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Central Florida Property Management

Let Us Manage Your Central Florida Rental Property

We offer a full range of property management services tailored to you as an investor, homeowner, or landlord. We have an extensive porfolio of single family homes, townhouses, condos, and apartments in the Central Florida area.

Our goal is to maximize the return on investment for our clients AND provide quality housing for our residents. It is called property management, but we call it asset management and protection - of your building and your cash flow. Our mission is to offer personalized and professional services to both our owners and residents by building strong relationships, utilizing the latest technology, implementing effective marketing strategies, and following consistent systems all with honesty and integrity throughout every facet of our business. We strive to stay on top of market changes and industry trends and adapt accordingly.

Our Values are a great place to see if we are compatible to work together. We are not the cheapest (not the most expensive either) and are not interested in providing the cheapest service. We DO endeavor to provide exceptional service and results.


All the principals in Sand Dollar Property Management are investors and have been working with investors for over 61 years combined. That's our edge. We understand investors and investing goals. We are in the market and keep up-to-date on what affects it from an investor's point of view.

The Benefits of using Sand Dollar Property Management

  • No hassle management
  • Automated owner statements
  • Online Owner Portal Access
  • Industry leading marketing tools
  • 24/7 maintenance request handling
  • Prompt Response to Tenant Requests
  • Low vacancy rate
  • Low time on market
  • Industry specific local knowledge

What we do as your Central Florida property manager:

  • Fill vacancies
  • Advertise your rental
  • Handle tenant inquiries
  • Background and credit investigations
  • Application processing
  • Lease signing
  • Full service repair
  • Rent collection
  • Accounting
  • Handle Tenant excuses
  • Evictions

Inquire About Our Services


Licensed, experienced, dedicated, & dependable team members. Managing your real estate assets is an integral part of our real estate services, not a sideline. The principals are also investors and work with investors, and we have a team of licensed professionals for all property care, maintenance, repairs, renovations and emergencies.


Good tenants who pay the rent, take care of the property, and are good neighbors mean better returns on your investment. This begins with proper and timely screening. Through our online, automated systems, we are able to screen a tenant on the spot when showing a property and make profitable rental decisions quickly. This includes a complete analysis of:

We can then phone verify references and screening results as needed. The initial screening can be done on the spot electronically, at which time we can take a deposit and lock in a Tenant. We then verify appropriate information by phone. The qualification process can take up to two business days to complete but is generally complete the same business day.


Not only is it a best practice to have an attorney prepare the lease and handle all evictions, in the State of Florida, a Broker/Property Manager is not allowed, by law, to draft a lease, therefore, the lease is prepared by a Florida Board Certified Attorney who specializes in property management and Landlord/Tenant Law. The attorney will be available to you and us at no charge for phone consultations in the event of disputes with the Tenant(s) or related issues and will provide a reduced price eviction if the attorney files evictions in the county where the property is located.

Lease preparation includes fully completed lease with optional clauses, additional agreement section, addendums such as mold addendum and pet addendum. Any errors are covered by the law firm and if the lease is not consummated or the deal falls through, then the charge is waived.

In addition to residential leases and eviction filing, they handle security deposit disputes, discrimination defense and general property management related litigation. They are available to us by phone, fax and email.


If a tenant qualified by Sand Dollar Property Management breaks the Lease Agreement for any reason within the first three (3) months of tenancy, we will waive our customary leasing fee and re-rent your property for free.


Accurate, timely, and complete reports that make your tax preparation easier. All documentation is in your online portal. We also have a real estate specialist CPA who manages the books and is available for you to hire for your taxes.


Maintenance, repairs and other services done by licensed and insured vendors, plus we are able to get volume rates and pass that along to owners. On-call emergency personnel available too.


Available by telephone, website, fax, mail, email, & personal appointments. You have a personalized portal where you have access to information about your property 24/7. You can also send us messages via the portal. We actually answer the phone, return phone calls and show properties.

We are open for business from 9:00 a.m. to 5:00 p.m. weekdays. After hours and on weekends we are available by telephone or email for messages at 407-246-7118 ext. 804, and someone is always on call for tenant emergencies. As for tenant calls - we have a 24/7 maintenance team, and emergency responsiveness. Prospective tenants can schedule self showings, talk to a human being and apply 24/7. Security measures are in place to thwart scammers for our owner and prospective tenant protection.


We begin our relationship with a free property evaluation. Once you have hired us, we do an initial "Rental Ready" 132 point comprehensive inspection and written report with photos. No less than quarterly, we inspect and take pictures of the exterior of the property during tenancies. Bi-annually, we inspect the interior. If you want the more thorough property review annually by a licensed home inspector, there is a flat fee of $150 for that.


You may be paying too much and getting too little! Compare services AND prices. We do not nickel and dime you. Our rates are among the fairest in Central Florida. Our services are among the best. It is true "hassle free and turn-key" cash flow investing. We treat your property as our own investment and we don't let it sit vacant for months.

Free Consultation

Advice about preparing your property for rent and current market rental rates in the neighborhood, along with a fit for your financial goals.

Tax Deductable Services

All management fees and services are tax deductible. We do the work and you deduct the expenses from your taxes.

Owner Friendly Management Agreement

No restrictive clauses, no hidden fees for services, no difficult termination clauses. Management by and for investors.

THE Sand Dollar Property Management ADVANTAGE

Our staff is professional, courteous, informed and experienced. Our team members hold a FL Real Estate License, and/or are investors. By capitalizing on the concept of economies of scale, we can offer multiple services that would be cost prohibitive for individual owners and smaller companies. We have one of the strongest marketing programs in the industry, utilizing the most up to date marketing techniques available in the industry. We stay on top of changing trends and legal issues to protect our client's interests. We also have emergency maintenance contact center on call 24 hours a day to stabilize emergency issues that could lead to much larger problems or increased liability for the owner.

Areas We Serve