All County® Franchise Cost, Revenue & Review 2026
- Investment
- $86K – $118K
- Disclosed sales
- $417K
- gross sales, not profit
- SBA charge-off
- Limited · 21 loans
Data from FDD filing + SBA 7(a) records
Analysis by FranchiseVerdict Research · Methodology
All County Property Management is a real-estate franchise providing residential property management, leasing, rent collection, maintenance, and tenant relations, for rental owners. Franchisees run a local office managing rental portfolios and earning management fees.
FranchiseVerdict summary · 2026
A ALL COUNTY® franchise requires a total initial investment of $86K – $118K, including a $59K – $85K franchise fee and an ongoing 7.0% royalty[2]. Per the 2025 FDD, average unit revenue was $417K[2]. FranchiseVerdict grade: A (Strongest tier), an editorial assessment, not investment advice. Run a live ROI scan →
Sources, dates and evidence
FDD issued: · Data extracted: · Last cited check: · Staleness risk: medium - issued 12 to 24 months ago; a newer filing is likely on file
Evidence: strong✓ Investment (Item 7)✓ Item 19 status✓ Units and owners (Item 20)✓ SBA loan coverage✓ Litigation (Item 3)✓ Financial statements (Item 21)✓ Franchisor identityhow this is scored8 of 8 headline figures on this page cite a page of the filing.
Overview
- Investment
- $86K – $118K
- 63rd pct Real Estate
- Avg gross sales
- $417K
- 6th pct Real Estate
- Royalty
- 7.0%
- 48th pct Real Estate
- Units
- 88
- 46th pct Real Estate
- SBA charge-off
- N/A
Quick verdict · Real Estate · color = vs category peers
Green = favorable by >10% vs Real Estate median · No shading = within ±10% · Red = unfavorable by >10% · Source: FDD filings + SBA 7(a)
Data from public FDD filings and SBA records. Not financial advice. Methodology
Bottom line
- COSTTotal investment $86K – $118K including a $59K franchise fee, 7.0% ongoing royalty.
- RETURNSAverage unit revenue of $417K/year (median $304K).
- RISKVerdict A (Strongest tier), verdict score 94/100 (higher is better).
- GROWTHPositive: net +10 franchised outlets in the latest year (11 opened, 1 closed); 2 signed but not yet open (Item 20).
- GROWTHSystem growing at 23.8% CAGR over 3 years with 88 total units. Strong expansion trajectory.
Item 1 · who you're contracting with
The Franchisor
Corporate structure & franchisor financials
- Legal entity
- All County Property Management Franchise Corp.
- CEO title
- Chief Executive Officer and Director
- Sandra Ferrera
- CEO experience
- 34 yrs
- Years in role or industry
- Incorporated in
- Florida
- HQ
- 1700 66th St N, #402, St. Petersburg, Florida 33710
- Auditor
- Joe Teston CPA Advisors
- Audited financials
- Franchisor revenue
- $3.1M
- vs $2.8M prior year
- Management churn noted
- Frequent turnover
- Item 2 disclosed frequent executive changes
Overview
About
- CEO
- Sandra Ferrera
- Headquarters
- Florida
- Founded
- 2008
- FDD year
- 2025
- States available
- 23
Can you afford it, and what does the money buy?
Entry cost runs 23% below the typical real estate franchise.
Source: FDD 2025 · Items 5–7
Full Item 7 breakdown13 line items
Initial investment breakdown
| Line item | Low | High | |
|---|---|---|---|
| Initial Franchise Fee | $59K | $59K | |
| Leasehold Improvements | $0 | $2K | |
| Signs | $250 | $1K | |
| Capital Equipment and Supplies | $2K | $5K | |
| Technology, Office Equipment, and Supplies | $2K | $5K | |
| Start-Up Marketing | $3K | $5K | |
| Insurance | $3K | $4K | |
| Professional Fees | $1K | $2K | |
| Licenses/Bonds | $2K | $2K | |
| Lease Deposits | $0 | $1K | |
| Other Deposits | $500 | $2K | |
| Your Out-of-Pocket Expenses While Attending Training | $700 | $2K | |
| Additional Funds for Operating Expenses during the First 3 Months of Operation | $15K | $30K | |
| Total initial investment | $86K | $118K |
Line items extracted from FDD Item 7. Ranges reflect the franchisor's stated low and high per line. Total is the sum of line-item lows / highs — actual costs may fall outside this range depending on market and build-out scope.
Item 7 · what it costs to open + operate
The Vitals
- Total investment
- $86K – $118K
- Middle of category vs category
- Liquid capital req'd
- $15K – $30K
- Middle of category vs category
- Franchise fee
- $59K – $85K
- Bottom third — review vs category
- Royalty
- 7.0%
- Set by a formula · typical 6–8%
- Ad fund
- 1.0%
- typical 3–5%
- Total fee load
- 8.0%
- vs 9–13% typical
Ongoing fees · Item 6
| Fee | Amount |
|---|---|
| Royalty | 7.0% of gross sales |
| Marketing / ad fund | 1.0% of gross sales |
| Technology fee | $250 |
| Training fee | $300 |
| Transfer fee | $10K |
| Total fee load | 8.0% of rev |
What do units actually make?
Average unit sales run 9% above the real estate norm.
Source: FDD 2025 · Item 19
Single-unit · not modelled
Returns at a glance
An FDD discloses gross sales, not profit, and the operating costs that turn one into the other are in no filing. We publish no modelled return for ALL COUNTY® until someone supplies them — yours, in the models below.
—
Not modelled yet
An FDD discloses gross sales, not profit. We hold no sourced figure for COGS, labour, rent / occupancy and other operating costs, and will not substitute an assumed one. Enter your own and the model runs on your assumptions.
Total invested capital · disclosed
$124K
Item 7 initial investment plus working capital, as filed — the one figure here that needs no assumption.
ROI & LBO modelsSingle-unit · 25-unit portfolio · editable
What one unit earns on your invested capital
Model A · Single-Unit Return
Computes unlevered return on invested capital (ROIC) for a single franchise unit, read against the 30–60% reference band · Yale SOM, Post-MBA Path Exhibit 2 (2023). Below that band a passive index fund likely outperforms; above it the franchisor has pricing power you're subsidizing.
Note: Item 19 revenue is what the franchisor discloses, and it is the top line only — gross sales are not profit. No FDD discloses the operating costs that turn one into the other, so those fields start empty and nothing is modelled until you supply them from your own lease quote, labor market and build-out budget.
Returns model · single-unit ROIC
What would one ALL COUNTY® unit return on the cash you put in?
Illustrative category typicals — not sourced to any filing, survey or sample. Replace them with figures from franchisee validation calls before you rely on the output.
Unlevered ROIC · per unit
Your modelled return on total invested capital, before any debt financing.
—
An FDD discloses gross sales, not profit. We hold no sourced figure for COGS, labour, rent / occupancy and other operating costs, and will not substitute an assumed one. Enter your own and the model runs on your assumptions.
What 25 units return when you use SBA financing
Model B · Return on Equity: Debt-Financed Acquisition
Models a 25-unit portfolio acquisition financed with an SBA 7(a) loan. Shows equity IRR (your return on cash invested), DSCR (how safely the cash flow covers debt service), and the capital stack (SBA + seller + equity breakdown).
This is the “search fund” or “entrepreneurship through acquisition” scenario: you buy an existing multi-unit operator, use leverage to amplify returns, and either operate or hire management. The 25-unit size is the typical minimum for an SBA-backed franchise portfolio acquisition to pencil as a full-time income.
What “return on equity” means here: if you put in $500K of your own cash and the business generates enough EBITDA to pay down debt and grow, your equity IRR is the annual return on that $500K, including the value created when you eventually sell. Target IRR for a search fund is typically 25–35%.
Not modelled yet
An FDD discloses gross sales, not profit. We hold no sourced figure for COGS, labour, rent / occupancy and other operating costs, and will not substitute an assumed one. Enter your own and the model runs on your assumptions.
A 25-unit return is built on a per-unit EBITDA. Fill in the operating costs in Model A above and this model runs on that figure, or take the whole scenario to the full ROI workbench, where the portfolio and LBO models accept your own per-unit economics directly.
These models are for research and scenario planning only. Not investment advice. Actual results depend on your specific location, management, and market conditions. Consult a franchise attorney and accountant before signing any franchise agreement.
Item 19 · Source: 2025 FDD
Financial Performance
- Avg gross sales
- $417K
- Per unit, per year
- Median gross sales
- $304K
Gross sales are revenue before expenses — not profit. Actual owner earnings depend on rent, labor, royalties, marketing fees, and debt service.
- Item 19 type
- gross sales
- Sample size
- 68 outlets
- vs category median 53
- Range (low → high)
- $21K→$1.9MCited, not corroborated — printed on page 36 of the 2025 FDD. Nothing else in our record independently restates or re-derives it.
- Cohort dispersion (min → max)
- Reporting year
- 2024
- Fiscal year the figures cover
- Source filing
- FDD 2025
- Disclosed in the 2025 filing, covering 2024
- Transparency
- 4 / 10
- vs category median 0 / 10 · above
Compared against 101 Real Estate brands
Revenue is 4.1x the investment midpoint. At typical franchise margins, this suggests a payback under 3 years.
Operator outlook
What the numbers say
Data-driven interpretation of this brand's financial disclosures, fee structure, and system trajectory.
Unit economics
Average unit generates $417K/year in gross sales. Median is $304K — top performers pull the average up, so a typical unit earns less. Revenue-to-investment ratio: 4.1x.
Fee burden
Total ongoing fee load of 8.0% (near the Real Estate median).
Disclosure
Transparency score 4/10 — this franchisor discloses detailed breakdowns (quartiles, segments, or cohort data). Buyers can model unit economics with higher confidence.
Operator retention
System expanding at 23.8% CAGR over 3 years across 88 units — operators are staying and new ones are joining.
Multi-unit rate
Only 25% of franchisees own multiple units. Could indicate challenging economics or a young system where operators haven't had time to expand.
Source: FDD Item 19 financial performance representations and publicly filed FDD data. Past performance is not indicative of future results. Verify all figures with the franchisor and current franchisees before making any investment decision.
vs Real Estate medians
How All County® Compares
Category median of published Real Estate brands that report the figure; the middle half spans the 25th to 75th percentile and n counts the brands behind it. Medians are used because a few very large systems pull an average far from the typical brand. Revenue is disclosed gross sales, not profit.
Is the system healthy?
Source: FDD 2025 · Item 20
Unit growth
Item 20 · unit dynamics
The Growth Chart
- Total units
- 88
- Opened
- 11
- Last reporting year
- Closed
- 1
- Terminated
- 0
- Franchisor ended the franchise (per Item 20)
- Non-renewed
- 0
- Term expired, not renewed (per Item 20)
- Turnover rate
- 1.1%
- Company-owned
- 10
- Corporate units in the system
- % franchised
- 89%
- vs corporate-owned
- Multi-unit owners
- 25.0%
- Net growth (3-yr)
- +23.8%
- Net unit change over 3 years
- 3-yr CAGR
- +23.8%
- Compounded over last 3 years
Last fiscal year · Item 20 exits and transfers
- Terminated
- 0
- Not renewed
- 0
- Signed, not yet open
- 2
- 0.02 per open outlet · Item 20 Table 5
- Projected new
- 12
- Franchisor's next-year forecast
- Transfer rate
- 1.1%
- Owners selling to other franchisees
- Ceased ops
- 1.1%
- Units that stopped operating
Year-over-year franchised unit counts and net change. Source: FDD Item 20.
Item 20 · 10 states with active franchisees
The Territory Map
Derived from franchisee contact records. Shows states with at least one current operator. Not where the franchisor is registered to sell new units (that data is re-extracting in a future refresh).
States derived from franchisee contact records (FDD Item 20). Shows states with at least one current operator on file. Full state registration data (Item 12) will appear on a future FDD refresh.
Where the owners are · Item 20 owner list
51 current owners across 10 states.
- FL 24
- GA 7
- CA 6
- CO 5
- IL 3
- MA 2
- AZ 1
- MD 1
- MO 1
- NJ 1
Counts only, from the list the franchisor prints in Item 20. Names and phone numbers are for your own due diligence and are not shown here.
Fast growth in a small system. Newer franchisors expanding quickly may not yet have the support infrastructure of larger systems.
SBA loan performance
Government records
SBA Loan Data
Aggregated from SBA 7(a) and 504 loan disclosures, public data unique to FranchiseVerdict.
- Total loans
- 21
- Loan volume
- $3.8M
- Median loan
- $181K
- average
- Charge-off rate
- Limited · 21 loans
- Limited SBA coverage: 21 loans, rate hidden until 10 have resolved and loans reach 2% of franchised units
Historical SBA 7(a) lending data, not predictive of future performance. How SBA charge-off rates are calculated
- Repayment rate (PIF)
- Limited · 21 loans
- 5-yr charge-off
- Limited · 21 loans
- Loans approved 2021+
- Active lenders
- 4
- Defaults
- 2
Vintage analysis
All County® charge-off rate by loan vintage
Top lenders financing All County® franchisees
Showing 3 of 4 lenders. The full breakdown — every lender, state distribution, interest rates & risk ratings — is in the SBA Lending Report below.
Explore lender portfolios on Bank Reports or regional data on State Reports.
Lender network · 7(a) + 504
SBA Lending Report
Full lending analysis for All County® from SBA 7(a) FOIA data.
Top SBA lenders
| # | Lender | Loans | Volume | Default % |
|---|---|---|---|---|
| 1 | United Midwest Savings Bank National Association | 17 | $2.5M | 50.0% |
| 2 | The Huntington National Bank | 2 | $217K | N/A |
| 3 | American Momentum Bank | 1 | $489K | N/A |
| 4 | Gulf Coast Bank and Trust Company | 1 | $572K | N/A |
Geographic failure vector
| State | Loans | Defaults | Rate |
|---|---|---|---|
| FLFlorida | 6 | 1 | 50.0% |
| TXTexas | 6 | 0 | -- |
| ALAlabama | 1 | 0 | -- |
| CACalifornia | 1 | 1 | 100.0% |
| GAGeorgia | 1 | 0 | -- |
| MAMassachusetts | 1 | 0 | -- |
| NCNorth Carolina | 1 | 0 | -- |
| NJNew Jersey | 1 | 0 | 0.0% |
| SCSouth Carolina | 1 | 0 | -- |
| TNTennessee | 1 | 0 | -- |
Source: SBA 7(a) + 504 FOIA loan-level data, matched by FranchiseVerdict
What could kill this investment?
Source: SBA 7(a) FOIA · FDD Items 3, 21
Risk analysis
FranchiseVerdict rating + FDD Items 3, 4, 8, 16, 21
Risk & Legal
Litigation (Item 3)
Subject: officers or affiliates. The franchisor is not a named party in these cases.
No litigation is required to be disclosed in Item 3.
Bankruptcy (Item 4)
None disclosed
Audited financials (Item 21)
Yes · Joe Teston CPA Advisors
Franchisor revenue (Item 21)
Franchisor entity revenue (not unit-level)
Supplier relationship · Items 8 & 16
- Franchisor sells you products: No
- Kickbacks from required suppliers: No
- Must buy proprietary products: No
- Restricted to system-approved products: Yes
- Can negotiate own supplier terms: Yes
Score breakdown · what drove the 94 / 100 verdict
- 01MEDHigh royalty burden at 7% combined with undisclosed net income makes it unclear if $417,302 avg revenue actually yields acceptable margins
- 02MEDModest unit growth of 14.7% YoY with only 88 units suggests limited brand momentum and market validation
- 03MINORHigh franchise fee ($58,500) relative to total investment (64–68% of low-end investment) leaves little capital for working operations
Severity inferred from the FDD text · not a regulatory classification
What are you signing up for?
Ongoing fees run about 8.0% of sales (royalty + ad fund), before rent and labor.
Source: FDD 2025 · Items 11, 12, 17
FDD Items 12, 15, 17 · continued from Risk & Legal
Contract & Territory Detail
| Initial term | 10 years |
|---|---|
| Renewal term | 10 years |
| Territory type | Protected territory |
| Protected territory | Yes |
| Exclusive territoryℹ | No |
| Territory radius | 50 mi |
| Territory population | 250,000 |
| Online sales rightsℹ | Restricted |
| Franchisor can compete | Yes |
| Hire a manager? | Allowed |
| Owner-operator | Optional |
| Non-compete (years)ℹ | 3 years |
| Non-compete (miles)ℹ | 50 mi |
| Right of first refusalℹ | Yes |
| Transfer requires consent | Yes |
| Mandatory arbitration | Yes |
| Jury trial waiver | Yes |
| Governing law | Florida |
| Litigation count | 0 |
View Item 3 litigation summary
No litigation is required to be disclosed in Item 3.
Items 10, 11
Training & Operations
- Classroom training
- 12 hrs
- On-the-job training
- 16 hrs
- Training location
- St. Petersburg / Monticello, Florida (may be virtual/remote)
- Ongoing training
- Required
- Field support
- 158 hrs/yr
- On-site visits per year
- Time to open
- 4 mo
- From signing to launch
- Franchisor financing
- Not offered
- Item 10
- POS system
- Rent Manager (London Computer Systems, Inc.)
- Operating tech stack
Items 5 & 11
Franchisor Support
Technology: Rent Manager (London Computer Systems, Inc.)
Item 20 · call current owners
Franchisee Contacts
51 owners to call
Name · phone · city · state. Extracted from FDD Item 20
Frequently asked questions
Frequently Asked Questions
How much does it cost to open a ALL COUNTY® franchise?
The total investment to open a ALL COUNTY® franchise ranges from $86K – $118K, with an initial franchise fee of $59K. This includes real estate, equipment, inventory, and working capital as disclosed in their Franchise Disclosure Document (FDD).
What do ALL COUNTY® franchise owners earn?
According to Item 19 of the ALL COUNTY® FDD, the average gross sales per unit is $417K. The median is $304K. Note: this is gross revenue, not profit. Actual owner earnings vary based on location, operating costs, and management.
Who owns ALL COUNTY®?
ALL COUNTY® is franchised by All County Property Management Franchise Corp.. The FDD names no parent company. Source: FDD Item 1, 2025 filing.
What is Item 19 in the ALL COUNTY® FDD?
The FDD section where a franchisor may disclose financial performance of its outlets. Disclosure is optional and formats vary; figures are typically gross sales, which is revenue before expenses, not profit. FranchiseVerdict extracts these figures directly from the ALL COUNTY® FDD and qualifies whose outlets they describe.
What is ALL COUNTY®'s franchise failure rate?
SBA 7(a) loan charge-off data is not available for ALL COUNTY® (fewer than 10 loans on file). Charge-off rates are one way to gauge franchise risk, but not all franchise loans go through the SBA program. We recommend reviewing turnover and closure data in the FDD and speaking with current franchisees.
How many ALL COUNTY® franchise locations are there?
As of their most recent FDD filing, ALL COUNTY® has 88 total units in the United States, including 78 franchised units and 10 company-owned units. 11 new units were opened in the latest reporting year.
Is ALL COUNTY® a good franchise to buy?
FranchiseVerdict rates ALL COUNTY® as a A-grade franchise with a verdict score of 94 out of 100 (higher is better). The grade is a deterministic score built from six weighted dimensions — financial health, unit economics, unit growth, scale, legal, and transparency — then calibrated against SBA loan charge-off rates and FDD age. Transparency is one of the six, so a filing that discloses less scores lower on that dimension than one that discloses more. Our rating is based solely on publicly available FDD and government data; we recommend speaking with current franchisees before making any investment decision. This is not investment advice.
Data sourced from public FDD filings and SBA 7(a) FOIA records. Not financial advice.
For franchisors
Are you the franchisor?
If you represent ALL COUNTY®, you can request corrections or provide updated information.
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Data extracted from public FDD filings and SBA 7(a) loan disclosures (FOIA). This information is provided for research purposes only and does not constitute financial, legal, or investment advice. Verify all figures with the franchisor's current Franchise Disclosure Document before making any investment decision.