Property Management Fort Myers | All County Medallion Property Management

Finding the right property management company in Fort Myers can make the difference between a profitable rental investment and a constant headache. Whether you own a single-family home, multi-unit complex, or vacation rental property in Southwest Florida, All County Medallion Property Management offers comprehensive solutions tailored to Fort Myers' unique real estate market.

As Fort Myers continues to grow as a desirable location for both permanent residents and seasonal visitors, property owners face increasing demands for professional management services. All County Medallion Property Management has established itself as a trusted partner for property owners throughout Lee County, combining local market expertise with proven property management strategies.

This comprehensive guide explores everything you need to know about All County Medallion Property Management, including their services, pricing, benefits, and why they stand out among Fort Myers property management companies.

What is All County Medallion Property Management?

All County Medallion Property Management is a full-service property management company specializing in residential rental properties throughout Fort Myers and the surrounding Southwest Florida region. Founded on principles of transparency, communication, and maximizing property owner returns, they manage everything from single-family homes to large multi-unit complexes.

The company combines cutting-edge property management technology with personalized service, giving property owners real-time access to their investment performance while handling all day-to-day management responsibilities. Their team of experienced property managers understands the Fort Myers market dynamics, seasonal rental patterns, and local regulations that impact property performance.

Local Market Expertise

All County Medallion specializes in the Fort Myers market, with deep knowledge of neighborhood trends, rental rates, tenant demographics, and local regulations that national property management companies often lack.

Comprehensive Property Management Services

All County Medallion Property Management provides a complete suite of services designed to remove the burden of property management from owners while maximizing rental income and property value.

Tenant Screening and Placement

Finding quality tenants is the foundation of successful property management. All County Medallion employs rigorous screening processes that include:

Comprehensive credit checks and credit score analysis
Full background checks including criminal history
Employment verification and income documentation
Previous landlord references and rental history
Eviction history search across multiple databases
Identity verification and fraud prevention measures

Their screening process complies with all Fair Housing regulations while identifying tenants most likely to pay rent on time, maintain the property properly, and fulfill their lease obligations.

Rent Collection and Financial Management

Consistent rent collection is critical to investment property success. All County Medallion handles all financial aspects of your rental property:

Online rent payment portal for tenant convenience
Automatic late fee assessment and enforcement
Monthly owner statements with detailed accounting
Direct deposit payments to property owners
Year-end tax documentation and 1099 preparation
Security deposit management and accounting
Detailed expense tracking and reporting

Property Maintenance and Repairs

Proper maintenance protects your investment value and keeps tenants satisfied. All County Medallion provides:

24/7 emergency maintenance hotline
Network of licensed, insured contractors with competitive pricing
Regular property inspections (quarterly or bi-annual)
Preventive maintenance programs
Vendor management and quality oversight
Owner approval for non-emergency repairs over specified amounts
Online maintenance request tracking

Maintenance Cost Savings

All County Medallion's established contractor relationships often result in 15-25% lower maintenance costs compared to what individual property owners pay, offsetting a significant portion of management fees.

Marketing and Advertising

Minimizing vacancy is essential for maximizing returns. Their marketing services include:

Professional property photography
Listing on major rental platforms (Zillow, Apartments.com, etc.)
MLS exposure through realtor networks
Social media marketing campaigns
Custom property websites
Competitive rental rate analysis
Virtual tours and 3D walkthroughs
Prompt showing scheduling and property access

Lease Administration

Proper lease documentation protects both owners and tenants:

Florida-compliant lease agreements
Lease renewal negotiations and processing
Move-in and move-out inspection reports
Security deposit reconciliation
Lease violation enforcement
Notice delivery and documentation

Eviction Services

When necessary, All County Medallion handles the eviction process professionally:

Legal notice preparation and delivery
Court filing and representation coordination
Attorney network for complex cases
Post-eviction property recovery
Damage assessment and collection efforts

Why Choose All County Medallion Property Management?

The Fort Myers property management market includes numerous options, from large national firms to individual operators. All County Medallion differentiates itself through several key advantages:

Local Market Expertise

Unlike national property management chains, All County Medallion specializes exclusively in the Fort Myers and Southwest Florida market. Their team understands local factors that impact property performance:

Neighborhood-specific rental rate optimization
Seasonal demand patterns for annual vs. seasonal rentals
Local ordinances and HOA requirements
Hurricane preparedness and property protection protocols
Lee County and Fort Myers permit requirements
Local vendor relationships for faster, more affordable service

Technology-Enabled Management

Modern property management requires modern tools. All County Medallion provides owners and tenants with technology solutions including:

Owner portal with 24/7 access to financial reports and documents
Tenant portal for rent payments and maintenance requests
Mobile app for on-the-go property management
Digital document storage and e-signature capabilities
Automated reporting and notifications
Online maintenance tracking with photo documentation

Transparent Communication

Many property owners cite poor communication as their primary complaint with previous management companies. All County Medallion addresses this through:

Dedicated property manager for each owner
Regular property performance updates
Prompt response to owner inquiries
Transparent pricing with no hidden fees
Detailed monthly financial statements
Annual property performance reviews

Owner Satisfaction

All County Medallion maintains an owner retention rate above 95%, significantly higher than the industry average of 70-80%, demonstrating consistent satisfaction with their services.

Proactive Property Management

Rather than simply reacting to problems, All County Medallion takes a proactive approach:

Regular property inspections to identify issues early
Preventive maintenance programs to avoid costly repairs
Market analysis to optimize rental rates
Tenant retention strategies to minimize turnover
Property improvement recommendations to increase value

Fort Myers Service Areas

All County Medallion Property Management serves properties throughout Fort Myers and surrounding Lee County communities, including:

Downtown Fort Myers
Fort Myers Beach
Cape Coral
Estero
Bonita Springs
San Carlos Park
Gateway
Lehigh Acres
McGregor
Iona
Villas
Pine Island

Their extensive coverage throughout Lee County ensures local expertise regardless of your property's specific location, with property managers familiar with each neighborhood's unique characteristics and tenant demographics.

Pricing and Management Fees

All County Medallion Property Management offers transparent pricing with no hidden fees. Their fee structure is designed to align their success with yours—they only profit when your property is rented and generating income.

Standard Management Fee

The typical management fee ranges from 8-10% of collected monthly rent, depending on property type, number of units, and services required. This fee covers:

Rent collection and financial management
Tenant communication and support
Maintenance coordination
Monthly owner reporting
Regular property inspections
Lease enforcement and administration

Property Type	Management Fee	Typical Monthly Cost
Single-Family Home	10% of rent	$150-$250
Duplex/Triplex	9% of rent per unit	$270-$540
Multi-Unit (4+ units)	8% of rent per unit	Custom quote
Vacation Rental	15-20% of rent	Varies by season

Tenant Placement Fee

When finding a new tenant, All County Medallion charges a one-time placement fee, typically equal to 50-100% of one month's rent. This covers:

Property marketing and advertising
Tenant screening and background checks
Lease preparation and execution
Move-in inspection and documentation

Additional Services

Other services are available as needed:

Eviction processing: $500-$750 plus legal fees
Property sale coordination: Negotiable
Additional property inspections: $75-$150 per inspection
Lease renewal processing: Typically included in management fee

No Management Fee During Vacancy

All County Medallion does not charge management fees for vacant properties, ensuring their incentive is aligned with yours—to keep your property rented and generating income.

Cost Comparison

While self-managing may appear to save money, hidden costs often make professional management more cost-effective:

Management Aspect	Self-Management Cost	Professional Management
Time Investment	10-20 hours/month	Minimal owner time
Tenant Screening	$50-$100 per applicant	Included in placement fee
Marketing Costs	$200-$500 per vacancy	Included in placement fee
Legal Compliance	Risk of costly violations	Professional compliance assurance
Maintenance Costs	Retail pricing	Discounted contractor rates
Vacancy Rate	Often 15-20% higher	Optimized marketing reduces vacancy

The Property Management Process

Understanding how All County Medallion manages your property helps set appropriate expectations and ensures a smooth partnership.

1. Initial Property Assessment

The process begins with a comprehensive property evaluation:

Property inspection to assess condition and identify needed repairs
Rental market analysis to determine optimal pricing
Discussion of owner goals and expectations
Review of management agreement and fee structure
Property photography and documentation

2. Property Preparation

Before marketing begins, the property is prepared for tenants:

Coordinate any necessary repairs or improvements
Deep cleaning if needed
Professional photography and virtual tours
Ensure compliance with all occupancy requirements

3. Marketing and Tenant Placement

All County Medallion implements a comprehensive marketing strategy:

List on major rental platforms within 24 hours
Coordinate showing schedules
Pre-screen prospective tenants
Process applications and conduct thorough screening
Present qualified applicants to owner for approval
Execute lease agreement
Collect security deposit and first month's rent
Conduct move-in inspection with tenant

4. Ongoing Management

Once tenants are in place, All County Medallion handles all day-to-day management:

Collect rent through online portal
Respond to tenant maintenance requests
Coordinate repairs with vetted contractors
Conduct regular property inspections
Enforce lease terms
Provide monthly financial statements to owner
Process owner payments via direct deposit

5. Lease Renewal or Tenant Turnover

As leases approach expiration:

Assess tenant performance and rental market conditions
Discuss renewal strategy with owner
Negotiate lease renewal with existing tenant if appropriate
If tenant is moving, schedule move-out inspection
Process security deposit refund/deductions
Coordinate turnover repairs and cleaning
Begin marketing for new tenant

Key Benefits for Property Owners

Partnering with All County Medallion Property Management provides numerous advantages that enhance your investment returns and reduce stress:

Maximized Rental Income

Through market analysis and effective marketing, All County Medallion optimizes your rental income by:

Setting competitive rental rates that attract quality tenants quickly
Minimizing vacancy through effective marketing
Implementing strategic rent increases at lease renewals
Reducing tenant turnover through excellent service

Time Savings

Property management is time-intensive. Professional management frees you from:

Responding to tenant calls and messages
Coordinating maintenance and repairs
Marketing and showing properties
Screening tenant applications
Collecting rent and pursuing delinquencies
Managing financial records

Legal Protection

Florida landlord-tenant law is complex and constantly evolving. All County Medallion ensures compliance with:

Fair Housing regulations
Security deposit requirements
Eviction procedures
Lease terms and disclosures
Property maintenance standards
Lead-based paint requirements

Legal Compliance is Critical

A single Fair Housing violation can result in fines exceeding $50,000, plus legal fees. Professional management provides essential protection against compliance mistakes.

Better Tenant Quality

Professional screening processes result in higher-quality tenants who:

Pay rent consistently and on time
Maintain the property properly
Cause fewer problems and complaints
Stay longer, reducing turnover costs

Property Preservation

Regular inspections and proactive maintenance protect your investment by:

Identifying issues before they become expensive problems
Ensuring tenants maintain the property properly
Documenting property condition over time
Coordinating preventive maintenance

Financial Transparency

Clear, detailed financial reporting provides:

Monthly statements showing all income and expenses
Year-end tax documentation
Budget planning tools
Performance tracking over time

Frequently Asked Questions

How much does property management cost in Fort Myers?

All County Medallion Property Management typically charges 8-10% of monthly collected rent for standard management services. For a property renting at $2,000/month, this equals $160-$200 monthly. Tenant placement fees (50-100% of one month's rent) apply when finding new tenants. These fees are competitive with Fort Myers market rates and often result in net savings through reduced vacancy, lower maintenance costs, and optimized rental rates.

What services are included in the management fee?

The monthly management fee covers rent collection, tenant communication, maintenance coordination, financial reporting, lease enforcement, regular property inspections, and 24/7 emergency response coordination. It does not include tenant placement, maintenance costs, or eviction proceedings, which are billed separately.

How long does it take to find a qualified tenant?

In the Fort Myers market, All County Medallion typically fills vacancies within 15-30 days, depending on the property, rental price, and time of year. Their comprehensive marketing approach and established tenant networks often result in faster placement than individual landlords achieve. The seasonal nature of Fort Myers means properties listed in fall/winter generally rent faster than summer listings.

What is the tenant screening process?

All County Medallion conducts comprehensive screening including credit checks, criminal background checks, employment verification, income documentation (typically requiring 3x monthly rent), previous landlord references, and eviction history searches. All screening complies with Fair Housing regulations. This thorough process reduces the risk of problem tenants and helps ensure consistent rent payments.

Can I still access my property after hiring a property manager?

Yes, you retain full ownership rights and can access your property with appropriate advance notice to tenants (typically 24-48 hours as required by Florida law). However, All County Medallion handles all routine access for inspections, maintenance, and showings. Most owners find they no longer need regular property access once professional management is in place.

How are maintenance and repairs handled?

All County Medallion coordinates all maintenance and repairs through their network of licensed, insured contractors. Emergency repairs (defined as issues affecting safety or habitability) are handled immediately. Non-emergency repairs typically require owner approval for expenses exceeding $500, though owners can set their own approval thresholds. All repairs are documented with photos and receipts.

When do I receive rental income?

All County Medallion processes owner payments monthly via direct deposit, typically within 5-7 business days after rent is collected. Payments include detailed statements showing all income received and expenses paid during the month. You maintain 24/7 access to financial reports through their online owner portal.

What happens if a tenant doesn't pay rent?

All County Medallion has established procedures for handling delinquencies. Late fees are assessed per the lease agreement. If rent remains unpaid after the grace period, they issue required legal notices and initiate eviction proceedings if necessary. You are not charged management fees during eviction periods, and they work to minimize the financial impact through rapid processing.

Can I end the management agreement if I'm not satisfied?

Most management agreements include a 30-90 day termination notice requirement. All County Medallion typically offers a 30-day out clause, giving you flexibility if circumstances change or if you're not satisfied with their service. However, their high owner retention rate suggests most clients remain satisfied long-term.

Do you manage vacation rentals differently than annual rentals?

Yes, vacation rental management involves different services including guest screening, turnover cleaning between stays, coordinating check-in/check-out, managing seasonal pricing, and marketing on vacation rental platforms. Vacation rental management fees (typically 15-20%) reflect these additional services. All County Medallion can advise whether annual or vacation rental management makes more sense for your specific property.

Conclusion

Professional property management is an investment that typically pays for itself through reduced vacancy, optimized rental rates, lower maintenance costs, and most importantly, the time and stress saved. All County Medallion Property Management brings local Fort Myers expertise, comprehensive services, transparent pricing, and proven processes that help property owners maximize returns while minimizing involvement.

Whether you own a single rental property or a portfolio of Fort Myers real estate, All County Medallion offers the experience, technology, and local market knowledge to protect your investment and enhance your returns. Their alignment of interests—they only profit when your property is rented and generating income—ensures your goals remain their priority.

For Fort Myers property owners seeking a trusted management partner, All County Medallion Property Management represents a comprehensive solution backed by local expertise and a track record of satisfied clients. Their transparent communication, proactive management approach, and focus on owner returns make them a standout choice in the competitive Fort Myers property management market.