Owner-level care for a deliberately small portfolio — one flat percentage, no surprises.
Alpizar Property Management looks after a limited number of Naples residences for owners who live elsewhere. We manage high-end annual rentals, furnished seasonal rentals of 30 to 180 days, and homes that are not rented at all but need someone local to watch them. Every property is handled by the same small team that sells and leases in the same neighborhoods, for one flat percentage of the rent collected, with no markup on maintenance and no fees you did not agree to in advance.
| Annual Rentals | Pricing, photography and marketing, showings, screening, lease, association approval, rent collection with ACH transfer to the owner, maintenance, inspections, renewals |
| Seasonal Rentals | Furnished stays of 30 to 180 days: tenant placement and screening, association approvals, arrival and departure walkthroughs, turnover cleaning and restocking, welcome packages, owner-use scheduling |
| Home Watch | Scheduled visits, storm preparation and post-storm checks, vendor supervision, pre-arrival setup for owners not renting |
| Fees | One flat percentage of the rent collected for annual and seasonal rentals; a flat monthly fee for home watch; no maintenance markups, no lease-renewal or inspection fees, no hidden costs — quoted in writing before you sign |
| Reporting | Monthly owner statements, year-end 1099 and expense summary, 24/7 owner portal |
| Where | Naples' coastal and North Naples neighborhoods, Palm River, Bonita Springs and Marco Island |
| Who | Angel Alpizar, Property Manager, supported by the Alpizar & Company brokerage team |
Request a Rental Analysis
Tell us about the property and how you intend to use it — annual lease, seasonal tenants, or simply looked after while you are away — and we will prepare a written rental analysis and a proposal with your fee in writing. Complimentary and without obligation.
Annual Rental Management
We price the residence from current Naples lease comparables, present it with the same photography, video and aerial standard as our sales listings, list it on the MLS and multiple rental sites, and show it personally. Applicants are screened for credit, background, income and rental history, and we manage the association application through to approval. Once a tenant is placed, we collect rent, coordinate maintenance through vetted vendors at cost, conduct move-in, periodic and move-out inspections with photographs, handle renewals, and manage the rare non-payment or eviction under Florida law. Owners receive a statement each month and a call whenever something needs a decision.
Seasonal Rental Management
Our focus is a small number of quality residences in the neighborhoods seasonal tenants want — the coastal communities, Pelican Bay, North Naples — leased furnished for 30 to 180 days. We do not manage nightly or weekly stays. We handle association approvals and Collier County registration, tenant screening and placement, arrival and departure walkthroughs, turnover cleaning and restocking between tenants, a welcome package of fresh flowers and wine, and a single point of contact during the stay. Owners block their own dates first; we lease the rest. Because the portfolio is small, your home is never one of hundreds. Read more about seasonal rental management, including winter rents and minimum stays by community.
Home Watch
For owners who do not rent, we provide scheduled visits with a written report and photographs, storm preparation and post-storm checks, supervision of vendors and contractors, and pre-arrival setup so the residence is ready when you return. Read more about the Home Watch program.
One Flat Percentage
Our management fee is one flat percentage of the rent collected, agreed in writing before you sign; home watch is a flat monthly fee. Maintenance is billed at the vendor's invoice with no markup, there is no charge for lease renewals or inspections, and there are no fees you will discover on a statement later. If a cost is not in the agreement, you will not pay it.
Why a Small Portfolio
Most management companies are built on volume, where your home is a unit number and a maintenance request is a ticket. We are built the other way: a limited number of residences, the property manager who lives in the neighborhood, and a brokerage behind him that knows the associations, the buildings and the streets. The result is fewer surprises, faster answers and a home that is looked after as if it were ours — because in the neighborhoods we manage, ours is nearby.
Property Management — Frequently Asked Questions
What does property management cost in Naples?
Alpizar Property Management charges one flat percentage of the rent collected, quoted in writing before you sign, with no markup on maintenance, no renewal or inspection fees and no hidden costs. The rate depends on whether the residence is managed as an annual or a seasonal rental; home watch is a flat monthly fee. Request a rental analysis for a written proposal.
Do you manage condominiums in Naples towers?
Yes. Much of our portfolio is condominiums in Pelican Bay, North Naples and the coastal communities, where association approvals, rental minimums and building rules are part of every placement. We know the associations we work in and handle the application process from start to finish.
Can I still use my home part of the year?
Yes. For seasonal rentals, owners block their own dates first and we lease the remaining months, in stays of 30 to 180 days. For annual rentals, the home is leased for twelve months and owner use is not available during the term. Home Watch is designed for owners who use the residence themselves and simply need it looked after in between.
How do you screen tenants?
Credit, criminal background, eviction history, income verification and prior landlord references on every adult applicant, followed by the association's own application where one applies. We meet every tenant in person before a lease is signed.
How do I see how my property is doing?
Monthly statements are posted to your owner portal with income, expenses and vendor invoices, and a year-end summary and 1099 are provided for your accountant. Beyond the statements, you will hear from Angel directly whenever something at the property needs your decision.
Do you manage properties outside Naples?
Naples' coastal and North Naples neighborhoods and Palm River are the core of the portfolio. We also manage residences in Bonita Springs and Marco Island. We do not manage properties in Lee County beyond Bonita.
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 and bring tenants who treat the residence as a home.
Meet the Team
Connect with Real Estate Advisors... not Salespeople.
Alpizar & Company is a family-owned independent brokerage specializing in luxury waterfront real estate in Naples, Marco Island and Bonita Springs. 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?