Third-party commercial management in Southwest Florida, from wider Tampa Bay area — to Naples, for owners who would rather their building was run by people who own would treat your as own of their own.
Most property management is sold by companies that have never owned a building. Their downside on a bad decision is an awkward phone call. Ours has always been a roof.
We have spent fifty years managing our own buildings in a market where we know what every comparable suite rents for, because we own most of them. When we take on a building that is not ours, nothing about how we run it changes — same vendors, same inspection schedule, same unwillingness to defer a repair into next year’s problem.
That is the whole offer. No software platform, no regional service center, no account manager two states away. A small company with five buildings in a row on East Del Webb Boulevard that will treat yours like the tenth one it owns.
All of it, or the parts you want. Most owners hand over everything; some keep leasing in-house and give us the rest.
Listing, showings, credit and background screening, lease negotiation and execution. We show your suites the same week we show our own, and we will tell you when your asking rent is wrong — including when it is too low.
Rent collected, arrears chased early rather than politely, CAM reconciled annually, and a monthly statement with a distribution attached. You get the ledger, not a summary of the ledger.
Routine and preventive work on a schedule, emergencies at any hour, and the same roofers, electricians and HVAC contractors we use on our own buildings. That last part saves the most money and gets mentioned the least.
Your tenants get a phone number that a person answers. Renewal conversations start six months out rather than thirty days out, because a renewal is cheaper than a vacancy every single time.
Certificates of insurance tracked, inspections kept current, and a hurricane protocol that begins before the cone reaches us rather than after. We have run our own buildings through Ian.
Roofs, HVAC replacement, resurfacing, suite build-outs. We have a construction arm — the two newest buildings in our own portfolio were finished in 2023 — which means a capital project is scoped and priced by the people who will then have to maintain the result: how we build.
A monthly report you can read in five minutes and an annual budget you can argue with. The underlying detail is there if you want it; if you would rather look once a month and get on with your life, that works too.
We would rather turn down a building than manage one badly, so it is worth being blunt about both halves of this.
A percentage of rent actually collected, quoted per building once we have read the leases. Not a flat fee, because a flat fee pays us the same whether your building is full or empty. Not a percentage of gross potential rent, because that pays us for optimism.
Leasing commissions on new tenants are quoted separately and disclosed up front. Renewals of tenants already in the building carry no commission — keeping a tenant is the job, not an extra.
Vendor invoices pass through at cost. We make our money on the management fee, not on the plumber.
The actual numbers go in the proposal. Anyone quoting you a rate before they have seen your rent roll is guessing.
That, a copy of the leases and an hour at the building is all we need to tell you whether we are the right people for it and what it would cost.