Florida Mixed-Portfolio Property Management

One full-service team for your single-family, multifamily, and waterfront long-term rentals across Southwest Florida.

By Hayley Dunford, Licensed Florida Broker · License BK3292167

Mixed property portfolio management is its own discipline. Most Florida rental management companies specialize in either single-family or multifamily — not both. That forces small-portfolio investors to juggle two or three managers, two or three software systems, and two or three sets of monthly statements. Rentwise Florida was built to consolidate all of it under one full-service team led by a licensed Florida broker.

Property Types We Manage

• Single-family homes — from starter rentals in Bradenton to executive homes in Lakewood Ranch
• Condos and townhomes — including downtown Sarasota, University Park, and barrier-island buildings
• Duplexes and small multifamily — 2 to 20 unit buildings across Manatee and Sarasota counties
• Waterfront and barrier-island homes — Siesta Key, Longboat Key, Casey Key, Anna Maria Island
• Furnished and unfurnished long-term rentals — including 3-12 month seasonal positioning where allowed

The Full-Service Stack

Every property in your portfolio — regardless of type — gets the same comprehensive service stack:

• Tenant placement — MLS + 40-platform marketing, professional photography, six-step screening (credit 620+, criminal, income 3x rent, eviction, employment, references)
• Lease execution — Florida-specific lease, e-signature, security deposit handling under Chapter 83
• Rent collection — ACH, credit, debit through the Rentvine resident portal with automated late notices
• Maintenance coordination — 24/7 emergency line, sub-48-hour routine response, licensed and insured vendor network
• Compliance support — full Florida Chapter 83 and Fair Housing compliance supervised by the licensed broker
• Owner reporting — consolidated monthly statements, per-property detail, 24/7 owner portal, year-end 1099
• HOA, condo, and CDD coordination — tenant applications, assessment tracking, minimum-term lease compliance

Why Mixed-Portfolio Owners Choose Rentwise

• One agreement, one fee schedule. Flat 7% of collected rent on every property type. No multifamily surcharge, no waterfront premium.
• Consolidated reporting. One monthly owner statement covers the whole portfolio with per-property detail below.
• Direct broker access. You talk to Hayley Dunford, the licensed broker — not a junior account manager.
• Single vendor network. The same trusted licensed plumbers, electricians, HVAC techs, and roofers serve every property.
• Coastal expertise included. Waterfront and barrier-island properties get the same flat fee — hurricane prep, dock inspections, flood-zone lease disclosures, and 30-day minimum rental compliance are all part of the standard service.

Single-Family + Multifamily Under One Roof

If you have, for example, two single-family rentals in Bradenton plus a duplex in Sarasota, here is how Rentwise Florida operates:

• Each property gets its own listing, lease, and rent ledger
• Multifamily units are leased individually with per-unit screening (not blanket building leases)
• Common-area maintenance for the duplex is tracked separately from per-unit costs
• You receive one consolidated monthly statement plus three per-property breakdowns
• Year-end 1099s are prepared for the portfolio with per-property cost basis

Waterfront Inside a Mixed Portfolio

Owners holding a Gulf-front or canal-front home alongside inland single-family rentals get the coastal service layer baked in:

• Hurricane prep activated every named storm — tenant communications, shuttering, post-storm assessment
• Dock, seawall, and lift inspection routines
• Saltwater corrosion-aware preventive maintenance on HVAC and exterior fixtures
• Awareness of barrier-island 30-day minimum rental rules (Siesta Key, Longboat Key, Anna Maria Island)
• Flood-zone lease disclosures and tenant communications

Pricing for Mixed Portfolios

The Rentwise Florida fee structure is the same regardless of property type:

• 7% of collected rent (monthly management) — $125/month minimum per property, $0 while vacant
• One month's rent (tenant placement) — one-time, per placement
• $500 lease renewal — per renewal, includes market analysis
• 10% of vendor invoice (maintenance coordination) — vendor costs at actual, no hidden markups
• $0 setup, $0 vacancy fees, $0 technology fees

See our full pricing page or the Sarasota pricing comparison for a side-by-side against typical Florida competitors.

Markets We Cover

Rentwise Florida actively manages mixed portfolios across:

• Sarasota, University Park, Lakewood Ranch, and Osprey
• Bradenton, Palmetto, and Parrish
• Venice, Nokomis, and North Port
• Siesta Key, Longboat Key, Casey Key, and Anna Maria Island

Next Step

Send your portfolio address list and we will return a written proposal within two business days. Request your portfolio proposal or call (941) 231-6414.