Owner Portal

Rental Property Management for Owners in Orange Park, FL

Owning a rental property doesn’t have to be stressful. Whether you’re a new landlord, a seasoned investor, or managing a home from out of state, Cool Realty, LLC offers full-service property management tailored to your needs. Based in Orange Park, FL, our locally owned and operated company provides expert leasing, tenant management, maintenance, and more—so you can focus on enjoying the benefits of passive income without the daily hassle.


We’ve built a reputation for reliability, transparency, and exceptional service across Northeast Florida, helping property owners achieve peace of mind and maximize returns.

Why Property Owners Choose Cool Realty, LLC

At Cool Realty, LLC, we put our clients first. As a family-owned and operated business, we understand the importance of trust and long-term relationships. When you work with us, you gain a local team that treats your property as if it were our own.


Here’s why owners trust us with their investments:

Family-Owned and Client-Focused

We know the Orange Park and Jacksonville markets well, and we understand the specific needs of property owners in Northeast Florida. Our team listens carefully, communicates clearly, and delivers service that reflects your goals—not a corporate checklist.

Fast Tenant Placement

We find high-quality tenants as fast as the market will allow. We use professional photography, video, and targeted marketing across the MLS and more than 360 websites to generate strong interest and fill vacancies quickly.

Cancellations

For cancellations, if the landlord intends to terminate the agreement and the lease if completed without renewal, the Landlord only needs to give a 60-day notice to cancel. Another scenario will be that if the broker has not procured a tenant within 90 days of actively advertising the property for rent to the public, the Landlord may terminate the agreement with no penalty.

Additional Benefits

  • We do have an upfront fee for photography and advertising, which is $350.
  • We want to highlight that we have no management fees while the property is vacant. We just have a flat fee for tenant placement.
  • We offer an Eviction protection plan that the Landlord can stop at any point.
  • We do a criminal background and eviction history check for every prospective tenant.

All the info you need

We treat your home as our own. We offer a wide range of property management services to fit your needs as a landlord or homeowner. We tailor our services to ensure that you have the highest level of service for your home.

Resources

Long-Term Tenant Retention

We care about the residents we place. That’s why we have one of the highest tenant retention rates in the region. Fewer turnovers mean fewer headaches and more income for you.

What We Handle For You

Being a landlord comes with a lot of responsibility. At Cool Realty, LLC, we manage every aspect of your rental so you don’t have to.

Property Marketing & Leasing

We market your property with professional photos, virtual tours, and high-visibility listings. Our leasing team handles inquiries, showings, and applications efficiently.

Screening & Placement

Each applicant goes through a thorough background check, including credit, criminal history, rental history, and income verification. We place only qualified tenants you can trust.

Rent Collection & Accounting

We collect rent, handle deposits, and provide detailed monthly statements and year-end financial reports through your secure owner portal.

Maintenance & Repairs

We respond to maintenance issues quickly, with access to trusted vendors and after-hours emergency service to protect your property 24/7.

Legal Support & Evictions

While our eviction rate is under 1%, we’re prepared when necessary. We offer an eviction protection plan and handle the entire process professionally and legally.

Real Estate Services

As a licensed brokerage, we can help you buy, sell, or expand your investment portfolio. Whether you’re just starting out or building long-term wealth, we’ve got the tools and knowledge to help you succeed.

Owner FAQs

  • Am I required to make property available to Section 8?

    No, you are not required to offer your property as a Section 8 rental.

  • Are you licensed?

    Yes, Cool Realty LLC is a full-service real estate brokerage in the state of Florida. David Cool is a managing broker and licensed real estate broker in Florida.

  • Can I reach you after hours?

    There is after-hours contact for emergencies.

  • Can you put the money directly into my account?

    Yes, we offer electronic deposit to owners.

  • Do I get to see the lease or sign it?

    Our property manager typically signs the lease for the owners. The copy of the lease is in the owner’s portal to review. We can send you a copy prior to execution to review.

  • Do you sell real estate too?

    Yes, Cool Realty LLC has a sales division that listens to sellers and assists buyers in purchasing.

  • How and when do I get my checks?

    Funds are distributed from our office no later than the 10th of the month.

  • How long of a lease do you sign?

    7 months, 12 months, 2 years, or 3 years. It is what the tenant and owner want us to negotiate between the parties.

  • How much security deposit do you charge the tenant?

    We typically charge 1 month's rent for a security deposit.

  • How soon can you start managing my property?

    As soon as a property management agreement is signed between you and Cool Realty LLC.

  • What type of properties do you manage?

    Single-family residences, townhomes, condos, modular homes, and associations for individual owners, investors, financial institutions, and hedge funds.

  • What type of reports do I get and how often?

    You get monthly financial statements, maintenance reports, inspection reports, a 1099 for tax returns, and an end-of-the-year report.

  • Who holds the tenant's security deposit?

    Most cases are Cool Realty LLC in a Florida-based bank trust account. However, there are owners who keep security deposits as long as they follow ch. 83 requirements for handling security deposits.

Looking for an experienced professional to manage your rental properties or help you buy/sell investment properties in the Northeast Florida area? We’re ready to pave the way to your success.

Supporting Every Type of Owner

Whether you’re a military homeowner relocating on short notice, a first-time landlord learning the ropes, or an investor managing multiple properties, we offer personalized support to help you thrive.

Military Members—We manage your home while you're deployed or relocated and help generate passive income.

First-Time Landlords – Avoid costly mistakes and gain peace of mind with our expert guidance.

Investors—Get help sourcing profitable properties, managing tenants, and building long-term wealth.

Let’s Get Started

We understand that your property is a major investment—and we’re here to protect it. Join the many property owners in Orange Park, FL, and throughout Northeast Florida who rely on Cool Realty, LLC, for dependable, results-driven management.


Call (904) 602-5555 today or contact us online to schedule a free consultation and rental analysis.