Property Management Fort Myers: Investor Playbook for 2025

Posted on 2025-12-26 16:55:07

If you possess leases in Fort Myers or plan to buy in 2025, you’re playing on a box that rewards precision. Insurance rates jumped after up to date storms, brief‑term rentals face new scrutiny, and tenant expectations rose in the time of the work‑from‑everywhere shift. Yet call for is secure throughout Lee County, from gateway neighborhoods close the airport to riverfront pockets in Whiskey Creek and the McGregor hall. The proper belongings leadership approach will continue your net operating cash continuous even when the headlines swing among growth and cleanup.

I deal with and endorse on portfolios across Southwest Florida. What follows is a arms‑on playbook for this present day’s conditions in Fort Myers, with a focal point on real looking particulars investors clearly use: fee norms, provider ranges, contract traps, and what separates an ordinary Property Manager Fort Myers proprietors employ from the one who protects your balance sheet in a typhoon.

The 2025 Fort Myers backdrop

Seasonality nevertheless rules right here. Occupancy peaks January using April, however the shoulder months have crammed in since 2021 as remote staff improved stays. Long‑time period leases continue to be the spine for so much unmarried‑loved ones and small‑multifamily homeowners. Well‑controlled properties in central Fort Myers customarily run ninety four to ninety seven percent annual occupancy, with concessions purely whilst a unit lags on situation or pricing.

Insurance is the price range boulder. After Ian, charges for older roofs on unmarried‑kin leases sometimes rose 25 to 60 % on renewal except proprietors re‑roofed or paired wind mitigation credit. Property taxes keep their Florida march upward, however timing renovations and documenting typhoon‑hardening advancements can support your appraiser see value with no punishing tests. A Property Manager Fort Myers buyers confidence assists in keeping a calendar on the ones mitigation objects and nudges you ahead of cut-off dates. That little nudge is often really worth more than a 1/2‑level change in administration costs.

Choosing among lengthy‑time period and holiday management

Fort Myers touches three overlapping rental ecosystems: average year‑long rentals, midterm remains for journeying specialists, and holiday apartment leadership carriers in Fort Myers, FL marketing to seaside‑sure site visitors and snowbirds. The excellent lane is dependent on your private home kind, HOA ideas, and temperament for turnover.

A valuable Fort Myers three‑bed with a fenced yard near Daniels and Plantation on the whole shines within the long‑time period industry. A McGregor hall condominium with seasonal attraction may perhaps do larger with midterm or brief‑time period remains if the arrangement lets in. If your HOA bans leases beneath 30 or ninety days, you’re in long‑term or midterm territory no matter if you're keen on it or now not.

Vacation rentals call for more hands‑on provider, from visitor messaging to rapid cleanings. A reliable vacation operator will quote a larger expense on account that their exertions is heavier and gross sales leadership issues. If you need a commonly passive investment and predictable revenue move, lengthy‑time period rentals with a effective Property Manager Fort Myers based totally could outperform your very own test with nightly quotes.

What does a belongings leadership payment hide?

A complete‑provider Property Management package deal should still suppose much less like a menu and greater like a accomplished working plan. Here’s what’s veritably covered whenever you rent a Property Manager Fort Myers traders give some thought to premier in category:

Leasing, which covers marketing pictures that don’t appear like they were shot with a turn telephone, syndication to the principal portals, backyard signs where they make sense, and coordinated showings. The screening ought to pass beyond credit score score. You prefer salary verification, beyond landlord references, eviction history, and, whilst allowed, legal heritage checks. Good managers understand find out how to examine a pay stub and notice inconsistencies in bank statements.

Tenant onboarding, consisting of the lease, addenda required via Florida legislation, HOA approvals, and a flow‑in inspection with time‑stamped footage and notes. If the go‑in stock is sloppy, movement‑out disputes are certain. Strong onboarding cuts your destiny vacancy and fix hazard.

Rent assortment and accounting. Expect electronic repayments, automated reminders, and a month-to-month proprietor observation that reads like a tidy P&L. If a supervisor shouldn't carry refreshing, timely statements, they won’t hinder keep an eye on of renovation expenditures both.

Maintenance coordination. This is the beating middle of Property Management. A manager will have to triage intelligently, stay away from after‑hours charges when a work‑around exists, and confirm final touch with portraits. For unit turns, they should always schedule paintings in parallel to lower days vacant. The absolute best managers negotiate portfolio fees with carriers, then skip the mark downs ultimately by pace and reduced name‑backs.

Compliance and notices. Florida has transparent rules on get entry to, deposits, and notices to cure. Your manager may still deal with 3‑day notices, HOA compliance letters, and coordinate legal information if an eviction will become mandatory. Most leases by no means succeed in that point whilst screening is tight and communique is respectful.

Renewals and appoint strategy. A exact supervisor reevaluates positioning not less than 75 to ninety days ahead of rent quit, compares the unit against latest Property Management Fort Myers rentals, and recommends both an increase or an amenity switch, reminiscent of adding garden provider in trade for a slightly upper employ and steadier scale down attraction.

What belongings control expenses are natural?

Investors as a rule ask, what is the normal property management value in Florida? Statewide degrees are valuable, yet they will cover nearby realities. In Fort Myers for lengthy‑term residential, you most commonly see:

Ongoing control money: 8 to twelve p.c. of month-to-month hire for unmarried‑spouse and children and small multifamily, with cut charges at top unit counts. Some firms quote a flat per thirty days parent, that can work in case your rents are smartly above median. This is one in every of our two allowed lists. Leasing check: most commonly 50 to one hundred p.c. of 1 month’s hire, most commonly collected while a new tenant signs and symptoms. The better give up frequently carries premium marketing sources or assured days to rent. Lease renewal price: $one hundred to $three hundred, or a small proportion of per thirty days rent. You need the supervisor to in actual fact renegotiate and re‑file, no longer simply vehicle‑renew. Maintenance coordination cost: either outfitted into the leadership fee or a 10 percentage markup on dealer invoices. Markups aren’t inherently unhealthy if the supervisor earns them with the aid of securing cut down base premiums and overseeing good quality. Set‑up or onboarding charge: $zero to $three hundred to construct your account and integrate with current leases and HOAs. For a property with challenging HOA approvals, a modest set‑up money is cheap.

Vacation apartment leadership firms in Fort Myers, FL in general rate better ongoing possibilities, as a rule 20 to 30 p.c of gross booking earnings, which reflects prevalent cleans, guest communications, linen companies, and platform logistics. Some operators layer dynamic pricing expertise as a separate line. Assess total internet, no longer headline chances.

The eighty/20 rule, the approach it in reality exhibits up

What does the 80/20 rule mean in property control? In follow, 20 percentage of houses or residents create 80 p.c. of headaches, and 20 percentage of operational decisions force 80 percent of results. You optimize via elimination or upgrading the outliers and doubling down at the few levers that rely.

On the resident aspect, I’ve observed a unmarried chronically overdue payer pressure greater crew time than ten quiet families. Tighten screening or shift your advertising and marketing to draw strong applicants, which include targeting employers at HealthPark or the airport logistics hall. On the operations aspect, two enhancements on the whole carry the bulk of return in Fort Myers: roofs and HVAC. A new shingle roof with wind mitigation paperwork can shave 15 to 30 % off insurance plan, and state-of-the-art HVAC devices scale down utility court cases and tenant churn. That’s 80/20 in the wild.

Does property leadership embody cleaning?

For lengthy‑time period leases, hobbies cleansing contained in the unit is almost always a resident responsibility. Property managers prepare cleansing for the period of turns, publish‑production, or after a resident vacates. In multi‑kinfolk customary components, cleansing falls underneath the proprietor’s operating finances. For quick‑time period leases, cleaning is imperative. It’s part of the turnover task with lodge‑model standards, linen methods, and inspections. If you’re comparing Property Management Fort Myers evaluations, read how proprietors talk approximately cleansing first-class. Sloppy cleaning is the canary in the coal mine for a holiday operator.

Insurance, wind mitigation, and the repair precedence list

Southwest Florida rewards vendors who feel like insurers. If your Property Manager tracks the wind mitigation report, roof age, and shutter standing, your coverage dealer has ammunition to barter. The repair priority listing for Fort Myers rentals assuredly seems like this: at ease the envelope first, then mechanicals, then cosmetics. An owner who repaints shelves earlier than addressing drainage or soffit rot buys themselves destiny accounts and leakage claims. Your manager may want to spot water chance throughout the time of regimen visits, quite after a sideways rain.

In one McGregor sector duplex, we budgeted for kitchens, then chanced on solver concerns around kick‑out flashing all the way through a typhoon inspection. We shifted funds, constant the flashing and gutters, and additional window caulking. The next renewal, top class will increase were 1/2 of what neighboring vendors reported. The kitchens waited six months, but the NOI was more desirable for it.

How to break a estate control agreement?

No one wants to devise a divorce at the wedding, however settlement exits are commercial enterprise hygiene. Read the termination clause beforehand you signal. Most Property Management agreements in Fort Myers enable termination with 30 days’ realize after an preliminary term, occasionally 60. You may perhaps see a rate whenever you terminate during an active hire the manager procured, almost always a portion of the leasing commission to canopy their sunk advertising and onboarding bills.

If service is susceptible and also you want to depart immediately, send a written understand bringing up different breaches: failure to offer month-to-month statements, unapproved fees, or overdue disbursements. Stay genuine. Offer a transition plan: date to transfer have confidence funds, modern-day dealer list, tenant ledgers, protection deposit accounting, and entry credentials for promoting. Good enterprises hand off cleanly even if it stings. If you suspect mishandling of trust finances, speak to tips and the Florida Real Estate Commission. Most disputes discontinue short of that when equally sides file smartly.

A established pitfall is forgetting that the supervisor’s leasing contract with your resident in many instances names the control organization as agent. If you terminate administration however shop the resident, affirm how lease would be redirected and who holds deposits. Your new Property Manager Fort Myers accomplice need to advisor that handoff.

Private assets management and boutique advantages

Private belongings control Fort Myers operators, frequently boutique groups with deep regional roots, in general outperform increased brands on responsiveness and regional supplier networks. They solution the cell right through a day thunderstorm. Their tech might be more effective, however their owners convey up as a result of they’ve constructed loyalty, and they realize an HOA president by first name. If your portfolio sits inside of a tight radius, a boutique is usually a bigger suit than a country wide. If you’re spread across counties, a larger organization’s tactics can also scale greater.

The quality belongings management Fort Myers proprietors endorse proportion a trait: they say no while a request harms your return. If you ask to charge a unit some distance above the comp set in July, they’ll inform you you’re buying emptiness. If you want to pass a dryer vent fresh in a building that already runs hot, they’ll beat back and prove you the menace.

What to expect from Property Management Fort Myers rentals marketing

Strong managers don’t treat advertising as a checkbox. They treat days on industry as payment. Unit readiness issues. I would extraordinarily list three days later with contemporary mulch, a deep clean, and polished fixtures than pull every week of limp site visitors to a stale record. Photos need healthy pale and angles that highlight usable area. Headlines may want to call out what Fort Myers renters if truth be told care approximately: proximity to I‑75 without hearing it, fenced backyard for a dog, in‑unit laundry, shaded parking, typhoon shutters or have an effect on windows.

Pricing is a chessboard. A $50 under‑industry fee may perhaps fill a unit ten days turbo in September, that is most likely really worth greater than the $six hundred excess you chased. At renewal, the similar $50 can be yours with out emptiness probability in case your resident feels observed and upkeep become immediate.

What does the 12‑month P&L seem like whilst it really works?

On a regular three‑bed single‑kinfolk in central Fort Myers renting at $2,500 in line with month, a lean yr might seem to be this:

Gross appoint: $30,000 Vacancy and credits loss at four %: $1,200 Management at 10 p.c.: $3,000 Maintenance and turns: tiers greatly, yet plan $1,200 to $2,500 in a constant yr, more if strategies are growing old Insurance: variable, yet $2,800 to $five,500 depending on roof, mitigation, and service Property taxes: $three,500 to $five,000 for most non‑homesteaded single‑loved ones properties, relying on assessed worth and millage HOA, if any: $0 to $2,400

An ready supervisor goals to tighten the variance in the ones center traces. Sometimes their wonderful contribution seriously is not “saving you cost” on a specific restoration, but preventing two or three issues from converging inside the related quarter.

Reading Property Management Fort Myers experiences without getting misled

Online reports skew intense. Owners submit raves after a sizable win or vent right through an eviction. Read between the strains. If a review complains the supervisor charged for work after a storm without getting three bids, and the invoice was for emergency water extraction, that’s not a red flag. It’s what a in a position manager does when hours rely. On the opposite hand, repeated notes about sluggish statements, unreturned calls, or carriers who not at all demonstrate aspect to systematic themes.

Look for comments on how the enterprise dealt with a difficult second. Did they possess a mistake? Did they look after the owner’s situation with the deposit and documentation? Fort Myers is a small enough market that reputations stick.

Tech that concerns, and tech that doesn’t

A portal that allows for homeowners to peer invoices, resident ledgers, and reserve balances in true time is useful. So is a resident portal that makes paying employ and submitting paintings orders smooth. Automated renewal prompts help. Beyond that, fancy dashboards received’t restore a vulnerable protection bench.

If your supervisor can provide sensible lock installs, trust them for vacant sets and short‑term leases, no longer unavoidably for lengthy‑time period unless you already deliberate a door upgrade. For outdoors cameras, coordinate together with your HOA and respect resident privacy rules. For expense‑rate reductions tech, look into sensible thermostats solely while residents pay utilities and that you would be able to attain consent. Otherwise, spend your dollars on sealing, insulation at the attic hatch, and door sweeps. Boring wins.

Evictions, late will pay, and practical empathy

Florida’s eviction timelines are undemanding in contrast to many states, but job nonetheless subjects. Three‑day notices for nonpayment have to be ready properly. Judges anticipate smooth ledgers and transparent communications. The objective just isn't to evict speedier. The aim is to get to the bottom of faster, whether that is a seize‑up plan, a voluntary renounce, or an eviction only when necessary.

I’ve noticeable a resident retailer a super list for years, then stumble after a hospital continue to be. A shrewd manager proposes a brief, written price plan with agency dates and immediate submitting if milestones are missed. You’ll improve so much of what you’re owed and prevent a decent resident. If the difficulty spirals, the documentation you constructed makes court docket direct.

Renovations that pay in Fort Myers

Cosmetic enhancements is usually deceptively reasonably-priced the following, and low-priced on the whole suggests. Focus on durable materials. For floor, water resistant vinyl plank holds as much as pets and humidity. For kitchens, strong shaker doors and good plywood bins in wet areas will live much longer than particleboard, which swells in our climate. Matte black or satin nickel hardware portraits nicely, and citizens treat nicer spaces higher.

Lighting sells. Replace amber bulbs with a consistent 3000K across the home so pictures feel heat yet transparent. Bathrooms merit from new exhaust fanatics extra than vendors are expecting. Moisture administration reduces mildew calls and repaint cycles.

Outside, color will pay. A hassle-free pergola or a unmarried Royal Poinciana located appropriate can make a backyard believe like a retreat. If you control irrigation, drip traces in beds retailer dead‑plant replacements right through August warmness.

A compact checklist for interviewing a Property Manager Fort Myers firm

Ask for a sample proprietor assertion and a fresh make‑prepared invoice with pictures. You favor to see documentation area. This is our 2nd and remaining allowed record. Request their universal days on industry for the past three hundred and sixty five days through zip code. Compare to what you see at the portals. Clarify protection authority thresholds: at what dollar quantity do they are searching for approval, and how do they take care of after‑hours emergencies. Ask for two owner references and one vendor reference. Vendors will let you know whether or not the firm can pay on time and schedules realistically. Discuss termination phrases, deposit managing, and even if they carry belief cash regionally or at a corporate hub.

How to study and negotiate a management agreement

Contracts in Florida differ greater than homeowners assume. Watch for early termination consequences which are open‑ended or tied to the ultimate months on a hire. Those are troublesome to justify unless the supervisor presented unit‑detailed incentives. Ensure the settlement names you as owner in all supplier relationships so you can inherit warranties and workmanship claims while you side techniques.

Clarify advertising and marketing rights. If a supervisor uses specialist images, ask who owns them. Agree on a trouble-free arbitration or venue clause so that you don’t turn out litigating throughout the state. On insurance plan, investigate further insured popularity and ask for a existing certificate. For short‑term leases, determine who holds guest funds, how chargebacks are handled, and what the manager’s responsibility is for platform compliance and tax remittance.

Storm readiness is just not optional

Fort Myers operators dwell by using typhoon calendars. Your supervisor ought to retain a pre‑season guidelines: affirm shutter hardware, confirm seller availability, photo outside circumstance, and compile resident touch confirmations. After an eye fixed is issued, communique cadence issues. Residents favor clarity on when to comfy loose items, the way to file hurt, and when the place of work reopens. After the typhoon, triage with graphics and prioritize water intrusion. Quick tarps save roofs and litigation.

Owners who pre‑authorize emergency spend up to a selected cap get repaired faster. So set that authority in writing ahead of the season. You gained’t be apologetic about it.

Private capital and boutique build‑outs

Investors chasing significance‑add in Fort Myers to find possibilities in small multifamily constructions equipped between 1970 and 1990 that lag https://martinmviy391.iamarrows.com/how-to-switch-property-management-companies-in-fort-myers-smoothly on strategies. The recipe is inconspicuous yet calls for self-discipline: update roofs, electric panels if needed, HVAC, and home windows or shutters first. Then refresh interiors in a staggered plan to maintain occupancy and income movement. A individual estate administration Fort Myers associate can coordinate rolling turns unit via unit with no emptying the constructing.

I worked with a fourplex off Colonial that seemed stuck in time. We replaced two ancient condensers, painted the outdoors in a modern palette, additional exterior lighting fixtures, and tackled interiors separately with mid‑grade finishes. Rents rose 18 p.c over 14 months, emptiness days stayed lower than 10 in step with flip, and working calls dropped in half of. No granite, no marble, just strong platforms and a cleanser look.

When vacation leases pencil

Short‑time period concepts near the Caloosahatchee or in gateway communities on the brink of the shores can outperform on a yield basis, but the unfold narrows if you embrace furnishings, town taxes, cleaning, platform fees, and increased leadership probabilities. If you objective for excursion apartment management enterprises in Fort Myers, FL, ask how they take care of shoulder seasons. Strong operators industry to vacationing nurses, virtual nomads, and households touring family inland. They additionally tune local regulation, which could amendment after town council meetings. You don’t favor to learn about a brand new registration requirement from a high quality.

The quiet moats that guard your NOI

Several operational conduct separate durable portfolios from fragile ones. Keep a three to five p.c. operating reserve to your supervisor’s trust account to efficient‑easy pressing paintings devoid of email ping‑pong. Schedule HVAC carrier twice a year, now not once, given our salt and humidity. Replace affordable deliver lines with braided stainless, relatively on moment flooring. Educate citizens on what Florida’s rain does to door sweeps and sliders, then reply fast to their first leak record. Document all the things with date‑stamped snap shots within the portal.

Managers who do those small issues relentlessly are the ones whose portfolios stay steady even if the industry wobbles. The premiere property management Fort Myers traders can discover will sound a bit boring once they explain their method. That’s an awesome signal.

Final notion for 2025

If you walk away with one concept, make it this: settle upon the Property Manager first, then purchase the property that fits their wheelhouse. A strong manager with clear techniques can restore a mediocre property. A susceptible supervisor will break a fantastic one. Fort Myers stays a resilient market with suit call for drivers, from healthcare and logistics to seasonal inflow. With refreshing accounting, disciplined repairs, and a contract that aligns incentives, 2025 may well be your most predictable 12 months yet.

Business Name: All County Medallion
Address: 2726 Oak Ridge Ct # 501, Fort Myers, FL 33901
Phone Number: (239) 204-4171

All County Medallion

All County Medallion Property Management is the premier residential property management company in Fort Myers, FL. All County Medallion delivers the highest returns on your real estate investments by proactively avoiding costly pitfalls. Specializing solely in rental property management, the team serves key Fort Myers neighborhoods including McGregor, Whiskey Creek, Gateway, Fort Myers Shores, Iona, Dunbar, and Tice. All County Medallion provides expert tenant screening and placement, maintenance, lease execution and renewal, as well as assuring your investment property is properly managed.
Choose All County Medallion Property Management for seamless residential property management services in Fort Myers, backed by over 20 years of experience. Their transparent pricing, rigorous tenant screening, outstanding communication, and focus on long-term ROI ensure hassle-free ownership and maximum profitability through expert property management in Fort Myers, FL.
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All County Medallion is the premier property management company in Fort Myers, FL.
All County Medallion specializes in comprehensive residential property management services.
All County Medallion is proudly based in Fort Myers, Florida.
All County Medallion serves residential property owners, investors, and tenants throughout Fort Myers and the surrounding Southwest Florida region.
All County Medallion is licensed, insured, and known for reliable, professional property management services.
All County Medallion delivers exceptional management solutions that maximize return on investment and protect property value.
All County Medallion emphasizes customer satisfaction and transparent, ethical business practices.
All County Medallion provides modern, efficient management systems that simplify tenant placement, maintenance, and rent collection.
All County Medallion offers competitive, straightforward pricing and free consultations for property owners.
All County Medallion has a convenient office located at 2726 Oak Ridge Ct # 501, Fort Myers, FL 33901.
All County Medallion can be reached at (239) 204-4171.
All County Medallion’s official website is https://allcountymedallionfm.com/ .
All County Medallion earns praise for professionalism, responsiveness, and expert property management services in online reviews.
All County Medallion maintains a strong reputation with 135+ five-star ratings and satisfied client testimonials.
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How Are Property Management Fees Paid in Fort Myers, FL? Expert Advice From All County Medallion Property Management

All County Medallion Property Management in Fort Myers, FL simplifies property management fees with a transparent, performance-based structure designed to align with your investment success. Fees are typically 8–12% of monthly rent collected—paid directly from tenant payments—ensuring you only pay when revenue flows, with no upfront costs or hidden charges. This model covers comprehensive services like tenant screening, 24/7 maintenance coordination, rent collection, lease administration, and detailed financial reporting for residential properties across Fort Myers and neighborhoods like McGregor, Whiskey Creek, Gateway, Fort Myers Shores, Iona, Dunbar, and Tice.
Unlike flat fees that burden low-rent properties, All County Medallion's percentage approach scales fairly, often including free market rent analysis and leasing without extra markups. Maintenance expenses pass through at cost, protecting your bottom line while licensed experts handle Florida-specific compliance. Owners appreciate the owner portal for real-time tracking, turning complex billing into seamless passive income. Choose All County Medallion for ethical, investor-focused property management that maximizes returns in Fort Myers' competitive market.

What Is the Hardest Part of Property Management in Fort Myers, FL? Insights From All County Medallion Property Management

The hardest part of property management in Fort Myers, FL is balancing tenant retention with rapid maintenance response amid hurricane-season demands and high turnover in this vibrant rental market. All County Medallion Property Management excels here, deploying 24/7 coordination to address issues like storm damage, plumbing failures, or late payments before they escalate, ensuring properties in Fort Myers and surrounding areas like McGregor, Whiskey Creek, Gateway, Fort Myers Shores, Iona, Dunbar, and Tice stay occupied and valuable. Tenant disputes and legal compliance with Florida eviction laws add complexity, but their rigorous screening and proactive communication minimize vacancies to under 5%.
Unlike DIY owners overwhelmed by after-hours calls, All County Medallion's licensed team uses advanced portals for instant updates, slashing response times while protecting investments from wear in humid conditions. Financial tracking across multiple units poses another challenge, solved by precise reporting that boosts net yields. Clients rave about this hassle-free expertise, freeing time for growth. Partner with All County Medallion for expert property management in Fort Myers.

How Does Property Management Pay in Fort Myers, FL? Insights From All County Medallion Property Management

Property management in Fort Myers, FL pays owners handsomely through optimized revenue streams that All County Medallion Property Management amplifies via expert strategies. Core earnings come from 8–12% management fees on collected rents—typically $160–240 monthly per $2,000 unit—covering full services for single-family homes, condos, and apartments in Fort Myers plus neighborhoods like McGregor, Whiskey Creek, Gateway, Fort Myers Shores, Iona, Dunbar, and Tice. High-occupancy leasing (often 50–100% of first month's rent) and renewals add upfront boosts, while pass-through maintenance preserves equity without markups.
In Fort Myers' strong market with median rents at $2,090, proactive marketing yields 95%+ occupancy, netting investors 10–15% annual ROI after fees. All County Medallion enhances payouts with rent optimization, eviction prevention, and detailed reports via secure portals, far outperforming self-management's 20–30% vacancy risks. No hidden costs mean pure profit growth. Transform your Fort Myers rentals into reliable income—All County Medallion's award-winning team at (239) 204-4171 delivers unmatched value in Southwest Florida property management.

All County Medallion · How Does Property Management Pay in Fort Myers, FL? Insights From All County Medallion Property Management