Vacation Rental Management Companies Fort Myers, FL: Fee Structures

Posted on 2025-12-31 16:56:50

Fort Myers has a stable draw that retains excursion calendars complete. Winter snowbirds and spring baseball lovers. Summer households who desire quieter beaches and terrific worth. Hurricane season, which checks the mettle of any operation. If you own a brief‑time period condominium right here, you recognize the swings. The appropriate estate supervisor retains bookings steady, protects the asset, and preserves your time, but their price structure determines regardless of whether the partnership makes sense.

I even have controlled and audited portfolios up and down the Gulf Coast, and the equal questions come up every season. What does the overall assets administration money appear as if in Florida? What does a estate management fee disguise, and wherein do surprise quotes hide? How do you examine Property Management Fort Myers delivers that glance same on the surface yet internet out wildly the several? Let’s unpack how holiday apartment management groups in Fort Myers payment their expertise, find out how to examine the exceptional print, and find out how to choose what matches your house.

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

Fort Myers and the within sight islands take a seat in a hybrid market. Unlike urban quick‑stay hubs that reside on two‑nighttime bookings yr‑spherical, our coastal calendar tilts towards weekly remains in top season, longer snowbird bookings from January as a result of March, and then a rollercoaster from April by using October. Property Management Fort Myers enterprises build expenses round that cadence. Most fee a percentage of gross condominium profits, then layer in setup, marketing, maintenance, and guest‑service expenditures. Some supply a flat per thirty days plan for homeowners who opt for predictability, despite the fact that percent fashions stay the norm for vacation rentals.

Two realities structure neighborhood pricing. First, cleansing and laundry fees are upper here than in lots of inland markets on account that linen capabilities and certified cleaners run tight schedules for the duration of turnover days. Second, weather routine call for readiness. A proper Property Manager Fort Myers budget carries typhoon prep, post‑hurricane inspections, and fast coordination with restore proprietors when essential. That contingency work infrequently sits in the headline proportion.

What is the traditional belongings management charge in Florida?

For brief‑term rentals, Florida’s basic control charge probably falls among 15% and 30% of gross reserving sales. In Fort Myers exceptionally, I see 3 bands:

15% to 18% for restricted‑carrier or portfolio‑scale proprietors. You’ll get checklist optimization, reserving administration, and straightforward guest reinforce. Owners control or individually settlement upkeep, elements, and often their personal cleanings. 18% to 25% for complete‑carrier Property Management Fort Myers rentals. This is the such a lot generic tier: 24/7 guest communications, dynamic pricing, cleaning coordination, uncomplicated repairs coordination, neighborhood licensing help, and owner reporting. 25% to 35% for top rate boutique or luxury buildings with concierge functions, heavy owner involvement, and white‑glove requirements. Think stocked pantries, mid‑reside cleaning by using default, and on‑name personal help for travellers.

That differ can tighten or escalate depending on three levers: position and simplicity of get entry to, estate complexity, and reserving window. A floor‑flooring condo in a important complicated is less demanding to turn than a bayfront single‑family dwelling house with a pool, boat lift, and delicate landscaping. The latter requires pro distributors, longer turn instances, and a belongings manager with platforms that save you misses.

One more variable: some managers quote cut back possibilities but recoup profit making use of guest rates akin to “reservation,” “management,” or “service” quotes paid via the tourist. This can guide retailer your proprietor percent low with out lowering the manager’s margin. It’s no longer inherently undesirable, however it adjustments how you compare agencies. Always examine web to owner, no longer just the headline rate.

What does a property management check canopy?

The base percentage need to canopy the core working stack. If it doesn’t, you’ll bleed coins on add‑ons. In Fort Myers, a defensible full‑service value frequently comprises:

Pricing approach and checklist distribution. Managers needs to use dynamic pricing resources tuned to our seasonality, baseball schedules, tuition breaks, and climate swings. Listings may want to push to Airbnb, Vrbo, direct booking websites, and repeatedly niche channels geared to snowbirds and boaters. Guest communications and screening. Timely responses, clear residence principles, ID or age verification the place ideal, and fraud checks throughout peak events. Turnover coordination. Scheduling cleaners, making sure elements are restocked, and confirming put up‑sparkling inspections. Note that the payment most of the time covers coordination, while the cleaning itself is billed in keeping with stay and paid by the guest or owner based on the variety. Basic renovation coordination. Light fixes, troubleshooting by using mobile with travelers, and dispatching proprietors for small troubles. Larger repairs ought to require your signal‑off and are billed at money plus a obvious coordination price if one applies. Taxes and compliance administration. Lee County vacationer tax registration and remittance, state gross sales tax filings, and neighborhood allows where required. Good Property Manager Fort Myers teams take care of filings for you, or as a minimum practice and submit documentation you approve monthly. Owner reporting and payouts. Monthly statements that reconcile channel rates, refunds, taxes, and expenses. Payout timing must always be predictable.

Where managers fluctuate is in how a long way that base extends. Some encompass clever‑lock installing and code leadership, others cost setup. Some come with consumables reminiscent of shampoo and coffee, others require house owners to supply and restock. Understand exactly what your expense buys.

What estate administration bills are prevalent?

Beyond the percentage, predict line presents that reflect genuine fees. Normal does no longer suggest inevitable for each and every property. It way well-known enough which you should still ask how each and every is treated:

Onboarding or setup check. Anywhere from 2 hundred to at least one,000 funds. Covers pro photography, record advent, and initial stocking checklists. Some waive this with an extended contract. Cleaning costs. Usually paid with the aid of the guest as a separate line object. Typical ranges in Fort Myers: one hundred twenty to 200 greenbacks for a one‑bed apartment, a hundred and eighty to 280 cash for a two‑mattress, 250 to 400 dollars for a single‑family dwelling house based on square photos, pool, and laundry amount. Deep cleans expense greater and will have to be scheduled seasonally. Maintenance callouts. Many managers embrace one hour consistent with month of adlescent protection or restrict no‑payment callouts to points as a result of site visitors. Outside of that, 45 to 95 dollars in line with call, plus vendor fees. Linen techniques. Some companies possess and launder linens, charging a according to‑continue to be linen cost. Others require vendors to secure at the very least two comprehensive sets per bed plus backups and charge merely cleansing. Credit card and channel fees. Airbnb and Vrbo take their lower formerly money hit. If you receive direct bookings, a 3% credits card processing money is known, now and again passed by using, every so often absorbed by way of the supervisor. Ask which applies. Marketing commission. A small percentage or flat per month rate once in a while presentations up to cowl paid merchandising or greater placement. That’s defensible simply if you see an uplift in occupancy or expense. Winterization or hurricane prep. Flat rates per tournament for patio furnishings stowage, shutter installing, and put up‑storm inspections. In this zone, it’s a necessity, no longer an upsell.

Hidden costs are the ones to keep: imprecise “management” charges on each and every reservation, unannounced markups on vendor invoices, and stock resupply rates at retail quotes. A stable Property Management Fort Myers agreement spells out both money upfront with a practical illustration of how an ordinary reservation flows by for your payout.

Does assets leadership embrace cleaning?

Managers coordinate cleaning. Whether they comprise the money of cleansing of their rate is some other rely. Most trip rental leadership businesses in Fort Myers charge cleaning in keeping with keep and move the value to the guest as a separate price. That makes experience as a result of cleaning scales with occupancy, now not along with your per 30 days control demands.

Two practices separate the common from the top of the line:

Quality keep an eye on. The property manager should always operate or require visual verification after each turnover. Missed hairs in the bathe and part‑empty dish cleaning soap cost you stars. Ratings dip, charges dip. Ask how they look at. Photos within the turnover app are a very good baseline. Seasonal deep cleans. Florida’s salt air, sand, and humidity demand a deeper reset each and every three to 6 months. Baseboards, vents, grout, open air fixtures, and windows want concentration. Expect three hundred to 700 greenbacks depending on estate dimension. Build it into your forecast.

If your manager consists of cleaning inside the share, scrutinize. Either the proportion will likely be excessive to compensate or the cleansing high quality should be inconsistent whilst occupancy spikes.

The eighty/20 rule in estate administration, and the way it suggests up here

People ask, what does the eighty/20 rule imply in assets control? In train, a small percentage of houses and visitors create a tremendous percentage of troubles and expenditures. For trip rentals, 20% of remains will set off 80% of the provider load: late investigate‑ins, AC not cooling immediate adequate after being set to 78 for vitality mark downs, pool heater quirks, parking disputes with a neighbor.

A powerful supervisor builds strategies to involve this. Clear pre‑arrival emails that point out how lengthy it takes the AC to drop at some point of July heat. A brief‑start out book at the assets. Local dealer relationships that prioritize your tackle when something breaks at 9 p.m. The eighty/20 frame of mind additionally advises vendors: put money into just a few excessive‑impression fixes that in the reduction of service calls. Smart thermostats, prime‑exceptional linens that carry as much as commercial laundering, labeled breakers, and strong Wi‑Fi mesh. The fine property management Fort Myers teams will push for these improvements due to the fact that they be aware of exactly which 20% of subject matters drag down the sense and your margins.

Comparing money constructions apples to apples

I once audited two proposals for the same bayfront duplex. Manager A quoted 18% with a 300‑dollar setup rate. Manager B quoted 22% with out a setup. On paper, A looked more cost effective. When we ran a sensible year, Manager B brought increased net to proprietor because they used superior dynamic pricing and had fewer repair callouts by way of more advantageous preventive upkeep. Fee architecture things, but execution and demand administration depend more.

When you evaluate, build a common 12‑month pro forma. Use conservative occupancy and ADR for shoulder months, and do now not overestimate spring fees. Ask every Property Manager Fort Myers candidate for a three‑yr heritage for same residences inside a mile and with like‑for‑like amenities. If they'll’t proportion anonymized efficiency information, they can be winging it.

Here is a brief, easy method to mannequin internet:

Start with projected gross reserving gross sales by month. Subtract channel and credit card prices. Subtract administration share. Subtract cleaning fees, assuming simple turnover frequency. Subtract taxes paid or remitted on your behalf. Subtract a protection reserve, say 2% to 4% of gross, adjusted for your house’s age. Subtract insurance plan, utilities, HOA, and mortgage if you’re forecasting earnings go with the flow.

Run the sort with two occupancy situations, one powerful season and one softer. If a manager’s plan in simple terms works within the most competitive case, prevent trying.

What does a property administration rate cover in the course of storms and stale‑season?

This is wherein Fort Myers isn't very like Orlando. We get ready for wind. A mature supervisor has a storm list that entails securement of outside fixtures and decor, refrigerator settings in case of strength loss, shutter install if your home uses them, and seller readiness for submit‑storm evaluate. Ask no matter if hurricane prep is included within the base payment or billed in keeping with hour. The known reply: billed per event at an hourly expense with photographs and studies furnished.

Off‑season, the provider profile shifts. Grass grows sooner, swimming pools need regular chemical consciousness, and humidity manipulate becomes essential inside of. Smart dehumidifiers or correctly programmed HVAC can store drywall and cabinets. If you purely rent in prime season, suppose an off‑season caretaker plan at a modest per 30 days commission. Private estate management Fort Myers suppliers many times excel here, making biweekly assessments, flushing lavatories, and scanning for leaks. A small spend prevents good sized surprises.

How to wreck a property control settlement?

Sometimes the healthy isn’t there. Maybe bookings lag, maybe communique is slow, or perhaps rates creep. Breaking a contract is straightforward once you approach it methodically.

Read the termination clause. Most Fort Myers agreements permit termination for comfort with 30 to 60 days’ note. Some require an extended commitment in exchange for waived setup prices. If there’s an early termination commission, it may still be clear and proportionate. Understand long run bookings. Who owns the visitor dating for reservations already on the calendar? A truthful frame of mind is that the manager who took the booking prone it and gets the cost, with dollars held in confidence till after the remain. Some managers will move booked reservations to your new supervisor, however solely if the guest agrees and no phrases alternate. Audit your resources. Make a checklist of what the supervisor controls: pics, listings, shrewd‑lock codes, passwords, dealer lists, tax money owed, and inventory logs. Request a proper handoff with deadlines. Ownership of pictures could be sticky. If you paid for it, be certain that the license helps endured use. Notify platforms and tax experts. Update the guilty get together for tax remittance. If your supervisor filed taxes for your behalf, ensure that a blank handoff in the first month after termination to avoid overdue filings. Inspect on go out. Schedule a complete belongings inspection with either parties or their representatives. Reconcile linens, substances, and any proprietor‑saved gadgets. Document with photos.

A calm, businesslike tone goes a long means. If the manager fell short, say so with specifics. If you’re leaving for strategic purposes, say that. The excursion apartment group the following is tight. Burned bridges commute rapid.

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

Some householders thrive with a boutique operation that manages 20 to 60 homes. You get top‑contact provider, an proprietor’s direct cellphone, and bendy downside fixing. Others choose a bigger agency with devoted departments: gross sales control, housekeeping, preservation, and proprietor family. Both can deliver. The key is to tournament your property and your expectations.

For a prime‑importance single‑loved ones domestic with a pool and dock, I lean boutique in the event that they have verified supplier relationships, five‑celebrity stories, and a confirmed report of destroy recovery. For condos in a good‑run organization with constant turnover days, a scaled enterprise can pressure occupancy by way of channel clout and finely tuned pricing. Read belongings control Fort Myers reports with a watch for patterns: are travellers praising cleanliness and conversation, or complaining about slow responses and worn linens? Look for owner stories too, if handy, or ask for references and in fact call them.

Private property management Fort Myers: whilst going small makes sense

Private managers, from time to time a two‑grownup save, may well be ideally suited for proprietors who live nearby or who need to be in touch. They would charge a reduce proportion and mean you can management companies. The alternate‑off is redundancy. If one individual receives unwell in the time of top turnover, does paintings give up? Ask approximately backup plans. Also ask approximately accounting rigor. You desire blank books for taxes and means refinancing. If the individual supervisor makes use of spreadsheets and hand‑written receipts, believe twice until you’re waiting to fill the gaps.

Guardrails for owner profitability

A few real looking measures aid you store margins wholesome although affirming guest satisfaction.

Set a renovation reserve. Autowithhold a small percent of each payout into a reserve account. Minor repairs do now not then derail distributions and every person breathes more convenient. Replace, don’t fix, on the excellent thresholds. A 12‑12 months‑ancient refrigerator that needs a second compressor in 18 months is not really a discount. Total price of ownership concerns extra than the most cost-effective short‑term restoration, specifically in Florida’s weather. Invest in durable, uncomplicated‑to‑clear finishes. Microfiber sofas, cleanable slipcovers, backyard fabric even for indoor cushions, and difficult floors with accurate sealant lessen cleaning time and amplify life. Tune minimum remains by way of season. Weekly minimums make experience in peak months for properties close the beach. Midweek two‑evening minimums can fill gaps in shoulder seasons for condos with no overextending home tasks. Price cleansing transparently. Guests settle for a honest cleaning check whilst the house is spotless and good‑stocked. They insurrection once they see chore lists that ask them to strip beds, commence laundry, take out trash, and mop. Keep guest tasks fundamental. Your opinions and occupancy will thank you.

Reading the contract with out falling asleep

Contracts fluctuate, however a number of sections deserve a yellow highlighter.

Term and renewal. Avoid vehicle‑renewals with out a reminder clause. Set a calendar alert 90 days ahead of renewal to check functionality. Fee agenda reveal. Every commission will have to take a seat in a single position, not scattered through the doc. If you discover a payment referenced in prose with out an quantity, ask for a fixed variety or a cap. Damage claims and defense deposits. How does the supervisor care for guest‑brought about damage? Do they use platform‑supported smash packages or self sustaining safety deposits? What documentation will you obtain and whilst? Insurance and indemnification. Confirm the supervisor consists of commonplace liability and people’ comp. Ask your service regardless of whether your coverage aligns with brief‑time period condo use. Some regulations exclude it through default. Do now not imagine coverage till your agent confirms in writing. Vendor markup coverage. If the supervisor adds a coordination rate to out of doors invoices, recognize the percentage or flat quantity. A obvious 10% coordination price for 1/3‑party upkeep is reasonable; undisclosed 30% markups don't seem to be.

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

Real‑international money examples from Fort Myers

A mid‑upward thrust 2‑bedroom condominium close to the river district with a pool and gym: 22% control, a hundred and sixty‑buck cleansing charged to guest, 400‑dollar annual deep refreshing. Average ADR in top season 220 to 260 dollars, shoulder one hundred thirty to one hundred seventy, off‑season dips to a hundred to a hundred thirty. Occupancy averages 70% every year with potent wintry weather months.

A canal‑entrance 3‑bed room house with a pool and boat raise: 25% administration at a boutique organization that comprises two times‑per thirty days property exams 12 months‑round, storm prep billed at 65 cash in step with hour. Cleaning 300 greenbacks in line with live, deep clear six hundred greenbacks twice a yr. ADR levels three hundred to 450 in top, one hundred eighty to 250 shoulder, and one hundred fifty to 2 hundred off‑season. Occupancy fluctuates 55% to sixty five% but universal booking length is longer, which reduces turnover expenditures.

Both examples reveal the comparable certainty: the headline percentage is purely one line within the model. The integration of pricing, home tasks good quality, and preventive protection drives the base line.

How to evaluate Property Management Fort Myers leases with confidence

You do no longer desire to grow to be a assets manager, however you should always realize satisfactory to interview like one. Ask to work out a recent per month owner commentary for a same assets, with numbers redacted however line pieces intact. Review how they categorize bills and even if they embody a be aware for any unfamiliar pieces. Ask to look a pattern pre‑arrival electronic mail and the in‑residence handbook. Sloppy visitor communications now develop into terrible stories later.

Visit two or three energetic houses under their leadership among turns if they can permit it. You will gain knowledge of more from the fragrance of the entryway and the situation of the baseboards than from any revenues pitch. If you can’t consult with, study current reports and clear out for phrases like “clean,” “conversation,” and “test‑in.”

Finally, verify responsiveness. Send an inquiry as should you had been a visitor and measure time to first respond. In peak season, a 15‑minute response at some stage in the day is aggressive, less than five minutes is mind-blowing. Slow responses fee sales.

When value constitution ought to aid you to no

Sometimes a low price is a red flag. If a enterprise rates 12% all‑inclusive for a standalone homestead with a pool, they may be likely making it up with hidden bills or cutting corners in cleaning and protection. At the other critical, a 35% money for a standard https://andersongexu696.trexgame.net/technology-tools-fort-myers-property-managers-use-1 rental with no concierge needs prime ADR, meticulous studies, and documented revenue uplift to justify the premium. If the supervisor will not tutor year‑over‑yr RevPAR gains for an identical sets, the maths gained’t pencil.

If you consider tugged between two strategies, ask every supervisor to forecast web to proprietor for your own home and sign their call to the assumptions. The one that asks probing questions on your HVAC age, HOA suggestions, noise ordinances, and parking is the single pondering like an operator, now not a salesclerk.

The bottom line

Vacation condominium management services in Fort Myers, FL, rate their offerings round the realities of this coast: seasonal demand, humidity, swimming pools, and storms. A full‑provider expense among 18% and 25% is universal, with rates for luxurious expertise and really expert buildings. What a assets control commission covers needs to be explicit: pricing, visitor communications, turnover coordination, normal repairs, tax compliance, and reporting. Cleaning is coordinated, no longer primarily integrated. Normal upload‑ons embody setup, deep cleans, storm prep, and processing prices. The eighty/20 rule reminds us to restore the small set of ordinary problems that lead to so much headaches.

If you choose to swap managers, fully grasp how to wreck a assets management agreement cleanly, defend destiny bookings, and recover your sources. Read comments, tour controlled properties, and run a elementary pro forma to examine web outcome, no longer delivers. Whether you make a selection a massive firm or a confidential property leadership Fort Myers option, insist on transparency, pace, and repeatable tactics. Your travelers will consider the change, and so will your financial institution 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