All County Property Management Franchise

All County’s franchise system grew from the real estate services business operated by affiliated All County Property Management and Realty, Inc. The May 2026 FDD distinguishes that affiliate’s May 1999 incorporation from the earlier experience of its leadership: Sandra Ferrera’s role as its chief executive officer is reported from March 1990, and Scott McPherson’s presidency of the affiliate from March 2002. These are separate dates, rather than a single incorporation or franchise launch date.

All County Property Management Franchise Corp. was formed in Florida on February 18, 2008 and began offering All County franchises on April 1, 2008. Ferrera was its president during 2008 and has been its chief executive officer since January 2009. McPherson has been president of the franchisor since January 2009. The headquarters are in Monticello, Florida; the franchisor itself does not directly operate the type of business being franchised, while its affiliate operates company locations.

The system covers full-service real estate sales and management, including property management, rental services, sales and listings, maintenance and related approved services. Its affiliated supplier structure includes Kwikrents, formed in 2006, and Wow Force Ventures, formed in October 2025. The disclosure also identifies long-serving training and support leadership under Patrick Capozza and March 2026 appointments in operations and broker relations.

Item 20 records 68 franchised locations at the end of 2023, 78 at the end of 2024 and 81 at the end of 2025. Ten affiliate-operated company locations brought the end-of-2025 total to 91. These figures describe the dated disclosed network. The 2026 offering includes a Standard franchise and a separate E-2 Investor Visa franchise with different investment and initial payment requirements.

Source: All County May 4, 2026 Franchise Disclosure Document, Items 1, 2, 5, 7 and 20. Standard investment: $87,450–$119,900; E-2 investment: $151,950–$184,400. Item 7 excludes real estate acquisition costs.

Preparing the business before the initial course

All County’s pre-opening program includes online courses and guided activities at the franchise location, delivered remotely or virtually. The separate pre-opening table lists 91 classroom hours and 158–448 hours of on-the-job activities. The variation includes licensing and qualifying-broker work, which can require up to 180 on-the-job hours. This preparation is separate from the initial course at the designated training location.

Subjects include orientation and basic property management; licensing, broker and local requirements; operating-platform setup; office management; website and social media setup; market research and the business plan; vendor integration; and an operations review. The franchisor provides an operations manual, electronic materials, checklists, demonstrations, practice and quizzes. The disclosed manual has 207 pages and is updated as the operating system changes.

Initial training, attendance and costs

Item 11 describes a three-day initial program, ordinarily at Monticello, Florida, typically scheduled monthly according to need. Its curriculum table lists 20 classroom hours and 16 on-the-job hours: administration (2 classroom), real estate management operations (2 classroom), software (4 classroom), staff management (4 classroom), and customer service and marketing (8 classroom plus 16 on-the-job). Staff management includes recruiting, hiring, policies, job descriptions and scheduling; customer service and marketing includes procedures, advertising and community relations. Patrick Capozza’s franchise training experience is disclosed from 2011.

The Managing Owner must attend and successfully complete all pre-opening training within 90 days of signing and before the office opens. Initial training is provided to the owners without an additional tuition charge; other mutually approved attendees cost $300 per person. The franchisee pays travel and living expenses, estimated in Item 7 at $700–$2,400. The franchisor can change the training schedule or deliver the initial course virtually or remotely. The agreement’s section 10.1.2 describes four working days, while Item 11 and Item 7 describe three; this difference is retained rather than presenting either duration as an unconditional promise.

Office preparation and opening assistance

All County provides territory-selection advice where needed, office appearance specifications, equipment and approved-supplier lists, and site approval. It ordinarily decides on a complete proposed-site submission within seven days. The owner arranges premises, equipment, licenses, permits and staffing; the assistance does not include delivering or installing equipment, constructing the office or directly obtaining permits. The disclosed office requirement is 700–1,200 square feet.

The FDD estimates 60–120 days from signing or first payment to opening. Item 7 calls for an approved operating office within 90 days unless a written extension is granted; Item 11 provides a 120-day site-approval and business-opening requirement. Licensing, training and site preparation affect the schedule, and the longer period should not be treated as an automatic extension of the shorter office requirement.

A representative provides two days of commencement assistance in the territory within 60 days after opening. This is included in the initial fee. An existing franchisee who takes the disclosed subsequent-franchise fee discount waives this commencement assistance.

Continuing guidance and education

All County responds to operating questions and provides support as needed. The agreement describes guidance through the manual, written materials and bulletins, telephone and email consultation, buying advice, marketing programs and periodic meetings or training. Supplementary guidance and employee training can carry per-day charges and the representative’s travel and living expenses. The disclosed typical additional-training charge is $300 per day when charged, with estimated annual required-training fees of $300–$2,000.

Annual training is required at the training location or another designated location at the franchisee’s expense. Item 6 requires the Managing Owner to attend the annual conference, with a current $879 fee that can increase. The agreement allows the Managing Owner or on-premises manager to attend that conference; the two provisions differ on who must attend. Conference, training and travel expenses are separate from initial tuition.

Technology, record keeping and marketing

The franchise uses a required customized Rent Manager platform under an activation agreement with London Computer Systems. The disclosed current software fee is $250 per month plus $1.40 per unit; website, technology and email hosting is $89 monthly. A desktop computer, printer and scanner are required, with upgrades and maintenance paid by the owner. Participation in the reconciliation assistance program is mandatory, currently $425 monthly for up to three accounts, with additional charges possible for correcting improperly entered data.

Owners participate in the brand website and intranet; separate websites or domains using the marks require approval. Advertising Fund contributions are the greater of 1% of gross revenue or $195 monthly. Local advertising is separate: at least $3,000 initially and at least $1,500 each month on an ongoing basis. Fund activity can be national, regional or local and does not guarantee a campaign or results in an individual territory. The E-2 offering additionally requires a $36,000 initial marketing payment for a defined 12-month campaign and $3,000 prepayment for the first year of one software seat.

Management and professional responsibilities

Each location designates a Managing Owner with authority over daily business decisions and communication with the franchisor. The person managing daily operations must successfully complete pre-opening training and may be an on-premises manager without an equity interest. A designated broker of record is required where state law calls for one. Membership in the National Association of Residential Property Managers and the National Association of Realtors is required; disclosed annual professional-organization fees are estimated at $300–$1,000.

Source: May 4, 2026 FDD, Items 1, 5, 6, 7, 11 and 15; franchise agreement sections 10–13. Training duration, office-opening timing and conference-attendee differences are identified above.

All County gives a real estate-oriented entrepreneur a defined service offering that connects property management, rentals, sales and maintenance. The owner can build around ongoing client relationships and the coordination that property owners need, with training in operations, software, staffing and customer communication. The required management platform, opening assistance and operating guidance provide concrete resources for organizing that work. This opportunity suits someone who enjoys business development, accurate administration and leading a responsive service team. Its strongest ownership appeal is the ability to apply those skills across related real estate services while developing a local business under an established franchise system.

Explore the business in more detail in our All County Property Management business guide.