Value-Add Renovations That Boost Rent in Fort Myers

Posted on 2025-12-07 06:39:54

Fort Myers rewards house owners who upgrade neatly, not lavishly. Rents pass with perceived first-class, comfort, and sturdiness, and the most sensible returns generally tend to return from improvements that speak to how residents easily are living in Southwest Florida. If you've got you have got ever lost every week turning a unit on account of corroded plumbing or watched a rent-up stall due to the fact that the kitchen looked tired, you already know this already. The question is which enhancements movement the needle, how a great deal to make investments, and a way to restrict chasing aesthetics so they can no longer pay you back in this marketplace.

I have controlled and renovated gadgets across Lee County by way of rain-shortened job schedules, unpredictable coverage renewals, and delivery delays. The training beneath come from what has leased faster and for more money in Fort Myers neighborhoods from Whiskey Creek to Gateway and down the McGregor hall. The answer is just not marble and clever mirrors. It is resilient finishes, storm-savvy construction picks, and everyday life characteristics that address warmness, humidity, and a motor vehicle-centered town.

Start with the lease math and the Fort Myers renter profile

Value-upload is shorthand for differences that produce top advantageous appoint or shrink running charges inside an affordable payback window. In Fort Myers, an effective rule of thumb for long-time period leases is to goal a 24 to forty eight month payback. Vacation condo math is distinct, however the principle is the comparable: payback, now not status.

Before swinging a hammer, write down three numbers. First, present day positive rent per month after concessions or emptiness. Second, simple market appoint for the upgraded product, which one could pull from recent comps on an identical renovated items inside of a one to 3 mile radius. Third, the full fee of the mission along with parts, labor, taxes, permit fees, and misplaced rent at some point of turnaround. If a ten,000 buck refresh yields 250 greenbacks more in keeping with month, your rough payback is 40 months sooner than tax merits or software discount rates. If possible also cut one turnover among paint cycles since you selected scrubbable finishes, your precise return receives more advantageous.

The standard Fort Myers lengthy-term renter values cold air, in-unit laundry, parking, and a blank, trouble-free kitchen. Younger renters moving for healthcare work close to HealthPark Care and Lee Memorial, snowbirds transitioning to yr-around, and provider staff tied to hospitality alongside US-forty-one have barely specific priorities, however they overlap more than you could possibly believe. Across those groups, serve as beats flash, and small comforts remember in the warmness.

Kitchens that lease: faded, long lasting, and serviceable

Kitchens employ apartments. In a coastal local weather, humidity and salt air punish less costly cabinetry and finishes, so feel in terms of fabrics that preserve together because of steamy summers and heavy use.

Cabinets are the place budgets go to die. You do not need custom wooden, however you do would like plywood boxes or a excessive-grade fixtures board with sealed edges, delicate-near hinges, and a end that wipes blank with out peeling. Shaker fronts in white or a warm grey nonetheless rule due to the fact they photo neatly, they brighten compact areas, and they enable your countertop do the speakme. In older Fort Myers blocks built inside the Nineteen Seventies and 80s, I have had strong good fortune exchanging failing face-body doorways with all set-to-construct frameless cabinets and including complete-extension drawers. The exertions is swifter than rehabbing outdated containers so that it will swell to come back.

Countertops deserve more concept than they on the whole get. For lengthy-time period leases, quartz in a mid-tone with subtle veining is the sweet spot. It resists stains stronger than many granites, needs essentially no protection, and reads as top class. For small kitchens under forty square feet of counter arena, the incremental charge over laminate routinely can pay again in a single rent. Pair with a widely used 4 inch backsplash or a essential tile to the shelves. Avoid tiny mosaic tile in the back of stoves, it dates quickly and makes cleansing laborious for citizens.

Appliances ought to be enormous the place you'll. Fort Myers renters pretty much prepare dinner at domestic in summer time as opposed to eating out in top heat, and that they would like a true oven and a 36-inch refrigerator if the footprint makes it possible for. Stainless finishes continue to be a draw. If you deal with varied items, standardize the brand and edition to stock portions and reduce provider calls. Induction remains to be infrequent here and might confuse renters, but sleek-accurate electric ranges photograph cleanly and shop grease off coils. Run a dedicated outlet and adequate GFCI protection along the counters to satisfy code and this day’s system load.

Lighting and hardware are the completing touches that earn clicks. Under-cupboard LED strips make even a modest kitchen experience tradition for lower than 20 funds in step with linear foot established. Matte black or brushed nickel pulls, not knobs, store doors from finger filth, and a pull-down sprayer tap makes the sink feel up to date without a clothier value.

Expect a neatly planned, sturdy kitchen refresh to add 150 to 350 greenbacks according to month to manageable lease in C plus to B grade properties, with total expenses ranging from eight,000 to 18,000 dollars based on scope and room dimension. In increased-quit stock west of Summerlin, you might add more, tremendously if the previous kitchen was once certainly dated.

Bath upgrades that continue to exist humidity

Bathrooms present wear early on this local weather. Caulk fails, grout stains, and MDF vanities swell. Choosing water tolerant material will pay for itself in fewer renovation tickets.

Start with the moist field. If you've got you have got fiberglass bath surrounds with hairline cracks, exchanging them with a porcelain-tiled alcove and a cast iron or acrylic bathtub can be price it, but most effective in the event that your construction has sturdy plumbing lines and you may waterproof thoroughly. For leases, I generally specify full-size-layout porcelain tile with minimum grout traces, a cement board backer, and a unmarried niche for shampoo. Where tubs are pointless, a curbless shower with a linear drain feels upscale and may widen your renter pool to older residents who delight in the accessibility. Glass doors appear amazing on line, but framed, semi-frameless models sparkling more straightforward and cost less to exchange. Shower curtains are the least capital extensive however generate greater moisture mess.

Vanities have to be fixtures-grade plywood with a quartz or forged-surface peak. Choose one-piece sinks to minimize down on caulk seams. In residences near the river or the Gulf the place salt air creeps in, steel furnishings in brushed nickel face up to exhibiting corrosion higher than polished chrome. Upgrade exhaust enthusiasts to a increased CFM with a humidity sensor, and tie to a timer swap so moisture sincerely leaves the room. Simple framed mirrors, not builder plates, hold up stronger and seem to be intentional.

In smaller complexes, I even have noticeable bath overhauls produce 50 to 150 bucks extra in per thirty days appoint and, just as major, minimize turnover cleaning occasions. An straightforward bathtub refresh tiers from 3,500 money for a partial replace to 9,000 funds for a complete rainy-edge rebuild with new plumbing valves, depending on tile determination and Glass thickness.

Air conditioning, insulation, and the properly price of comfort

Fort Myers renters seriously look into thermostat controls just about as shortly because the kitchen. If the AC unit struggles or the Property Management ducts are leaky, all the pieces else feels much less useful. Newer high-SEER systems industry smartly, yet even extra than SEER, operational steadiness and fresh ducts are your selling features.

If your components is over 12 years old or uses out of date refrigerant, plan for alternative with a mid to prime-SEER heat pump sized effectively for the unit. Oversizing explanations humidity and mildew trouble, undersizing reasons call-outs and concessions. Duct sealing and a smart yet useful thermostat upload to perceived good quality. In models with normal single-pane sliders, swapping to vigour-successful effect home windows reduces warmth gain, sound move, and assurance tension. The combination of smooth HVAC and superior home windows can justify lease bumps of 75 to two hundred cash, and can cut down application money owed for citizens, which is helping your Property Management group take care of the lease in excursions.

Insulation enhancements are less glamorous but strong. Blown-in attic insulation in single-level backyard residences, foil radiant limitations under roof decks, and door sweeps to save you infiltration make the complete house suppose greater sturdy. If your own home incorporates strength in the lease, the payback accelerates. Even if no longer, your on-line opinions toughen whilst residents sense cool with no jogging the equipment nonstop, and bigger Property leadership citadel myers experiences help rent models faster.

Flooring that prospers in a moist, sandy market

Sand, water, and pet site visitors are the enemies. Carpet dies here unless you're flipping quick-time period among deep cleans. The steadiness is toughness, sound transmission between floors, and cost.

Luxury vinyl plank with a inflexible core remains the champion for long-time period rentals. Choose a 20 mil put on layer, click on-lock installation, and a water-proof rating. Glue-down is more protect in a few excessive-moisture ground floors however more durable to change in patches. Use one coloration across numerous devices to simplify maintenance and keep spare cartons on website online. Avoid very darkish tones, they convey airborne dirt and dust and sand immediate. Pair with high baseboards and silicone caulk in wet-companies spaces. Residents understand the feel underfoot and the quiet in comparison to hollow laminates.

On moment stories, add a top sound underlayment to mitigate footfall noise. Your downstairs neighbors will thanks, and your Property Manager Fort Myers crew will discipline fewer complaints. For kitchens and baths, a few proprietors still select tile. If you move tile, elect porcelain with a moderate texture to stay away from slip things while wet.

Expect flooring enhancements to boost hire by means of 75 to a hundred seventy five greenbacks in step with month and to cut turnover expenditures sharply. I even have visible make-readies drop by means of 2 to 3 days when crews not desire to update carpet or chase stained pads.

Laundry, garage, and the day by day comfort premium

In-unit laundry is a lever. Even a compact washer-dryer in a hallway closet changes how customers fee a unit. If your plumbing stack supports it, carve house for a 24 inch stackable set with a drain pan and a quiet vented or first-class ventless unit. In older Fort Myers homes, venting Property Management Fort Myers is commonly the hassle; while unsure, finances for a lint alert and more everyday vent cleanouts to hinder humidity spills. Market the benefit and the time discount rates.

Storage is underrated. Add a coat closet in which there was none, shelving within the water heater closet, and build practical pantry shelves if the kitchen lacks them. In a town wherein many residents kayak, fish, or hit the beach, reliable outdoors storage for gear should be would becould very well be a differentiator. A lockable 3 with the aid of five foot shed or a caged area in a carport affords you a specific thing few comps have, and it quotes a fraction of a kitchen facelift.

Together, laundry and garage can push hire 50 to 150 greenbacks, with a one to two yr payback and happier residents who reside longer. Lower turnover drives internet operating source of revenue virtually as a good deal as better appoint, and the first-rate Property Management in Fort Myers watches each.

Curb allure and outside living

Fort Myers renters care about the place they sit in the evening as soon as the warmth breaks. Small, sensible outdoors spaces convert. If your unit has a patio or lanai, spend money on easy concrete, a refreshing reveal enclosure with heavy-gauge mesh, and a ceiling fan rated for open air. Add a hose bib if one is missing. Post Hurricane Ian, I actually have discovered that citizens pay greater focus to drainage and status water. Grade soil clear of slabs, upload a French drain where splashback happens, and continue gutters flowing.

Landscaping have to be tropical but low-maintenance. Native or adaptive vegetation like cocoplum, Simpson’s stopper, and muhly grass thrive right here with less fertilizer fuss. River rock in narrow beds maintains mulch from washing into paths. Fresh paint, new address numbers, and a present day, dark-on-mild door color modernize an exterior for pennies when put next to hardscape overhauls. These touches won't draw an immediate employ delta on a spreadsheet, yet they shorten days on industry, and your Property administration castle myers rentals staff will realize the change in displaying suggestions.

Safety, storms, and coverage reality

In Southwest Florida, resilience sells. Impact-rated home windows and doors are extra than insurance credit. Residents really feel more secure, noise drops, and the AC works much less. If full effect replacement isn't within the budget, think about shutters that actually deploy certainly, and make a plan to illustrate it all the way through tours. Wind-rated garage doors on single-family rentals are an alternate aspect of comfort that customers ask about.

Smoke and CO detectors, GFI retailers close water, handrails, anti-slip strips on external stairs, and movement lights in parking areas are desk stakes. After heavy rain, water unearths bad grading temporarily. Properly sealed transitions and a easy, handy electrical panel inform a resident that the estate is cared for. That care translates to fewer maintenance calls for your Property Manager and bigger lease renewals.

Technology: straight forward, reliable, and secure

Smart residence units can lend a hand leasing provided that they're bulletproof. A Wi-Fi deadbolt with physical key backup and changeable codes via your Property Management tool cuts key turnover. A intelligent thermostat with lockable setpoints prevents serious settings that burn potential while still giving citizens keep watch over. Leak detectors less than water heaters and sinks prevent screw ups, and water shutoff valves with distant regulate can shop millions all through a emptiness, fantastically in the time of summer season storms.

Avoid overly intricate setups that require fixed app make stronger. Residents churn, and so do telephones and passwords. Keep the system proprietor-pleasant. In greater constructions, video intercoms that path to telephones help deliveries and reduce missed programs. If you lean into trip condo management organisations in Fort Myers, FL, sturdy good locks and noise monitoring aid maintain salary, however payment apartment docs and urban regulations sooner than adding whatever thing that history sound or area knowledge.

Vacation leases versus long-term: alternative math, overlapping upgrades

Fort Myers draws snowbirds and beachgoers, and brief-term rentals can outperform long-time period in specified wallet if managed well and authorized. The magnitude-adds overlap, however interior design and fixtures play a bigger function. Durable, coastal-neutral furniture, king beds in commonplace rooms, black-out hues, and completely stocked kitchens to good rely raise nightly premiums. A sparkling lanai and a fuel grill in single-household homes earn 5-celebrity opinions.

Where the 2 versions converge is sturdiness and ease of cleansing. Luxury vinyl floors, quartz counters, soft partitions with washable paint, and tight caulk lines help your cleaners flip the belongings speedy. If you figure with trip condominium administration establishments in Fort Myers, FL, ask them which elements cut back their cleansing instances and smash claims. Their insights usally outperform a dressmaker’s mood board in the case of ROI.

Permits, proprietors, and sequencing that saves you money

Fort Myers and Lee County enabling will also be honest whenever you plan. Anything touching constitution, electric, plumbing, or HVAC possible desires a let. Unpermitted paintings can stall a refinance or sale and trigger high priced corrections. Hire authorized contractors for exchange paintings and retailer copies of enables along with your Property Manager Fort Myers document so you can educate prospective buyers or insurers you probably did matters accurate.

Sequencing concerns in worth-upload initiatives. Demo, difficult trades, insulation, drywall, paint, floors, then finishes. Get ingredients on web page beforehand you pull out the cabinets. Supply chain hiccups nonetheless appear, and a missing self-esteem can add per week of vacancy in height season. Build a center vendor bench: a cabinet corporation who can ship in two weeks, a countertop fabricator who hits templates swift, an HVAC partner who understands coastal corrosion, and a handyman who in actual fact exhibits up. Ask round among Best estate leadership Fort Myers teams for referrals. Private property administration Fort Myers operators broadly speaking keep vetted lists with pricing that saves you from retail costs.

Working with a skilled assets manager on renovations

A professional Property Manager can evade pricey errors. They be aware of which finishes come back with spoil, what citizens whinge approximately, and easy methods to sequence turns to decrease downtime. Property Management Fort Myers groups also monitor the affect of every improve on days-on-market and renewal costs. If you're interviewing managers, ask for case reviews: prove me rents and timelines formerly and after a standardized kitchen and tub refresh across 5 instruments. Real tips beats supplies.

Owners customarily ask what assets control rates are frequent and what a estate leadership value covers, chiefly whilst renovations are in the combine. In Florida, the usual per 30 days leadership commission aas a rule falls among 8 and 12 p.c. of collected employ for long-time period leases, with hire-up expenses customarily one-0.5 to a full month’s rent. Some organizations present flat expenses. A popular leadership cost covers rent collection, repairs coordination, rent enforcement, accounting, and communications. It many times does not cowl fundamental protection assignment management except particular. Expect one other venture money or hourly expense in the event that your Property Manager oversees a 30,000 dollar rehab All County Medallion Best Property Management Fort Myers and pulls assorted permits. Clarify scope up the front to ward off surprises.

Does belongings control embrace cleansing? For universal operations, managers coordinate go-out and turnover cleaning and bill the value via to the owner or from the safety deposit. For renovations, they'll agenda put up-creation cleans, but to come back, the payment is separate. What does the 80/20 rule suggest in estate administration? In practice, it method 20 p.c. of your gadgets or tenants generate 80 % of your headaches or upkeep tickets. Smart managers construct structures and finishes that tame that 20 percent: durable flooring, elementary faucets, strengthened towel bars, and transparent dwelling rules.

If you might be unsatisfied along with your manager mid-mission, how to break a estate administration agreement relies to your agreement. Many Florida contracts allow termination with 30 days’ understand and a charge, surprisingly if there may be an lively rent-up. Read the termination clause cautiously. If your manager is the dealer of record on positioned tenants, there is perhaps ongoing leasing commissions. Consult a truly estate attorney earlier than pulling the plug so your contractors, tenants, and makes it possible for do not get stranded.

Budget tiers and life like appoint lifts, via upgrade

The following snapshots align with mid-industry Fort Myers product, except extremely-luxury waterfront.

Kitchen refresh with shaker cabinets, quartz, backsplash, LED below-cupboard, stainless appliances: 8,000 to 18,000 money. Typical employ carry: 150 to 350 money per month. Bathroom refresh with new vanity, bathroom, mild, exhaust fan, and bath-to-bathe retile: 3,500 to nine,000 money. Typical employ raise: 50 to 150 dollars in step with month. HVAC alternative with duct sealing and intelligent thermostat: 6,500 to 12,000 greenbacks. Typical employ carry: seventy five to two hundred dollars consistent with month, plus diminish upkeep calls. Flooring improve to LVP all over: 3,000 to 7,500 funds for a 900 to at least one,2 hundred square foot unit. Typical appoint raise: seventy five to a hundred seventy five money in line with month and sooner turns. Impact windows or high-quality shutters: 12,000 to 25,000 greenbacks for a usual 2 mattress rental or small SFH. Typical lease raise: seventy five to 2 hundred greenbacks in keeping with month, more suitable marketing, and insurance coverage credit.

Numbers differ through cloth alternative, exertions availability, and get admission to. In peak season, anticipate lead occasions to stretch and bids to run higher. Off-season scheduling can trim 5 to 10 percentage.

The advertising and marketing payoff: graphics, replica, and reviews

Renovations do not pay except customers see and suppose them. Photograph the information that matter: the underneath-cupboard glow on quartz, the bathe area of interest, the laundry closet with the new stackable set, the impact sticker on the window, and the quiet good thermostat on an affordable environment. In directory replica for Property management Fort Myers rentals, converse to effects, not simply traits. Instead of luxury vinyl plank, say quiet, waterproof floors that handles sand and pets. Instead of affect windows, say quieter, cooler rooms and peace of intellect in hurricane season.

Online fame counts. Good paintings suggests up in Property leadership Fort Myers evaluations. Residents mention comfortable pass-ins, smooth areas, responsive maintenance. If you standardized finishes and developed straight forward-to-smooth models, your groups can turn quicker and respond sooner, which feeds studies and shortens vacancies. That continual loop is the actual compounding go back.

Edge cases and whilst to hold your fire

Not every estate demands a full improve. If your constructing is a true C minus with chronic plumbing things, dumping funds into quartz is premature. Fix the bones first. If your HOA is about to big check for roofs and balconies, sit down on your coins unless the envelope is forged. If your comp set is all usual finishes and blue-collar tenants paying by means of dollars order, a modest paint, lights, and deep smooth would move hire as a good deal as a huge lift devoid of pushing you out of your marketplace.

In flood-prone wallet east of McGregor, elements preference ought to expect occasional water. Tile up to the first door height and water resistant baseboards make feel there. In wood-frame structures from the 60s and 70s, inspect for sag and slope earlier than installing rigid cabinets to be able to seem to be crooked on uneven floors. And in the event you are chasing accurate-tier rents near the river, layout coherence concerns: event metals, avoid a calm palette, and do now not mixture farmhouse and coastal.

Pulling it mutually with the correct partner

The top of the line property leadership Fort Myers operators act as a typical contractor’s sober pal. They realize the place to spend the buck in an effort to hire a unit subsequent week and the place to save it. Ask them for a tiered upgrade plan throughout your portfolio: fast wins you can execute among tenants, mid-scope initiatives that desire enables, and a capital plan for resilience.

If you want non-public assets leadership Fort Myers establishments, ensure they are able to scale carriers for multi-unit rollouts. If you're trying out a brief-time period pivot, interview excursion apartment leadership enterprises in Fort Myers, FL approximately their cleansing concepts, linen applications, and wreck policy cover. Their solutions will let you know in case your new finishes will survive back-to-lower back stays in March.

Most of all, call for numbers. For each proposed upgrade, ask for predicted lease elevate, days-on-market have an effect on, emptiness in the time of work, and a payback window. Good managers communicate in equally stories and spreadsheets. In Fort Myers, this is how vendors win: lifelike enhancements, introduced cleanly, with a transparent route to enhanced earnings 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