Commercial Property Management · Central Florida & the Space Coast
Commercial property management built for owners, not portfolios.
Retail, office, light-industrial, and mixed-use management across Orange, Seminole, Osceola, Lake, and Brevard counties — with a published response-time commitment, property-level financial reporting, and integrated brokerage leasing under one Florida-licensed roof.
Who this is for
If your buildings would be a footnote at a national firm, you're who we built this for.
Sea Dog manages commercial properties for owners whose portfolios are too big to manage themselves and too small to get real attention from the megafirms. A single retail strip in Brevard. Two office condos in Maitland. A light-industrial flex building off OBT. An owner-occupied storefront with three tenants upstairs.
We bring the systems, transparency, and FL legal rigor that owners expect from the institutional firms — without the offshore call center, the layered handoffs, or the bid you only see after the work is done. You get a Florida-licensed broker, a vetted vendor bench, monthly financials at the property level, and one phone number that actually gets answered.
Sea Dog Property Management is a Florida-licensed real estate brokerage (CQ1068457), 651 Rugby Street, Orlando, FL 32804.
Property types we focus on
Sea Dog's commercial book is built around five property types where boutique attention outperforms institutional scale. If your asset is in one of these, we're a fit.
Single-tenant net-lease (NNN)
Long-term creditworthy tenants on triple-net leases. The PM job is lease compliance, escalation tracking, estoppel handling, and watching the credit picture — not day-to-day operations.
Multi-tenant retail strips
3-to-15 tenant centers. CAM reconciliation done right, tenant retention, vacancy fill, common-area maintenance, and signage compliance.
Small office buildings
Single-building owners with 5-to-30 tenants. Build-out coordination, HVAC management, parking and access control, after-hours response, and lease administration.
Light industrial & flex
Warehouse, distribution, light manufacturing, and flex. Loading-dock and roof oversight, vendor specialty (HVAC tonnage, dock levelers), and zoning/compliance.
Mixed-use & owner-occupied with tenants
Buildings where the owner operates from a portion and leases the rest. Keep owner operations frictionless while delivering tenant management with arms-length rigor.
What's included
Eight services. Every property. Every month.
Every commercial PM provider should be doing all eight of these. We list them transparently so you can compare apples to apples.
Monthly owner reporting package
Property-level P&L, operating statement, rent roll, and variance-vs-budget. Year-to-date and trailing-twelve-month views included.
Reporting cadence: Monthly, by the 10th business day.
CAM reconciliation
Annual true-up with itemized expense categories, pro-rata calculations, and lease-compliant allocations. Tenant notice packages prepared; dispute support included.
Reporting cadence: Annual true-up; mid-year variance check.
Lease administration
Abstracts, escalation tracking, option windows, estoppel and SNDA handling, COI tracking, rent commencement and expiration calendar.
Reporting cadence: Live tracker; monthly summary in owner statement.
Integrated commercial leasing
Vacancy marketing on LoopNet, Crexi, and local commercial inputs. Tour coordination, LOI negotiation, credit review, and lease execution — under Sea Dog's brokerage license (CQ1068457).
Reporting cadence: Weekly vacancy report; monthly leasing pipeline.
Preventive maintenance program
Scheduled HVAC, roof, fire/life-safety, and major-systems inspections with a vendor bench whose COIs and W-9s we maintain. Quarterly walkthroughs with photo documentation.
Reporting cadence: Quarterly walkthrough; monthly maintenance log.
Vetted vendor management
Multi-bid for any project over a published owner-set threshold (default $2,500). No vendor markup. Owner sees the actual vendor invoice.
Reporting cadence: Live work-order tracker via owner portal.
Capital project oversight
Bidding, vendor selection, schedule and budget management, change-order tracking, owner sign-offs at defined milestones, and post-completion documentation handoff.
Reporting cadence: Per-project status; budget variance flagged within 5%.
Annual budget and business plan
Property-specific operating budget delivered each November for the following calendar year. Includes capex outlook, lease-rollover plan, and tenant-retention strategy.
Reporting cadence: Annual, with mid-year reforecast.
Five ways we're different
Boutique attention, institutional rigor.
A published response-time SLA.
Owner inquiries returned within one business day. Tenant work orders acknowledged within four business hours. If we miss either, that month's management fee is credited back.
Property-level books — not portfolio-level.
Every dollar in your Sea Dog statement is tagged to a single property, a single GL account, and a single owner-visible work order or invoice. No "miscellaneous." No "various."
Brokerage-attached leasing under one license.
Sea Dog is a Florida-licensed real estate brokerage (CQ1068457). Leasing isn't handed to a third-party brokerage — it's done in-house, so vacancies move faster and lease economics are visible from day one.
Florida-law fluency, applied to commercial.
Our residential book runs against Florida Statutes Chapter 83 every day. That statutory rigor translates directly to commercial landlord-tenant matters under Chapter 83 Part I. Attorney bench (Heist, Weisse & Wolk) handles edge cases.
Asset-management mindset, not just collections.
Don Harkins is a licensed Florida broker and Senior Mortgage Advisor (NMLS #1700560). Refinance, capital structure, hold-versus-sell modeling, and 1031 conversations are part of the work — not an upsell.
What you actually get
From the day you sign the management agreement.
Phase 1 — First 30 days (Onboarding)
- Property walkthrough, condition documentation with photo log
- Lease abstraction into our administration system
- Tenant onboarding letter introducing Sea Dog as the new manager
- Vendor bench review for property-specific specialties
- Banking setup: dedicated operating account, owner-disbursement schedule
- Owner portal activated with login
Phase 2 — Every month (Operations)
- Owner inquiries returned within 1 business day (SLA)
- Tenant work orders acknowledged within 4 business hours
- Property-level monthly statement delivered by the 10th business day
- Owner disbursement on the 15th (or owner-chosen calendar)
- Weekly vacancy report if any space is on the market
- Live work-order tracker in the owner portal
Phase 3 — Every quarter and year (Strategic)
- Quarterly property walkthrough with photo documentation
- Quarterly business review call with the owner
- Annual budget delivered each November
- Annual CAM reconciliation true-up and tenant notice packages
- Mid-year variance forecast
- Year-end tax-ready statement package delivered to your CPA
SLA targets reflect Sea Dog's published commitment. If we miss the owner-inquiry SLA in any month, that month's management fee is credited back per the management agreement.
The complaints we hear most
What goes wrong everywhere else, and what we do about it.
Fees & transparency
What management actually costs.
Fee ranges in commercial PM run from 3% of gross rents on stabilized institutional product to 6% on small multi-tenant assets where the per-door work is heavier. Sea Dog quotes a single management fee per property after the property assessment, with no surprise add-ons.
Fee benchmarks reviewed against Feldman Equities, HelloData, and Point Acquisitions published commercial PM fee schedules. Sea Dog quotes are firm, not estimates.
Where we work
Central Florida and the Space Coast.
If your property is in the counties below, we can take it on directly. If you're just outside, call us — we'll either take it or refer you to a vetted firm.
Orange County
Orlando metro core, MSA leader for retail and office demand.
Seminole County
Lake Mary corridor, strong small-office and flex inventory.
Osceola County
Lake Nona-adjacent growth, retail and mixed-use.
Lake County
Clermont and Mount Dora — small-strip retail and office.
Brevard County (Space Coast)
Aerospace-driven demand, retail and light industrial.
Out-of-footprint inquiries (Volusia, Polk, Sumter, Marion) reviewed on a property-by-property basis. Sea Dog will not take on a property it can't service properly.
Get started
Free property assessment. No obligation. Real numbers.
Don walks the property, reviews the rent roll and existing lease(s), pulls comparable market rents, and returns a written proposal with the proposed management fee, expected leasing economics, and a 12-month operating budget. No charge. No pressure.
Sea Dog Property Management
- Florida brokerage CQ1068457
- 651 Rugby Street, Orlando, FL 32804
- Member, Florida Realtors · NARPM
- Don Harkins, Broker / Owner · NMLS #1700560
Sea Dog Property Management is a Florida-licensed real estate brokerage (CQ1068457). All service descriptions on this page reflect Sea Dog's standard commercial property management scope as offered at the date of publication; specific scope, fees, and SLAs are governed by the executed management agreement for each property. Service-level commitments described above (one-business-day owner inquiry response, four-business-hour tenant work-order acknowledgment, management-fee credit on SLA miss) are enforceable solely through and as written in the executed management agreement. Industry references to typical fee ranges, common owner complaints, and best-practice service standards are sourced from CCIM, NARPM, IREM-aligned guidance, and published competitor pages — see Research & Sources below. Sea Dog Property Management is not a legal, tax, or financial-planning advisor; consult qualified professionals for matters in those domains. Equal Housing Opportunity.