How to Calculate Cash Flow with Management Fees in Florida

Posted on 2025-12-26 16:58:25

Cash drift appears straightforward on paper: lease is available in, fees go out, and the change is what you avoid. In Florida, the warm local weather and continuous populace expansion draw investors from far and wide, however that simplicity disappears while you add the proper prices of estate administration, seasonal emptiness, regional taxes, and the quirks of coastal renovation. If you’re going for walks lengthy-time period leases in Fort Myers or holiday rentals near the Gulf, calculating salary stream competently is the difference among an asset that pays you and a passion that drains you.

I’ve sat across kitchen tables with vendors who have been yes their residence was once funds-flowing, only to find a destructive variety when we tallied leadership fees, leasing costs, turnover cleaning, and reserves. I’ve also labored with details-driven buyers who sold the ugliest condo on an incredible avenue, paid for sturdy administration, and watched a modest per thirty days cash in compound into a amazing fairness position. The math itself is not very complicated, however Florida provides several line pieces that men and women omit. Let’s ruin down the calculation, train how management costs have compatibility, after which stroll simply by examples for equally lengthy-term and holiday apartment situations.

First principles: what salary flow truthfully means

Monthly funds stream is web operating cash minus debt carrier. Net working income is gross scheduled rent, minus emptiness and credit loss, minus working charges. It isn't very the directory lease. It will never be hire minus mortgage. It isn't always earlier than maintenance or beforehand administration prices. If you pass control inside the math, the belongings will finally tax a while or shock your bank account.

For a Florida condominium, notably in Lee County and the Fort Myers market, you also need to budget for humidity-pushed maintenance, pest control, and lawn or pool care. Even condos that wrap some expertise into the HOA nonetheless require reserves for AC work and equipment turnover. Whether you self-deal with or employ a property manager, those expenditures exist. A true Property Manager Fort Myers proprietors have confidence without difficulty makes them predictable.

Where leadership expenses slot into the equation

Think of administration in Florida as two buckets. There is the continuing per 30 days expense, most of the time a percentage of gathered employ. Then there are leasing and incidental expenditures tied to extraordinary occasions equivalent to hanging a tenant, renewing a rent, coordinating a main undertaking, or coping with an eviction.

Monthly leadership price. For lengthy-term leases, an average estate administration price is eight to 12 p.c of collected appoint statewide, with urban and coastal submarkets most of the time touchdown among 8 and 10 p.c.. That is the quick resolution many humans seek when they ask, What is the commonplace assets management commission in Florida? The broader fact is that the share displays the provider level and portfolio measurement. Larger portfolios and structures may additionally push the cost lessen. Single-own family houses or condos with greater owner requests can sit down on the top give up. In Property Management Fort Myers, 9 to ten p.c. for unmarried-relatives lengthy-term rentals is everyday. Vacation apartment control groups Fort Myers, FL regularly rate differently, many times 18 to 30 % of gross nightly earnings resulting from bigger touch operations. Leasing costs. The commission to vicinity a tenant quite often equals 50 to one hundred % of 1 month’s lease. It covers advertising and marketing, showings, screening, and hire execution. This is proper money and must be amortized throughout the expected time period of the tenancy. If your moderate tenant stays 24 months and the leasing charge is one month of appoint, the per month equivalent can charge is half a month of hire spread throughout two years. Many vendors fail to remember to unfold this check after which ask yourself why the 1st 12 months feels tight. Renewal quotes. Florida managers may just can charge a small flat renewal money. The common sense is that hire renegotiation and bureaucracy take time. Treat it as an annual or biennial line merchandise to your style. Maintenance coordination expenditures. Some managers take a small percentage on invoiced dealer work, more commonly capped. Others do now not. Read the agreement. Setup and compliance charges. For holiday leases, add expenditures for regional registration, gross sales and tourist construction tax setup, and any platform or channel manager expenditures.

What does a property control commission hide? In a solid contract, you might be procuring employ series, accounting, reporting, tenant communique, maintenance coordination, legal compliance be aware dealing with, movements belongings tests, and honest housing compliant ads and leasing. You don't seem to be paying for important rehab venture control, insurance claims adjusting, or authorized representation until specific. For vacation rentals, complete-provider companies additionally hide advertising and marketing, pricing, visitor messaging, cleansing turnover scheduling, and linen logistics. Does assets management embrace cleaning? In long-term leasing, cleansing can be a tenant rate at circulation-out or an proprietor cost all through turnover, not a routine service. In quick-term leases, cleaning is coordinated with the aid of the manager, charged to company as a turnover cost, and remitted to cleaners. Owners nonetheless see the road merchandise in statements.

The Florida-selected inputs that sway income flow

Florida provides a couple of wrinkles that subject whilst you run numbers:

Insurance. Wind insurance and flood danger impact charges. Fort Myers vendors saw rates transfer sharply after noticeable storms. Even condos with master guidelines repeatedly move certain tests after hurricanes. Build a separate reserve for tests once you personal in an older coastal development. HOA and rental charges. These can swallow income stream. Always ask for the closing one year of %%!%%4b5806d4-0.33-4593-90fe-e804c9b599f0%%!%% mins and any pending reserve experiences. A low per thirty days expense with susceptible reserves is a crimson flag. Taxes and dwelling house. Non-homesteaded investment homes can see steeper reassessments after a sale. Use the county appraiser’s estimator rather then assuming the seller’s tax bill will maintain. For Lee County, plug on your settlement expense and ensure proposed millage. AC and humidity. Expect more accepted HVAC provider. Budget semiannual provider visits and filters. The climate is unforgiving if you try and retailer pennies. Vacancy seasonality. Long-time period leases in Fort Myers are quite consistent, yet brief-time period rentals swing through season. If you’re modeling a holiday house, pull definitely occupancy archives from similar instruments, now not from the the best option month’s Airbnb screenshot.

Step-through-step funds flow with control fees

This is the math I use with house owners ahead of we ever signal an contract. It is not very theoretical. It’s the way you defend your disadvantage.

Start with industry hire, not wishful hire. Validate with Property administration Fort Myers rentals details, MLS or Zillow long-term comps, and belongings control Fort Myers evaluations that reference finished rents. For vacation rentals, acquire twelve months of reserving and occupancy information from equivalent sets. If you do now not have it, ask the most well known assets administration Fort Myers companies for anonymized comps. Apply vacancy and credit loss. For long-term leases in reliable Fort Myers neighborhoods, 5 to 7 % is affordable. For holiday rentals, use truly ADR, occupancy, and expenses minus platform costs. Never count on ninety % yr-circular occupancy. Subtract operating charges. Include assets taxes, coverage, HOA or condominium costs, lawn and pool care if perfect, pest regulate, utilities you disguise, routine renovation, and reserves for capital bills. I set CapEx at five to 8 % of appoint for unmarried-loved ones, three to 5 % for more recent condos, top for older properties. Subtract leadership costs. Use the contract’s proportion on accrued appoint for long-time period. For short-term, observe the control share to gross reserving earnings, then concentrate on cleansing fees and platform bills consistent with the settlement. Subtract debt service. Principal and activity out of your loan are outside operating expenses. Put them the following to reach at per 30 days revenue circulation. If you pay salary, this line is zero, but you should nevertheless calculate an possibility settlement or a debt-an identical yield.

A lengthy-time period apartment example in Fort Myers

Assume a 3-bed single-domestic abode in a Fort Myers vicinity that rents at 2,400 bucks in line with month. The property is in true situation, now not present day, with a fenced yard and a trouble-free pool.

Market lease: 2,400 funds in step with month Vacancy and credits loss: 6 percentage, that's one hundred forty four dollars Effective gross salary: 2,256 dollars

Operating costs:

Property taxes: estimate four,800 dollars consistent with year stylish on acquire rate and millage, so 400 funds according to month Insurance: 3,000 bucks in line with year for wind and prevalent assurance, so 250 dollars in step with month HOA: none Lawn and pool provider: 200 money in keeping with month combined Pest management: 25 funds in keeping with month Utilities included by way of proprietor: none, tenant will pay electric powered and water Repairs and activities renovation reserve: 100 money in line with month Capital reserve: 120 greenbacks per month

Total running bills beforehand management: 1,0.5 dollars

Management:

Monthly leadership money: 10 p.c. of accumulated appoint, which is more or less 226 cash utilising the triumphant rent number Leasing payment: one month of lease at tenant placement, amortized across a 24-month expected tenancy, which is a hundred money per month equivalent Renewal fee: 150 dollars every two years, call it 6 funds in line with month equivalent

Total leadership-relevant expenditures consistent with month: approximately 332 dollars

Net operating profits: 2,256 minus 1,0.5 minus 332 equals 829 dollars

Debt service:

20 percentage down on a four hundred,000 dollar acquire implies a 320,000 dollar personal loan. At 6.seventy five p.c interest, 30-12 months amortization, the relevant and pastime settlement is roughly 2,073 dollars in step with month.

Cash circulate:

829 minus 2,073 equals destructive 1,244 dollars

That is a sobering quantity. It’s also the reality for a lot of more moderen purchases unless you purchase lower than marketplace or deliver extra fairness. Some householders respond through trimming reserves or pretending leasing prices don’t exist. That’s how you get blindsided. A improved response is to modify variables: purchase at 340,000 money in preference to 400,000, seek a belongings that rents at 2,700 dollars with similar expenditures, or put extra all the way down to decrease the personal loan. If you got the identical condo at 340,000 with a 272,000 personal loan, the per 30 days P&I on the related charge drops to kind of 1,762 bucks, lifting revenue glide with the aid of about 311 bucks in step with month. If you furthermore may secured 2,six hundred dollars appoint by means of adding a screened lanai and allowing a small puppy, your amazing gross rises, and now you could attitude wreck-even. This is the place a Property Manager Fort Myers homeowners depend upon pays for themselves by means of boosting mighty employ by way of higher advertising and renewals.

What assets administration expenditures are widespread? You simply noticed how a 10 p.c. commission suits into the calculus. In my feel, shaving a percent to 9 does not make an unprofitable assets winning. Better tenant option, lessen turnover, and less emergencies are wherein the manager earns their avert. The charge is a small slice of a larger pie.

A holiday apartment situation close the Gulf

Short-time period leases are living on a special spreadsheet. Let’s sort a two-mattress apartment in Fort Myers Beach that has been repaired after the storm and is to come back within the condominium pool. Assume year-round gross reserving income of sixty eight,000 bucks headquartered on last yr’s actuals for comps, with seasonality peaking in February and March.

Revenue:

Gross bookings: sixty eight,000 dollars Platform expenses: 3 % for direct credits card and 14 p.c for OTA channels blended, assume an 8 percent blended platform money after some direct bookings, that is 5,440 dollars Cleaning expenses charged to company whole 10,800 bucks throughout 36 turns at 300 dollars each and every. You do now not depend cleaning rates as owner gross sales, on the grounds that they skip by using to cleaners. Keep them within the statement, no longer the income total.

Owner gross after platform: 62,560 dollars

Operating costs:

Property taxes: 7,2 hundred bucks in step with year Insurance: five,500 dollars HOA: eight,four hundred dollars Utilities: 3,000 dollars Internet/cable: 1,two hundred dollars Repairs and smallwares: 2,four hundred dollars Linens, replacements, restocking: 1,2 hundred dollars CapEx reserve: three,000 dollars

Subtotal running: 31,900 dollars

Management:

Vacation condominium management payment: 22 p.c. of gross booking revenue. Many holiday condo management vendors Fort Myers, FL payment 18 to 30 p.c. relying on provider level. Using 22 percentage on 68,000 equals 14,960 funds. Credit card processing in the manager’s money is likely to be integrated or separate. If separate, adjust the platform fee above.

Net working source of revenue for the owner until now debt: 62,560 minus 31,900 minus 14,960 equals 15,seven-hundred dollars

Debt provider:

Suppose a 500,000 buck fee with a 60 percentage personal loan at 7 p.c. curiosity-most effective for the first 5 years, check around 1,750 dollars in line with month or 21,000 money according to year.

Cash go with the flow:

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

Again, the numbers are tight except you purchased prior to the run-up or upload cost. Can you escalate occupancy with stronger pricing and direct booking? Possibly. Can you cut the management expense by going with private estate administration Fort Myers operators? Maybe, but a more affordable value with weaker oversight disadvantages spoil and worse comments. The leadership check in holiday rentals covers heavy operational elevate: 24/7 visitor beef up, dynamic pricing, images, copywriting, compliance, and purifier scheduling. You desire a business enterprise with facts, now not guarantees. Read Property management Fort Myers studies with a vital eye. Look for specifics approximately response time, situation fixing, and proprietor reporting, not simply megastar counts.

The eighty/20 rule in belongings leadership, carried out to money flow

What does the eighty/20 rule suggest in estate administration? In authentic existence, 20 p.c of your models or things consume eighty percent of your realization and money. In a single-unit portfolio, that 20 p.c can be a single experience: a awful tenant, a typhoon declare, a distinctive overview. Your salary glide type have to take in that truth. This is why reserves be counted and why https://estero-81293.yousher.com/what-does-a-full-service-property-manager-do-in-fort-myers a sturdy assets manager is worthy the road object. They take the spikes out of the graph by means of fighting small complications from transforming into catastrophes. For example, we once inherited a Fort Myers dwelling where the past supervisor enable a gradual AC leak linger. That leak destroyed a closet and element of the subfloor, payment five figures, and took the unit offline for a month. A 10 percentage leadership rate did not intent the loss. Poor administration did.

Reading and negotiating management contracts with no breaking trust

How to break a estate control settlement? Start by way of not needing to. Choose nicely, negotiate truthful terms, and set clear expectations on the outset. Most Florida agreements allow termination with observe, broadly 30 to 60 days, and outline any liquidated damages or costs tied to lively rentals. If you do need to go out:

Read the termination clause and any exclusivity provisions for listings and tenant relationships. Many managers claim the properly to the leasing charge if the tenant remains when you terminate. That’s economical in the event that they sourced and screened the tenant. Confirm who holds the security deposit and wherein consider debts sit down. Transfers have got to comply with Florida statute. Request a clear handoff: ledgers, upkeep records, warranties, dealer contacts, and copies of leases and addenda. A professional supervisor will cooperate. Avoid mid-eviction or mid-turnover differences unless you have to. The chaos rates extra than the fee you hope to retailer. Get it in writing. A friendly dialog is amazing. Follow it with a dated discover.

If a manager is unresponsive or breaches fiduciary obligations, you on occasion desire to transport quick. Document the whole thing and notify in writing. Most considerations are solved by using escalated conversation earlier attorneys get concerned.

Cleaning, turnovers, and the top money of vacancy

Owners ordinarily ask no matter if belongings management includes cleaning. In a protracted-time period context, cleansing is an proprietor rate incurred for the time of turnover. Managers coordinate vendors, and the invoice passes due to, in many instances with a small coordination charge. It shouldn't be a routine month-to-month line. In quick-term rentals, cleaning is consistent. The visitor can pay a cleaning value, the supervisor schedules and inspects the paintings, and the proprietor sees it on the assertion. The key to money circulate isn't really who technically can pay the purifier. It’s how continuously the assets turns without injury, how in a timely fashion renovation objects are addressed, and whether scores live excessive satisfactory to sustain occupancy.

Vacancy eats salary pass turbo than any unmarried rate. If your long-term property sits empty for two months among tenants when you consider that the lease is just too high or the images seem dark and dated, you’ve burned sixteen p.c. of your annual salary. A in a position Property Manager Fort Myers operators recognise the place the industry is that week, now not remaining region, and adjust advertising and marketing and pricing to shop days on industry tight. In excursion leases, a sloppy calendar or behind schedule responses can crater occupancy. Smooth operations usually are not loose. They are more affordable than lost salary.

The line among expenses and investments

Not every greenback out is a charge. Some are elective investments that elevate future appoint and reduce turnover. In Florida, screened lanais, ceiling fanatics, and shade make houses more livable. Pet-friendly policies, paired with exact screening and deposits, widen the tenant pool and raise hire. Smart locks and water leak sensors in the reduction of emergencies. A properly property manager will suggest improvements with a payback, no longer a shopping list. Treat those objects as capital enhancements and brand the return. If spending three,000 funds on a screened patio allows you to enhance rent with the aid of 150 cash in step with month and retain tenants longer, your payback is brisk and it improves your go out value.

How to sanity take a look at a seasoned forma prior to you buy

Walk the numbers three ways. First, the manager’s pro forma with their expenses and sensible vacancy. Second, your lender’s view, which focuses on debt coverage ratio and tends to be conservative. Third, the worst month situation. If the estate can survive your three worst assumptions right away, you could sleep at night. In Fort Myers, your worst month may possibly combine a seasonal dip, an AC fix, and a tenant postpone. Model it.

When you examine control options, do now not fixate on the headline share. Compare the whole money stack and carrier fine. A 9 % supervisor who charges a month’s lease to lease, plus a markup on every preservation bill, may just settlement greater than a 10 p.c manager with a flat leasing payment and no upkeep markup. If you've got a unique quandary, like a small multifamily you intend to renovate in phases, the exceptional belongings control Fort Myers spouse is the single who can collection work, dialogue with tenants, and retailer vacancy contained. Private assets leadership Fort Myers outfits shall be nimble here, although they will lack the again-place of work depth of bigger firms. Ask for references, no longer just on line reviews.

A short guidelines for your dollars pass model in Florida

Verify taxes at your buy charge by using the county estimator. Do not use the seller’s invoice. Price assurance with at the very least two brokers, factoring wind and flood as desirable. Confirm HOA bills, pending assessments, and reserve potential from meeting minutes. Include AC provider, garden, pool, pest manipulate, and a authentic maintenance reserve. Add management costs, leasing, renewals, and any repairs coordination rates. Amortize leasing expenditures over estimated tenancy.

Fort Myers tuition learned from the field

Here’s a image from two house owners we worked with. One offered a townhouse in a gated Fort Myers community for 315,000 funds. Rented at 2,350 dollars per month. HOA became 350 money, taxes four,two hundred funds, assurance 2,400 money. We charged nine percent control and a 1/2-month leasing rate. They financed at 6.five percentage with 25 percent down. Their brand showed a tiny superb income circulation of about a hundred and fifty greenbacks consistent with month after reserves. We driven for a small canine policy and further a garage rack in the storage. We re-leased at 2,475 greenbacks on renewal and stored the identical tenants. Their certainly revenue pass beat the seasoned forma by approximately a hundred twenty five money in line with month and, greater importantly, their time involvement used to be minimal. The positive factors got here from tenant retention and a slight hire bump, now not from shaving the management cost.

Another owner attempted to self-cope with a canal-front condominium used partially as a vacation rental. When they traveled, messages went unanswered, cleaners received out of sync, and two back-to-returned cancellations dropped their ratings. They switched to management at 20 p.c. Within three months, occupancy normalized and ADR improved by way of 18 p.c. as a result of legit pricing and enhanced pics. Even after the check, their internet more suitable. They later generally known as it the such a lot pricey lesson they needed to analyze best once.

When to self-cope with, and whilst not to

If you live regional, have trustworthy proprietors, and very own a more recent unit with low complexity, you could possibly self-manipulate a unmarried long-term condominium and pay your self the administration check. You nevertheless want to apply Florida landlord-tenant rules, truthful housing policies, and native ordinances. Keep a committed cell line, financial institution account, and documented approaches. Even then, ask yourself how a lot a while is valued at and what a 2 a.m. call costs you.

If your property is older, found in a strict HOA, or used as a brief-term rental, professional administration just isn't a luxurious. It’s operational sanity. The estate supervisor is a manufacturing engine. The fee is the payment to preserve the engine tuned. If you ever plan to scale past one unit, construct the check into your base brand from day one.

Wrapping the numbers into a decision

Cash movement with administration prices in Florida isn't a mystery. It’s a disciplined habit. Use conservative rents, real vacancy, complete prices, and the true charge schedule to your market. For Fort Myers, try out each long-time period and short-time period situations if zoning allows, then select the path that aligns along with your tolerance for variability. Ask pointed questions of any Property Manager Fort Myers candidates:

What is integrated to your monthly value, and what shouldn't be? How do you price leasing and renewals, and the way do you promote it? What’s your common days on industry and renewal rate through nearby? How do you take care of after-hours emergencies, seller markups, and owner approvals? Can I see anonymized statements that show month-through-month functionality for a assets like mine?

You’ll be informed extra from these five solutions than from a brochure. The true supervisor will answer honestly and put the numbers in writing. The accurate estate will pencil even after you add their commission. And with that, you’ll personal an asset that can pay you when you sleep, not one who assists in keeping you up at evening.

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