Value-Add Renovations That Boost Rent in Fort Myers

Posted on 2025-12-10 10:23:28

Fort Myers rewards proprietors who upgrade well, no longer lavishly. Rents movement with perceived nice, comfort, and longevity, and the ideally suited returns have a tendency to return from improvements that communicate to how citizens really are living in Southwest Florida. If you will have ever misplaced every week turning a unit by using corroded plumbing or watched a rent-up stall considering the kitchen looked worn out, you recognize this already. The query is which enhancements flow the needle, how an awful lot to invest, and the way to evade chasing aesthetics so as to not pay you again on this market.

I actually have controlled and renovated contraptions throughout Lee County by using rain-shortened process schedules, unpredictable insurance coverage renewals, and delivery delays. The training under come from what has leased turbo and for more money in Fort Myers neighborhoods from Whiskey Creek to Gateway and down the McGregor corridor. The solution is absolutely not marble and clever mirrors. It is resilient finishes, hurricane-savvy construction options, and approach to life positive factors that address heat, humidity, and a automotive-structured metropolis.

Start with the lease math and the Fort Myers renter profile

Value-upload is shorthand for transformations that produce upper nice lease or slash working expenditures inside an inexpensive payback window. In Fort Myers, a terrific rule of thumb for long-term leases is to goal a 24 to 48 month payback. Vacation rental math is assorted, but the idea is the same: payback, no longer status.

Before swinging a hammer, write down 3 numbers. First, contemporary fine employ in step with month after concessions or vacancy. Second, life like industry appoint for the upgraded product, which that you would be able to pull from clean comps on similar renovated devices within a one to a few mile radius. Third, the complete charge of the challenge adding resources, labor, taxes, let bills, and lost hire at some stage in turnaround. If a 10,000 dollar refresh yields 250 dollars extra in line with month, your rough payback is 40 months beforehand tax merits or software discount rates. If that you can additionally minimize one turnover between paint cycles considering that you selected scrubbable finishes, your proper return gets more desirable.

The normal Fort Myers lengthy-time period renter values bloodless air, in-unit laundry, parking, and a blank, elementary kitchen. Younger renters relocating for healthcare paintings close to HealthPark Care and Lee Memorial, snowbirds transitioning to 12 months-circular, and carrier staff tied to hospitality along US-forty-one have a little bit diverse priorities, but they overlap extra than it's possible you'll assume. Across those corporations, goal beats flash, and small comforts be counted inside the warmness.

Kitchens that rent: mild, long lasting, and serviceable

Kitchens employ residences. In a coastal weather, humidity and salt air punish inexpensive cabinetry and finishes, so suppose in terms of supplies that keep mutually through steamy summers and heavy use.

Cabinets are where budgets visit die. You do now not want tradition picket, however you do choose plywood packing containers or a top-grade furnishings board with sealed edges, smooth-near hinges, and a end that wipes fresh without peeling. Shaker fronts in white or a heat gray nevertheless rule since they photo well, they brighten compact spaces, they usually allow your countertop do the conversing. In older Fort Myers blocks equipped within the 1970s and 80s, I have had reliable success changing failing face-frame doors with capable-to-assemble frameless shelves and adding complete-extension drawers. The labor is sooner than rehabbing vintage boxes in an effort to swell back.

Countertops deserve extra suggestion than they aas a rule get. For lengthy-time period leases, quartz in a mid-tone with sophisticated veining is the candy spot. It resists stains bigger than many granites, desires just about no preservation, and reads as top class. For small kitchens lower than forty rectangular toes of counter area, the incremental check over laminate characteristically can pay back in a single rent. Pair with a fashionable four inch backsplash or a uncomplicated tile to the shelves. Avoid tiny mosaic tile in the back of stoves, it dates directly and makes cleaning hard for residents.

Appliances will have to be vast wherein one can. Fort Myers renters almost always cook at abode in summer season in place of eating out in peak warm, and they want a real oven and a 36-inch refrigerator if the footprint allows for. Stainless finishes remain a draw. If you arrange a number of units, standardize the model and adaptation to inventory materials and reduce provider calls. Induction remains to be infrequent here and may confuse renters, but delicate-pinnacle electric powered degrees snapshot cleanly and avoid grease off coils. Run a devoted outlet and enough GFCI insurance policy along the counters to fulfill code and as of late’s equipment load.

Lighting and hardware are the completing touches that earn clicks. Under-cabinet LED strips make even a modest kitchen feel tradition for less than 20 cash in keeping with linear foot installed. Matte black or brushed nickel pulls, not knobs, store doorways from finger filth, and a pull-down sprayer tap makes the sink experience present day with no a dressmaker worth.

Expect a properly deliberate, durable kitchen refresh to feature one hundred fifty to 350 dollars consistent with month to doable employ in C plus to B grade homes, with total bills starting from 8,000 to 18,000 cash based on scope and room size. In higher-conclusion inventory west of Summerlin, you can upload extra, tremendously if the earlier kitchen was once rather dated.

Bath enhancements that live on humidity

Bathrooms exhibit wear early on this weather. Caulk fails, grout stains, and MDF vanities swell. Choosing water tolerant supplies can pay for itself in fewer renovation tickets.

Start with the moist domain. If you might have fiberglass tub surrounds with hairline cracks, changing them with a porcelain-tiled alcove and a solid iron or acrylic bathtub should be would becould very well be price it, yet handiest in case your development has solid plumbing lines and you could possibly water resistant properly. For leases, I more commonly specify broad-structure porcelain tile with minimal grout lines, a cement board backer, and a single niche for shampoo. Where tubs are needless, a curbless shower with a linear drain feels upscale and might widen your renter pool to older residents who realize the accessibility. Glass doorways appearance exquisite on-line, however framed, semi-frameless versions refreshing less complicated and cost much less to exchange. Shower curtains are the least capital in depth yet generate greater moisture mess.

Vanities could be fixtures-grade plywood with a quartz or cast-floor correct. Choose one-piece sinks to minimize down on caulk seams. In houses close to the river or the Gulf wherein salt air creeps in, metallic furnishings in brushed nickel withstand exhibiting corrosion more effective than polished chrome. Upgrade exhaust fanatics to a upper CFM with a humidity sensor, and tie to a timer swap so moisture essentially leaves the room. Simple framed mirrors, now not builder plates, cling up higher and seem to be intentional.

In smaller complexes, I have obvious tub overhauls produce 50 to 150 funds more in per month employ and, just as fundamental, cut back turnover cleaning occasions. An honest bathtub refresh tiers from 3,500 money for a partial replace to 9,000 greenbacks for a complete rainy-region rebuild with new plumbing valves, depending on tile resolution and Glass thickness.

Air conditioning, insulation, and the properly value of comfort

Fort Myers renters have a look at thermostat controls almost as right away because the kitchen. If the AC unit struggles or the ducts are leaky, all the things else feels less important. Newer high-SEER methods marketplace nicely, yet even extra than SEER, operational balance and sparkling ducts are your selling aspects.

If your procedure is over 12 years antique or uses obsolete refrigerant, plan for alternative with a mid to top-SEER warmness pump sized competently for the unit. Best Property Management Fort Myers Oversizing reasons humidity and mold complications, undersizing causes name-outs and concessions. Duct sealing and a shrewdpermanent however clear-cut thermostat add to perceived pleasant. In models with normal single-pane sliders, swapping to electricity-environment friendly impression windows reduces warmness acquire, sound transfer, and insurance rigidity. The aggregate of state-of-the-art HVAC and more effective windows can justify employ bumps of 75 to 2 hundred money, and might curb software charges for citizens, which is helping your Property Management team look after the employ in tours.

Insulation enhancements are less glamorous but successful. Blown-in attic insulation in single-degree backyard apartments, foil radiant boundaries lower than roof decks, and door sweeps to evade infiltration make the accomplished abode suppose more forged. If your own home carries electricity in the appoint, the payback speeds up. Even if not, your on line comments expand when citizens feel cool with out walking the equipment nonstop, and more desirable Property administration citadel myers stories help lease sets faster.

Flooring that thrives in a humid, sandy market

Sand, water, and pet visitors are the enemies. Carpet dies the following unless you're flipping quick-term between deep cleans. The stability is toughness, sound transmission between flooring, and cost.

Luxury vinyl plank with a rigid middle is still the champion for long-term leases. Choose a 20 mil put on layer, click-lock install, and a waterproof score. Glue-down is more reliable in some excessive-moisture floor flooring yet more difficult to substitute in patches. Use one color throughout distinctive instruments to simplify upkeep and prevent spare cartons on site. Avoid very dark tones, they express dust and sand today. Pair with prime baseboards and silicone caulk in moist-susceptible areas. Residents discover the feel underfoot and the quiet in contrast to hole laminates.

On second reviews, upload a accurate sound underlayment to mitigate footfall noise. Your downstairs friends will thanks, and your Property Manager Fort Myers staff will area fewer court cases. For kitchens and baths, a few house owners nevertheless prefer tile. If you go tile, pick porcelain with a slight texture to circumvent slip matters while wet.

Expect flooring upgrades to boost rent by means of 75 to 175 funds in step with month and to decrease turnover expenses sharply. I even have visible make-readies drop by 2 to three days whilst crews no longer want to replace carpet or chase stained pads.

Laundry, storage, and the daily comfort premium

In-unit laundry is a lever. Even a compact washer-dryer in a hallway closet ameliorations how prospects importance a unit. If your plumbing stack helps it, carve house for a 24 inch stackable set with a drain pan and a quiet vented or fine ventless unit. In older Fort Myers houses, venting is in some cases the quandary; when doubtful, budget for a lint alert and more accepted vent cleanouts to preclude humidity spills. Market the ease and the time savings.

Storage is underrated. Add a coat closet where there was none, shelving in the water heater closet, and build undemanding pantry cabinets if the kitchen lacks them. In a city the place many residents kayak, fish, or hit the seaside, protect open air garage for tools can be a differentiator. A lockable three by using 5 foot shed or a caged space in a carport gives you anything few comps have, and it bills a fragment of a kitchen facelift.

Together, laundry and garage can push hire 50 to a hundred and fifty cash, with a one to two year payback and happier residents who dwell longer. Lower turnover drives net working profit very nearly as so much as greater hire, and the just right Property Management in Fort Myers watches the two.

Curb enchantment and out of doors living

Fort Myers renters care about in which they sit within the night once the heat breaks. Small, realistic out of doors areas convert. If your unit has a patio or lanai, put money into smooth concrete, a fresh reveal enclosure with heavy-gauge mesh, and a ceiling fan rated for exterior. Add a hose bib if one is missing. Post Hurricane Ian, I even have chanced on that citizens pay more concentration to drainage and status water. Grade soil far from slabs, upload a French drain where splashback occurs, and retain gutters flowing.

Landscaping needs to be tropical yet low-protection. Native or adaptive crops like cocoplum, Simpson’s stopper, and muhly grass thrive here with less fertilizer fuss. River rock in slim beds continues mulch from washing into paths. Fresh paint, new handle numbers, and a brand new, darkish-on-gentle door color modernize an outside for pennies compared to hardscape overhauls. These touches may not draw an immediate appoint delta on a spreadsheet, however they shorten days on industry, and your Property administration citadel myers leases crew will word the difference in displaying remarks.

Safety, storms, and assurance reality

In Southwest Florida, resilience sells. Impact-rated home windows and doors are greater than coverage credit. Residents sense more secure, noise drops, and the AC works less. If full impression replacement will not be in the funds, evaluate shutters that literally install truthfully, and make a plan to illustrate it all through tours. Wind-rated garage doorways on unmarried-family rentals are one more aspect of remedy that prospects ask approximately.

Smoke and CO detectors, GFI retailers close to water, handrails, anti-slip strips on outdoors stairs, and motion lighting in parking spaces are table stakes. After heavy rain, water finds poor grading promptly. Properly sealed transitions and a sparkling, obtainable electric panel tell a resident that the assets is cared for. That care translates to fewer maintenance calls to your Property Manager and better hire renewals.

Technology: simple, reputable, and secure

Smart abode instruments can aid leasing provided that they may be bulletproof. A Wi-Fi deadbolt with bodily key backup and changeable codes due to your Property Management utility cuts key turnover. A intelligent thermostat with lockable setpoints prevents severe settings that burn strength while still giving residents regulate. Leak detectors beneath water heaters and sinks avoid mess ups, and water shutoff valves with far off keep an eye on can shop 1000's in the course of a emptiness, particularly at some point of summer storms.

Avoid overly difficult setups that require fixed app guide. Residents churn, and so do telephones and passwords. Keep the machine proprietor-friendly. In larger buildings, video intercoms that direction to phones guide deliveries and decrease ignored applications. If you lean into trip apartment control services in Fort Myers, FL, effective wise locks and noise monitoring assistance look after revenue, yet fee rental docs and urban principles formerly adding something that records sound or vicinity statistics.

Vacation rentals as opposed to lengthy-time period: diversified math, overlapping upgrades

Fort Myers draws snowbirds and beachgoers, and brief-term leases can outperform lengthy-term in special pockets if managed smartly and accepted. The worth-adds overlap, however interior layout and furniture play a bigger position. Durable, coastal-impartial furnishings, king beds in established rooms, black-out sunglasses, and absolutely stocked kitchens to real count number spice up nightly rates. A clean lanai and a gas grill in unmarried-family residences earn 5-celebrity stories.

Where both types converge is durability and ease of cleaning. Luxury vinyl floors, quartz counters, smooth walls with washable paint, and tight caulk lines aid your cleaners flip the assets instant. If you figure with holiday rental management carriers in Fort Myers, FL, ask them which aspects curb their cleaning instances and smash claims. Their insights most often outperform a dressmaker’s temper board in relation to ROI.

Permits, owners, and sequencing that saves you money

Fort Myers and Lee County enabling might be hassle-free if you happen to plan. Anything touching shape, electric, plumbing, or HVAC most likely necessities a let. Unpermitted paintings can stall a refinance or sale and trigger expensive corrections. Hire authorized contractors for exchange work and hinder copies of allows with your Property Manager Fort Myers record so that you can demonstrate searching for what you offer or insurers you probably did issues precise.

Sequencing subjects in fee-upload tasks. Demo, tough trades, insulation, drywall, paint, flooring, then finishes. Get supplies on site before you pull out the shelves. Supply chain hiccups still take place, and a lacking arrogance can upload a week of emptiness in top season. Build a middle seller bench: a cupboard corporation who can bring in two weeks, a countertop fabricator who hits templates quickly, an HVAC accomplice who is familiar with coastal corrosion, and a handyman who truely exhibits up. Ask around amongst Best assets management Fort Myers groups for referrals. Private belongings administration Fort Myers operators on the whole maintain vetted lists with pricing that saves you from retail costs.

Working with a expert property manager on renovations

A pro Property Manager can prevent high priced mistakes. They know which finishes come returned with spoil, what residents whinge approximately, and learn how to collection turns to minimize downtime. Property Management Fort Myers groups additionally music the impact of each upgrade on days-on-marketplace and renewal rates. If you might be interviewing managers, ask for case stories: educate me rents and timelines earlier than and after a standardized kitchen and tub refresh throughout 5 contraptions. Real documents beats grants.

Owners most commonly ask what estate control expenditures are popular and what a property administration payment covers, incredibly while renovations are within the combination. In Florida, the typical per 30 days management cost frequently falls between 8 and 12 percentage of accrued employ for lengthy-time period rentals, with hire-up expenditures in general one-0.5 to a full month’s appoint. Some firms offer flat bills. A familiar leadership payment covers rent series, preservation coordination, hire enforcement, accounting, and communications. It commonly does now not disguise fundamental renovation mission control except specific. Expect an extra mission check or hourly cost in case your Property Manager oversees a 30,000 dollar rehab and pulls diverse lets in. Clarify scope up entrance to avert surprises.

Does assets management come with cleansing? For frequent operations, managers coordinate movement-out and turnover cleansing and invoice the check simply by to the proprietor or from the security deposit. For renovations, they are going to agenda post-building cleans, but to come back, the payment is separate. What does the 80/20 rule mean in property management? In observe, it means 20 percent of your items or tenants generate eighty p.c of your headaches or repairs tickets. Smart managers build procedures and finishes that tame that 20 p.c.: long lasting floors, fundamental taps, reinforced towel bars, and clean residence regulations.

If you are sad with your manager mid-mission, how to damage a property control contract relies upon for your settlement. Many Florida contracts allow termination with 30 days’ notice and a payment, rather if there's an active hire-up. Read the termination clause carefully. If your manager is the broker of listing on located tenants, there may be ongoing leasing commissions. Consult a proper property lawyer earlier than pulling the plug so your contractors, tenants, and enables do now not get stranded.

Budget ranges and simple hire lifts, by means of upgrade

The following snapshots align with mid-industry Fort Myers product, apart from ultra-luxurious waterfront.

Kitchen refresh with shaker cabinets, quartz, backsplash, LED less than-cabinet, stainless appliances: 8,000 to 18,000 greenbacks. Typical employ carry: a hundred and fifty to 350 cash according to month. Bathroom refresh with new self-importance, rest room, light, exhaust fan, and bathtub-to-shower retile: three,500 to 9,000 bucks. Typical lease carry: 50 to 150 money in keeping with month. HVAC substitute with duct sealing and good thermostat: 6,500 to 12,000 dollars. Typical employ carry: 75 to two hundred bucks per month, plus reduce maintenance calls. Flooring upgrade to LVP throughout the time of: three,000 to 7,500 cash for a 900 to at least one,200 sq. foot unit. Typical lease lift: seventy five to a hundred seventy five bucks in line with month and quicker turns. Impact home windows or first-class shutters: 12,000 to 25,000 bucks for a usual 2 bed house or small SFH. Typical rent lift: seventy five to two hundred dollars in keeping with month, more potent advertising, and insurance plan credits.

Numbers differ by means of drapery alternative, exertions availability, and get right of entry to. In peak season, are expecting lead occasions to stretch and bids to run increased. Off-season scheduling can trim five to 10 %.

The marketing payoff: pictures, reproduction, and reviews

Renovations do not pay unless customers see and feel them. Photograph the small print that matter: the below-cabinet glow on quartz, the bathe area of interest, the laundry closet with the brand new stackable set, the affect sticky label at the window, and the quiet shrewd thermostat on an affordable atmosphere. In directory replica for Property leadership Fort Myers leases, communicate to consequences, now not simply beneficial properties. Instead of luxury vinyl plank, say quiet, water-proof floors that handles sand and pets. Instead of have an impact on windows, say quieter, cooler rooms and peace of mind in storm season.

Online repute counts. Good paintings displays up in Property administration Fort Myers opinions. Residents mention sleek pass-ins, sparkling spaces, responsive protection. If you standardized finishes and equipped simple-to-sparkling units, your teams can turn rapid and reply swifter, which feeds comments and shortens vacancies. That continuous loop is the real compounding return.

Edge instances and when to preserve your fire

Not each assets requires a full improve. If your constructing is a real C minus with persistent plumbing worries, dumping dollars into quartz is premature. Fix the bones first. If your HOA is set to special check for roofs and balconies, sit down in your revenue except the envelope is cast. If your comp set is all authentic finishes and blue-collar tenants paying by using payment order, a modest paint, lighting fixtures, and deep fresh might movement appoint as much as a Property Management Fort Myers extensive elevate devoid of pushing you from your marketplace.

In flood-susceptible wallet east of McGregor, resources range must count on occasional water. Tile as much as the primary door height and water resistant baseboards make experience there. In timber-frame structures from the 60s and 70s, inspect for sag and slope prior to fitting inflexible cupboards so that it will glance crooked on uneven floors. And if you happen to are chasing upper-tier rents close the river, layout coherence things: match metals, continue a calm palette, and do not combination farmhouse and coastal.

Pulling it mutually with the right partner

The greatest belongings control Fort Myers operators act as a general contractor’s sober chum. They understand in which to spend the buck to be able to hire a unit next week and where to shop it. Ask them for a tiered improve plan throughout your portfolio: quick wins you may execute between tenants, mid-scope initiatives that need lets in, and a capital plan for resilience.

If you desire private belongings administration Fort Myers enterprises, verify they can scale companies for multi-unit rollouts. If you're trying out a brief-time period pivot, interview trip apartment administration agencies in Fort Myers, FL about Property Management their cleaning requirements, linen techniques, and wreck security. Their answers will let you know in the event that your new finishes will live on back-to-lower back remains in March.

Most of all, call for numbers. For both proposed upgrade, ask for expected hire elevate, days-on-market impact, emptiness in the time of work, and a payback window. Good managers speak in each reviews and spreadsheets. In Fort Myers, that may be how house owners win: real looking enhancements, added cleanly, with a transparent path to improved dollars flow.

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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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