Leasing & Tenant Placement
Professional listing photos, syndication to the major rental sites, showings, applications and a signed lease. We fill vacancies fast without cutting corners on who moves in.
Cape Coral, Florida
Property management that answers the phoneDoors Open Management Inc.
Residential property management across Cape Coral, Fort Myers and Southwest Florida. We lease your property, screen the residents properly, collect the rent, handle maintenance and send you a statement you can actually read.
What owners get from us
- Thorough screening: credit, income, criminal, eviction and landlord references
- Rent deposited by the 10th, with a clear monthly statement
- Maintenance approvals required above your set limit
- Photo documented inspections, move in through move out
- No long lock in, cancel with 30 days written notice
FreeRental analysis
By the 10thOwner disbursement
24 hrsMaintenance response
6Days a week
Who We Are
Most owners do not leave a manager over money. They leave over silence.
Ask any Southwest Florida landlord who has switched management companies why, and it is rarely the fee. It is the unanswered email about a repair, the statement nobody could explain, the vacancy that dragged on for two months with no updates, or finding out the property had a problem when the resident called them directly.
Doors Open Management Inc. operates from Cape Coral and manages single family homes, condos, townhomes and small multifamily properties across Lee County and the surrounding area. We lease, screen, collect, coordinate maintenance, inspect and report.
Our whole model is built on communication being a system rather than a personality trait. Statements go out on a schedule. Inspections are photo documented. Repairs above your approval limit require your sign off before anything happens. And when you call during business hours, someone who knows your property picks up.
- Licensed Florida real estate brokerage services
- Screening that follows written, consistent criteria
- Security deposits held per Florida Statute 83.49
- Owner statements monthly, with 1099 at year end
Quick Facts
- Based in: Cape Coral, FL 33909
- We manage: Lee County and Southwest Florida
- Property types: Single family, condo, townhome, small multifamily
- Hours: Mon to Sat, 8:00 AM to 5:00 PM
- Emergency line: Available to residents 24/7
- Agreements: 30 day cancellation, no long lock in
- Phone: 863-647-5743
What We Do
Full service management
Every piece of managing a rental, handled by one team with one point of contact for your property.
Tenant Screening
Credit, income verification, employment, rental history, criminal background and eviction search, applied consistently to every applicant under written criteria.
Rent Collection
Online payments, automatic reminders, late notices served on schedule and owner disbursement by the 10th of each month.
Maintenance Coordination
Vetted, insured vendors, 24 hour emergency line for residents, and your written approval required on anything above your set limit.
Inspections
Photo documented move in, periodic and move out inspections, so deposit decisions are based on evidence rather than argument.
Accounting & Reporting
Monthly owner statements, an online owner portal, year end summaries and 1099 forms ready for your accountant.
Pricing
Straightforward management fees
Published, itemized and free of the surprise charges this industry is known for. No markup on maintenance invoices and no fee for statements, inspections or lease renewals unless listed below.
Lease Only
You manage it, we fill it
75% of one month rent
- Rental analysis and pricing
- Listing photos and syndication
- Showings and applicant handling
- Full tenant screening
- Florida compliant lease preparation
- Move in inspection with photos
- Keys and deposit handed over to you
Most Chosen
Full Management
Hands off, month to month
9% of monthly rent
- Everything in Lease Only
- Rent collection and late notices
- Maintenance coordination
- 24/7 resident emergency line
- Periodic inspections with photos
- Monthly statements and owner portal
- Year end reporting and 1099
- Cancel with 30 days written notice
Portfolio
Four or more doors
7% of monthly rent
- Everything in Full Management
- Reduced percentage across the portfolio
- Consolidated monthly statement
- Reduced leasing fee on renewals
- Annual portfolio performance review
- Preventive maintenance planning
- Dedicated account manager
| Fee | Amount | When It Applies | Notes |
|---|---|---|---|
| Management fee | 7% to 9% of rent collected | Monthly | Only on rent actually collected |
| Leasing fee | 75% of one month rent | New tenancy | Charged once a lease is signed |
| Lease renewal | $225 | At renewal | Includes rent review and paperwork |
| Maintenance markup | None | Never | You pay the vendor invoice as issued |
| Setup fee | $0 | Never | No onboarding charge |
Fees apply to standard residential management in our service area. See the full fee schedule.
How It Works
Four steps to handing it over
Rental Analysis
We look at the property and pull real comparables from your area, then tell you what it should rent for and what it needs first.
Onboarding
Management agreement signed, keys collected, property photographed and documented, and your approval limits set in writing.
Market & Place
Listed and syndicated, showings run, applicants screened against written criteria, and a Florida compliant lease signed.
Manage & Report
Rent collected, maintenance coordinated, inspections documented and a clear statement in your portal every month.
Who We Serve
Owners we work with
Out Of State Owners
People who bought in Florida and live elsewhere, needing someone local they can genuinely trust with the keys.
Accidental Landlords
Owners renting out a former home who never intended to be in the rental business.
Small Investors
One to ten doors, where professional management is the difference between an asset and a second job.
Seasonal Owners
Snowbird properties and annual rentals needing local eyes when nobody is in the state.
Questions
What owners ask first
What does management actually cost?
Full management is 7 to 9 percent of rent collected depending on portfolio size, plus a leasing fee of 75 percent of one month rent when we place a new resident. There is no setup fee, no statement fee and no markup on maintenance invoices. The full schedule is on our pricing page.
Am I locked into a long contract?
No. Our management agreement is month to month after the initial term, cancellable with 30 days written notice. We would rather keep your business by doing the work well.
How do you screen applicants?
Every applicant is evaluated against the same written criteria: income relative to rent, credit history, rental history and landlord references, employment verification, criminal background and eviction search. Consistent criteria applied to everyone is both better screening and required under fair housing law.
What happens if the resident stops paying?
Late notices are served on the schedule Florida law requires. If it is not resolved, we coordinate the eviction process with an attorney, keep you informed at every step and re market the property as soon as possession is returned.
Do I approve repairs?
Yes, above the limit you set, commonly $300 to $500. Below that we handle routine items to keep things moving. Genuine emergencies that threaten the property or resident safety are addressed immediately and reported to you straight away.
When do I get paid?
Owner disbursements go out by the 10th of each month once rent has cleared, with the statement available in your portal at the same time.
Wondering what your property should rent for?
Free rental analysis with real comparables from your street, plus an honest view of what the property needs before it lists.