Licenses/Bonds
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Prior to commencing operations

All County Property Management

Table of Content
1. Franchise Snapshot
2. Franchise Overview
3. Performance and Metrics
4. Our Take
5. Additional Resources

1. Franchise Snapshot

Franchise Status
Active
Basic Information
Industry
Real Estate
Category
Property Management
Investment Range
$151,450 - $183,400
Total US Locations
88
Franchise Units
78
Founding Year
1990
Started Offering Franchises
2008
Management Capacity
Owner Operator
Job Count
2-4
Prior E2 Investors?
Yes
Prior Visa Franchise Clients?
Yes
Royalty Fee
8%
Marketing Fee
1%
Franchise Fee
$85,000
Headquarters (City, State)
St. Petersburg, FL
Square Footage
N/A
Retail Location?
No
Agreement Term Length
10 years
Video

In these videos you will learn about the company firsthand. And they will also tell you in a short form about the financing of the enterprise.

*Information presented in these videos may change over time and may not reflect the most current franchise offering. Prospective franchisees should review the latest Franchise Disclosure Document (FDD) and consult directly with the franchisor for updated information.

2. Franchise Overview

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Overview

All County Property Management was founded in 1990 by Sandy Ferrera, an investor who transitioned from real estate sales after recognizing the need for reliable property management services for rental homeowners. The first office began modestly—with Ferrera managing everything from her car’s backseat. Since launching franchise operations in 2008, All County has expanded nationwide, operating around 82–85 offices across 18–22 states, managing over 30,000 residential units . The company is headquartered in St. Petersburg, Florida

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Management team / founders

In 1990, Sandy Ferrera, an experienced real estate investor and agent, founded All County Property Management after being unable to find a reliable property manager for her own rental portfolio. She began managing properties herself, growing organically from one unit to hundreds. Her success led to the launch of All County’s franchise program in 2008. Sandy is joined by Scott McPherson, her long-time business partner and co-founder, who plays a critical role in franchise operations and training. Together, they have built a system that supports franchisees with comprehensive training, software tools, and marketing systems. Another key team member is Hon Wong, Director of Franchise Development, who supports new franchisees during the onboarding process and helps them ramp up their operations quickly.

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Focus of owner for daily business operations

A typical All County franchise owner manages a monthly cycle of core activities: 1.Marketing vacancies and attracting new tenants. 2.Making properties rent-ready after tenant turnover. 3.Collecting rent, tracking delinquencies, and issuing notices. 4.Coordinating repairs and routine maintenance with local vendors. 5.Preparing and sending owner financial statements

3. Performance & Metrics

Franchisor Fees | Item 6
Franchise Value
Industry Median
All Franchises Median
Royalty Fee
8%
6%
6%
Marketing Fee
1%
2%
2%
Franchise Fee
$85,000
Total Investment Cost | Item 7
Type of Expenditure
Low Amount
High Amount
When due
Initial Franchise fee
$85,000
$85,000
When you sign the Franchise Agreement
E-2 Investor Visa Franchise Initial Marketing Expense Amount
$36,000
$36,000
When you sign the Franchise Agreement
E-2 Investor Visa Franchise Real Estate Software Amount
$3,000
$3,000
When you sign the Franchise Agreement
Leasehold Improvements
$0
$2,000
As Arranged
Signs
$250
$1,000
As Arranged
Capital Equipment and Supplies
$1,500
$5,000
As Arranged
Technology, Office Equipment, and Supplies
$1,500
$4,500
As Arranged
Start-Up Marketing
$3,000
$5,000
As arranged according to Operations Manual
Insurance
$2,500
$3,500
Prior to commencing operations
Professional Fees
$1,000
$1,500
Terms vary
Licenses/Bonds
$1,500
$2,000
Prior to commencing operations
Lease Deposits
$0
$1,000
Prior to commencing operations
Other Deposits
$500
$1,500
When you engage the service
Your Out-of-Pocket Expenses While Attending Training
$700
$2,400
Terms vary
Additional Funds for Operating Expenses during the First 3 Months of Operation
$15,000
$30,000
Amount varies over the next 3 months
Total
$151,450
$183,400
Outlets and Franchisee Information | Item 20
Outlet type
Year
Outlets at the start of the year
Outlets at the end of the year
Net change
N/A
2022
61
63
+2
Franchised
2023
63
69
+6
N/A
2024
68
78
+10
N/A
2022
5
8
+3
Company-Owned
2023
8
11
+3
N/A
2024
11
10
-1
N/A
2022
66
70
+4
Total Outlets
2023
71
80
+9
N/A
2024
79
88
+9
Net Unit Growth (Recent year)
Net Unit Growth (Recent 3 years)
Franchise Health Metrics
Growth Rate
1 year / 3 years
Failure Rate
1 year / 3 years
Franchise for Sale Rate
1 year / 3 years
All County Property Management
$3,000
0% / 0%
0% / 10.3%
Industry median
2.3% / 8.4%
4.2% / 14.6%
1.5% / 4.4%
Franchise Health Metrics
Franchise Historical Loan Metrics
10 Year Cumulative Charge Offs by $ of Loans
0.0
10 Year Cumulative Defaults
0.0
3 Year Predicted Default Rate
0.0
*Please note the information provided here is sourced from Lumos. We do not guarantee its accuracy or completeness. For verification, please refer to Lumos directly.
Item 19 – Financial Performance Representations
Historical financial performance representations
Franchise Financials
Franchisor company financial information, if disclosed by the franchisor.
Litigation & Bankruptcies
% of Franchisees Undergoing Litigation
0
% of Franchisees with Completed Litigation
0
Number of Bankruptcies Disclosed
0
*The litigation information displayed has been reviewed by our Product Development team. Franchises featured on this platform have been thoroughly assessed. However, Visa Franchise strongly recommends consulting with your own legal counsel for further guidance.

4. Our Take

All County Property Management offers a compelling opportunity for franchisees seeking a proven, systematized business with strong recurring revenue potential. With over three decades of operational history and a low-overhead model, it appeals to investors who want to build a long-term, scalable business in the property management space. The brand provides comprehensive support, training, and tools to help new owners succeed especially those without prior real estate experience. Once client relationships and operational processes are in place, the business can transition toward a semi-absentee model by hiring a manager, allowing the owner to step back from day-to-day operations. It's a great fit for organized, service-oriented individuals ready to focus on growth.