Vacation Rental Property Manager - Texas

Eterniti; Johnson City (TN); On-site; USD 60,000 - 66,000; Full time

Benefits offered by this job

Health insurance

401(k) retirement plan

Two weeks of paid vacation

Seven paid holidays

Discounted stays across portfolio

Significant autonomy and ownership

Job summary

Eterniti seeks a Property Operations Manager to oversee 15–30 Hill Country vacation properties, traveling between Boerne, Llano, Dripping Springs, and surrounding areas.

You will manage housekeeping, inspections, vendor coordination, and operational readiness while maintaining owner and brand standards. Strong financial skills and multi-site experience are essential.

Qualifications

• At least three years of experience in property operations, hospitality operations, facilities management, or multi-site field service.
• Experience managing vendor relationships and holding contractors accountable to quality and timing standards.
• Fluency in Google Sheets and property management software, with openness to using AI tools to reduce admin work.

Responsibilities

• Keep 15 to 30 properties guest-ready, well-maintained, and aligned with owner and brand standards.
• Schedule and quality-check housekeeping, inspections, maintenance, and turnovers through our operating systems.
• Source, coordinate, and manage vendors for repairs, preventive maintenance, and property projects.
• Obtain bids, secure approvals, monitor costs, and ensure work is completed to standard.
• Serve as the primary operational contact for homeowners, answering questions, coordinating owner visits, and strengthening relationships.
• Manage inventory and ordering for linens, guest supplies, and other property essentials.
• Onboard new properties into the portfolio, including setup, vendor coordination, and operational readiness.
• Review expenses, approve invoices, coordinate vendor payments, and complete month-end reconciliation for your portfolio.
• Provide backup support to the Fredericksburg and Spicewood property managers, with reciprocal support from the regional team.

Skills

Property operations

Hospitality operations

Vendor management

Financial management

Google Sheets

Property management software

Driver's license

Tools

Google Sheets

Property management software

Job description

Property Operations Manager, Texas Hill Country
Location: Johnson City, Texas, or within approximately 15 minutes
Job type: Full-time, on-site
Reports to: Director of Operations
This is a field-based role, not a desk job. You will travel between properties most days, so living close to the portfolio is essential. We do not offer relocation assistance.

Compensation:

• $60,000 base salary
• $5,000 annual performance bonus
• Monthly guest score bonus, typically $50 to $150, with the potential to reach $500 in a strong month
• Realistic first-year total compensation of approximately $66,000
• Mileage reimbursement at $0.22 per mile, based on approximately 250-300 miles per week

The Role
As Property Operations Manager, you will oversee the day-to-day operations of 15 to 30 high-end vacation homes and ranches throughout the Texas Hill Country, including properties in Boerne, Llano, Dripping Springs, Kendalia, Fredericksburg, Wimberley, and surrounding areas. This position will assist our two other Hill Country property managers.

These are large-acreage properties where operational challenges can be complex and time-sensitive. A well pump can fail just before a $4,000 weekend booking. An owner may need an explanation for a 30% increase in linen costs. You will be the person who manages these situations from start to finish. You will also serve as the primary operational contact for homeowners, building the trust and relationships that are central to the role.

Most days will involve visiting one to five properties. You may inspect a turnover, meet with a vendor, walk a new home during onboarding, or check in with a housekeeping crew. You should expect approximately 300 miles per week across county roads, highways, and long gravel driveways.

What You’ll Do

• Keep 15 to 30 properties guest-ready, well-maintained, and aligned with owner and brand standards
• Schedule and quality-check housekeeping, inspections, maintenance, and turnovers through our operating systems
• Source, coordinate, and manage vendors for repairs, preventive maintenance, and property projects
• Obtain bids, secure approvals, monitor costs, and ensure work is completed to standard
• Serve as the primary operational contact for homeowners, answering questions, coordinating owner visits, and strengthening relationships
• Manage inventory and ordering for linens, guest supplies, and other property essentials
• Onboard new properties into the portfolio, including setup, vendor coordination, and operational readiness
• Review expenses, approve invoices, coordinate vendor payments, and complete month-end reconciliation for your portfolio
• Provide backup support to the Fredericksburg and Spicewood property managers, with reciprocal support from the regional team

Schedule
This is hospitality operations, so the schedule follows guest stays rather than a traditional 9-to-5 workweek.

• On-call rotation: Three managers rotate coverage, so you will typically be on call 10 days week out of every month. A normal on-call week includes approximately two to three after-hours calls from our Guest Experience Team and if emergent, travel to a property.
• Peak periods: Spring break, Fourth of July, Thanksgiving, and Christmas week are among our busiest times. You will work some peak weekends and holidays, with coverage and holidays rotating across the regional team.
• Day-to-day flexibility: Outside of peak periods and your on-call weeks, you will have meaningful autonomy over how you structure your days. We receive 7 paid holidays per year.

What We’re Looking For

• At least three years of experience in property operations, hospitality operations, facilities management, or multi-site field service
• Vacation rental or hotel experience is ideal, but strong multi-site operations experience can translate well
• Experience managing vendor relationships and holding contractors accountable to quality and timing standards
• Confidence serving as the direct point of contact for demanding, high-net-worth homeowners or clients
• Strong financial and administrative skills, including the ability to review property P&L lines, identify invoice discrepancies, and close out a month
• Fluency in Google Sheets and property management software, along with an openness to using AI tools to reduce administrative work
• A valid driver’s license, clean driving record, and reliable personal vehicle suitable for highway and ranch-road travel
• A calm, practical approach to problem-solving. Septic failures do not happen at convenient times.

Compensation and Benefits

• $60,000 base salary
• $5,000 annual performance bonus
• Monthly guest score bonus, typically $100 to $150 and up to $500 in a strong month
• Mileage reimbursement at $0.22 per mile, approximately 250 miles per week
• Health insurance
• 401(k) retirement plan
• Two weeks of paid vacation
• Seven paid holidays
• Discounted stays across our portfolio
• Significant autonomy and ownership over your portfolio, without constant oversight

About Us
We operate boutique vacation rentals in destinations people plan their year around. In Texas, our Hill Country Rental Portfolio includes ranches, river houses, and hilltop homes across Blanco, Gillespie, Llano, Hays, and Kendall counties.

We are part of Eterniti, a global group of independent vacation rental operators that share technology and operational expertise while maintaining their own local identities.

In practical terms, you will join a small, autonomous Texas team with the systems, resources, and support of a much larger organization.

Our Hiring Process
We move quickly. The process from application to offer typically takes less than two weeks, and we will keep you informed at every stage.

1. Phone screen: 30 minutes
2. Interview: 1 hour
3. Offer
4. Background check
5. Sign PIIA (non-solicit, non-compete, and employment agreement)

How to Apply
Please send your resume and a few sentences describing the largest or most complex property portfolio you have personally managed.