboration, and ideas that go a layer deeper for clients.
what this means for your 2026 marketing.
Looking back at 2025, a few patterns show up across all of this work:
⭕ the briefs were specific. Grow leases fast, grow deposits by a certain percentage, and hit pre-leasing targets.
⭕ the work was practical. Websites and campaigns were built to do a job: get someone from curiosity to conversion.
⭕ the measurement was intentional. From leasing velocity to cost per conversion, we built every project with a feedback loop.
If you are leading marketing for a real estate brand, a bank or credit union, or another growth-minded organization, here is the simple lens we use:
Can we tie this project to numbers you care about, then design the creative, media, and web experience around that?
If the answer is yes, we are probably a good fit. by threshold | Sep 10, 2024 | General, Marketing, Thought Leadership
Amanda Spicer
Digital CSM
The real estate industry has always been very dynamic, but recently, it has undergone significant shifts that have impacted renters. As the housing market continues to evolve, renters find themselves navigating a difficult environment influenced by economic conditions, changing demand, and new trends.
Let’s take a closer look at the current state of the real estate industry for renters, including some challenges they face and opportunities that are coming.
rising rental costs.
One of the most pressing issues for renters today is the continuous rise in rental costs. Across urban and suburban areas, rental prices have skyrocketed, making it increasingly difficult for many to afford housing. An analysis of Zillow and StreetEasy’s rental data shows that rent prices across the US are increasing at a faster pace than wages, especially in major cities like New York. This mismatch between rising rents and stagnant wages means a larger portion of people’s income is going towards housing, making affordability more difficult and unrealistic. Several factors contribute to this trend, including:
- High Demand & Low Supply: The demand for rental properties has outgrown the supply, particularly in high-demand areas like major cities and hubs. This imbalance is contributing to higher costs, leaving renters with very few affordable options.
- Inflation & Economic Pressures: As inflation affects the entire economy, owners are often compelled to raise rents to cover their costs for property maintenance, taxes, and utilities.
- Post-Pandemic Market Adjustments: The COVID-19 pandemic led to fluctuations in the rental market, with some areas experiencing temporary rent drops. However, as the market has rebounded, rents have significantly increased.
For renters, these rising costs mean that budgeting for housing requires careful planning and may require exploring alternative living options. We have seen an influx in sharing spaces, tiny living, or relocating to less expensive areas.
the shift toward suburban and rural rentals.
The pandemic has accelerated a trend toward suburban and rural living. With the rise of remote-first work, many renters are no longer tied to urban areas and are seeing more space and affordability in suburban or rural areas. This shift has resulted in:
- Increased Demand in Suburban + Urban Areas: Suburban and rural areas have seen a surge in demand for rental properties. This increase is now driving up rents in these areas.
- Changing Rental Market Dynamics: Owners in traditionally less competitive markets are finding themselves in a stronger position, able to demand higher rents and offer fewer concessions.
For renters, this trend opens up opportunities to find more spacious and affordable housing, but it also requires adjusting to different lifestyles and potentially longer commutes for in-person work.
the rise of build-to-rent communities.
A huge development in the real estate industry is the rise of build-to-rent (BTR) communities. There are residential developments specifically designed for renting rather than selling. BTR properties offer a wide range of amenities and are often managed by professional property management companies, providing a higher level of service than traditional private rentals.
Some benefits include:
- Modern Amenities & Services: BTR communities often come with features like gyms, pools, coworking spaces (perfect for remote work), and community events, perfect for a high-end lifestyle. And, regularly exceeding the offerings of a traditional apartment complex.
- Flexibility & Stability: Renters in BTR communities may benefit from long lease terms and more stable rental costs, proving better security and predictability.
However, the premium nature of these properties can also mean higher rents, so renters are forced to weigh the value of amenities against the cost.
As the demand for BTR communities grows, strategic digital campaigns are essential to stand out in the market. In August 2023, we teamed up with a BTR community near Atlanta to help boost leasing and reach their 94% occupancy goal by April 2024. Through dynamic Google and Social Media campaigns, we surpassed expectations. In just six months, they achieved 100% occupancy, over 300,000 impressions, and an impressive 80% average website engagement rate.
For more details, check out our recent Legato Lakes Case Study.
the impact of technology on renting.
Technology continues to revolutionize the rental experience, making it easier for renters to find, lease, and manage their homes. Some of the ways technology is impacting renters include:
- Online Rental Platforms: Websites and apps have streamlined the process of searching for and applying to rental properties, giving renters access to more options.
- Smart Home Features: Many rental properties are equipped with smart home technology, such as keyless entry, smart thermostats, and security systems, enhancing convenience and safety.
- Virtual Tours & Remote Leasing: The pandemic accelerated the acceptance of virtual tours and remote leasing, allowing renters to view and secure properties without needing to be physically present.
These technological advancements offer greater convenience but also require renters to be more tech-savvy and vigilant about online security.
opportunities for renters.
Despite the challenges, there are still many opportunities in today’s market:
- Rent-to-Own Programs: Some developers and owners offer rent-to-own options, allowing renters to build equity in their home over time with an option to purchase the property later. This can be a viable path to homeownership for those who are not able to provide a down payment.
- Exploring Emerging Markets: Renters willing to explore new up-and-coming neighborhoods or smaller cities can often find more affordable rents and a higher quality of life, with the added benefit of potentially seeing property values rise if they choose to purchase in the future.
- Specials & Concessions: In some markets, especially where there is a surplus of rentals, owners and property managers may offer competitive pricing, specials, or additional concessions, such as discounts on rent or waived application fees.
The current state of the real estate industry presents both challenges and opportunities for renters. Rising rental costs, shifting market dynamics, and the impact of technology are all forming a new landscape. By staying informed and being strategic, renters can navigate these changes and find housing that meets their needs and budget. As the market continues to evolve, renters who are adaptable and proactive will be best positioned to thrive in this complex industry.
about the author.
Amanda is the Digital Junior Client Success Manager at Threshold. In her role, she is responsible for relationship management, client advocacy, renewals and upsells, monitoring metrics, strategy development, and documentation and reporting. When she’s not busy managing her clients, you can find her picking out new plants, watching Cowboys football, running her small business, or spending time with her fur baby, Daisy Marie.
by threshold | Jul 2, 2024 | Digital Marketing, General, Marketing
Legato Lakes, a pet-friendly townhome community situated in Pooler, GA, embarked on a marketing campaign with Threshold to drive leasing activity and achieve a 94% occupancy goal by April 2024. With a focus on showcasing its brand-new, smart home features, and scenic lake views, Legato Lakes aimed to attract prospective residents through targeted digital campaigns.
Commencing on August 22, 2023, Threshold launched campaigns for Legato Lakes primarily on Google Search and Paid Social platforms (Facebook & Instagram Ads). Leveraging its unique selling points, including smart home features, lake views, and private fenced yards in select homes, the community sought to resonate with potential tenants seeking modern and convenient living spaces.
The campaign yielded impressive digital and leasing results:
- Total Impressions: 318,378
- Total Clicks to the Website: 20,248
- Paid Search Website Traffic Engagement Rate: 79%
- Paid Social Website Traffic Engagement Rate: 62%
- Leasing Goal Achievement: Exceeded the 94% occupancy goal by reaching 100% by April 1st
- Lease Conversion: Exceeded monthly goals with more than 6 leases signed each month
- Total Leases Signed: 54 leases signed over 6 months
The campaign generated significant digital engagement, with high click-through rates and website traffic engagement rates on both paid search and social media platforms. This indicates effective targeting and compelling ad content that resonated with the target audience.
Legato Lakes surpassed its leasing goal well ahead of schedule, achieving full occupancy by April 1st. The consistent lease conversion performance, with more than 6 leases signed each month, demonstrates the effectiveness of the marketing efforts in driving tenant interest and conversion.
The community’s emphasis on modern amenities, such as smart home features, along with the allure of lake views and private fenced yards, proved to be compelling selling points that attracted renters seeking quality living experiences.
In conclusion, Threshold’s strategic digital marketing campaign for Legato Lakes effectively drove leasing activity and surpassed occupancy goals, showcasing the community’s appeal and attracting renters seeking modern, pet-friendly townhome living in Pooler, GA. By leveraging its unique features and amenities and maintaining a focus on customer satisfaction, Legato Lakes is positioned for continued success in the competitive rental market.
by threshold | Jul 10, 2023 | Digital Marketing, Marketing, Tech/Web, Thought Leadership
Abby Barnes
AI: ever heard of it?
As the digital marketing landscape continues to rapidly evolve, artificial intelligence (AI) is emerging as a critical tool for marketers. At Threshold, we’ve witnessed how AI is reshaping customer interactions and enabling marketers to make more informed marketing decisions.
To fully unlock the potential of AI and create personalized customer experiences, it’s crucial to understand its fundamentals, select the right AI technologies, and measure its impact. We’ve created a guide to equip you with the knowledge you need to really harness AI’s capabilities, enhance your marketing campaigns, and drive your team toward success.
Let’s get started, shall we?
what is AI?
AI simply refers to the ability of machines to perform tasks that traditionally require a human. In digital marketing, AI plays a critical role in helping businesses automate and optimize their marketing efforts to create more personalized experiences for their customers. Cool, right?
One use of AI in digital marketing is through the use of machine learning algorithms. These algorithms can process and analyze large datasets, including customer behavior and preferences. AI can help identify patterns and predict future behavior, allowing marketers to develop more strategic and personalized marketing campaigns.
But it doesn’t stop there. Another application of AI is through the use of chatbots on your websites. Many property management companies have already started adopting these bots as they can serve as valuable virtual assistants, capable of delivering instant support.
what are the benefits of AI in Digital Marketing?
We’re so glad you asked.
enhanced efficiency
AI helps with automating tedious tasks like data collection, analysis, and segmentation, freeing up valuable time for marketers to focus on strategic initiatives.
personalized experiences
Leveraging AI tools allow marketers to gain insights into customer needs and preferences, providing tailored campaigns that resonate with your target audience.
real-time optimization
AI-powered analytics provide real-time insights into customer behavior, enabling marketers to optimize campaigns quickly. By leveraging AI’s ability to analyze vast datasets, businesses can make data-driven decisions that enhance marketing strategies and deliver better results.
automation and scalability
AI automates various marketing tasks, including customer service, data analysis, and social media and email scheduling. This automation allows businesses to scale their marketing efforts efficiently as their customer base expands.
identifying the right AI technologies
Choosing the right AI technologies that align with your specific needs is crucial for successful implementation in marketing. A wide range of AI-driven tools, from customer service bots to data analysis platforms, are available. Like any technology, AI in marketing carries inherent risks that should be addressed. Privacy concerns may arise when collecting and analyzing customer data using AI-driven tools.
That’s some serious business.
It is crucial to ensure that data is collected and used securely and in compliance with regulations. Additionally, being aware of the potential for bias in AI algorithms and taking steps to ensure accuracy and fairness are paramount.
integrating AI into your marketing strategy
Once the appropriate AI technologies have been identified, integrating them into your marketing strategy is key. As digital marketers, we’re already using AI-driven initiatives in Google Ads campaigns. Responsive Search and Display Ads are the perfect example!
By providing multiple headlines, descriptions, and creative assets, Google’s AI will generate ad combinations and learn over time which combinations drive better results.
AI-driven tools enhance efficiency and campaign effectiveness, but it is crucial to track and evaluate results. By measuring campaign performance, you can identify areas where AI has the most significant impact and make informed adjustments. Plus, (last point, promise), considering factors such as cost and return on investment helps ensure you make informed decisions about implementing AI technologies.
to sum it up
The potential of AI in marketing is vast, and understanding how to harness its power is vital for marketers. This comprehensive guide gives you a quick overview of the fundamentals of AI in marketing, along with how you can see success in implementation.
By embracing the benefits and mitigating the risks associated with AI, you can unlock your marketing team’s potential and drive better results.
Tired of spending precious hours trying to decipher AI, ad trends, and where to put your spending? We don’t blame you. Luckily, we have a solve. At Threshold, we are well-versed in AI technology and can guide you through this transformative journey.
Contact us today to explore the revolutionary possibilities AI offers for your marketing initiatives.
before you go
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