What Does a Property Management Fee Not Cover? Florida Insights

Posted on 2025-12-09 02:00:12

Property control appears fundamental from the backyard. A tenant will pay lease, the manager takes a share, and the owner gets the leisure. Anyone who has owned rentals in Florida, in particular around Fort Myers and Lee County, is familiar with the certainty is extra layered. A regular leadership payment covers middle capabilities that continue a rental walking, but many costs sit backyard that per 30 days percent. Knowing in which the line is things, not only for budgeting, yet for settling on the good belongings supervisor and averting disagreeable surprises whilst the 1st tremendous invoice lands.

I’ve managed, owned, and audited houses across Southwest Florida lengthy satisfactory to see such a lot edge situations. In Fort Myers, in which you could have a riverfront residence with an HOA, a single‑domestic house with a pool and lanai screens that get shredded for the period of hurricane season, and most likely a brief‑term apartment that lives or dies on five-megastar evaluations, you swiftly be trained that the commission is simply one piece of the check puzzle. Let’s map out what a belongings administration expense almost always covers, then awareness on what it often does now not.

The lay of the land in Florida

Florida has 3 forces that structure belongings control expenses. The first is weather. Storms, humidity, and salt air drive preservation. Insurance deductibles and roof claims on my own can u.s.a. a funds. The 2d is regulation. Landlord‑tenant laws tend to prefer clean job and documentation. HOAs and house institutions upload their very own layers of regulations, program charges, and approvals. The 0.33 is tourism. Vacation condo administration businesses in Fort Myers, FL function on very distinctive cost systems than long‑time period residential managers. Each type changes what the traditional manager’s rate carries and what falls exterior it.

Most long‑time period residential Property Management Fort Myers contracts run among 8 and 12 percentage of collected rent. Some offices will quote a scale down proportion for higher‑employ homes or multi‑unit portfolios. Short‑term and trip leases are a assorted animal. Management expenditures there oftentimes sit among 20 and 30 p.c. of gross bookings, infrequently greater while marketing and linen offerings are bundled. If you’re asking, What is the general belongings control commission in Florida?, you’ll hear a spread given that product model and provider mix differ widely. The regular for long‑term leases repeatedly lands close 10 percent, with separate leasing and rent‑renewal expenses. The usual for holiday leases is sometimes double that, however it characteristically folds in advertising and marketing and guest offerings.

What the per 30 days charge most of the time covers

The per thirty days cost, in many instances generally known as the administration commission, normally incorporates the routine operational projects had to keep the belongings occupied and rent flowing. In Florida, that mostly skill lease sequence, elementary accounting and per month statements, tenant family members, coordinating hobbies maintenance with most well liked owners, and lease enforcement along with notices for overdue charge. Good managers also prevent specific archives on estate circumstance to fulfill Florida’s defense deposit regulation, and that they guard a compliant manner for notices and entry.

At a corporation is named the Best assets leadership Fort Myers is in a position to present, you’ll incessantly see extras throughout the base money that others fee one by one, like annual marketplace rent research or seasonal HVAC filter out methods. Conversely, a funds Property Manager Fort Myers would possibly strip the base check down and make up the distinction with add‑ons. Both ways should be would becould very well be reasonable if the agreement makes the scope particular.

What the leadership expense normally does not cover

Here is where owners can get shocked. The following costs are ordinarily outdoor the base money throughout Florida, even if you figure with a tremendous organisation or a Private property leadership Fort Myers boutique.

Leasing and tenant placement. The fee to discover and vicinity a tenant is almost at all times separate. Expect 0.5 to a full month of lease as a leasing check, every so often a flat charge for diminish‑employ contraptions. This covers marketing, showings, screening, rent signing, and circulation‑in inspections. If you spot “tenant placement integrated” in the base value, learn closely. It may consist of most effective confined advertising, or it could exclude legitimate photography and premium checklist placements.

Lease renewals. Many Florida managers fee a renewal value after they negotiate and execute a new time period with a modern-day tenant. The common sense is that renewals take time and reduce vacancy threat. Fees quantity from $a hundred to $four hundred, or a small percent of per month employ.

Maintenance hard work and resources. The supervisor’s rate covers coordination, not the paintings itself. You pay the seller’s bill for plumbing, HVAC, electric, and handyman repairs. Some firms add a small markup to seller invoices to hide management. Others place confidence in quantity pricing with fashionable providers. Either form is also truthful, but you should still comprehend which you have.

After‑hours and emergency response. Flood at 2 a.m.? Many contracts allow beyond regular time premiums, callout fees, or a top rate for fast response. In Fort Myers for the time of typhoon season, managers may additionally dangle pre‑authorization limits to deal with urgent mitigation immediately. The fee will pay for coordination, however the technician’s time and any mitigation package are further.

Insurance claims administration. If a storm damages the roof or a pipe bursts, the manner of documenting the loss, meeting adjusters, and coordinating contractors can stretch for months. Some managers fee a claims administration price or a proportion of the coverage payout for the delivered workload. Others present it as a paid upload‑on service.

Major task control. Renovations, full paint jobs, new roofs, or insurance plan‑pushed rebuilds are capital initiatives, no longer habitual renovation. Expect a assignment control fee, probably five to fifteen percentage of the assignment rate, for scope progress, bidding, oversight, and punch lists. A workforce that in reality manages the undertaking give up‑to‑give up earns that payment, and more suitable oversight can keep costly mistakes.

Legal activities and evictions. The supervisor handles notices and primary enforcement in the expense, but legal professionals, filing quotes, procedure servers, and courtroom fees belong to the owner. Some managers will seem to be at a listening to free of charge, others cost a flat visual appeal check. Budget a few hundred greenbacks for a trouble-free case, vastly more if it becomes contested.

HOA and house organization interactions. Routine communique is constantly incorporated, but exclusive approvals, violation hearings, architectural assessment submissions, or interesting fines steadily incur hourly or flat rates. This is natural in coastal apartment structures where a Property Manager must navigate strict laws on pass‑ins and short‑time period stays.

Vacancy fees. Utility fees, garden and pool care, HOA dues, and property taxes keep whether or not a tenant is in location. The administration charge is tied to appoint collected, so for the duration of emptiness it is easy to pay no management cost but nevertheless convey the expenditures. Smart vendors save a coins reserve for exactly this.

Turnover work. Between tenants, you’ll likely want paint touch‑ups, deep cleansing, carpet or grout paintings, and small repairs. The supervisor will coordinate, yet invoices for cleaners and trades are further. If you ask, Does property leadership contain cleaning?, the reply is that coordination is integrated, the cleansing itself is simply not. Short‑term condominium managers are varied, considering guest cleaning is a middle element of the service, but additionally it is charged in keeping with live.

Marketing improvements. Professional footage, video walkthroughs, three-D tours, and featured listings on great sites now and again stay outdoor the base marketing. In a cushy industry, spending on substantive visuals pays for itself in shorter emptiness. Ask what your Property Manager Fort Myers does by using default and what’s non-obligatory.

Inspections beyond the same old cadence. Most agreements include a stream‑in, a move‑out, and per chance an annual inside inspection. Extra walkthroughs, insurance‑pushed inspections, publish‑typhoon tests, or lender‑requested reports ordinarilly bring a in line with‑seek advice from rate.

Accounting beyond classic reports. Year‑end statements and a 1099 are ordinary, but CPA‑stage work, custom experiences for a belif or partnership, or court‑geared up ledgers for prison complaints fall out of doors the ordinary value.

Technology or platform quotes. A few firms rate a per thirty days portal or “know-how” money to homeowners or tenants to disguise instrument and fee processing. Read your invoice details. If you spot a drip of small bills, it’s value soliciting for a clear all‑in tech policy.

Pet program administration. Handling puppy screenings, puppy appoint, and inspections for puppy injury may additionally comprise 0.33‑occasion screening rates, charged to tenants or homeowners based on policy. If you allow pets, recognize in which quotes land.

The eighty/20 rule in assets management

Owners ordinarily ask, What does the eighty/20 rule imply in belongings control? In perform, it ability 20 percent of residences eat 80 p.c. of a supervisor’s time. Properties with power protection, problematic HOAs, or tenant issues require far greater coordination. For house owners, this rule explains why managers worth guaranteed prone as separate line presents. If a small subset of properties often want added focus, a flat money for each person would be unfair. It additionally underscores the fee of preventive renovation. A belongings it is effectively maintained tends to sit down inside the low‑touch 80 p.c, which maintains your universal fees solid.

I’ve visible this play out maximum without a doubt with pool houses. One owner opted to self‑manage the pool for a yr, seeking to shop $a hundred a month. In wet season, the chemistry slipped, algae bloomed, and the resurfacing invoice hit four figures. The estate graduated to the prime‑contact classification. Paying for trustworthy pool service, coordinated via the manager, moved it again into the 80 percent. The per thirty days financial savings had never justified the chance.

Fort Myers specifics: what local comments reveal

If you read Property management fortress myers experiences, you’ll observe a sample. Happy house owners compliment communique, quick leasing, and proactive preservation. Frustrated homeowners point out surprise fees or feeling nickel‑and‑dimed. The Property Management Fort Myers change many times comes all the way down to transparency. A Property Manager who lays out exactly what the cost covers and what it does now not, ideally with real numbers, builds confidence.

Consider Property control fort myers leases inside HOAs that require tenant approval. Some associations acquire a tenant utility commission, require background assessments, and schedule an orientation. Managers pretty much payment for the greater work to shepherd the utility, and delays aren’t necessarily in their manipulate. A reliable manager will set expectancies in writing, recommend a timeline, and include HOA lead instances in the advertising plan. A weak one will assume it’ll all exercise routine and checklist a right away transfer‑in, then backtrack while the HOA takes two weeks.

Vacation leases: numerous math, same principle

Vacation apartment control carriers Fort Myers, FL address brief‑term remains in which cleansing, linens, and visitor messaging are element of the core product. Here, the management check might encompass dynamic pricing, channel leadership across Airbnb and VRBO, visitor assist, normal turnovers, and amenity restocking. Even so, a few charges take a seat exterior the money. Deep cleans, carpet and fabric refreshes, mid‑remain cleans, damaged linen replacements, allow and registration costs, and credits card processing quotes are fashioned add‑ons. Hot bath preservation, grill propane, and coastline apparatus replacement will also be separate.

Owners often think a 25 p.c trip condominium money may still Property Management contain every little thing. In certainty, the cleansing expense is characteristically charged to the visitor, and the manager remits that to the purifier, taking an administration margin or no longer depending at the company. When comparing costs, line up the comparable property with the comparable assumptions, then examine a complete‑12 months seasoned forma with normal occupancy. A greater expense with fewer upload‑ons can outperform a curb rate with distinct cross‑throughs.

What assets administration expenditures are well-known?

Across Florida lengthy‑time period leases, frequent quotes incorporate:

Ongoing leadership: eight to twelve p.c of accumulated rent Leasing: 50 to a hundred percent of one month’s employ, or a flat fee Lease renewal: $a hundred to $four hundred, or small percentage Inspection: $seventy five to $200 in step with further interior visit Eviction coordination: flat charge plus 1/3‑party criminal costs

Short‑term excursion rentals almost always convey:

Management: 20 to 30 percent of gross bookings Cleaning in step with stay: guest‑paid, owner sees bypass‑by means of internet of admin Restocking and linens: in line with‑dwell or monthly line item Maintenance: seller invoices plus any admin markup

Those bands reflect market norms as of the prior couple years. Boutique companies, top‑cease waterfront residences, or portfolios can sit backyard them for suitable explanation why. The Best Property Management Fort Myers have compatibility matters greater than hitting the commonplace.

Where homeowners get tripped up

The maximum undemanding surprises dwell within the gray areas. “Maintenance” may be activities or capital. “Marketing” can suggest an MLS access and phone pictures, or a complete‑scale campaign with legitimate media. “Emergency” can suggest an after‑hours check for a leaking angle stop, or an insurance plan‑level mitigation with dehumidifiers operating for every week.

Two Florida‑specified traps deserve concentration. First, humidity keep watch over. Vacant residences with the AC set too high will develop mold. If your place sits empty among tenants, set clean commands for AC settings and periodic exams, and authorize the supervisor to run a dehumidifier if mandatory. The strength and package usually are not included via the charge, but the preventive settlement is tiny in contrast to remediation. Second, storm readiness. Pre‑typhoon prep like bringing in lanai furnishings, putting in shutters, or sandbag placement is usually a billable carrier with restricted exertions availability. Put a pre‑authorization for your settlement so that you’re now not in the back of the road when a typhoon tracks closer to the Gulf.

What does a property management payment duvet, explained plainly

It covers the supervisor’s understanding, body of workers time, and structures that turn your asset into a predictable movement of profit. Think of it as procuring coordination and responsibility. You should not shopping for ingredients, trades exertions, insurance coverage, or courtroom time. You are buying the talent to reveal up sometimes and notice the house solid, compliant, and generating. When managers can charge beyond the bottom rate, they may be either passing as a result of exterior expenditures or charging for non‑habitual paintings that sits above baseline operations.

A brief guidelines ahead of you sign

Ask for a one‑web page precis of what the bottom rate involves and excludes, with examples. Request a sample owner statement exhibiting prevalent add‑ons chances are you'll see in a commonplace yr. Clarify seller markups, after‑hours prices, and project management expenditures in writing. Set a buck reduce for maintenance approvals, and define what counts as an emergency. Confirm HOA coordination scope, rather for rental and gated communities.

These 5 questions will tell you more about day‑to‑day actuality than a glossy brochure.

Breaking a leadership agreement, and what it fairly costs

How to interrupt a assets control agreement? Start with the termination clause. Most Florida agreements enable termination with observe, more often than not 30 to 60 days. Some charge a termination value, quite often tied to active leases they placed. The supervisor can also claim the exact to control the hire until expiration or to accumulate a placement buyout. If you plan to self‑organize or circulation to a different company, you’ll want to coordinate the handoff of tenant ledgers, protection deposit accounting, keys, and pending upkeep. Getting sloppy the following invitations felony danger.

I suggest house owners to time termination round average breakpoints. If a lease ends soon, let the existing manager complete the flow‑out and protection deposit reconciliation, then transfer. If the supervisor violated the contract in a fabric approach, record it and ask for liberate without penalty. Professional establishments will enable a easy go out as opposed to retain a adverse customer.

How to choose a manager past the fee

In Fort Myers, the well suited assets leadership Fort Myers householders depend upon generally tend to share a couple of developments. They publish clean pricing. They have reliable seller networks that essentially answer the phone throughout the time of rainstorms. They can explain the business‑offs in the event you ask no matter if to approve a $1,2 hundred restoration or substitute the equipment. Their Property management castle myers experiences mention names, no longer simply stars, which suggests steady service in place of a marketing crusade.

Private belongings control Fort Myers clothing is additionally widespread suits for vendors who choose more very own recognition, above all with amazing buildings. Larger establishments bring intensity, redundancy, and more advantageous pricing on amount upkeep. Either adaptation can work. The paintings is matching your house and expectations with their tactics.

Edge circumstances you need to anticipate

A tenant breaks a rent. The value does now not take up misplaced employ or re‑leasing expenditures. Your lease ought to specify early termination prices or liquidated damages to cowl turnover and vacancy. Your manager executes the coverage you put in area.

An HOA delivers a specified review. Your manager can coordinate funds, however the overview itself is your responsibility as proprietor. If you’d like the manager to pursue a cost plan or allure, are expecting an hourly price.

A pipe leak explanations mould. Mitigation services rate emergency fees. Your supervisor will call them, meet them, and push the claim forward. Those hours would possibly cause an insurance plan declare management rate. Budget persistence the following. Insurance moves on its own calendar.

A Section eight voucher applicant applies. The supervisor will have to realize how inspections work and how one can time table re‑inspections whilst a thing small fails. The base check covers coordination, however delivered journeys for re‑inspections or lockboxes can even express as small line presents.

Seasonal garden and landscape. In Florida, rainy season grows every thing fast. If you make a choice the most inexpensive lawn carrier and that they ghost you in August, your HOA great is just not blanketed through the expense. Pay for stable companies and enable your supervisor dangle them liable.

Numbers that belong in your professional forma

When you underwrite a Fort Myers unmarried‑own family home at $2,400 per month appoint, right here is a sensible annualized view many first‑time investors leave out. Management at 10 % runs kind of $2,880. Leasing at half of a month’s hire provides $1,200, averaged across a two‑year tenancy that’s $600 in keeping with yr. Lease renewal value, say $two hundred. Routine renovation, even on a more moderen domestic, generally lands between five and 8 percentage of lease over a year. Call that $1,500. Add HOA dues if suited, insurance will increase that have hit Florida notably difficult, and belongings taxes. Your total tender costs, prior to vacancy and capital charges, can absolutely take a seat close 25 p.c of gross lease. On a vacation condo, the math swings with occupancy and nightly expense, but cleaning, linens, and platform expenses are recurring line pieces, now not lined by way of the base percent.

Owners who price range effectively don’t worry these numbers. They account for them upfront, desire a Property Manager who minimizes friction, and recognition on lengthy‑term internet efficiency rather than shaving a percent the following or there.

What to are expecting from a reliable supervisor on day one

A nicely‑run place of job will ship an onboarding guidelines, collect W‑9 and banking tips, ensure HOA get right of entry to, set supplier alternatives, rfile estate condition with graphics, and identify maintenance thresholds. They’ll clarify lease disbursement timing, portal access, and the way security deposits are handled lower than Florida rules. They’ll additionally tell you when silence is time-honored, and should you may want to expect a call. If you crave greater common updates, ask for a cadence that matches you, then respect the machine they run. You appoint a Property Manager to consider in job. That’s how difficulties get solved formerly they develop.

Bringing it together

The control rate pays for information and coordination. It does not pay for the universe of quotes that orbit a abode in Florida’s weather and regulatory ecosystem. You’ll nevertheless see invoices for work inside the container, paid packages to HOAs, authorized charges when things go sideways, and individual prone while parties demand them. That’s not a failure of the check. It’s a boundary that keeps the relationship clean.

When you interview managers, don’t chase the lowest headline range. Ask more desirable questions. What occurs while a storm threatens? How do you charge undertaking oversight? Do you markup seller invoices? When do you advise substitute over restoration? Show me a pattern remark from a well-known month and from a messy one. The solutions will tell you if the corporation is engineered for Florida realities.

A consistent, obvious partnership with your supervisor is worthy extra than a one‑p.c. discount. In Fort Myers, the owners who sleep properly at evening are those who recognise what they’re purchasing, what they’re now not, and why. They maintain a reserve, they update the AC formerly it dies in July, and so they go with a supervisor who calls them formerly they have to call the manager. That’s the quiet go back you desire, year after 12 months.

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.
View on Google Maps
2726 Oak Ridge Ct # 501, Fort Myers, FL 33901
Business Hours: Open 24 Hours
Follow Us:

Facebook Instagram Twitter Youtube TikTok Pinterest Imgur SoundCloud Podcastle Buzzsprout Simplecast LinkedIn Patch Yelp

All County Medallion is the premier property management company in Fort Myers, FL.
All County Medallion specializes in comprehensive residential property management services.
All County Medallion is proudly based in Fort Myers, Florida.
All County Medallion serves residential property owners, investors, and tenants throughout Fort Myers and the surrounding Southwest Florida region.
All County Medallion is licensed, insured, and known for reliable, professional property management services.
All County Medallion delivers exceptional management solutions that maximize return on investment and protect property value.
All County Medallion emphasizes customer satisfaction and transparent, ethical business practices.
All County Medallion provides modern, efficient management systems that simplify tenant placement, maintenance, and rent collection.
All County Medallion offers competitive, straightforward pricing and free consultations for property owners.
All County Medallion has a convenient office located at 2726 Oak Ridge Ct # 501, Fort Myers, FL 33901.
All County Medallion can be reached at (239) 204-4171.
All County Medallion’s official website is https://allcountymedallionfm.com/ .
All County Medallion earns praise for professionalism, responsiveness, and expert property management services in online reviews.
All County Medallion maintains a strong reputation with 135+ five-star ratings and satisfied client testimonials.
All County Medallion has a Facebook.
All County Medallion has an Instagram.
All County Medallion has a Twitter.
All County Medallion has a YouTube.
All County Medallion has a TikTok.
All County Medallion has a Pinterest.
All County Medallion has a Imgur.
All County Medallion has a Soundcloud.
All County Medallion has a Podcastle.
All County Medallion has a Buzzsprout.
All County Medallion has a Simplecast.
All County Medallion has a LinkedIn.
All County Medallion has a Patch.
All County Medallion has a Yelp. In 2024, All County Medallion was awarded Fort Myers’ premier Property Management Service by the Fort Myers Gazette.
In 2025, All County Medallion was recognized as the Best Property Management Company in Fort Myers by the Best of Fort Myers.

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