Luxury Property Management in Naples — Seasonal Rentals, Annual Leases and Home Watch, Treated Like a Luxury Listing
Alpizar Property Management is the property management division of Alpizar & Company, a family-owned independent Naples brokerage specializing in luxury waterfront and coastal real estate. We manage a carefully curated portfolio of furnished seasonal rentals of 30 to 180 days, high-end annual leases and home-watch residences in Vanderbilt Beach, Pelican Bay, Park Shore, Marco Island, Bonita Springs and Naples' other coastal communities. Every residence receives the presentation, marketing and care we give our highest-profile listings for sale, for one flat percentage of the rent collected, with no hidden or surprise fees. When you are ready to sell or grow your portfolio, our real estate team is already in your corner — no referrals, no hand-offs, no starting over.
Our Exclusive Rentals
Tenants and seasonal guests can browse current annual and vacation rentals in Naples, including Pelican Bay rentals, Vanderbilt Beach, Bay Colony and The Dunes, and annual and vacation rentals on Marco Island and in Bonita Springs (vacation rentals).
The Alpizar PM Difference
Most property management companies treat your property like an asset to be processed. We treat it like a listing — because that is exactly what it is. Every property we manage receives the same level of care, presentation and marketing precision that our real estate team applies to our highest-value sales.
That means professional photography, compelling listing copy, strategic pricing and active marketing across the platforms that reach the right guests and tenants. It means responsive communication with owners and guests alike. It means a level of accountability that comes from being a family-owned brokerage where our name is on every door we open. And it means one flat percentage of the rent collected, quoted in writing, with no maintenance markups and no costs you did not agree to.
Seasonal Rental Management
We manage furnished seasonal rentals of 30 to 180 days across Naples and the surrounding coastal communities — listing creation, tenant screening, association approvals, arrival and departure walkthroughs, turnover cleaning and restocking, and maintenance response, with a welcome package of fresh flowers and wine for every arriving tenant. We do not manage nightly or weekly stays: seasonal terms bring tenants who treat the residence as a home, and they fit the leasing rules of most Naples associations. Each residence is priced to the season and marketed as a premium coastal home, not an available unit. See what seasonal residences rent for, community by community, in our guide to seasonal rental management.
Annual Lease Management
For owners seeking long-term tenants, we apply the same rigorous screening, marketing and presentation standards to annual leases as we do to seasonal rentals. Thorough tenant screening, professionally written and photographed listings, MLS exposure, lease preparation and ongoing tenant communication are all handled in-house. Our goal is a well-qualified, long-term tenant in your property as quickly as possible — at a rate that reflects the true value of what you own.
Home Watch & Estate Management
For owners who use the residence themselves and do not rent it, we provide scheduled visits with written photo reports, storm preparation and post-storm inspection, vendor access and supervision, and pre-arrival setup so the home is ready when you return. Read about the Home Watch program, or see the full range of management services.
What Full-Service Management Includes
- Professional photography, a video tour and aerial photographs of the property and its amenities
- Listing on the MLS and on multiple third-party rental sites
- Tenant placement, with credit, background and eviction record checks
- Association applications, through to approval
- Rent collection, with ACH transfer directly to the owner
- A single point of contact for your tenant
- Service, maintenance and repair scheduling with vetted vendors, billed at invoice with no markup
- Arrival and departure walkthroughs
- Turnover cleaning and restocking of supplies between tenants
- A welcome package for every arriving tenant, including fresh flowers and wine
- Monthly owner statements and a 24/7 owner portal
Where We Manage
We focus on the coastal communities our brokerage knows building by building: Vanderbilt Beach and Regatta, Pelican Bay and Bay Colony, The Dunes, Park Shore, Naples Cay, Marco Island and Bonita Springs. Every association sets its own leasing rules — minimum stay, leases per year, pets and tenant approval — and local regulations govern short stays. We confirm what your property can do before it is listed, so owners know from the start whether it suits seasonal or annual rental. See our guide to short-term vacation rental registration.
Management and Real Estate Under One Roof
Unlike standalone property management companies, Alpizar Property Management operates as a fully integrated division of Alpizar & Company, a family-owned luxury waterfront brokerage. That integration translates into real advantages for property owners:
- In-house real estate team — When it's time to sell your rental property or acquire your next investment, you already have a relationship with a Naples luxury real estate team that knows your property intimately. No referrals, no introductions, no starting from scratch.
- Portfolio growth support — Looking to expand? Our real estate team specializes in identifying waterfront and coastal investment properties with strong rental potential. We can help you find, evaluate and acquire your next property — then manage it from day one.
- Vetted vendors, billed at cost — We schedule and coordinate maintenance, repairs and turnover cleaning through vetted, trusted vendors who keep your property in pristine condition between tenants. Vendor work is billed at invoice, with no markup.
- Transparent owner reporting — Monthly statements and a 24/7 owner portal, so you always know exactly how your investment is performing.
- NARPM members — Alpizar Property Management is a proud member of the National Association of Residential Property Managers, reflecting our commitment to professional standards across every property we manage.
Ready to Sell or Expand Your Portfolio?
One of the most significant advantages of working with Alpizar Property Management is what happens when your goals change. Whether you're ready to sell your rental property, 1031 exchange into a larger investment, or add a new property to your portfolio — our real estate team is already your trusted advisor. We know your property, we know your market, and we're ready to help you execute your next move with the same expertise we've brought to your management.
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Quick Links
Owner Portal | Owner Resources | Owner FAQ | Seasonal Rental Management | Resident Portal | Resident Resources | Resident FAQ | Short-Term Rental Registration | Agent Referrals
Frequently Asked Questions — Alpizar Property Management
What types of properties does Alpizar Property Management manage?
Alpizar Property Management manages furnished seasonal rentals of 30 to 180 days, high-end annual leases and home-watch residences in Naples' coastal communities, including Vanderbilt Beach, Pelican Bay, Bay Colony, Park Shore and The Dunes, as well as Marco Island and Bonita Springs. Our portfolio is focused on quality over volume: coastal condominiums, waterfront homes and investment properties where our marketing approach and local knowledge make a meaningful difference in performance.
Do you manage Airbnb or VRBO rentals?
No. We manage furnished seasonal rentals of 30 to 180 days and high-end annual leases, not nightly or weekly stays. Seasonal terms fit the leasing rules of most Naples condominium associations, many of which require a minimum lease of 30 days or longer, and they bring tenants who treat the residence as a home. We confirm what your association and Collier County allow before the residence is listed.
How does Alpizar PM market a seasonal rental?
We treat every seasonal rental the way our real estate team treats a luxury listing for sale — with professional photography, a video tour, aerial photographs, compelling written descriptions and strategic pricing, listed on the MLS and on multiple third-party rental sites. We price each residence to capture peak rates in Naples' winter season and to fill the months on either side of it. Every residence is presented as a premium coastal home, which attracts tenants who look after it.
What is included in full-service property management?
Professional photography, a video tour and aerial photographs; listing on the MLS and multiple rental sites; tenant placement with credit, background and eviction record checks; association applications and approval; rent collection with ACH transfer directly to you; a single point of contact for your tenant; maintenance and repair scheduling with vetted vendors billed at invoice; arrival and departure walkthroughs; turnover cleaning and restocking; welcome packages with fresh flowers and wine; and monthly statements with a 24/7 owner portal.
What does property management cost?
One flat percentage of the rent collected, quoted in writing before you sign, with the rate set by whether the residence is an annual or a seasonal rental. There are no hidden or surprise fees: vendor work is billed at invoice with no markup, and there are no renewal or inspection fees. Home watch is a flat monthly fee based on visit frequency and the size of the property.
What makes Alpizar PM different from other Naples property management companies?
The most significant difference is our integration with Alpizar & Company, a family-owned luxury waterfront brokerage. Most property management companies are standalone operations — when you're ready to sell, expand or restructure your portfolio, you have to start a new relationship with a real estate team from scratch. With Alpizar PM, your property management team and your real estate team are the same family-owned firm. The people who manage your property are the same people who will help you sell it, buy your next investment, or advise you on market timing.
When should I consider selling my rental property?
This is a question we discuss with our property owners regularly — and because we manage your property and know it intimately, we are uniquely positioned to give you honest, data-driven advice. The right time to sell depends on your property's current rental performance, market conditions, your overall investment goals, and whether the equity in your rental could be better deployed elsewhere. Our real estate team can provide a complimentary property valuation and market analysis whenever you're ready to think about your options.
How do I get started with Alpizar Property Management?
Tell us about the property and how you intend to use it through the form below, or call (239) 438-1102. We will respond within one business day with a written rental analysis or home-watch proposal and your fee, quoted before you sign, with no maintenance markups and no hidden costs.
Request a Complimentary Rental Analysis
Tell us about your property and your goals. We'll follow up within one business day.
Meet the Team
Connect with Real Estate Advisors... not Salespeople.
Alpizar & Company is a family-owned independent brokerage specializing in luxury waterfront real estate across Naples' most sought-after neighborhoods. Led by Robert Alpizar (CLHMS, GRI, SRS, PSA) and Marlene Alpizar, our team operates as advisors — not salespeople — guiding buyers and sellers with firsthand local expertise and no corporate quotas.
We offer complimentary, pressure-free consultations without any commitment.
Over 250 closed transactions. $100 million in Naples luxury waterfront sales. Read what our buyers and sellers say about working with an advisor-driven independent brokerage — and why they come back.
What's it like working with Alpizar & Company?