Sand Dollar Property Management

What Sand Dollar Property Management does

Sand Dollar Property Management is a family-owned and operated property management firm headquartered in Altamonte Springs, Florida, with a secondary office in DeLand and service coverage across 15+ Central Florida cities including Orlando, Clermont, Sanford, Lake Mary, Oviedo, and New Smyrna Beach. The company delivers full-service residential and multi-family property management for individual investors and small-to-mid landlords, bundling marketing, tenant screening, rent collection, 132-point move-in inspections, maintenance coordination, accounting and owner reporting, and eviction protection into a single managed offering. Its principals are themselves active Central Florida investors with more than 65 years of combined real estate, sales, and management experience, and the firm positions itself as an "investor-minded" operator aligned with long-term wealth-building for owners.

The company's underlying technology is built on third-party SaaS rather than proprietary infrastructure: RentVine powers owner and tenant online portals for statements, work order approvals, electronic payments, service requests, and document sharing; ShowMojo provides secure leasing automation including self-scheduling for property showings; and the firm's own CMA system uses real-time neighborhood data to recommend rental pricing within 7-14 days. Supporting digital assets include an owner and tenant website, three investor calculators (ROI, Rent vs. Sell, Vacancy Loss), a Free Rental Analysis lead-generation tool, a 38+ article blog, a YouTube channel, a Facebook page, and an owner newsletter. The company holds no app, no public API, and no disclosed AI/ML capabilities.

Sand Dollar's revenue model is anchored to recurring property management fees charged only on collected rent (typically 7-10% of monthly rent, in line with regional industry standards), supplemented by one-time leasing/tenant placement fees and lease renewal fees. Management fees are suspended during vacancies and on uncollected rent, directly tying company economics to client cash flow; an after-first-year month-to-month agreement structure and a Leasing Guarantee (waived fees and re-leasing at no charge if a placed tenant breaks lease within three months) reflect low-friction customer terms. Sales are conducted directly via a consultative motion through the website, free rental analysis, and phone-based engagement, with all services delivered in-house and no channel partners or external resellers.

Name

Sand Dollar Property Management

Legal name

Sand Dollar Property Management

Website

https://cflpropertymanager.com

Company type

Private

Operating status

Operating

Headcount range

11–50 employees

Short description

Sand Dollar Property Management is a family-owned Central Florida property manager delivering full-service residential and multi-family management—including marketing, tenant screening, rent collection, 132-point inspections, maintenance coordination, accounting, and eviction protection—for individual investors and small property owners across 15+ cities including Orlando, Altamonte Springs, and Deland.

Ownership category

akta.pro rank

Product category

Residential Property Management Services

NAICS

Residential Property Managers (531311), Nonresidential Property Managers (531312)

SIC

Real Estate Agents & Managers (For Others) (6531)

akta.pro primary industry

Single-Family Rental (SFR) Property Management (BPAJAFAB)

akta.pro secondary industry

Residential Lease Administration & Tenant Services (BPAJAFAL)

Keywords

• Residential property management
• Tenant screening services
• Rent collection services
• Multi-family management
• Landlord services

Headquarters

HQ city

Altamonte Springs

HQ country

United States

HQ region

North America

Offices2 records

Markets served

GTM type

B2C

Offering type

Services

Cost components

Personnel, Operations, Marketing or Sales, Technology or R&D, Infrastructure

Revenue model

1. Property Management Fees: Ongoing management fees charged only on collected rent - no fees while property is vacant (unless vacancy is owner-required) and no fees on uncollected rent. This aligns company success directly with client success.
2. Leasing/Tenant Placement Fees: One-time fees for placing qualified tenants in properties. If a tenant breaks lease within first 3 months, leasing fee is waived and property re-rented at no additional cost.
3. Renewal Fees: Fees for lease renewals, typically 25-50% of monthly rent based on industry standards for the region

Pricing tiers

Go-to-market motion1 record

Distribution channels3 records

Marketing channels6 records

Core offering

Sand Dollar Property Management provides full-service residential and multi-family property management across Central Florida, bundling marketing, tenant screening, rent collection, maintenance coordination, accounting/reporting, and eviction protection under a single offering. Fees are charged only on rent collected, with separate leasing/placement and renewal fee components, supported by owner and tenant online portals.

Product overview

Sand Dollar Property Management operates as a family-owned, investor-minded property management company offering a unified full-service platform for residential and multi-family property owners across Central Florida. The core product is its Residential Property Management service, which bundles marketing, tenant screening, rent collection, maintenance coordination, accounting, and eviction protection as integrated modules under a fee structure tied to collected rent. Supporting modules include Multi-Family Property Management, Investor Services, a Leasing Guarantee, and a suite of online self-service portals (Owner Portal and Tenant Portal powered by RentVine) for payments, maintenance requests, and document management. The company also provides free digital tools including an ROI Calculator, Rent vs. Sell Calculator, Vacancy Loss Calculator, and a Free Rental Analysis for lead generation. Educational content is delivered through a Blog/Resource Center covering real estate investing, Florida landlord-tenant law, and property maintenance topics.

Differentiator

Problem solved

Functional benefit

Products and services

• Residential Property Management Full-service residential property management covering marketing, tenant screening, rent collection, maintenance coordination, financial reporting, and eviction protection for single-family homes and condos in Central Florida.
• Multi-Family Property Management Property management services for multi-family residential buildings and complexes throughout Central Florida.
• Investor Services Investment-focused services leveraging over 65 years of combined experience, providing asset management, portfolio analysis, and strategic guidance for investors building generational wealth.
• Leasing Guarantee Guarantee waiving the leasing fee and re-renting the property at no additional cost if a tenant placed by Sand Dollar breaks their lease within the first three months of tenancy.

Quantifiable outcome

• Pricing adjustments within 7-14 days to optimize rent vs vacancy tradeoff
• +3 more outcomes

Segments3 records

Ideal customer profiles2 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Integration3 records

Feature4 records

Partnerships

Three partnerships are on record, tiered core and minor.

• ShowMojocoreTechnology or IntegrationShowMojo provides secure leasing automation platform used by Sand Dollar to streamline property showings, reduce fraud, and improve response times. This integration enables self-showing scheduling for prospective tenants.
• RentVinecoreTechnology or IntegrationRentVine powers the owner and tenant online portals for payments, service requests, document sharing, statements, invoices, and work order approvals. Core property management platform infrastructure.
• Sand Dollar Realty GroupminorChannel Partner/ Reseller/ DistributorReferral partner for property owners who choose to sell their investment properties. Sand Dollar Property Management does not charge sales commissions and can connect clients with their Realty Group or original Realtor.

Scale indicators2 records

Recent moves5 records

Expansion highlights4 records

Others

• AppFolio: AppFolio is a property management software platform used by many residential management firms, including smaller regional operators. It competes with Sand Dollar's tech stack (which relies on RentVine/ShowMojo) at the infrastructure layer rather than at the service layer.
• Vacasa: Vacasa is a tech-enabled vacation and short-term rental management company operating across Florida and other destinations. While it is rental management, the business model differs (short-term/STR vs. annual residential), but it represents an adjacent Florida-based rental operator pursuing a similar end customer.

Broad incumbents

• FirstService Residential: FirstService Residential is a large, established property manager of residential communities, HOA/condos, and multifamily properties across North America. While it operates at greater scale and broader scope, it competes for the same Florida residential management dollars in adjacent segments.
• Greystar Real Estate Partners: Greystar is the largest U.S. apartment and residential property management company, with operations spanning multifamily and increasingly single-family rentals. It is a broad incumbent comparable on category, although it serves significantly larger institutional owners than Sand Dollar's typical client.

Regional players

• All County Property Management: All County Property Management is a Florida-headquartered property management firm serving residential owners across multiple Florida metros. It overlaps directly with Sand Dollar in Central Florida geography and customer base (single-family investor-owners).
• Specialized Property Management: Specialized Property Management is a Florida-based residential property management firm with offices throughout the state. It is comparable to Sand Dollar as a regional residential PM serving Central Florida investor-owners with full-service management.

Direct peers

• Mynd Management: Mynd is a tech-enabled residential property management company serving single-family and multi-family investors across multiple U.S. markets. It competes head-to-head with Sand Dollar for the same investor-owner customer, with similar full-service offerings (marketing, screening, rent collection, maintenance, accounting) and recurring management-fee pricing.
• Evernest: Evernest is a residential property management company serving single-family and small multifamily investors across multiple U.S. markets. Its full-service model, investor focus, and tech-enabled operations closely mirror Sand Dollar's positioning for self-directed landlords.
• HomeRiver Group: HomeRiver Group is one of the largest single-family and multifamily property management operators in the U.S., providing residential and multifamily management, leasing, and brokerage services. It is comparable to Sand Dollar in core service scope but operates at materially larger scale across multiple states.
• Renters Warehouse: Renters Warehouse is a national single-family residential property management franchise serving investors with tenant placement, rent collection, and maintenance coordination under a fee-on-rent-collected model. It is a direct competitor to Sand Dollar's core residential management offering.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat4 records

Key risks5 records

Key highlights7 records

Customer concentration

• YouTubeyoutube.com/user/RICHARDHZWICK/featured
• Facebookfacebook.com/SDPM.CFL
• LinkedInlinkedin.com/company/sand-dollar-property-management

Revenue estimate

Valuation estimate

Number of profiles

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Sand Dollar Property Management