Senior Financial Analyst

Life Time Inc.; Chanhassen (MN); On-site; USD 90,000 - 130,000; Full time

Job summary

Life Time Inc. is seeking a Senior Financial Analyst - Property Development to provide high‑level planning, financial analysis, and operational support for Life Time Living initiatives.

You will model complex pro formas, analyze JV structures, and advise on development economics for a capital‑light platform. The role partners with Property Development, Finance/Accounting, and external partners to assess opportunities, track performance, and support growth across multi‑family residential

Qualifications

• Extensive, advanced experience in Microsoft Excel including complex formulas, pivot tables, and multi-sheet financial modeling.
• Strong understanding of accounting and finance principles, including how transactions flow through financial statements.
• Ability to follow through on deliverables and pay meticulous attention to details amidst multiple projects and tight deadlines.

Responsibilities

• Develop and maintain sophisticated multi-year pro formas for Life Time Living opportunities, including real estate cash flows and partner returns.
• Model multi-family development pro formas with hard/soft costs, financing, equity, and hold assumptions.
• Create analyses comparing JV structures, equity ownership, and co-investment scenarios for partner negotiations.
• Model development fee accrual and revenue recognition with construction milestones and contract delivery.
• Monitor JV performance, inflation-adjusted metrics, and operating metrics across lifecycle stages.

Skills

Advanced Excel

Financial Modeling

Accounting & Finance Principles

Attention to detail

Multi-project delivery

Education

Bachelor's degree in Finance, Accounting, Real Estate, Business or related field

Tools

Alteryx

Domo

Workday Adaptive Planning

Job description

The Senior Financial Analyst - Property Development will be responsible for providing high-level planning, financial analysis, and operational support for Life Time's LT Living concept. Life Time Living represents a unique growth avenue that combines multi-family residential development with luxury fitness and lifestyle experiences. This role will work closely with Property Development, Finance/Accounting, JV partners, and business operations to analyze complex deal structures, model prospective opportunities, provide insights on financial performance, and support the ongoing expansion of this capital-light, development-light business model.

The ideal candidate will have experience analyzing sophisticated financial structures, particularly in multi-family real estate development or capital markets environments. This role requires the ability to navigate complex joint venture arrangements, understand real estate pro formas, external financing structures, and equity co-investment partnerships. The analyst will be proficient in Microsoft Excel and industry-leading analytical software (Alteryx, Domo, Workday/Adaptive) and comfortable working with ambiguity, unstructured problem solving, and evolving priorities typical of a growth-stage real estate platform.

While this position has a primary focus on Life Time Living initiatives, there will be flexibility to provide analytical support to the broader Life Time Property Development team as priorities and opportunities evolve.

About Life Time Living

Life Time Living is a capital-light, development-light business model that creates premium residential communities anchored by world-class Life Time Athletic Country Clubs. The platform leverages strategic partnerships with quality real estate developers and operators to minimize internal overhead while maximizing brand integration and control. Key characteristics of this business include:

• Joint Venture Structure: Most projects are 50/50 JVs with experienced multi-family developers who lead the construction and leasing process
• Equity Investments: Life Time typically invests a small amount of equity per project, with capital deployed across multiple projects in various geographic markets and lifecycle stages (concept/financing, under construction, and operating)
• Development Fees: Life Time generates development fees by providing architectural oversight, brand standards compliance, and design management throughout the construction process
• Recurring Revenues: Life Time receives ongoing property management fees and/or licensing fees to operate the residential community and enforce Life Time brand standards
• Mixed-Use Integration: Each Living project includes a premium Life Time Athletic Club as the centerpiece amenity, creating operational synergies and enhancing member value

Job Duties/Responsibilities

• Financial Analysis & Modeling:
• Develop and maintain sophisticated multi-year pro formas for prospective Living opportunities, incorporating real estate development cash flows, equity partner returns, development fee timing, and ongoing management/licensing revenues
• Analyze and model multi-family development pro formas including hard costs, soft costs, construction financing, permanent debt structures, equity returns, and long-term hold assumptions
• Create detailed financial analyses comparing different JV structures, equity ownership percentages, and co-investment scenarios to support partnership negotiations with external developers and investors
• Model development fee accrual and revenue recognition related to Life Time's role as developer and designer, coordinating timing with construction milestones and contract deliverables
• JV Performance Monitoring:
• Support tracking and analysis of performance metrics across an evolving portfolio of JVs at different lifecycle stages (from pre-financing through construction, leasing, stabilization, and exit)
• Analyze JV earnings, loss distributions, equity valuation changes, and impairment considerations for financial reporting and management review
• Monitor and report on key financial drivers including absorption rates, achieved rents versus projections, operating expense budgets, and unit-level profitability metrics
• Capital Markets & Financing:
• Analyze external financing structures including construction loans, permanent mortgages, mezzanine debt, and preferred equity arrangements; assess terms, conditions, and impacts on project returns
• Support capital-raising activities including development of financial cases and return scenarios for potential limited partner co-investors
• Model sensitivity analyses around interest rates, leverage ratios, exit assumptions, and equity return thresholds
• Reporting & Insights:
• Design and maintain dashboards and reports tracking Life Time Living portfolio performance, investment returns, and development pipeline
• Prepare executive-level analyses and recommendations on prospective opportunities, market conditions, and strategic initiatives
• Support Property Development team with forecasting, budgeting, and financial scenario analysis
• Systems & Process Support:
• Manage Workday/Adaptive system needs for Property Development, including data entry, model maintenance, and reporting
• Support design and deployment of financial processes and reporting frameworks as the Living platform scales
• Collaborate with Finance/Accounting and Corporate Management to align on accounting treatment, financial planning, and strategic decision-making

Minimum Required Qualifications

• Extensive, advanced experience in Microsoft Excel including complex formulas, pivot tables, and multi-sheet financial modeling
• Strong understanding of accounting and finance principles, including how transactions flow through financial statements
• Ability to follow through on deliverables and pay meticulous attention to details in the midst of multiple projects and tight deadlines

Education

• Bachelor's degree in Finance, Accounting, Real Estate, Business or a related field

Years of Experience

• 5+ years of experience in financial or business analysis, real estate development, capital markets, or investment analysis

Licenses / Certifications / Registrations

• n/a

Preferred Qualifications

• Prior experience as a financial analyst or real estate analyst supporting multi-family residential development, real estate funds, or REITs
• Experience modeling or analyzing joint venture structures, equity partnerships, and co-investment arrangements
• Familiarity with commercial real estate development pro formas, debt structures, and permanent financing terms
• Capital markets experience, including work on debt financing, equity raises, or valuation analysis
• Experience with relational databases and data analytics tools
• Experience with SQL, SAS, Alteryx, Domo, or similar data analytics software
• Experience with Workday Adaptive Planning or similar corporate planning tools
• Ability to navigate unstructured problem solving and ambiguous situations
• Comfortable with changing priorities and the evolving nature of a growing real estate platform