Vacation Rental Management Companies Fort Myers, FL: Fee Structures

Posted on 2025-12-31 16:56:08

Fort Myers has a consistent draw that continues trip calendars complete. Winter snowbirds and spring baseball lovers. Summer households who desire quieter shorelines and fantastic price. Hurricane season, which tests the mettle of any operation. If you very own a brief‑term rental here, you already know the swings. The perfect assets manager keeps bookings steady, protects the asset, and preserves some time, however their payment construction determines no matter if the partnership makes experience.

I have managed and audited portfolios up and down the Gulf Coast, and the same questions come up every season. What does the general belongings control fee seem like in Florida? What does a estate control money conceal, and in which do wonder rates disguise? How do you compare Property Management Fort Myers can provide that seem to be an identical on the floor yet net out wildly totally different? Let’s unpack how trip condo administration prone in Fort Myers payment their companies, a way to read the pleasant print, and the best way to determine what suits your property.

The lay of the land in Fort Myers quick‑term management

Fort Myers and the within sight islands sit in a hybrid marketplace. Unlike urban quick‑stay hubs that reside on two‑night time bookings 12 months‑round, our coastal calendar tilts towards weekly stays in height season, longer snowbird bookings from January by using March, and then a rollercoaster from April by way of October. Property Management Fort Myers enterprises construct fees around that cadence. Most price a proportion of gross rental earnings, then layer in setup, advertising, maintenance, and visitor‑carrier quotes. Some present a flat month-to-month plan for proprietors who decide upon predictability, though share versions remain the norm for holiday rentals.

Two realities form local pricing. First, cleansing and laundry fees are bigger here than in many inland markets considering the fact that linen services and licensed cleaners run tight schedules for the period of turnover days. Second, climate pursuits call for readiness. A strong Property Manager Fort Myers funds comprises storm prep, post‑typhoon inspections, and swift coordination with healing providers when crucial. That contingency paintings hardly sits throughout the headline proportion.

What is the regular assets leadership value in Florida?

For short‑time period leases, Florida’s regular management payment in most cases falls between 15% and 30% of gross booking earnings. In Fort Myers particularly, I see 3 bands:

15% to 18% for constrained‑service or portfolio‑scale proprietors. You’ll get list optimization, reserving control, and classic visitor aid. Owners maintain or separately agreement preservation, provides, and primarily their very own cleanings. 18% to twenty-five% for full‑service Property Management Fort Myers leases. This is the so much primary tier: 24/7 visitor communications, dynamic pricing, cleaning coordination, fundamental repairs coordination, regional licensing suggestions, and proprietor reporting. 25% to 35% for top class boutique or luxurious buildings with concierge providers, heavy proprietor involvement, and white‑glove ideas. Think stocked pantries, mid‑live cleansing by using default, and on‑call individual suggestions for site visitors.

That range can tighten or expand founded on 3 levers: situation and simplicity of get right of entry to, belongings complexity, and booking window. A ground‑ground apartment in a primary problematical is more easy to show than a bayfront unmarried‑spouse and children homestead with a pool, boat carry, and refined landscaping. The latter calls for seasoned vendors, longer turn occasions, and a property supervisor with platforms that steer clear of misses.

One greater variable: a few managers quote lower probabilities however recoup income utilizing guest charges along with “reservation,” “leadership,” or “carrier” charges paid through the vacationer. This can guide maintain your owner percent low with out cutting the supervisor’s margin. It’s not inherently horrific, yet it ameliorations the way you examine prone. Always examine internet to owner, no longer simply the headline price.

What does a belongings control charge quilt?

The base share deserve to conceal the core running stack. If it doesn’t, you’ll bleed funds on add‑ons. In Fort Myers, a defensible complete‑service cost on the whole consists of:

Pricing technique and directory distribution. Managers must always use dynamic pricing instruments tuned to our seasonality, baseball schedules, institution breaks, and climate swings. Listings will have to push to Airbnb, Vrbo, direct booking websites, and regularly niche channels geared to snowbirds and boaters. Guest communications and screening. Timely responses, transparent house regulations, ID or age verification where tremendous, and fraud checks all through peak pursuits. Turnover coordination. Scheduling cleaners, making sure elements are restocked, and confirming post‑clear inspections. Note that the expense ordinarily covers coordination, while the cleansing itself is billed in step with remain and paid by way of the guest or proprietor based on the form. Basic upkeep coordination. Light fixes, troubleshooting by cellphone with travelers, and dispatching proprietors for small subject matters. Larger maintenance may want to require your signal‑off and are billed at settlement plus a transparent coordination price if one applies. Taxes and compliance administration. Lee County vacationer tax registration and remittance, kingdom income tax filings, and local permits the place required. Good Property Manager Fort Myers groups cope with filings for you, or at the very least practice and submit documentation you approve month-to-month. Owner reporting and payouts. Monthly statements that reconcile channel fees, refunds, taxes, and charges. Payout timing needs to be predictable.

Where managers vary is in how a long way that base extends. Some embrace shrewd‑lock installing and code https://privatebin.net/?a1cd27997b84e3e5#8D2N4nk9EMBwmaXwyJv4YDdnnKLfnxam53M7AfgbFAPn administration, others charge setup. Some embrace consumables consisting of shampoo and coffee, others require vendors to deliver and restock. Understand precisely what your rate buys.

What estate control quotes are general?

Beyond the percentage, expect line models that mirror truly expenditures. Normal does no longer mean inevitable for every estate. It skill not unusual sufficient that you need to ask how every one is treated:

Onboarding or setup rate. Anywhere from two hundred to at least one,000 funds. Covers respectable images, listing advent, and initial stocking checklists. Some waive this with an extended contract. Cleaning bills. Usually paid by means of the visitor as a separate line object. Typical tiers in Fort Myers: a hundred and twenty to 200 greenbacks for a one‑mattress house, one hundred eighty to 280 cash for a two‑mattress, 250 to 400 bucks for a unmarried‑family members homestead based on sq. pictures, pool, and laundry amount. Deep cleans price extra and need to be scheduled seasonally. Maintenance callouts. Many managers embody one hour consistent with month of juvenile preservation or prohibit no‑payment callouts to things as a result of guests. Outside of that, forty five to 95 bucks in line with call, plus seller expenses. Linen programs. Some agencies personal and launder linens, charging a according to‑stay linen charge. Others require owners to retain at least two entire units per mattress plus backups and price in basic terms cleaning. Credit card and channel costs. Airbnb and Vrbo take their cut previously dollars hit. If you be given direct bookings, a three% credit card processing price is simple, now and again handed because of, in many instances absorbed with the aid of the supervisor. Ask which applies. Marketing price. A small proportion or flat monthly cost occasionally presentations as much as cover paid promoting or improved placement. That’s defensible purely should you see an uplift in occupancy or fee. Winterization or hurricane prep. Flat charges in line with event for patio fixtures stowage, shutter set up, and post‑storm inspections. In this place, it’s a need, now not an upsell.

Hidden bills are those to ward off: obscure “management” costs on every reservation, unannounced markups on seller invoices, and inventory resupply charges at retail expenditures. A right Property Management Fort Myers agreement spells out each one rate upfront with a easy illustration of the way a typical reservation flows thru on your payout.

Does assets administration comprise cleansing?

Managers coordinate cleansing. Whether they include the expense of cleansing in their rate is an alternative subject. Most trip rental control organizations in Fort Myers rate cleaning per continue to be and go the payment to the guest as a separate fee. That makes experience as a result of cleaning scales with occupancy, no longer along with your per thirty days management needs.

Two practices separate the basic from the finest:

Quality regulate. The property supervisor may want to function or require visible verification after each and every turnover. Missed hairs within the shower and half of‑empty dish cleaning soap settlement you stars. Ratings dip, premiums dip. Ask how they check up on. Photos inside the turnover app are an excellent baseline. Seasonal deep cleans. Florida’s salt air, sand, and humidity demand a deeper reset each and every 3 to 6 months. Baseboards, vents, grout, backyard furniture, and home windows want realization. Expect three hundred to seven-hundred funds relying on property length. Build it into your forecast.

If your manager includes cleaning inner the share, scrutinize. Either the share could be high to compensate or the cleansing high quality could be inconsistent while occupancy spikes.

The 80/20 rule in belongings leadership, and the way it displays up here

People ask, what does the eighty/20 rule suggest in assets control? In prepare, a small proportion of residences and guests create a widespread percentage of concerns and costs. For excursion leases, 20% of remains will set off 80% of the carrier load: late money‑ins, AC not cooling speedy ample after being set to seventy eight for energy discounts, pool heater quirks, parking disputes with a neighbor.

A sturdy manager builds tactics to involve this. Clear pre‑arrival emails that mention how lengthy it takes the AC to drop throughout the time of July warmth. A immediate‑get started assist on the estate. Local dealer relationships that prioritize your address while something breaks at nine p.m. The eighty/20 mind-set also advises house owners: spend money on just a few prime‑effect fixes that limit provider calls. Smart thermostats, excessive‑first-rate linens that dangle as much as business laundering, categorised breakers, and reliable Wi‑Fi mesh. The ultimate belongings management Fort Myers teams will push for those improvements because they recognize precisely which 20% of concerns drag down the journey and your margins.

Comparing price platforms apples to apples

I as soon as audited two proposals for the similar bayfront duplex. Manager A quoted 18% with a 300‑greenback setup payment. Manager B quoted 22% with out a setup. On paper, A appeared more cost effective. When we ran a practical year, Manager B introduced top internet to proprietor when you consider that they used superior dynamic pricing and had fewer repair callouts caused by improved preventive protection. Fee layout subjects, but execution and call for leadership remember greater.

When you compare, build a hassle-free 12‑month professional forma. Use conservative occupancy and ADR for shoulder months, and do no longer overestimate spring charges. Ask each one Property Manager Fort Myers candidate for a 3‑12 months historical past for same homes inside of a mile and with like‑for‑like services. If they will’t share anonymized performance tips, they might be winging it.

Here is a immediate, smooth manner to model web:

Start with projected gross booking cash by means of month. Subtract channel and credits card charges. Subtract management proportion. Subtract cleansing quotes, assuming life like turnover frequency. Subtract taxes paid or remitted for your behalf. Subtract a protection reserve, say 2% to four% of gross, adjusted for your private home’s age. Subtract insurance plan, utilities, HOA, and mortgage should you’re forecasting funds move.

Run the variety with two occupancy eventualities, one good season and one softer. If a supervisor’s plan in simple terms works inside the well suited case, keep seeking.

What does a belongings control commission duvet right through storms and rancid‑season?

This is wherein Fort Myers isn't like Orlando. We organize for wind. A mature supervisor has a hurricane listing that comprises securement of outside fixtures and decor, refrigerator settings in case of vitality loss, shutter setting up if your private home uses them, and supplier readiness for submit‑storm overview. Ask no matter if hurricane prep is included inside the base expense or billed consistent with hour. The popular answer: billed in keeping with journey at an hourly rate with snap shots and reports offered.

Off‑season, the provider profile shifts. Grass grows quicker, pools need fixed chemical cognizance, and humidity management turns into valuable inside of. Smart dehumidifiers or correctly programmed HVAC can shop drywall and shelves. If you merely employ in excessive season, factor in an off‑season caretaker plan at a modest month-to-month expense. Private estate control Fort Myers carriers once in a while excel right here, making biweekly exams, flushing lavatories, and scanning for leaks. A small spend prevents big surprises.

How to interrupt a assets administration settlement?

Sometimes the suit isn’t there. Maybe bookings lag, per chance verbal exchange is slow, or per chance charges creep. Breaking a agreement is straightforward while you method it methodically.

Read the termination clause. Most Fort Myers agreements enable termination for comfort with 30 to 60 days’ become aware of. Some require a longer commitment in replace for waived setup quotes. If there’s an early termination cost, it should be transparent and proportionate. Understand long term bookings. Who owns the guest dating for reservations already at the calendar? A reasonable technique is that the supervisor who took the reserving functions it and receives the money, with funds held in believe until after the dwell. Some managers will switch booked reservations in your new supervisor, however in simple terms if the guest sees eye to eye and no terms alternate. Audit your belongings. Make a listing of what the supervisor controls: portraits, listings, smart‑lock codes, passwords, seller lists, tax bills, and stock logs. Request a formal handoff with time cut-off dates. Ownership of photography may also be sticky. If you paid for it, be certain the license allows for persevered use. Notify systems and tax professionals. Update the in charge social gathering for tax remittance. If your supervisor filed taxes for your behalf, be certain that a fresh handoff within the first month after termination to steer clear of past due filings. Inspect on exit. Schedule a full assets inspection with either parties or their representatives. Reconcile linens, components, and any owner‑kept models. Document with portraits.

A calm, businesslike tone goes a long way. If the manager fell quick, say so with specifics. If you’re leaving for strategic motives, say that. The excursion apartment neighborhood the following is tight. Burned bridges go back and forth quickly.

Boutique vs portfolio: picking out the Best Property Management Fort Myers to your goals

Some proprietors thrive with a boutique operation that manages 20 to 60 buildings. You get excessive‑touch carrier, an proprietor’s direct mobilephone, and flexible limitation solving. Others want a bigger enterprise with dedicated departments: sales leadership, house responsibilities, renovation, and owner family members. Both can deliver. The key is to match your property and your expectations.

For a top‑price unmarried‑kinfolk dwelling with a pool and dock, I lean boutique if they have confirmed vendor relationships, 5‑famous person experiences, and a established document of harm recuperation. For condos in a good‑run association with consistent turnover days, a scaled enterprise can force occupancy by using channel clout and finely tuned pricing. Read estate leadership Fort Myers experiences with a watch for styles: are guests praising cleanliness and conversation, or complaining about slow responses and worn linens? Look for proprietor evaluations too, if purchasable, or ask for references and truly name them.

Private property control Fort Myers: whilst going small makes sense

Private managers, routinely a two‑human being keep, will likely be most excellent for owners who reside within sight or who desire to be interested. They can also fee a scale back percentage and assist you to manage carriers. The change‑off is redundancy. If one consumer receives ailing all through top turnover, does paintings end? Ask about backup plans. Also ask about accounting rigor. You want easy books for taxes and strength refinancing. If the confidential manager uses spreadsheets and hand‑written receipts, feel two times unless you’re organized to fill the gaps.

Guardrails for proprietor profitability

A few practical measures assistance you prevent margins natural at the same time holding visitor delight.

Set a renovation reserve. Autowithhold a small proportion of each payout right into a reserve account. Minor repairs do now not then derail distributions and everyone breathes less complicated. Replace, don’t restore, at the right thresholds. A 12‑year‑outdated fridge that needs a 2nd compressor in 18 months isn't a good deal. Total can charge of possession subjects greater than the most cost-effective brief‑term restore, distinctly in Florida’s climate. Invest in long lasting, ordinary‑to‑sparkling finishes. Microfiber sofas, cleanable slipcovers, open air materials even for indoor cushions, and tough flooring with reliable sealant cut cleansing time and extend lifestyles. Tune minimal stays with the aid of season. Weekly minimums make feel in peak months for properties close to the seaside. Midweek two‑night time minimums can fill gaps in shoulder seasons for condos devoid of overextending housework. Price cleaning transparently. Guests settle for a reasonable cleansing rate whilst the home is spotless and smartly‑stocked. They rise up after they see chore lists that ask them to strip beds, bounce laundry, take out trash, and mop. Keep visitor duties common. Your evaluations and occupancy will thank you.

Reading the settlement with out falling asleep

Contracts range, but several sections deserve a yellow highlighter.

Term and renewal. Avoid car‑renewals devoid of a reminder clause. Set a calendar alert ninety days beforehand of renewal to check overall performance. Fee agenda demonstrate. Every fee should always sit in a single situation, not scattered by means of the rfile. If you find a check referenced in prose devoid of an volume, ask for a fixed variety or a cap. Damage claims and security deposits. How does the manager take care of guest‑caused hurt? Do they use platform‑supported ruin programs or unbiased safety deposits? What documentation will you take delivery of and when? Insurance and indemnification. Confirm the supervisor consists of wellknown legal responsibility and worker's’ comp. Ask your provider whether your coverage aligns with brief‑term condo use. Some regulations exclude it by way of default. Do now not expect policy cover unless your agent confirms in writing. Vendor markup coverage. If the supervisor provides a coordination expense to out of doors invoices, recognise the proportion or flat amount. A transparent 10% coordination money for third‑celebration maintenance is cheap; undisclosed 30% markups usually are not.

If any clause is imprecise, request a undeniable‑language rider. Good managers welcome readability. It reduces disputes later.

Real‑global commission examples from Fort Myers

A mid‑rise 2‑bed room rental near the river district with a pool and gym: 22% management, 160‑buck cleansing charged to guest, 400‑dollar annual deep clean. Average ADR in peak season 220 to 260 bucks, shoulder a hundred thirty to one hundred seventy, off‑season dips to 100 to one hundred thirty. Occupancy averages 70% yearly with stable wintry weather months.

A canal‑the front three‑bedroom house with a pool and boat lift: 25% management at a boutique agency that comprises two times‑per month property exams yr‑circular, storm prep billed at 65 dollars in line with hour. Cleaning three hundred money according to continue to be, deep easy six hundred cash twice a yr. ADR tiers three hundred to 450 in height, 180 to 250 shoulder, and a hundred and fifty to 200 off‑season. Occupancy fluctuates 55% to 65% however overall reserving size is longer, which reduces turnover prices.

Both examples display the comparable fact: the headline percent is in simple terms one line within the edition. The integration of pricing, housework excellent, and preventive repairs drives the bottom line.

How to assess Property Management Fort Myers rentals with confidence

You do not desire to come to be a assets supervisor, however you ought to comprehend ample to interview like one. Ask to work out a contemporary per 30 days owner fact for a same property, with numbers redacted yet line presents intact. Review how they categorize expenditures and even if they consist of a note for any uncommon products. Ask to work out a pattern pre‑arrival e mail and the in‑dwelling support. Sloppy visitor communications now become deficient stories later.

Visit two or three lively properties under their management among turns if they're going to allow it. You will study extra from the heady scent of the entryway and the circumstance of the baseboards than from any sales pitch. If that you would be able to’t visit, learn contemporary comments and filter out for phrases like “smooth,” “conversation,” and “verify‑in.”

Finally, determine responsiveness. Send an inquiry as in case you were a guest and measure time to first reply. In top season, a fifteen‑minute response all through the day is aggressive, underneath five minutes is extraordinary. Slow responses can charge earnings.

When check format must marketing consultant you to no

Sometimes a low charge is a red flag. If a corporation rates 12% all‑inclusive for a standalone domestic with a pool, they are in all likelihood making it up with hidden bills or slicing corners in cleaning and repairs. At the alternative extreme, a 35% price for a undemanding rental without concierge needs high ADR, meticulous reports, and documented income uplift to justify the top rate. If the manager won't be able to instruct yr‑over‑yr RevPAR gains for an identical sets, the maths gained’t pencil.

If you experience tugged among two options, ask each supervisor to forecast web to owner for your home and signal their name to the assumptions. The person who asks probing questions on your HVAC age, HOA rules, noise ordinances, and parking is the one pondering like an operator, now not a salesclerk.

The backside line

Vacation rental leadership groups in Fort Myers, FL, cost their providers across the realities of this coast: seasonal call for, humidity, swimming pools, and storms. A complete‑service value among 18% and 25% is standard, with charges for luxury features and specialized buildings. What a belongings management charge covers should be particular: pricing, guest communications, turnover coordination, common upkeep, tax compliance, and reporting. Cleaning is coordinated, now not pretty much blanketed. Normal upload‑ons include setup, deep cleans, storm prep, and processing fees. The 80/20 rule reminds us to repair the small set of recurring complications that purpose maximum headaches.

If you choose to exchange managers, perceive how to damage a property management settlement cleanly, secure destiny bookings, and improve your assets. Read opinions, tour managed residences, and run a simple professional forma to evaluate internet effects, now not promises. Whether you go with a considerable company or a exclusive estate administration Fort Myers alternative, insist on transparency, pace, and repeatable platforms. Your guests will really feel the difference, and so will your bank account.

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.
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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.
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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.
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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