What’s Covered through Property Management Fees in Fort Myers?

Posted on 2025-12-29 09:53:27

If you very own a condominium homestead or a small portfolio in Lee County, you’ve almost definitely felt the tug of two competing instincts. On one hand, paying a property manager feels like handing away section of your yield. On the alternative, your time and pressure have real fees, and Fort Myers is a industry wherein properly control protects significance. The trick is understanding what these estate management quotes clearly cowl, what they don’t, and find out how to compare apples to apples whilst each brochure can provide “complete carrier.”

I manipulate rentals in coastal Florida and seek advice for homeowners who choose to tighten operations. The styles are pretty constant in Fort Myers. Fees fall into predictable ranges, bound line gadgets are price every cent, and a few are negotiable based for your probability tolerance and regardless of whether you possess lengthy-time period rentals or vacation residences. Let’s unpack the moving areas, with a native lens.

The baseline: what a per month administration cost oftentimes buys

When you see “eight to 12 p.c.,” that refers to the common-or-garden ongoing rate for long-time period leases in Southwest Florida. In Fort Myers mainly, I sometimes see 8 to 10 % of collected appoint for single-loved ones buildings and small multifamily, with minimums inside the eighty to one hundred twenty greenback range for decrease rents. The share format topics: it’s essentially perpetually tied to employ gathered, now not hire scheduled. If a tenant stops paying, the check should still not accrue. Confirm that in writing.

What does the per thirty days check cover? Day-to-day operations:

Rent selection and accounting: an internet portal, past due-cost enforcement, monthly statements, and annual 1099s. The larger stores reconcile confidence bills on a daily basis and allow householders export easy total ledgers. Ask for a sample owner fact. Tenant family: pursuits verbal exchange, rent compliance, HOA coordination, and standing among you and disputes. A wonderful Property Manager Fort Myers team dampens friction earlier than it turns into a prison obstacle. Maintenance coordination: paintings orders, seller scheduling, and good quality manage. The cost basically covers the hard work of coordination, now not the honestly dealer bill. Some managers add a small markup on invoices. Others don’t however require you to use authorized vendors. More in this under. Inspections: basically move-in and flow-out photos and now and again a mid-lease walkthrough. Frequency and intensity range. If inspections are blanketed, find out regardless of whether you get written reviews with images and timestamps. Eviction coordination: observe posting and courthouse runs might possibly be protected for the manager’s time, however you still pay the legal professional and submitting expenses. Some organisations bill a flat administrative value while an eviction starts.

That’s the bread and butter. If a person advertises a much scale down share, have a look at the first-class print. You’ll steadily discover a lean monthly expense propped up by way of a larger leasing rate, top renewal costs, and line-item charges for pieces others contain.

What is the typical property administration expense in Florida?

Florida isn’t monolithic, but the stages are legit. For lengthy-term leases:

Most Florida metros land among 8 and 12 % of gathered rent for the per month charge. Leasing prices pretty much run 50 to a hundred % of 1 month’s appoint, based on how tight the condo market is and what sort of promoting the supervisor does. Lease renewal quotes differ extensively, from a flat one hundred to 300 bucks to 25 to 50 p.c. of a month’s lease.

Fort Myers probably skews barely more cost effective than Miami and Naples at the month-to-month value, however leasing expenditures would be related. For holiday condominium management organisations in Fort Myers, FL, the math shifts due to the fact short-time period administration contains reservations, guest communications, turnovers, and channel advertising and marketing. Expect 15 to 30 % of gross reserving income for vacation rentals, regularly bigger for those who need premium advertising and marketing, dynamic pricing, and resort-flavor guest make stronger.

The 80/20 rule in belongings management, the way it simply performs out

People toss round the eighty/20 rule casually, as though 20 percentage of tenants reason 80 percent of the complications. That’s too tidy to be universally exact, however the spirit holds. A minority of circumstances eat a majority of management time. Nonstandard pets, repeated past due will pay, ignored preservation, or the neighbor feud that spills into HOA court cases — those are time sinks that swamp a supervisor’s day if procedures are weak.

In apply, the eighty/20 conception method two issues for an owner:

Screening and onboarding rely greater than they seem. A Property Manager Fort Myers crew that invests closely upfront in screening, documentation, and expectations probably runs leaner, and you see that during fewer wonder charges. Written methods protect your yield. A manager who can instruct you a streamlined escalation route for overdue employ, pre-accredited dealer rate sheets, and a renovation triage protocol will possible maintain the 20 % of headaches from overgrowing the backyard.

When you see greater-than-general fees, ask what they do to hinder the eighty/20 drag. You’re no longer buying the manager’s time as a great deal as you’re paying for their components.

What a leasing value traditionally covers

Leasing is where bills spike. In Fort Myers, a leasing money continually buys:

Market prognosis and pricing process: no longer just a Zestimate but a inspect seasonal absorption, HOA regulations, and competitive services. If the manager can give an explanation for why your fenced backyard trims 10 days off vacancy in Lehigh Acres or why a pet-pleasant coverage provides seventy five cash to per month employ in McGregor, they’re doing proper paintings. Advertising and syndication: Zillow, Trulia, Apartments.com, MLS if suitable, plus the supervisor’s own internet site visitors. Video walkthroughs and 3-D tours now upload measurable speed. Ask for a vacancy file with reasonable days on market. Showings and purposes: installation self-displaying tech or agent-led excursions, verifying ID, pulling credit score, inspecting paystubs, and checking housing court information. Florida is friendly to landlords, however a sloppy display screen nevertheless hurts you. Lease bureaucracy and finances assortment: compliant rent drafts, addenda for HOA suggestions, pet documentation, deposits, and the 1st month’s hire. Mistakes the following are pricey throughout a dispute.

The leasing fee must be earned. If your rental pretty much fills within per week and the manager is in most cases reproduction-pasting, negotiate the commission down for renewals or ask for a functionality-stylish tier.

Does assets administration encompass cleansing?

Routine cleaning is hardly ever baked into the per thirty days cost for lengthy-term leases. The supervisor arranges make-capable cleaning between tenants and bills you the seller check, infrequently with a modest coordination payment. Expect 150 to four hundred cash for a traditional unmarried-family make-prepared refreshing, extra if the home sat vacant or crucial deep work.

Short-time period leases are one-of-a-kind. Vacation apartment leadership carriers in Fort Myers, FL in most cases embrace cleansing coordination in their percentage, however you or the visitor subsequently pay the cleansing commission. The manager schedules cleansing, inspects turnovers, and ensures presents are stocked. The operational depth is why short-term administration quotes extra.

What estate management fees are regular in Fort Myers?

Beyond the per 30 days rate and leasing check, right here are fashionable line pieces you’ll see in Property Management Fort Myers agreements:

Lease renewal payment: Many managers payment a flat check for managing renewals and lease raises. I see 150 to three hundred bucks typically. Some rate a percent of one month’s lease in its place. Setup or onboarding rate: One-time expense to open the document, migrate documents, and onboard the belongings. If your property is rent-geared up with complete medical doctors, possible commonly negotiate this away. Maintenance markup: Either a proportion delivered to seller invoices or a flat coordination value. Typical markups vary from five to ten percent. If the supervisor makes use of in-area renovation, pricing should still be posted and aggressive with 0.33-celebration quotes. Eviction coordination charge: A modest administrative rate that covers observe posting and coordination with guidance. Legal expenses are separate and skip-by. Inspection payment: If they conduct semiannual or quarterly inspections, a few come with the primary and rate for additional. Clarify frequency, entry protocols, and image documentation.

Watch for convenience expenses that upload no cost, like portal entry expenses or remark prices. Also listen in on minimums. A low per month share with a top minimal can rely whenever you own a studio or a curb-rent unit.

Where the proper importance hides: repairs keep an eye on and seller strategy

Maintenance is the silent income eater. Two managers can price the same headline value, but your annual fees fluctuate by way of 1000s as a result of how they run upkeep. The wonderful Property Manager Fort Myers operators do three issues always:

Diagnose ahead of dispatch. They instruct group to troubleshoot by using telephone and with tenant video, and so they use usual-experience thresholds. A clogged disposal at eight p.m. is not really an emergency; a water leak in the back of the wall is. This judgment saves after-hours commute expenses. Hold distributors to provider-stage agreements. Response times, pricing caps, and snapshot verification save invoices truthful. Good managers ship you beforehand-and-after photos with each and every bill. Plan capital work. In our local weather, deferred maintenance multiplies. Roof, HVAC, and outside paint cycles are predictable. Managers who agenda low season work and bid it out scale back equally cost and emptiness.

If your supervisor’s comments mention “gradual maintenance” or “surprise bills,” dig deeper. Property management Fort Myers reports would be noisy, yet styles matter. Private assets management Fort Myers companies commonly outperform higher manufacturers here when you consider that they've fewer layers between the determination and the dispatch.

Accounting, reserves, and transparency you will have to expect

Accounting nice separates the most popular belongings leadership Fort Myers agencies from the %. You must always expect:

A devoted consider account with monthly reconciliations, proprietor statements via the tenth or in advance, and a yr-stop 1099. A reserve balance, ordinarilly 250 to 500 greenbacks in keeping with unit, to address small repairs with out anticipating approval. Set your exclusive threshold for telephone calls. I like automated approval as much as 250 greenbacks according to paintings order, with a textual content for anything above. For condos, push scale down on account that HOA duties may overlap. W-9s and certificates of assurance for distributors, on request. Managers need to require standard legal responsibility and workers’ comp for better-menace trades.

Ask for a sample observation and a sample year-cease equipment. If it looks blank, it’s frequently an outstanding signal that the back workplace is disciplined.

How to interrupt a estate administration settlement devoid of torpedoing your operations

Owners hardly ask this earlier signing, yet they may want to. Life happens. Maybe you move again in, sell, or the connection sours. The termination clause is your protection valve.

Here’s a primary, owner-pleasant constitution I put forward: a 30-day termination for comfort, with out a termination money, so long as you reimburse out-of-pocket marketing bills on any lively listings and honor any signed rentals. Many Fort Myers managers do let 30 to 60 days without penalty once the initial leasing duration ends. During the primary leasing cycle, a termination payment identical to a component of the leasing price is straight forward seeing that the manager front-loaded work.

If your contract comprises an automatic renewal for a year at a time, ask to exchange to monthly after the preliminary time period. Also explain who owns the advertising property. Photos, three-D excursions, and ad replica created for your behalf may want to be portable. Finally, make sure that defense deposits continue to be compliant right through the handoff. If you’re moving to self-administration, have the manager transfer deposit funds and tenant ledgers cleanly so you don’t inherit a multitude.

Long-term condo as opposed to quick-term: two different businesses

A lot of homeowners ask if they should always pivot to quick-time period to spice up income. In Fort Myers, short-time period can win on gross profits close to beaches and attractions, but it’s a alternative trade. Occupancy, seasonality, and urban or HOA principles dictate viability. A vacation rental leadership contract at 20 to 30 p.c can internet less than a ten p.c lengthy-term contract if you point cleaning, fixtures, insurance plan, and higher wear.

Before switching, run a complete pro forma with life like assumptions: 55 to 70 % annual occupancy relying on situation and calendar, ordinary every day cost swings between season and off-season, cleansing charges, linens, utilities, and platform costs. Good excursion managers present dynamic pricing and good channel leadership, that may https://www.pinterest.com/allcountymedallion001/ lift occupancy, but your fixtures and repairs cadence will accelerate. I’ve considered householders turn to short-term, get dazzled via January and February, then hit a cushy summer time and recognise net earnings is identical with twice the dilemma. There are wins, but don’t chase them blind.

What a assets administration payment does no longer quilt, inspite of marketing fluff

A few rates essentially never stay contained in the monthly expense:

Major capital expenditures. Roofs, HVAC replacements, water heater swaps, outdoors paint, and structural maintenance are proprietor charges. Some managers bid and supervise bigger tasks for a project-management commission. That will also be price it if you are living out of kingdom, but agree on the scope and check cap beforehand. Legal representation. Court quotes, attorney expenditures, and settlements take a seat outside the administration value. The manager might facilitate documentation and look as your agent, but tips is separate. HOA fines caused by suggestions you keep an eye on. If an HOA fines for an unapproved tenant pet and your coverage layered threat, the fantastic is on you. A shrewd supervisor can in many instances appeal or cut back fines, however prevention beats penalty. Insurance. Flood zones in Lee County mean you must always speak about protection with a native agent. Managers may well compile COIs from carriers and ascertain tenants deliver renters assurance, but they don’t pay your rates.

A rapid contrast framework when interviewing a Property Manager Fort Myers

Use this shortlist to lower through the spin:

Track file on vacancy: Ask for the final one year of days-on-marketplace records via zip code and estate kind. If they don’t have it, they’re guessing. Maintenance performance: What is the overall time to close a piece order under 500 money? Do you require picture documentation and capped fees? What’s your after-hours policy? Renewal execution: What percent of tenants renew? What’s the commonplace renewal appoint escalate? How do you try the industry with no risking emptiness? Accounting readability: Show me a sample month-to-month assertion and a 12 months-give up owner packet. How soon after employ due date do you disburse? Termination phrases: Is there a termination for comfort? Any termination commission after the primary time period? Who owns the snap shots and listings?

Five targeted questions find a ways greater than a sleek brochure.

Reading Property Management Fort Myers comments devoid of getting misled

Online evaluations assist, yet they commonly skew negative for belongings managers when you consider that tenants complain louder than householders compliment. Here’s how I study them. I seek mentions of preservation timeliness, verbal exchange quality, and fairness in deposit dispositions. If you notice repeated notes about sluggish response or bad accounting, that’s a red flag. If most lawsuits revolve around denied functions or overdue-price enforcement, which will if truth be told sign a supervisor who protects owner pastimes.

Call two references who own properties very similar to yours — house as opposed to unmarried-own family, east of US-forty-one as opposed to river district — because submarkets behave another way. Ask them one query that cuts deep: while whatever went fallacious, did the supervisor step up or duck? You study greater from one tale than ten megastar rankings.

Handling pets, swimming pools, and HOAs in Fort Myers

Local quirks deserve attention. Many Fort Myers groups are governed by using active HOAs. Your supervisor will have to pre-approve applicants for HOA history exams and coordinate program timelines. Lost time there equals vacancy.

Pools require approved service, facts of insurance, and popular exams, relatively in summer time. Spell out who pays for routine pool provider and how storm particles is taken care of. Pet rules are some other leverage level. A pet-pleasant policy can lift hire through 25 to 75 money and shorten emptiness. With a cast pet screening platform, you keep watch over breed restrictions and collect puppy lease or quotes with no expanding legal responsibility. A supervisor who is aware the HOA panorama will avert you compliant.

Private belongings administration Fort Myers as opposed to national brands

There are staggering country wide brands and stellar local outlets. The industry-off most of the time runs like this. Larger agencies may just boast better era and standardized techniques. Local exclusive firms would offer more advantageous judgment and quicker selections. If you care maximum approximately access to the choice-maker and a tailor-made approach, a confidential belongings administration Fort Myers outfit shall be an effective healthy. If you wish a sizable returned place of job with deep bench strength and 24/7 call facilities, a bigger corporation facilitates. Ask who, via call, will organize your house and what number doorways they individually cope with. Crossing a hundred and fifty doorways according to manager primarily strains responsiveness.

What happens in the course of turnover, step by means of step

Turnovers are in which cost leaks. The most effective managers practice a decent playbook that seems like this:

Pre-vacate prep: 30 to 45 days before flow-out, they schedule photos of current situation, distribute a cross-out tick list to tenants, and pre-order any gives you or materials in all likelihood to be necessary. Move-out day documentation: time-stamped pix, software meter reads, and key stock. If utilities difference hands, the supervisor helps to keep provider for your title to sidestep reconnection delays. Scope and budget: they distinguish typical put on from tenant spoil, build a line-item estimate, and ship it to you with treatments. If flooring substitute is borderline, they weigh lifespan, odor, and similar rents. Make-organized execution: painters, cleaners, and handymen are scheduled within the right order. If they overlap, the activity stalls and expenditures upward thrust. A two-day turn on the whole beats a one-day rush for high quality and less call-backs. Re-directory and showings: your listing is going are living as quickly because the scope is clear, no longer on the finish. With a powerful graphic library and deliberate get entry to, they may be able to pre-lease and cut vacancy by way of a week.

Owners oftentimes flinch on the speed, yet a one-week minimize in vacancy can offset a good number of make-geared up settlement.

The math of check buildings: flat value versus percentage

You’ll on occasion see flat-payment deals, like 99 money according to month, no matter employ. Flat rates align incentives oddly. On higher-appoint houses, householders win. On lower-rent contraptions, managers combat to fund carrier and start charging accessories. Percentage-dependent charges scale bigger with carrier intensity. I pick percentage with a low minimum, plus transparency on leasing and renewals.

If you insist on a flat value, ask for a carrier menu with guaranteed response instances and capped preservation coordination rates. You desire responsibility so the supervisor doesn’t quietly ration recognition to your house.

Are you in point of fact getting the handiest belongings leadership Fort Myers can present?

“Best” relies upon for your priorities. If your intention is optimum net source of revenue with minimum time spent, the splendid are compatible could possibly be a supervisor who pre-leases aggressively, pushes employ to the marketplace’s facet, and runs tight preservation controls. If your precedence is long-time period tenant steadiness, chances are you'll want a manager who nudges renewals lightly to maintain fabulous families and reduces turnover paintings.

Property leadership Fort Myers rentals require nearby nuance: flood chance, HOA laws, seasonal demand, and vendor capacity for the time of typhoon season. A supervisor who has lived through some hurricane cycles will emphasize readiness. Ask how they cope with hurricane prep and submit-typhoon inspections. Good plans include picture documentation pre-season, seller standby agreements, and an proprietor conversation cadence all over pursuits.

What a solid contract appears like, without prison jargon

Aim for these ingredients:

Clear fee time table: per 30 days percent, leasing cost, renewal commission, inspection charges, and any markups. No surprise admin prices. Performance commitments: aim days to rent, standard response time for renovation, and communication timelines. Authority limits: renovation approval thresholds, emergency protocols, and vendor variety job. Termination and handoff: 30-day notice, no penalty after initial term, easy switch of deposits and history, and possession of advertising sources. Compliance and coverage: belif account details, supplier assurance standards, and Fair Housing adherence.

You don’t desire a 30-page document, yet you do desire readability. If one can’t clarify your personal agreement to a friend in 5 mins, retain negotiating.

Real numbers from Fort Myers that calibrate expectations

In the previous 12 months, I’ve noticed 3 consultant situations:

A three-mattress unmarried-kinfolk in south Fort Myers at 2,500 in line with month. Monthly administration at nine percent with a 250 leasing expense bargain for renewal. Renewal completed at a four percentage build up, tenant stayed, turnover shunned. Annual control money roughly 2,seven-hundred money plus a 200 renewal expense. Owner net stepped forward due to the fact upkeep averaged 85 cash in line with paintings order with amazing triage and dealer pricing. A house near McGregor at 1,800 in keeping with month. Monthly check 10 % with a 100 greenback minimum. Leasing payment 75 % of 1 month’s rent. HOA slowed approval by way of two weeks, but manager pre-indexed and minimized vacancy. Turnover cleansing 225 dollars, plus minor paint contact-ups. Accounting was refreshing; reserve at 300 dollars coated two small maintenance without returned-and-forth. A vacation residence east of 41 pivoted to short-time period. Management at 22 p.c of gross bookings. Strong height-season ADR however softer shoulder months. After utilities, cleanings, linens, and platform fees, annual internet approximately equivalent to a protracted-term hire at three,000 according to month, yet with greater owner involvement and fixtures depreciation. The owner valued get entry to for own use and stored the approach.

Numbers like these are conventional. Your results hinges on the supervisor’s programs extra than the headline check.

Final options for identifying a Property Manager Fort Myers owners can trust

Start with more healthy and transparency, then drill into repairs and accounting. Don’t get hypnotized with the aid of a low per thirty days share if leasing, renewals, and repairs markups will claw it returned. If you’re evaluating deepest estate administration Fort Myers enterprises as opposed to greater brands, meet the really manager who will address your door be counted and investigate their caseload. Read Property leadership Fort Myers reports with a filter and call authentic references. Ask how they operate all over storms and HOA crunch aspects.

If you take into accout nothing else, have in mind this: your supervisor’s process is to compress downtime, regulate protection, and store you compliant. Property leadership bills are fair after they buy those results. And in Fort Myers, wherein sunlight, salt, and storms check systems, smart administration isn’t a luxury. It’s an asset that can pay for itself, so much years a few times over.

Business Name: All County Medallion
Address: 2726 Oak Ridge Ct # 501, Fort Myers, FL 33901
Phone Number: (239) 204-4171

All County Medallion

All County Medallion Property Management is the premier residential property management company in Fort Myers, FL. All County Medallion delivers the highest returns on your real estate investments by proactively avoiding costly pitfalls. Specializing solely in rental property management, the team serves key Fort Myers neighborhoods including McGregor, Whiskey Creek, Gateway, Fort Myers Shores, Iona, Dunbar, and Tice. All County Medallion provides expert tenant screening and placement, maintenance, lease execution and renewal, as well as assuring your investment property is properly managed.
Choose All County Medallion Property Management for seamless residential property management services in Fort Myers, backed by over 20 years of experience. Their transparent pricing, rigorous tenant screening, outstanding communication, and focus on long-term ROI ensure hassle-free ownership and maximum profitability through expert property management in Fort Myers, FL.
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All County Medallion is the premier property management company in Fort Myers, FL.
All County Medallion specializes in comprehensive residential property management services.
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All County Medallion serves residential property owners, investors, and tenants throughout Fort Myers and the surrounding Southwest Florida region.
All County Medallion is licensed, insured, and known for reliable, professional property management services.
All County Medallion delivers exceptional management solutions that maximize return on investment and protect property value.
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All County Medallion offers competitive, straightforward pricing and free consultations for property owners.
All County Medallion has a convenient office located at 2726 Oak Ridge Ct # 501, Fort Myers, FL 33901.
All County Medallion can be reached at (239) 204-4171.
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How Are Property Management Fees Paid in Fort Myers, FL? Expert Advice From All County Medallion Property Management

All County Medallion Property Management in Fort Myers, FL simplifies property management fees with a transparent, performance-based structure designed to align with your investment success. Fees are typically 8–12% of monthly rent collected—paid directly from tenant payments—ensuring you only pay when revenue flows, with no upfront costs or hidden charges. This model covers comprehensive services like tenant screening, 24/7 maintenance coordination, rent collection, lease administration, and detailed financial reporting for residential properties across Fort Myers and neighborhoods like McGregor, Whiskey Creek, Gateway, Fort Myers Shores, Iona, Dunbar, and Tice.
Unlike flat fees that burden low-rent properties, All County Medallion's percentage approach scales fairly, often including free market rent analysis and leasing without extra markups. Maintenance expenses pass through at cost, protecting your bottom line while licensed experts handle Florida-specific compliance. Owners appreciate the owner portal for real-time tracking, turning complex billing into seamless passive income. Choose All County Medallion for ethical, investor-focused property management that maximizes returns in Fort Myers' competitive market.

What Is the Hardest Part of Property Management in Fort Myers, FL? Insights From All County Medallion Property Management

The hardest part of property management in Fort Myers, FL is balancing tenant retention with rapid maintenance response amid hurricane-season demands and high turnover in this vibrant rental market. All County Medallion Property Management excels here, deploying 24/7 coordination to address issues like storm damage, plumbing failures, or late payments before they escalate, ensuring properties in Fort Myers and surrounding areas like McGregor, Whiskey Creek, Gateway, Fort Myers Shores, Iona, Dunbar, and Tice stay occupied and valuable. Tenant disputes and legal compliance with Florida eviction laws add complexity, but their rigorous screening and proactive communication minimize vacancies to under 5%.
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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