Director of Operations

Eterniti is building one of the world's leading premium vacation rental property management platforms. Backed by Limestone Capital, we partner with established regional vacation rental brands and support them with centralized technology, revenue management, marketing, operations, data and AI. The idea is simple: local market expertise, plus the resources and discipline of an institutional platform.

Our brands include Emerald Stay (premium homes), Bo House (luxury) and Verbier Exclusive (ultra-luxury). In Europe we're already established across the south of France, the French Alps, the Swiss Alps and Spain.

Eterniti Americas leads the group's growth in the Americas. We've rolled out Emerald Stay across premier destinations in Vermont, New Hampshire, Massachusetts, upstate New York, Texas and Arizona, and we keep expanding into new markets, with roughly one acquisition every quarter. Our goal is to build the leading premium vacation rental property management platform in the Americas and pass $250 million in Gross Booking Revenue by 2030.

The Role

Reports to:

Franklin, CEO of Eterniti Americas

Location:

In person in Austin, TX

Travel:

20 to 30% across the US

We're hiring a Director of Operations to lead the general managers who run our local businesses. This is a senior role and a seat on the US leadership team, working alongside Franklin and the rest of leadership on how we run, grow and integrate the business.

We grow by acquiring established property management companies, usually with strong local leaders who have deep relationships with homeowners and whom we want to keep. Each market's GM or operations lead reports to you. Your job is to help each of them run a better business: assess them, coach them, hold them accountable to clear goals, hire when there's a gap and make a change when someone isn't the right fit. You'll go deep into a market when it needs it, but you'll lead through the GMs, not around them.

You'll also own the operating outcome of every acquisition. Our M&A Integrations Lead runs the process around closing. You make sure the business we bought is stronger a year later, with its homeowners, its management contracts and its best people still with us.

Our business already works and is profitable. You're not coming in to rebuild it. You're coming in to improve what exists, make KPIs and accountability clearer, and help us scale much faster as we add markets. The hardest part is judgment: knowing what should be the same in every market, what should flex to fit local guests, owners and what's possible on the ground, and when to preserve what made a local business successful in the first place.

Our businesses run lean, so you'll also need to get into the detail yourself, especially on process and systems, to see what's working and fix what isn't.

What you'll do
Lead and develop our GMs

Lead the GMs and operations leads in Texas, Arizona, New Hampshire, Vermont, Massachusetts and upstate New York, plus each new market we add

Assess each local leader and team honestly, and build a clear plan for each market: who stays, who grows and where the gaps are

Set clear goals for every GM and run a weekly and monthly rhythm to review results, solve problems and hold people accountable

Coach GMs to run stronger businesses, and step in directly when a market needs it

Hire great local leaders when there's a gap, and make changes quickly when someone isn't the right fit

Shape the org structure for each market and for US operations as a whole

Own the operating outcome of acquisitions
Our M&A Integrations Lead runs the deal process and the closing checklist: diligence logistics, bank accounts, employment agreements, contracts, insurance, registrations and the first 90 days of setup. You own what happens to the business:

Assess the local team, the homes and the operation during diligence, and give a clear view of what integration will really take

Work with the existing leader after close to decide what changes, what stays and in what order

Protect homeowner relationships and management contracts through the transition, with owner retention as a core measure of success

Bring each new market onto our standards and KPIs without breaking what made it successful

Turn what we learn on each deal into a repeatable playbook so the next one goes faster

Raise the standard across every market

Improve and scale our standards for housekeeping, property setup, hospitality, guest communication and maintenance

Decide what must be consistent everywhere and where markets should do things their own way

Bring the Emerald Stay brand to life in the US through a consistent guest experience, brand-standard linens and amenities, and regular quality inspections

Make sure every market stays compliant with local short-term rental rules, permits, safety requirements and insurance standards

Performance and accountability

Own the operating side of each market's P&L with the Director of Finance: cost to serve, operating margins, guest scores, owner retention and GM performance

Work jointly with the group's central teams on pricing, revenue management and marketing, bringing the market knowledge that helps them make the right calls

Set clear KPIs for every market and make sure every GM knows how they're measured

Improve margins across housekeeping, maintenance, linens, supplies and vendor spend, and consolidate vendors where it makes sense

Plan staffing around seasonality, since our markets peak at very different times of year

Systems and process

Get into the systems each market uses, see how they're really being used, and simplify where things are duplicated or broken

Keep operations stable as each market moves onto the group's central tech stack

Use data and reporting to spot problems early and make decisions on facts

Strategy and leadership

Be part of the US leadership team and help shape where and how we grow

Give a clear operating view on potential acquisitions and new markets

Represent US operations with Eterniti leadership in Europe and share what's working in both directions

What you bring

10+ years in operations, including several years leading general managers or site leaders across multiple markets or locations

A track record of assessing, coaching and upgrading local leadership teams, including making tough people decisions

Experience integrating acquired service businesses, ideally several, while keeping customers and key people through the transition

Real P&L ownership, with operating results you can point to

Experience bringing teams from different businesses together around shared standards and KPIs

Good judgment on when to improve a process and when to preserve what's already working

Comfortable getting into systems and data yourself, and simplifying them

A strong business partner to leadership who backs recommendations with data

Comfort in a lean company: you can walk a property in the morning and present to leadership in the afternoon

Nice to have

Hospitality, vacation rental or property management experience

Experience with vacation rental tech such as Guesty, PriceLabs or Breezeway

Luxury or upscale service background

Experience working with a European or international parent company

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