Business Manager - The Terra

The Business Manager role at The Terra isn't a desk job where you close your door and run reports. It's the hub position of the entire community. On any given day, you're reviewing occupancy trends with your regional VP, walking units with maintenance to confirm make-ready quality, and then pivoting to a vendor negotiation over a service contract. The residents, the team, the asset performance , they all run through you.

Olympus Property has earned recognition as a top employer from the National Apartment Association three consecutive years, and from talking to people who've worked there, the culture language they use isn't just marketing copy. The family-oriented framing shows up in how they invest in their people , educational assistance, career pathing, leadership conferences, a sabbatical program. These are structures that actually require buy-in at the management level to work. That's part of what this role is: you model the culture as much as you manage the property.

The financial side of this position is real and substantive. You'll own budget forecasting, monthly performance analysis, and annual business plans. You'll track NOI, manage expenditures, and report directly to regional leadership on where the asset stands and where it's headed. Olympus uses RealPage and Onesite, so fluency with those platforms matters , not just for leasing operations but for pulling the data that drives those conversations.

What separates strong candidates here from average ones is the ability to hold two things at once: the warmth to genuinely lead a team and connect with residents, and the financial discipline to treat the asset seriously. A lot of property managers are good at one or the other. The Terra is a Class A community in Louisville, and at that tier, residents notice the difference between a manager who's engaged and one who's just processing work orders and renewals.

What you'll bring

• At least three years of multifamily property management experience, with luxury or Class A background strongly preferred
• Hands-on experience with RealPage, Knock, or Onesite
• A track record of leading and developing onsite teams, not just supervising them
• Comfort with budget creation, variance analysis, and financial reporting
• Flexibility for a Monday through Friday schedule with occasional after-hours availability for resident events or emergencies

The pay range for this role sits between $78,000 and $82,000 annually, with monthly commissions and quarterly and annual bonus eligibility on top of that. The full benefits package includes medical, dental, vision, 401(k) with employer matching, life insurance, disability coverage, pet insurance, and an apartment rental allowance.

If you've been running a property well and want to do it somewhere that actually notices, this is worth your attention.