How to Calculate Cash Flow with Management Fees in Florida

Posted on 2025-12-12 01:07:56

Cash float looks essential on paper: rent comes in, expenses exit, and the difference is what you prevent. In Florida, the warm climate and steady population increase draw traders from during, however that simplicity disappears after you upload the genuine quotes of assets leadership, seasonal emptiness, nearby taxes, and the quirks of coastal repairs. If you’re operating long-term rentals in Fort Myers or trip leases near the Gulf, calculating salary waft wisely is the difference between an asset that pays you and a hobby that drains you.

I’ve sat throughout kitchen tables with house owners who have been convinced their condo was salary-flowing, basically to discover a damaging number when we tallied management bills, leasing charges, turnover cleaning, and reserves. I’ve also labored with tips-pushed buyers who acquired the ugliest condominium on a pretty good avenue, paid for stable management, and watched a modest per thirty days earnings compound into a potent fairness situation. The math itself will never be tricky, yet Florida adds a number of line pieces that of us omit. Let’s wreck down the calculation, present how leadership prices fit, after which walk due to examples for equally long-term and trip apartment eventualities.

First principles: what funds circulate really means

Monthly dollars movement is internet working income minus debt carrier. Net operating profits is gross scheduled appoint, minus vacancy and credit loss, minus working costs. It is absolutely not the list appoint. It will never be hire minus personal loan. It will never be beforehand upkeep or in the past management prices. If you bypass control within the math, the assets will finally tax a while or shock your bank account.

For a Florida rental, quite in Lee County and the Fort Myers marketplace, you furthermore may want to funds for humidity-pushed upkeep, pest keep watch over, and lawn or pool care. Even condos that wrap some offerings into the HOA nonetheless require reserves for AC paintings and equipment turnover. Whether you self-take care of or employ a belongings supervisor, these bills exist. A top Property Manager Fort Myers householders confidence without problems makes them predictable.

Where leadership costs slot into the equation

Think of leadership in Florida as two buckets. There is the continued monthly price, in general a percent of gathered employ. Then there are leasing and incidental prices tied to different movements including striking a tenant, renewing a lease, coordinating a chief undertaking, or dealing with an eviction.

Monthly leadership money. For lengthy-time period rentals, a regular assets administration commission is eight to 12 percent of collected employ statewide, with urban and coastal submarkets in most cases touchdown between 8 and 10 p.c.. That is the short solution many other people are trying to find once they ask, What is the typical assets leadership price in Florida? The broader verifiable truth is that the proportion displays the service point and portfolio measurement. Larger portfolios and buildings could push the cost shrink. Single-domestic houses or condos with more proprietor requests can sit down at the top quit. In Property Management Fort Myers, nine to ten p.c for single-family members lengthy-time period leases is natural. Vacation condominium management groups Fort Myers, FL normally cost in a different way, infrequently 18 to 30 percentage of gross nightly revenue with the aid of higher touch operations. Leasing prices. The rate to place a tenant in general equals 50 to a hundred p.c of 1 month’s lease. It covers advertising, showings, screening, and hire execution. This is real payment and may still be amortized throughout the predicted time period of the tenancy. If your basic tenant stays 24 months and the leasing commission is one month of employ, the month-to-month equivalent check is 1/2 a month of hire unfold throughout two years. Many proprietors forget to unfold this money and then wonder why the first 12 months feels tight. Renewal quotes. Florida managers also can rate a small flat renewal money. The logic is that hire renegotiation and documents take time. Treat it as an annual or biennial line merchandise in your mannequin. Maintenance coordination costs. Some managers take a small percentage on invoiced seller paintings, pretty much capped. Others do now not. Read the agreement. Setup and compliance fees. For vacation rentals, upload quotes for regional registration, gross sales and visitor improvement tax setup, and any platform or channel supervisor prices.

What does a belongings management rate hide? In a strong contract, you are buying lease collection, accounting, reporting, tenant communication, upkeep coordination, criminal compliance discover coping with, activities estate tests, and reasonable housing compliant ads and leasing. You should not procuring main rehab mission leadership, insurance claims adjusting, or prison illustration until unique. For holiday rentals, full-service enterprises also cover marketing, pricing, visitor messaging, cleansing turnover scheduling, and linen logistics. Does estate leadership consist of cleaning? In long-time period leasing, cleansing could be a tenant cost at pass-out or an owner expense at some point of turnover, no longer a ordinary provider. In short-time period rentals, cleansing is coordinated by means of the supervisor, charged to travelers as a turnover value, and remitted to cleaners. Owners nonetheless see the line merchandise in statements.

The Florida-exclusive inputs that sway revenue flow

Florida provides a number of wrinkles that depend in case you run numbers:

Insurance. Wind insurance policy and flood chance impression premiums. Fort Myers vendors observed rates flow sharply after foremost storms. Even condos with grasp regulations most often flow exotic exams after hurricanes. Build a separate reserve for checks when you personal in an older coastal construction. HOA and condo rates. These can swallow income float. Always ask for the final 12 months of %%!%%4b5806d4-third-4593-90fe-e804c9b599f0%%!%% minutes and any pending reserve reports. A low per 30 days money with vulnerable reserves is a crimson flag. Taxes and home. Non-homesteaded funding homes can see steeper reassessments after a sale. Use the county appraiser’s estimator other than assuming the seller’s tax invoice will hold. For Lee County, plug to your agreement payment and assess proposed millage. AC and humidity. Expect greater widespread HVAC provider. Budget semiannual provider visits and filters. The climate is unforgiving if you attempt to retailer pennies. Vacancy seasonality. Long-time period leases in Fort Myers are distinctly stable, but quick-time period leases swing with the aid of season. If you’re modeling a holiday apartment, pull certainly occupancy details from similar sets, not from the superb month’s Airbnb screenshot.

Step-with the aid of-step dollars stream with leadership fees

This is the mathematics I use with householders earlier than we ever signal an settlement. It is not really theoretical. It’s how you preserve your disadvantage.

Start with industry appoint, not wishful employ. Validate with Property management Fort Myers leases data, MLS or Zillow lengthy-time period comps, and estate management Fort Myers studies that reference achieved rents. For holiday rentals, bring together 12 months of reserving and occupancy records from an identical contraptions. If you do now not have it, ask the greatest property control Fort Myers enterprises for anonymized comps. Apply vacancy and credit loss. For lengthy-time period leases in steady Fort Myers neighborhoods, 5 to 7 p.c. is cheap. For trip leases, use surely ADR, occupancy, and quotes minus platform expenditures. Never think 90 percentage yr-around occupancy. Subtract running charges. Include estate taxes, insurance plan, HOA or residence bills, lawn and pool care if relevant, pest keep an eye on, utilities you hide, activities upkeep, and reserves for capital charges. I set CapEx at five to eight percent of appoint for unmarried-family, 3 to 5 % for newer condos, bigger for older homes. Subtract administration prices. Use the settlement’s proportion on amassed lease for lengthy-time period. For quick-time period, follow the control percentage to gross booking sales, then handle cleansing quotes and platform expenses in line with the settlement. Subtract debt carrier. Principal and pastime from your mortgage are outside running bills. Put them the following to reach at monthly earnings circulation. If you pay coins, this line is zero, yet you may still nonetheless calculate an chance cost or a debt-identical yield.

A long-term rental instance in Fort Myers

Assume a 3-mattress single-kin domestic in a Fort Myers vicinity that rents at 2,400 dollars in line with month. The property is in amazing condition, now not modern day, with a fenced backyard and a essential pool.

Market employ: 2,four hundred bucks in step with month Vacancy and credit loss: 6 %, that is a hundred and forty four dollars Effective gross earnings: 2,256 dollars

Operating charges:

Property taxes: estimate 4,800 greenbacks per year dependent on acquire worth and millage, so 400 cash in step with month Insurance: 3,000 bucks in line with 12 months for wind and usual policy, so 250 cash consistent with month HOA: none Lawn and pool carrier: 200 money in keeping with month combined Pest regulate: 25 dollars in keeping with month Utilities lined by proprietor: none, tenant will pay electric powered and water Repairs and ordinary protection reserve: 100 money in line with month Capital reserve: one hundred twenty cash in line with month

Total working fees formerly management: 1,0.5 dollars

Management:

Monthly administration fee: 10 % of collected lease, which is approximately 226 cash by means of the victorious hire number Leasing rate: one month of lease at tenant placement, amortized throughout a 24-month predicted tenancy, which is one hundred money in keeping with month equivalent Renewal fee: 150 dollars each two years, name it 6 dollars per month equivalent

Total management-linked quotes in line with month: about 332 dollars

Net running income: 2,256 minus 1,half minus 332 equals 829 dollars

Debt service:

20 p.c. down on a 400,000 dollar acquire implies a 320,000 buck loan. At 6.75 percent activity, 30-yr amortization, the critical and curiosity charge is approximately 2,073 cash in step with month.

Cash circulation:

829 minus 2,073 equals damaging 1,244 dollars

That is a sobering range. It’s also the truth for plenty of more recent purchases until you purchase lower than marketplace or carry extra equity. Some vendors reply by using trimming reserves or pretending leasing expenditures don’t exist. That’s the way you get blindsided. A higher reaction is to adjust variables: buy at 340,000 cash rather than four hundred,000, look for a estate that rents at 2,seven hundred funds with equivalent expenditures, or placed extra right down to shrink the personal loan. If to procure the related residence at 340,000 with a 272,000 loan, the month-to-month P&I on the related fee drops to roughly 1,762 bucks, lifting funds float through approximately 311 money consistent with month. If you furthermore mght secured 2,six hundred money rent by using adding a screened lanai and enabling a small puppy, your tremendous gross rises, and now chances are you'll means spoil-even. This is in which a Property Manager Fort Myers owners rely upon will pay for themselves via boosting successful lease by way of enhanced advertising and renewals.

What assets management expenditures are commonly used? You simply observed how a ten p.c. rate matches into the calculus. In my journey, shaving a percentage to 9 does not make an unprofitable belongings moneymaking. Better tenant selection, cut turnover, and less emergencies are the place the supervisor earns their stay. The price is a small slice of a larger pie.

A trip condo state of affairs close the Gulf

Short-term leases reside on a the various spreadsheet. Let’s adaptation a two-bed apartment in Fort Myers Beach that has been repaired after the typhoon and is again within the condo pool. Assume year-spherical gross reserving earnings of 68,000 funds depending on last year’s actuals for comps, with seasonality peaking in February and March.

Revenue:

Gross bookings: 68,000 dollars Platform expenses: 3 percentage for direct credits card and 14 p.c for OTA channels combined, assume an 8 p.c blended platform expense after some direct bookings, that is 5,440 dollars Cleaning charges charged to guests overall 10,800 greenbacks throughout 36 turns at three hundred funds every single. You do no longer remember cleaning rates as proprietor gross sales, for the reason that they bypass with the aid of to cleaners. Keep them inside the remark, no longer the profits entire.

Owner gross after platform: 62,560 dollars

Operating bills:

Property taxes: 7,two hundred cash in keeping with year Insurance: five,500 dollars HOA: 8,400 dollars Utilities: three,000 dollars Internet/cable: 1,two hundred dollars Repairs and smallwares: 2,400 dollars Linens, replacements, restocking: 1,2 hundred dollars CapEx reserve: three,000 dollars

Subtotal running: 31,900 dollars

Management:

Vacation condominium administration value: 22 percent of gross booking cash. Many excursion condominium control agencies Fort Myers, FL fee 18 to 30 % relying on carrier point. Using 22 % on sixty eight,000 equals 14,960 dollars. Credit card processing within the supervisor’s value may well be blanketed or separate. If separate, alter the platform expense above.

Net running income for the proprietor formerly debt: sixty two,560 minus 31,900 minus 14,960 equals 15,seven hundred dollars

Debt service:

Suppose a 500,000 buck significance with a 60 p.c mortgage at 7 percentage pastime-purely for the primary five years, money around 1,750 dollars per month or 21,000 cash in line with yr.

Cash move:

15,700 minus 21,000 equals negative 5,three hundred dollars

Again, the numbers are tight until to procure earlier than the run-up or upload worth. Can you give a boost to occupancy with bigger pricing and direct booking? Possibly. Can you limit the leadership payment through going with confidential assets control Fort Myers operators? Maybe, however a more affordable cost with weaker oversight negative aspects smash and worse comments. The administration fee in holiday rentals covers heavy operational elevate: 24/7 guest improve, dynamic pricing, photography, copywriting, compliance, and cleanser scheduling. You desire a friends with facts, not promises. Read Property management Fort Myers critiques with a severe eye. Look for specifics about response time, hardship fixing, and owner reporting, now not simply celebrity counts.

The 80/20 rule in assets management, implemented to money flow

What does the 80/20 rule imply in belongings management? In factual lifestyles, 20 % of your gadgets or disorders devour 80 p.c. of your consideration and price. In a unmarried-unit portfolio, that 20 percentage may be a single event: a unhealthy tenant, a storm claim, a detailed overview. Your cash glide model should soak up that reality. This is why reserves be counted and why a powerful property manager is worth the line object. They take the spikes out of the graph via fighting small points from turning out to be catastrophes. For example, we once inherited a Fort Myers domicile in which the previous manager allow a slow AC leak linger. That leak destroyed a closet and component to the subfloor, price 5 figures, and took the unit offline for a month. A 10 percent control fee did not intent the loss. Poor leadership did.

Reading and negotiating control contracts with out breaking trust

How to interrupt a assets leadership contract? Start by using not wanting to. Choose properly, negotiate honest terms, and set clean expectancies at the outset. Most Florida agreements let termination with word, ordinarily 30 to 60 days, and outline any liquidated damages or bills tied to lively leases. If you do need to exit:

Read the termination clause and any exclusivity provisions for listings and tenant relationships. Many managers declare the right to the leasing commission if the tenant is still when you terminate. That’s least expensive if they sourced and screened the tenant. Confirm who holds the protection deposit and where believe money owed take a seat. Transfers will have to follow Florida statute. Request a refreshing handoff: ledgers, preservation history, warranties, supplier contacts, and copies of leases and addenda. A seasoned manager will cooperate. Avoid mid-eviction or mid-turnover transformations until you need to. The chaos bills extra than the expense you hope to shop. Get it in writing. A pleasant communique is extensive. Follow it with a dated understand.

If a supervisor is unresponsive or breaches fiduciary tasks, you normally need to move quickly. Document every little thing and notify in writing. Most things are solved through escalated conversation prior to legal professionals get worried.

Cleaning, turnovers, and the exact fee of vacancy

Owners Best Property Management Fort Myers regularly ask regardless of whether belongings management entails cleansing. In a protracted-term context, cleansing is an proprietor rate incurred in the time of turnover. Managers coordinate vendors, and the invoice passes as a result of, often with a small coordination commission. It isn't really a recurring per 30 days line. In quick-term rentals, cleansing is steady. The guest pays a cleaning payment, the manager schedules and inspects the paintings, and the owner sees it at the commentary. The key to cash glide is just not who technically can pay the purifier. It’s how perpetually the belongings turns without destroy, how in a timely fashion protection gadgets are addressed, and whether scores dwell top enough to sustain occupancy.

Vacancy eats revenue go with the flow faster than any unmarried check. If your long-term property sits empty for 2 months among tenants as a result of the rent is simply too top or the footage seem to be darkish and dated, you’ve burned sixteen p.c. of your annual earnings. A competent Property Manager Fort Myers operators recognise wherein the marketplace is that week, no longer closing region, and adjust advertising and marketing and pricing to keep days on industry tight. In holiday leases, a sloppy calendar or delayed responses can crater occupancy. Smooth operations aren't free. They are more cost-effective than misplaced salary.

The line among expenditures and investments

Not each greenback out is a fee. Some are non-obligatory investments that raise long run lease and decrease turnover. In Florida, screened lanais, ceiling fanatics, and colour make homes greater livable. Pet-friendly insurance policies, paired with authentic screening and deposits, widen the tenant pool and raise rent. Smart locks and water leak sensors scale back emergencies. A decent belongings supervisor will advocate enhancements with a payback, not a looking listing. Treat those gadgets as capital advancements and variation the return. If spending three,000 bucks on a screened patio permits you to improve appoint through a hundred and fifty greenbacks in line with month and keep tenants longer, your payback is brisk and it improves your exit value.

How to sanity check a professional forma ahead of you buy

Walk the numbers 3 ways. First, the supervisor’s seasoned forma with their charges and reasonable emptiness. Second, your lender’s view, which specializes in debt coverage ratio and has a tendency to be conservative. Third, the worst month scenario. If the estate can survive your three worst assumptions right away, one can sleep at night time. In Fort Myers, your worst month would integrate a seasonal dip, an AC fix, and a tenant delay. Model it.

When you evaluate control thoughts, do not fixate at the headline share. Compare the entire value stack and provider quality. A nine % supervisor who bills a month’s appoint to hire, plus a markup on each and every protection bill, may possibly charge greater than a ten p.c. manager with a flat leasing check and no upkeep markup. If you might have a distinct circumstance, like a small multifamily you intend to renovate in levels, the most appropriate estate administration Fort Myers associate is the only who can series paintings, dialogue with tenants, and avoid emptiness contained. Private assets management Fort Myers clothes will likely be nimble here, although they will lack the to come back-place of job intensity of bigger corporations. Ask for references, not simply on-line evaluations.

A brief tick list in your salary stream variation in Florida

Verify taxes at your acquire rate the use of the county estimator. Do now not use the seller’s invoice. Price coverage with at the least two brokers, factoring wind and flood as suited. Confirm HOA rates, pending checks, and reserve capability from assembly minutes. Include AC service, lawn, pool, pest handle, and a actual maintenance reserve. Add control charges, leasing, renewals, and any maintenance coordination rates. Amortize leasing charges over envisioned tenancy.

Fort Myers classes learned from the field

Here’s a picture from two proprietors we labored with. One sold a townhouse in a gated Fort Myers neighborhood for 315,000 dollars. Rented at 2,350 cash according to month. HOA became 350 funds, taxes 4,two hundred bucks, coverage 2,four hundred greenbacks. We charged 9 percentage control and a 1/2-month leasing value. They financed at 6.five percentage with 25 p.c. down. Their model confirmed a tiny high quality funds flow of about a hundred and fifty cash per month after reserves. We driven for a small dog policy and further a storage rack inside the storage. We re-leased at 2,475 money on renewal and saved the related tenants. Their unquestionably salary float beat the pro forma by using approximately 125 greenbacks in line with month and, more importantly, their time involvement turned into minimum. The earnings got here from tenant retention and a slight employ bump, not from shaving the administration charge.

Another proprietor attempted to self-take care of a canal-the front apartment used partially as a vacation apartment. When they traveled, messages went unanswered, cleaners received out of sync, and two again-to-lower back cancellations dropped their scores. They switched to management at 20 percent. Within three months, occupancy normalized and ADR elevated by using 18 percent as a consequence of authentic pricing and more advantageous footage. Even after the price, their net more advantageous. They later often called it the most costly lesson they had to learn merely once.

When to self-cope with, and whilst now not to

If you stay nearby, have riskless carriers, and very own a more moderen unit with low complexity, which you can self-take care of a unmarried lengthy-term apartment and pay yourself the leadership fee. You still want to stick with Florida landlord-tenant regulations, reasonable housing suggestions, and regional ordinances. Keep a devoted cellphone line, bank account, and documented methods. Even then, ask yourself how plenty a while is really worth and what a 2 a.m. name charges you.

If your own home is older, situated in a strict HOA, or used as a brief-term condo, reliable leadership isn't a luxury. It’s operational sanity. The estate supervisor is a production engine. The cost is the payment to avoid the engine tuned. If you ever plan to scale beyond one unit, construct the price into your base style from day one.

Wrapping the numbers into a decision

Cash go with the flow with control fees in Florida will not be a thriller. It’s a disciplined behavior. Use conservative rents, true emptiness, full fees, and the unquestionably commission time table on your industry. For Fort Myers, look at various the two long-time period and brief-time period situations if zoning allows for, then opt for the direction that aligns together with your tolerance for variability. Ask pointed questions of any Property Manager Fort Myers candidates:

What is covered for your month-to-month rate, and what seriously isn't? How do you value leasing and renewals, and how do you market it? What’s your regular days on industry and renewal charge by way of community? How do you maintain after-hours emergencies, supplier markups, and owner approvals? Can I see anonymized statements that tutor month-via-month efficiency for a assets like mine?

You’ll be informed greater from these five answers than from a brochure. The appropriate manager will answer surely and placed the numbers in writing. The desirable assets will pencil even once you upload their charge. And with that, you’ll personal an asset that can pay you although you sleep, now not one which retains you up at night.

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.
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All County Medallion serves residential property owners, investors, and tenants throughout Fort Myers and the surrounding Southwest Florida region.
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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