How to Set Competitive Rent in Fort Myers’ Market

Posted on 2025-12-10 10:23:54

Fort Myers is a learn about in contrasts. Snowbird season and summer lull. Gulf breezes and afternoon downpours. Waterfront condos beside ranch houses some miles inland. If you’re a landlord right here, pricing the appoint perfect is an element math, half analyzing the room, and part realizing how climate, tourism, and insurance plan expenditures ripple simply by tenant habits. Get it fallacious and also you’ll either depart cost at the desk or watch a magnificent unit sit down vacant. Get it exact and you’ll draw in strong tenants who renew, that is where the truly return lives.

I’ve priced tons of of Fort Myers rentals over the past decade, from mid-century residences east of McGregor to new-construct townhomes near Gateway, and I’ve made such a lot of the mistakes already. This guide distills what sincerely works. It covers the facts to bring together, the levers to excellent-music, and the pitfalls that capture even experienced homeowners, with simple examples and precise levels in preference to wishful thinking.

What “competitive” potential here, now not in a spreadsheet

Competitive rent in Fort Myers isn’t the theoretical accurate price an individual may perhaps pay after three months of marketing and ten showings. It’s the range that gets you a certified applicant inside 14 to 21 days all the way through shoulder season, and inside of 7 to ten days at some point of top season, with a rent time period and phrases you wish. That timeline issues more than any comp as it debts for seasonality, storms, and the reality that tenants weigh travel, colleges, and insurance quirks at the side of the rent.

Think of competitive pricing as a market-anchored diversity, no longer a single point. For illustration, a 3-mattress, 2-bathtub, 1,600-sq.-foot home outfitted inside the 2000s, east of I-75, with a fenced yard and two-car garage, would possibly realistically sit among 2,350 and 2,650 according to month depending on timing, university quarter, and whether garden care is included. A downtown 1-mattress rental with parking and a pool may possibly variety from 1,900 to two,300 relying on services and HOA principles. You pick inside of that stove established in your danger tolerance for emptiness and your confidence in demand, not structured on a neighbor’s asking payment by myself.

Start with tight comps, not lazy ones

The so much highly-priced mistake is via fuzzy comps. Fort Myers neighborhoods can swap each and every part-mile. Appliances and flood zones circulation the needle more than many landlords assume.

The comps you favor are within a 1 to 3-mile radius, leased in the last 60 to 120 days, and equivalent in age, layout, parking, and amenities. A 2018 townhouse with a one-vehicle garage does not comp tightly to a 1996 unmarried-kin house with no a garage, even if the sq. footage fits. Neither does a flood quarter change from X to AE, which increases tenant utility and insurance plan issues and generally indicates up in a minimize hire ceiling.

When we construct a pricing edition for Property Management Fort Myers clientele, we pull a fixed of 6 to 12 leases that certainly leased, now not just listed. Active listings may be aspirational. Closed rentals inform you what individuals have been keen to pay. If your Property Manager Fort Myers can’t show fresh leased comps, not just screenshots of active listings, keep off.

A swift illustration: two related buildings west of US-forty one, each 1,700 rectangular ft. The one with more recent roof, impact home windows, and a screened lanai leased at 2,850 all through February. The one with a 15-year-historical roof, general windows, and no screening leased at 2,650 in April. Both had been clear. The 200 distinction was very nearly totally through upgrades that signal minimize threat and improved convenience.

Respect the calendar: seasonality is real

Renters here circulate in cycles. High season runs approximately January by using March, with powerful interest beginning in December as seasonal hires arrive and snowbirds extend stays. Shoulder season in April and May holds respectable call for, then inquiries dip inside the summer season warm and rebound as families objective late July via early August to align with tuition calendars. Storm season introduces uncertainty from June by November, and a named hurricane can sluggish showings for weeks.

You can expense 3 to 7 p.c Property Management Fort Myers larger in late iciness in comparison to August for the identical assets, regularly extra for instruments with views or close to downtown. That top class falls off straight away after spring wreck. If you listing in July, even a fine dwelling house can sit down when you price it like it’s February.

A tactic I use: in top season, record on the leading of your justified diversity for seven days, then modify with the aid of 25 to 50 if showings lag. In overdue summer time, record inside the middle of your selection and sweeten phrases a touch, such as which include garden care or featuring flexible circulation-in dates. Moving 50 off the rent is cheaper than one more empty week.

Read micro-markets, not headlines

Fort Myers has a few micro-markets with their personal drivers: McGregor corridor nostalgia and river get entry to, downtown comfort and services, I-seventy five proximity for commuters, and gateway communities with HOA perks like swimming pools and gyms. River District condos that face the Caloosahatchee can command an even bigger top rate than inland contraptions of similar length. Homes in most well-liked school zones like Fort Myers High or fantastic charters traditionally see quicker absorption.

Crime maps, flood maps, and commuting routes count. Tenants examine these prior to they apply. A abode backing to a keep might rent sooner than one close a hectic thoroughfare whether or not the latter is closer to looking. Screened lanai versus open patio can be the change among 2,450 and a couple of,525 as a result of mosquitoes aren’t theoretical here.

Vacation apartment interest provides yet another layer. In wallet with heavy quick-time period rental traffic, some long-term renters pays a chunk greater for quiet and predictable pals. In others, they’ll demand a discount caused by parking and noise worries. If you’re evaluating Vacation condo management carriers Fort Myers, FL for a separate unit, save these dynamics in thoughts should you set the annual rent pricing round the corner.

Price the whole equipment, no longer just the roof and walls

Renters evaluate bottom-line month-to-month expenditures and convenience. If your place involves garden care at one hundred twenty in keeping with month cost, a saltwater pool carrier at a hundred and ten, and pest keep watch over at 35, you can still typically value one hundred fifty to 250 upper than a equivalent dwelling the place tenants shoulder the ones amenities. Conversely, if the tenant pays water for a assets with excessive irrigation usage, possible need to trim employ to compensate.

Appliances rely. In-unit washer and dryer can add the an identical of 50 to a hundred depending on side. A storage, even one-car, can upload one hundred to a hundred and fifty when compared to carport or open parking. Smart thermostats and recent HVAC with shown SEER ratings limit summer time electric bills, which tenants understand after they’ve experienced August in Lee County.

I tell vendors to make a two-column checklist: integrated facilities and conveniences on one facet, tenant-liable gifts on the other. If the balance tilts towards the tenant, tighten the appoint. If you package deal worth and decrease friction, rate larger with trust.

Bring condition-comparable charges and deductions into focus

It’s wide-spread to say “major circumstance” and depart it at that. The industry adds and subtracts in designated increments:

Newer roof and have an impact on home windows: tenants become aware of protection and diminish potential expenses. Expect 50 to 125 top class. Fresh inner paint with impartial palette, top-scrub end: 25 to 50. Updated kitchen with quartz or granite and sizeable pantry: 75 to one hundred fifty. Flooring that avoids worn carpet: 50 to 100, often times greater for pet-pleasant homes. A exact, simple outdoor living location with fan, screening, and coloration: 75 to one hundred fifty.

That list goes equally instructional materials. Builder-hassle-free lighting, mismatched home equipment, and a cracked lanai reveal chip away at perceived fee. Tenants can forgive one or two imperfections at the proper cost, but a cluster of small defects pushes your unit into the “look forward to a better one” classification.

Pet policies and pricing

Fort Myers renters have pets, and banning them outright shrinks your pool. The risk may also be managed better than many owners suppose. We more commonly see a 50 to a hundred twenty five per thirty days top rate across the market for pet-friendly buildings, done using both a slightly increased rent or pet appoint, plus a puppy payment it truly is non-refundable. Breed restrictions are widespread, however blanket bans money cost.

If you to decide on no pets, cost somewhat cut unless your property is so pristine or HOA-restricted that demand holds with no them. Families moving for paintings characteristically convey a dog. Denying them manner your days-on-market grows.

Think vacancy math, now not just per thirty days rent

Vacancy erodes returns fast. A domicile at 2,600 that sits for 6 weeks loses approximately 3,900 in gross employ if you happen to remember lost hire and a different month between turns. If one could hire at 2,500 in 10 days, your annualized source of revenue may perhaps come out ahead. This is the core of pricing field: set the hire to hit your target hire-up timeline, not to chase a vanity range.

When we model for Property Management Fort Myers leases, we calculate web beneficial rent by way of blending most probably days vacant, concessions, and renewal chance. Often, a just a little scale down lease blended with a longer standard tenancy beats a upper appoint with annual turnover. Tenants who believe they may be paying a fair price tend to resume. Turnover invariably fees greater than it seems to be.

Professional advertising and fast reaction are component to the price

Two properties on the equal expense can operate very otherwise elegant on presentation. Professional snap shots, a ground plan, and a brief video walkthrough produce more quality inquiries than telephone snapshots. Same with directory replica that says whatever thing meaningful about storage, easy, noise, and software expenses in place of cliches. The velocity of response matters too. If a prospective tenant reaches out at 6 PM and hears again the next afternoon, you’re dropping showings.

This is wherein an excellent Property Manager Fort Myers earns their expense. If you’re interviewing managers, assessment Property management citadel myers stories with an eye closer to conversation velocity, no longer simply cost. Ask for examples of listings they’ve run for your zip code. The most competitive estate management Fort Myers organizations can coach you calendar instances from inquiry to displaying to program. Private property management Fort Myers operators typically outperform large retailers considering the fact that the important remains hands-on, yet either models can work Best Property Management Fort Myers if they’re responsive.

Where estate control quotes healthy into the equation

Owners pretty much ask, what's the ordinary belongings leadership expense in Florida? Most complete-carrier residential managers cost around eight to 12 p.c of per thirty days lease, regularly with a minimum. Leasing prices widely run 50 to 100 p.c of one month’s hire, relying on equipment. What estate control bills are conventional may even embody rent renewal rates, advertising and marketing, and infrequently inspection or admin prices. What does a assets leadership fee conceal? Usually tenant screening, leasing, rent collection, upkeep coordination, accounting, and compliance products like fair housing and realize dealing with. Does assets control comprise cleaning? Not in most cases, regardless that managers will coordinate cross-out cleaning at your check.

Fees topic, however the internet issues greater. A robust supervisor who reduces emptiness, rates effectively, monitors well, and avoids reasonable housing pitfalls more often than not more than can pay for his or her percentage. A good deal supervisor who underprices, sluggish-walks showings, or repeats turns can expense some distance greater in lost employ and put on-and-tear.

If you’re switching managers, recognise your agreement. How to damage a estate management agreement? Carefully, and with detect. Most agreements have 30 to 90-day termination home windows, and some can charge a termination rate. Review the contract for exclusive leasing clauses and who owns the tenant relationship. A respectful handoff facilitates you prevent superb tenants and protects your status.

The 80/20 rule, translated for rentals

What does the eighty/20 rule mean in estate leadership? In train, 80 % of your effect come from 20 percent of selections: cost, property condition, tenant resolution, and reaction time. You can be anxious over 15 smaller info, however if the hire is off through two hundred or the yard is overgrown whilst customers arrive, these judgements dominate the outcomes. Focus first at the few variables the market cares such a lot approximately.

A plain, repeatable pricing process for Fort Myers

Here is a short record that you would be able to apply anytime you payment a unit, regardless of whether you possess one estate or a Property Management portfolio.

Assemble six to twelve leased comps from the prior 60 to one hundred twenty days inside of 3 miles, matching age, classification, parking, and amenities as closely as one can. Map the calendar: position your target on a 14 to 21-day hire-up window for shoulder season, 7 to 10 days for prime season, with a plan to adjust with the aid of day seven if inquiries lag. Translate situation into greenbacks making use of targeted rates and deductions for roof, home windows, kitchen, flooring, and outside residing, and weigh incorporated services like lawn or pool. Decide puppy coverage and safeguard deposit phrases that widen your pool responsibly. If you exclude pets, count on to alter worth downward or settle for longer time on industry. Set a advertising plan with seasoned snap shots, surface plan, quick response aims, and lockbox or guided showings, then measure inquiries, showings, and functions every forty eight hours.

Real examples from recent leases

A 2-mattress, 2-bath residence near the River District, 1,one hundred fifty sq. ft, with river glimpse however now not full view, assigned parking, renovated kitchen, and in-unit laundry. Listed February at 2,three hundred dependent on two robust comps. We got stable interest yet no immediate qualified applicants for one week. We tightened to 2,250 and extra a word that water and trash were integrated by means of HOA. Leased in day eleven to a nurse and a teacher with a two-yr lease. Net positive gain over chasing 2,three hundred for weeks: surely 1,000 to 2,000 in prevented emptiness.

A three-bed, 2-tub single-spouse and children in Gateway, 1,620 sq. feet, 2008 build, normal kitchen, new roof, no pool, fenced yard. Listed July at 2,450 with lawn service integrated to tell apart from an identical houses at 2,four hundred with no lawn. Applications lagged within the warmth. We further puppy attractiveness with pet hire of 35 in step with month and a one-time three hundred pet commission, stored base employ the related. Leased to a spouse and children moving from Tampa in eight days after the puppy modification. Without pets, this domicile could most likely have required a 50 to 75 rate lower or an alternate two weeks vacant.

A 4-mattress, three-bath west of McGregor, 2,a hundred square ft, 1960s house with tasteful updates, influence windows, and a screened pool. High season asks inside the section had been as much as four,two hundred. We indexed at 3,995 with pool provider included, highlighting vigor savings. Multiple packages in week one, chosen a 3-12 months rent with 3,995 yr one, four,one hundred fifteen 12 months two, 4,235 year three caps. That bump constitution beat year-one peak greenback with annual turnover threat.

Compliance, deposits, and incentives that won’t holiday you up

Fair housing compliance isn’t a footnote. One misstep in advert reproduction or response styles can create complications or worse. Avoid language that means selection for households, college students, or age communities. Specify purpose screening criteria in advance and apply them constantly: profits more than one, credit thresholds, eviction history, and history tests.

Security deposits around one month’s rent continue to be universal the following, regularly 1.five months for better-danger scenarios or larger residences. Many house owners be given one after the other a non-refundable pet rate and a modest per month pet employ. When providing incentives, stick with clean terms: a one-time three hundred transfer-in credit score with a 12-month lease that may be applied to the second month, now not the first, so you scale down churn possibility.

If you operate underneath an HOA, review their approval timelines. Some associations take 10 to 30 days to approve tenants. That lengthen affects your fee process. When approval takes longer, customers ought to plan in advance, which reduces the impulse pool. Counter with superior advertising, prior listings, and rather extra competitive pricing within your range.

Insurance, utilities, and flood zones

Insurance expenses in Florida have risen, which tenants take note in some way when they worth comprehensive neighborhoods. Homes with wind mitigation capabilities normally put it up for sale shrink capability costs and stronger resilience. Flood zone AE houses might also require flood disclosures and might have an affect on how tenants you have got storm prep and motor vehicle parking all the way through heavy rain. If a estate sits in X flood area, say so. It reassures many renters and may enhance perceived worth.

Ask your Property Manager to deliver general application degrees from past tenants or an identical buildings. A 2,000-rectangular-foot house with older single-pane windows and a 12 SEER HVAC can certainly run 250 to 400 in summer time energy accounts, at the same time as impression home windows and a innovative sixteen+ SEER manner can shave 50 to 100. That change can justify a 50+ rent top rate whilst top highlighted.

When and ways to regulate with no finding desperate

Pricing variations deserve to be small and paced. A natural catch is reducing one hundred fifty after a quiet weekend whilst the genuine component is footage or response time. If you desire to alter, difference in 25 to 50 increments and deliver the marketplace seventy two hours to respond. If you've sturdy displaying counts yet weak programs, the payment is perhaps high-quality and screening criteria too tight, or the unit lacks a particular function such as puppy acceptance. If you have few showings, either the fee or the advertising is off.

Consider including importance earlier than slicing payment: embody lawn provider, supply a seasoned cleansing at circulate-in, or set up a washer-dryer set if the hookups are there. Tenants importance comfort. A 900 appliance addition can save weeks.

Owner math: annual return versus per thirty days pride

It’s tempting to chase the best month-to-month number. Real returns come from minimizing churn. Each turn can run 1,000 to 3,000 when you tally paint touch-ups, cleaning, minor maintenance, lost lease, and leasing expenses. If environment appoint 50 diminish potential your tenant renews each one year, you most commonly win.

Talk along with your Property Manager about a renewal approach. If a tenant is paying 2,400 and the industry has shifted to two,550, a renewal at 2,495 can stability fairness and progress although retaining a good family unit. The best possible property leadership Fort Myers establishments song renewal reputation charges and can recommend while to push and when to cling. They’ll additionally coach you Property control fort myers evaluations from tenants, which are expecting renewal habit. Tenants renew in which they believe heard.

When to bring in a professional, and what to ask

If you cope with solo and delight in it, noticeable. If your time is more suitable spent somewhere else, a regional professional can help you forestall the traps. When interviewing, skip the glossy brochure and ask for:

Three leased comps inside of your zip code from the ultimate 90 days and a quick rationalization of ways they’d expense your unit. Average days-on-marketplace for an identical properties during the last year, split with the aid of season. Their communication workflow: inquiry reaction time, displaying formula, and application screening timeline. A breakdown of fees with simple language on what’s integrated, adding regardless of whether activities inspections are element of the package. How they address tenant kin in storms, assurance claims, and HOA approvals.

If you’re evaluating private estate leadership Fort Myers operations as opposed to larger organizations, weigh responsiveness and native insight over scale by myself. Vacation rental control providers Fort Myers, FL can be ultimate for brief-time period sources, yet don’t confuse STR pricing dynamics with lengthy-time period rentals. They’re the several video games.

Red flags that sabotage aggressive pricing

Two patterns express up typically while an in a different way forged home fails to lease:

First, blended messages within the listing. Photos display one component, reproduction promises any other, and the appearing reveals repairs in progress. Tenants don’t wish to imagine what a place might be. They desire to work out it organized. Finish the work, then list.

Second, inflexible screening without cause. Requiring 3 times the appoint in profit and a 620 credits ranking is mainstream. Demanding five occasions the rent and no earlier collections of any kind narrows your pool beyond what the belongings’s value element can help. Match screening strictness to the neighborhood and rent stage.

Final concepts from the field

Fort Myers rewards homeowners who respect its rhythms. Price for the week you’re in, not the one you want you had. Know your micro-industry, the flood map, and the HOA calendar. Package your house as a accomplished proposing, now not simply square photos and bedroom matter. And if you have interaction Property Management, opt a Property Manager Fort Myers who can speak via comps, circumstance, and seasonality with numbers, no longer just adjectives.

Competitive hire just isn't the best lease. It is the exact hire for a quick, fresh rent-up with a tenant who will renew. Nail that, and the rest of your spreadsheet starts off to act.

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