We are professionals in the management of residential rental properties in the Central Florida area. Founded in 2010, we are one of the fastest growing Orlando property management companies in the Metro-Orlando area. We serve all of Orange and Seminole counties, and portions of Lake, Brevard, Osceola and Volusia counties. We manage properties located in and around Orlando, Windermere, Delaney Park, Thornton Park, Doctor Phillips, Winter Park, Maitland, Altamonte Springs, Oviedo, Lake Mary, Celebration, Audubon Park, Baldwin Park, Winter Springs, Apopka, Winter Garden, College Park, Longwood, Belle Isle, Edgewood and Lake Nona. Central Florida Property Management covers all of Central Florida!

We are committed to professional quality, unmatched efficiency, and providing the highest level of service to our clients and tenants alike. We take pride in the properties we manage and strive to treat all parties involved with the utmost respect and professionalism. We leverage technology and automated processes to deliver quality service as efficiently as possible, continually looking for new methods to better streamline the services we offer. We strive to be easily accessible to our clients at all times and respond to all client and tenant inquiries within 12 hours – that’s our Central Florida Property Management promise. More often than not, we can respond within two hours.

If you are wondering about Central Florida Property Management, know that while we are dedicated to streamlining the services we offer and employing the latest technologies, we also pride ourselves on maintaining a personal touch with all of our clients and tenants. We are confident that our services will make you wish you had found us sooner!

Make sure to check out our blog and follow us on Facebook and Twitter for land-lording and real estate advice, and to find out when Central Florida properties become available!

Our Guarantees
FAQ’s
Reviews & Testimonials
Financial Reporting
Online Access
Referral Program

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Our Guarantees

Pet Damage Guaranty

“If Owner executes a Pet Addendum to a lease with a tenant allowing a pet at the Property and Manager receives the Pet Fee referenced in the Pet Addendum, then Manager hereby agrees to pay Owner for damage to the Property caused by the pet in excess of amounts withheld from the tenant’s Security Deposit. This guaranty shall not exceed one thousand dollars ($1,000.00) and shall apply only if Manager procured the tenant, approved the pet and received the Pet Fee. This guaranty shall not apply to emotional support or service animals at the Property.”

This means that if a tenant’s pet causes damage to your rental property, we will cover up to $1,000 of repair costs after applying the tenant’s security deposit. For example, if the tenant had a $1,000 security deposit, and the tenant’s pet caused $1,800 worth of damages, we would use the tenant’s security deposit, PLUS pay the remaining $800 of repair bills, to ensure that the repair gets taken care of.

90 Day Money Back Guaranty

“If Owner is not pleased with the services of Manager for any reason and terminates this Agreement within the first 90 days after the Effective Date, then Manager shall refund to Owner the management fee paid to Manager pursuant to section 5(a) above for such period up to 90 days.”

We don’t expect you’ll need this guarantee, but in the event that you’re not pleased with our services for ANY REASON in the first 90 days of our agreement, we’ll give you a full refund of the management fees you paid to us. Your satisfaction is important to us!

Six Month Tenant Replacement Guaranty

“If a tenant procured by Manager defaults under the lease and is removed during the first six months of the lease term, then Manager shall waive or reduce the leasing fee payable pursuant to section 5(b) above for procuring a replacement tenant to the extent of Owner’s financial loss caused by such default.”

Our goal is to keep your rental property tenant-occupied, and that’s why we work hard to procure responsible, paying tenants who are unlikely to default on their lease agreement. However, in the event that a tenant vacates or is removed from your rental property within the first six months of their lease, we’ll find a replacement tenant for free.

Financial Reporting

Top-notch record keeping and an exceptional accounting process are at the core of our business philosophy and are essential to maintaining the quality of management that meet the expectations of our clients. We are experts in financial reporting for property management. A rental property should be treated like a business and the ability to gather information and make rational decisions concerning your business’ financial status depends on accurate, detailed records and concise reports and statements. You can rest easy knowing that our books balance and that every cent is accounted for.

As part of our financial reporting for property management services, we hold tenant security deposits in escrow and make sure all applicable state and federal laws regarding the holding of deposits are strictly followed, limiting the liability of our clients at no additional cost. We encourage tenants to pay rent electronically so their payments clear our accounts fast and we can pay our clients as quickly as possible. After all, it’s their money; we just collect it for them.

A Certified Public Accountant (CPA) resides on our staff and is directly responsible for the accounting and financial reporting processes for all of the properties we manage. Comprehensive annual financial statements, as well as all relevant tax materials, are provided for each property each year before tax-time. Financial reporting for property management has never been better or easier.

Every month, an income statement is prepared and sent electronically corresponding with the monthly owner distribution which is direct deposited into the owner’s account. Additionally, owners can review a wide variety of other financial reports, from rent rolls to budget-to-actual comparative statements, at their leisure through our secure web-portal owner management system. Be sure to contact us if you’d like more information about our financial reporting for property management clients.

Online Access Portal

In an effort to better serve our clients and tenants alike, Central Florida Property Management provides secure online access with a unique online identifier and password for both owners and renters. Online access for property management clients is just one of the great benefits of working with Central Florida Property Management.

Using their custom login, clients can create and access a wide array of financial statements and reports, review paperwork (such as leases, lease addendums and management agreements), view copies of work receipts, quotes, and invoices and even post manager requests, all without picking up the phone or writing an email. Our goal is to make the management of their property as clear and convenient as possible for each and every one of our clients.

With online access for property management, tenants are able to apply to rent a property (and pay the application fee), review account balances, securely pay rent and other charges, enter and track maintenance requests, and access leases and other documents. Rents can be paid with either a checking account or a credit card, for added convenience.

We believe that our clients and tenants deserve absolute transparency and 24-hour access to information regarding their property. With online access for property management, our goal is to provide just that. Whether from a laptop, tablet, or smart phone, PC, Mac, or Android we encourage all of our tenants and clients to explore the many features of our website and experience first-hand just how easy it is to use. If you have any questions regarding the extent of these services please contact us.

Frequently Asked Questions (FAQ’s)

Central Florida Property Management is locally owned and operated by a true Central Florida native. Steve grew up in Central Florida and, after earning his Bachelor’s degree in Business Management from Georgia Tech, returned to Orlando and started his Orlando property management business. He has deep roots in the area, cares about its progress and has a vested interest in the community. Who else could properly care for your investment?

Steve brings a high level of passion, commitment and professionalism to the company. He takes great care to hire quality people that provide superior service. Even with the rapid growth of Central Florida Property Management, Steve strives to maintain a personal touch in all transactions. He maximizes the efficiencies brought by today’s technology while maintaining personal contact with all clients, tenants, maintenance staff and others that keep the company running smoothly and resourcefully.

Central Florida Property Management specializes in the management of single family homes for tenancies generally equaling or exceeding one year. Due to our tourist economy, Florida law requires tenancies of 7 months or less to be classified as ‘transient’ or hotel stays in layman’s terms, and additional state taxes and fees apply. We currently do not manage short term rental homes but would be happy to refer you to some great companies who do!
Absolutely not. But, should you decide to sell, we would love to talk to you about how we can help you in that matter as well.
In the State of Florida, there is no licensing requirement to manage property.

Steve IS a licensed real estate agent and Certified Public Accountant (CPA), but he would rather perform Orlando property management than help you with your taxes.

We leave any direct communication between owners and tenants completely up to the owner. Most owners prefer to ‘stay in the shadows’ and let us handle all tenant interaction. However, some owners prefer a more hands-on approach and we are happy to accommodate them in doing so. Our leases are designed to reflect this philosophy as well – tenants are not given access to owners without express permission from the owner of the occupied property.
Not only can we, but we prefer to pay owners via direct deposit. We also encourage tenants to set up automatic electronic payments to pay their rent and have a secure banking website available to accept and transfer funds.

Owner distributions, as well as prior month financial statements, are typically made between the 10th and 15th of the month.  Using our online access for property management, you have access to this information anytime!

We do not require our owners to allow us to hold reserve cash for future repairs, but recommend that they do so either on their own or through our accounting services. We require owner approval for all expenses greater than $750.
Tenants, as well as owners, have the ability to submit maintenance requests directly into our online management system or, more traditionally, through a phone call or email which is then entered into our online management system allowing owners the ability to track the status of maintenance. We aim to address maintenance requests in a timely manner so as to cause minimal damage to the house and minimal frustration for tenants.

Our leases dictate that repairs for wear-and-tear items are covered by the owner while tenant-caused repairs are the obligation of the tenant, which we believe is the fairest system possible. We try to respond to all communications, maintenance requests included, within 2 hours.

We use ONLY licensed and insured businesses and professionals and have a list of companies that have a proven relationship with us and that we have had excellent experience with. We strive to maintain the rapport we have built with them, which leads to preferential treatment for the properties we manage, and often significant cost savings over typical pricing. We are always looking to add to our list of contractors! If you have a particular company you would like us to use on your property or just a company you would like to recommend, just let us know.
Our management agreement was crafted by a Winter Park-based real estate attorney with over 35 years of experience. It was designed to comply effortlessly with Florida law and to explicitly state the terms of the agreement between the owner and Central Florida Property Management. A draft copy of our management agreement is available upon request.
Our standard lease agreement was crafted by a Winter Park-based real estate attorney with over 35 years of experience. It complies with all Florida real estate laws and has been explicitly designed to insure that all parties understand their obligations under the contract. We believe that cooperation between landlords and tenants is preferable to a hostile environment and our lease agreement reflects this philosophy. It has been fashioned to ensure that owners, their property, and tenants are all protected from unscrupulous acts by other parties. A draft copy of our lease is available upon request.

We are a management company, not a leasing company, and we permit our owners to use their own leases if they so choose. Our lease is simply available for their use should they choose to use it.

All Reviews & Testimonials

Amos R.
Amos R.
21:44 22 May 22
Central Florida Property Managers manages our portfolio and I can not say enough good things about Steve and his team. Since taking over about 2 years ago...
John W.
John W.
11:55 10 May 22
We rented a Townhouse in Storey Lake, Kissimme, FL. CFP was super to work with. Our Manager was Manuel Hernandex, he was a true professional. We had a...
Macy Esco
Macy Esco
15:54 09 May 22
Be advised that even though it does not say in their listing, their website, or on the application itself that all adults need to submit separate applications. This is unlike other applications where it informs you of this policy and provides a way to forward an application to the others. You also should not expect the property manager to inform you of this policy even though you express that it was strange that there was no application forwarding section and that you were happy to provide roommate information when needed. I was frustrated each time I dealt with someone from this company and will not consider applying with them again in the future.
Adrian Gutierrez
Adrian Gutierrez
20:14 06 May 22
Called to ask for rental pricing. Was placed on hold for 15 mins until I gave up.
Vancac Nguyen
Vancac Nguyen
22:08 04 May 22
Manuel Hernandez and Steve Simpson are very professional and know what they're doing. They were my property managers as well as realtors. Steve, the broker/owner, was always there to answer my questions regarding rental issues/regulations. He gave valuable advises about how to set rent price or how to deal with a renter's late payment. Manuel helped to sell my property quickly, smoothly at a very good price. He's knowledgeable and responded promptly when I needed him. I highly recommended Manuel Hernandez and Central Florida Property Management and would work with them again if opportunities arise.
Alex Downs
Alex Downs
14:54 26 Mar 22
This team makes renting out our condo a breeze. They're always very responsive to any of my questions or concerns and my tenants have never had an issue. We were nervous at first when choosing a property manager for our condo, but we couldn't be happier with our choice.
Alex D.
Alex D.
07:54 26 Mar 22
This team makes renting out our condo a breeze. They're always very responsive to any of my questions or concerns and my tenants have never had an issue. We...
Mike Evans
Mike Evans
21:20 22 Mar 22
I have had my property managed by CFPM since about May 2017. It's a small property but like any sized property, there are repairs and turnover, etc. Steve Simpson and Fred Jackson and the other staff I've interacted with have always been professional and handled issues in a timely fashion. So why write a review after five years? Well, I own a few properties and over the past decade+ have dealt with multiple property management companies (different locations). I have seen how some of the worst in the business manage property and after a recent terrible experience with a different company; I came to appreciate even more the great work that CFPM does. The piece of mind that comes from knowing your property is in good hands is invaluable. And I thank Steve and Fred for that.
K P.
K P.
14:20 19 Mar 22
Steve and his team have been managing my rental property for over 1 year. I feel grateful to have found such a professional and efficient team to manage my...
Jill F.
Jill F.
10:49 14 Mar 22
They've been really good with working with handling our home that is being rented. I recommend them
Shankaran G
Shankaran G
22:24 11 Mar 22
I was looking for a realtor in Orlando and I got introduced to BLEU SANTANA through my friend. Bleu is awesome to work with. She is very professional and get things done quickly. The property we got in contract had multiple issues. Bleu did a great job throughout negotiating better terms with the seller and either got it fixed or got credit for those. There were also some unexpected challenges with lender. She did great navigating through those challenges and got everything done in time for closing. The pace she moved to get the inspection done, negotiate with seller before closing is amazing. I’m an out of state investor and she made my life easier by taking care of everything. I highly recommend Bleu as a realtor and property manager.
Traci T.
Traci T.
12:58 02 Mar 22
Steve and team took great care of me and my property. They were always quick to respond and provided great service. It was nice to know my rental property...
kissandra macanthony
kissandra macanthony
12:05 17 Feb 22
Fifi came recommended last min by a friend and she came to my rescue , I had just had surgery and after a week in bed my home was beyond messy my daughter and boyfriend great at taking care of me not the home . Fifi came and literally just took control of everything and gave it a deep clean like no other , every area gleamed and she organized everything and most importantly it was spotless clean she is now my go to girl and will be coming weekly and I have already recommended her to multiple people !
James Chipman
James Chipman
14:53 08 Feb 22
Fred and the staff at Central Florida Management Co were excellent
wadei salvador hassan gattas
wadei salvador hassan gattas
20:46 07 Feb 22
Muy satisfecho , la verdad el Sr Manuel Hernandez ,y la compañia que representa Central Florida Property Management, acabamos de concluir una adquisicion de un Towhouse en Davenport Florida,Usa con una total asesoria y seguimiento, eficaz, rapido y resolviendo todos los inconvenientes que podian presentarse o contratiempos , los recomiendo ampliamente saludos muchas gracias En Ingles Very satisfied, the truth is Mr. Manuel Hernandez, and the company that represents Central Florida Property Management, have just concluded an acquisition of a Towhouse in Davenport, Florida, USA with full advice and follow-up, efficient, fast and solving all the inconveniences that they could show up or setbacks, I highly recommend greetings thank you very much
G Frye
G Frye
18:28 28 Jan 22
The service Steve and his team provided was excellent! He met with us fast and we are impressed by his expertise. His team helped us to manage the property well, and we had a peace of mind knowing that they will take care of all the problems. They were able to secure tenants in a timely manner, and we have been receiving rents since. The cost for the management is standard, and we thank them for the great service! We look forward to more business with Central Florida Property Management for years to come.
Shawn Sanders
Shawn Sanders
15:56 19 Jan 22
My wife and I are first time property owners, and after a lot of research we found Central Florida Property Managers. Eventually we were matched with Fred Jackson, a Property Manager within that company, and he has been absolutely amazing. My wife and I were hesitant about this process, but Fred made it so easy and simple. He explained everything to us, and kept us completely informed every step of the way. Fred is also honest, sincere, and pleasant to deal with. I am very happy knowing Fred is our Property Manager, and can sleep easy at night knowing he is looking out for us. Thanks Fred, appreciate it.
Uri L.
Uri L.
16:15 17 Jan 22
I live in California and own an investment property in Orlando. As good property management is essential for remote real estate investment, I interviewed...
Jen Wyss
Jen Wyss
14:07 09 Jan 22
My husband & I rented a property that was managed by Central FL Property Management for the past 2.5 years. Overall we were pleased with the experience. Their online portal is easy to use for rent payment & maintenance requests. Anytime we had an issue with the home our property manager Fred Jackson would promptly respond & help resolve.
Candace R.
Candace R.
15:43 08 Jan 22
Although this company specializes in property management, somehow one of the "agents" was trusted with selling a home. He is a terrible agent and worst...
Drew B.
Drew B.
09:18 13 Dec 21
Sherry is the worst person to work with. Doesnt respond in a timely manor to emails and acts like its a chore to address owners concerns. Its like pulling...
Angela Enemchukwu
Angela Enemchukwu
15:12 03 Dec 21
My husband and I have been very pleased with the service we have received from Elaine Osario at Central Florida Property Management. The hands on approach and professional care of our properties has been greatly appreciated.
Sarah S
Sarah S
02:16 02 Dec 21
Central Florida Property Management takes good care of my house that I am renting: they found good tenants and are responsive to my questions.
Michelle Richka
Michelle Richka
13:20 29 Nov 21
Flora F.
Flora F.
19:59 19 Nov 21
I have had a great time working with Central Florida Property Management. Mr. Manuel Hernandez, who is in charge of communicating the specific matters of...
H T
H T
14:14 18 Oct 21
I lived in one of their properties for 3 years and I never had a problem with anything. If anything broke, they fixed it very well within a reasonable time. Peggy and Blue are a pleasure to work with. Thank