Cool Realty, LLC

08/27/2026

A Home That Has the Space, Comfort & Location You’ve Been Looking For

If you’re looking for a home in Middleburg, FL, this beautiful 3-bedroom, 2-bath property in the Greyhawk community at Oakleaf Plantation is worth a closer look.

With 1,735 sq. ft. of living space, the home offers an open-concept living and dining area, a modern kitchen with stainless steel appliances, a smart refrigerator and microwave, plus a washer and dryer for everyday convenience.

The details continue throughout the home:

• Spacious open-concept floor plan
• Modern kitchen with stainless steel appliances
• Smart refrigerator and microwave
• Screened lanai overlooking the large backyard
• Split-bedroom layout for added privacy
• Spacious primary suite with en-suite bathroom
• Washer and dryer included
• Pet-friendly
• Access to Greyhawk at Oakleaf Plantation community amenities
• Convenient to shopping, dining, schools and major roadways

Located in Middleburg near Oakleaf Plantation, this home combines comfortable living with convenient access to the places you need every day.

Looking for a home like this in Middleburg or the surrounding Northeast Florida area?

Contact Cool Realty LLC to learn more about this property or explore other available rental opportunities.

Cool Realty LLC
Jacksonville & Northeast Florida Property Management
904.602.5555
https://www.propertymanagerjacksonville.com/jacksonville-homes-for-rent
https://www.flexmls.com/share/ERjsy/3965-CLOVERDALE-Court-Middleburg-FL-32068

Property Manager Jacksonville
Cool Realty LLC

08/26/2026

08/26/2026

What Makes Cool Realty LLC Different From Other Property Management Companies in Jacksonville?

When you're choosing a property manager, the monthly management percentage isn't the only thing that matters.

The details behind the service can make a big difference in how much control you have, how your property is maintained, and how your investment is managed.

Here are a few things that make Cool Realty LLC different:

1. A $750 Flat Initial Fee for Full-Service Management

Our full-service property management plan has a $750 initial fee rather than charging the initial fee as a full or partial month's rent. The fee covers property setup, professional marketing, advertising, and onboarding. Our ongoing management fee is 10% of monthly rent beginning in the second month.

2. Custom Leases Prepared by a Real Estate Attorney

We don't rely on a generic fill-in-the-blank lease. Cool Realty offers custom lease preparation by a real estate attorney, giving owners an additional level of professional legal support in the leasing process.

3. Military-Friendly Property Management

Jacksonville has a large military community, and we understand that service members may need to relocate or manage their homes from a distance.

Active-duty military owners receive a 10% discount on monthly property management, bringing the management fee down to 9%.

4. Bilingual English & Spanish Support

Communication matters when you're trusting someone with your investment.

Our team includes English- and Spanish-speaking staff, helping make communication easier for both property owners and tenants.

5. In-House Handyman — $50/Hour + Materials

For qualifying repairs, our in-house handyman is available at $50 per hour plus materials.

This provides owners with another maintenance option without requiring a separate trip charge.

6. You Can Use Your Own Vendors

Already have a contractor, plumber, electrician, or other vendor you trust?

You don't have to automatically use our vendors. Owners can choose to work with vendors they already know and trust.

That's important because property owners should have flexibility in how their investment is maintained.

And that's really the point.

Property management should not just be about collecting rent and handling maintenance calls.

It should be about professional management, clear communication, responsible property care, and giving owners the flexibility to make decisions about their own investment.

If you own a rental property in Jacksonville or the surrounding Northeast Florida area and you're comparing property management companies, we'd be happy to show you how Cool Realty works.

Cool Realty LLC
Jacksonville Property Management
904.602.5555

Property Management:
propertymanagerjacksonville.com

Cool Realty LLC:
coolrealtyllc.com

Have a rental property in Jacksonville? Send us a message or request a free rental analysis.

08/25/2026

Think you can skip building permits on your Florida home renovation? Think again—certain major home repairs still legally require official building permits regardless of project cost!

David Cool from Cool Realty highlights critical exceptions to Florida's permit waiver laws. While minor cosmetic fixes under $7,500 may skip local paperwork, specialized trades—including electrical, plumbing, gas lines, HVAC mechanical systems, roofing, and structural modifications—strictly mandate official building permits.

Additionally, homes located in designated flood zones must still obtain local building permits for all repair work. Even when a permit isn't required, homeowners remain legally obligated to follow Florida Building Codes and comply with HOA Architectural Review Committee (ARC) guidelines to avoid costly municipal fines and HOA violations.

08/25/2026

Property Management in Jacksonville, FL

Owning a rental property can be a great investment, but managing it yourself is a different story.

Finding the right rent, marketing the property, responding to inquiries, showing the home, screening tenants, collecting rent, handling maintenance, and keeping up with everything in between can take a lot of time.

That’s where Cool Realty LLC comes in.

We provide full-service property management in Jacksonville and surrounding Northeast Florida communities, helping rental property owners manage their investments without having to handle the day-to-day responsibilities themselves.

Our property management services include:

• Rental market analysis and competitive pricing
• Professional property photography and 360° virtual tours
• Property marketing and online listing exposure
• Tenant inquiries, showings, and applications
• Thorough tenant screening, including credit, rental history, criminal history, and income verification
• Lease preparation and support
• Rent collection and deposits
• Maintenance coordination and after-hours emergency support
• Periodic property inspections
• Move-in and move-out coordination
• Monthly statements and year-end financial reporting
• Secure owner and tenant online portals
• Eviction protection options
• Pet screening

We also work with military and PCS property owners who need to relocate or manage their Jacksonville-area home from a distance. Active-duty service members receive a 10% discount on monthly property management.

Our current service area includes Jacksonville, Orange Park, St. Johns, St. Augustine, Mandarin, Middleburg, Fleming Island, Oakleaf Plantation, Nocatee, Ponte Vedra, Jacksonville Beach, Atlantic Beach, Neptune Beach, Riverside, Avondale, and other surrounding Northeast Florida communities.

Not sure what your Jacksonville rental could rent for?

Request a free rental analysis from Cool Realty LLC and get a better idea of how your property could perform in today's rental market.

Cool Realty LLC
Jacksonville Property Management
904.602.5555
https://www.propertymanagerjacksonville.com/
https://www.coolrealtyllc.com/

Property Manager Jacksonville

08/22/2026

JACKSONVILLE LANDLORDS: Are You Pricing Your Rental Too High?

Here’s something property owners should be watching right now.

Jacksonville’s rental market isn’t moving the same way in every neighborhood. Current rental data shows the overall market is relatively stable, but rental prices can vary significantly by ZIP code, property type, bedroom count, and location.

That means using a simple “Jacksonville average rent” to price your property could be a mistake.

A property in 32258 can have a very different rental profile from one in 32209 or another Jacksonville ZIP code.

At Cool Realty LLC, we take a more property-specific approach.

We look at:

• Your subdivision and ZIP code
• Recent rental activity
• Active, coming-soon, and closed listings
• Comparable properties
• Property condition and features
• Community amenities
• Current competition

Because the goal isn't simply to choose the highest possible rent.

The goal is to find the right rent competitive enough to attract qualified tenants while helping minimize unnecessary vacancy.

Jacksonville property owners:
Would you rather have your property sit vacant while waiting for a higher rent, or price it strategically from the beginning?

If you're not sure what your rental should be priced at, Cool Realty LLC can help you evaluate the market.

Call: 904.602.5555

Cool Realty LLC
Property Management & Real Estate

Website:
https://www.propertymanagerjacksonville.com/

08/21/2026

Florida single-family homeowners can now perform home repairs and updates under $7,500 without obtaining a local building permit!

08/20/2026

How to Price Your Jacksonville Rental (2026 Guide)

Setting rent too high? It sits empty. Too low? You're losing money every month. Here's how to get it right 👇

→ Jacksonville rent snapshot right now:
→ Studio: $1,000–$1,380
→ 1BR: $1,100–$1,300
→ 2BR: $1,400–$1,550
→ 3BR: $1,850–$1,950
→ Citywide avg: ~$1,500–$1,600

Rents are actually down slightly year-over-year, and vacancy sits around 5% so tenants have more leverage than they did a couple years ago. Overpricing now means longer vacancies.

→ 3 steps to price it right:
1️⃣ Pull 5-8 comps same neighborhood, similar sqft, listed in the last 60-90 days
2️⃣ Adjust for upgrades (garage, W/D, updated kitchen = +) or drawbacks (flood zone, deferred maintenance = -)
3️⃣ Check 2-3 online estimators (Zillow, Rentometer) and average them don't trust just one

→ Pro tip: If you don't get real interest in 2-3 weeks, drop the price 3-5%. Extended vacancy almost always costs more than a small rent cut.

→ Location matters more than the citywide average a 1BR can run $735/mo in some Jacksonville neighborhoods and $1,700+ in others.

Not sure what your property should rent for? Cool Realty LLC offers free rental pricing analysis for Jacksonville-area owners.

→ 904-602-5555
→ 1857 Wells Rd, Suite 207, Orange Park, FL 32073
→ propertymanagerjacksonville.com | coolrealtyllc.com

Thinking about pricing a rental? Drop a comment or send a message 👇

08/20/2026

How long will it take to rent out my house?

If you're a landlord in Jacksonville, you've probably asked yourself this exact question, usually right after listing your property and refreshing the page for the fifth time that day.

Here's the truth: there's no single fixed number of days that applies to every rental in Jacksonville. Your timeline depends on real, controllable factors, not luck. We put together a complete 2026 guide breaking down exactly what determines how fast (or slow) your property rents, and what you can actually do about it.

Here's what's inside:

→ What the Jacksonville rental market actually looks like in 2026
Jacksonville isn't one market, it's dozens. A home in Mandarin competes differently than one in Jacksonville Beach or Durbin Crossing. We explain why pricing your rental off a citywide average is one of the biggest mistakes landlords make.

→ How we build a rental market analysis
We break down our exact methodology subdivision + ZIP-code-level analysis, using only rental activity from the last 6 months, so pricing reflects what's happening right now, not a year ago.

→ The 7 factors that actually control your rental timeline
1️⃣ Rental price
2️⃣ Property condition
3️⃣ Marketing quality (photos + 360° virtual tours)
4️⃣ Location & community amenities
5️⃣ Seasonality (yes, timing matters more than you think)
6️⃣ Tenant screening
7️⃣ Landlord response time

→ Practical steps to rent your house faster
From property prep to pricing strategy to making showings genuinely convenient we lay out a real, repeatable process instead of vague tips.

→ Neighborhood-by-neighborhood breakdown
Mandarin, Riverside & Avondale, Southside, Durbin Crossing, and the Jacksonville Beaches all behave differently when it comes to rental demand. We explain what to expect in each.

→ Full, transparent cost breakdown
Exactly what it costs to rent out a property in Jacksonville, whether you self-manage or bring in professional help, including our own full-service and tenant-placement-only pricing, no surprises.

→ When it actually makes sense to hire a property manager
Not every landlord needs one. We walk through the real signs it's time to bring in professional help, and when self-managing still makes sense.

This guide was written specifically for Jacksonville landlords whether you're renting out a single property, managing multiple units, became an "accidental landlord" through inheritance, or you're a military owner navigating a PCS move.

→ Read the full 2026 Landlord Guide here:
→ https://www.propertymanagerjacksonville.com/blog/how-long-does-it-take-to-rent-a-house-in-jacksonville-fl

Got a rental sitting vacant longer than expected, or just want a second opinion on your pricing? Drop a comment or send us a message happy to help.

Cool Realty LLC Local Jacksonville property management, done right. Proudly serving Jacksonville, Orange Park, Fleming Island, Middleburg, Green Cove Springs, Yulee, St. Johns, Mandarin, Nocatee, Durbin Crossing, Ponte Vedra, Atlantic Beach, Jacksonville Beach, Neptune Beach, Southside, Riverside, and Avondale.

08/19/2026

148 Great Star Court, St. Augustine, FL 32086

Available now | $1,800/month

Beautiful 2-bedroom, 2.5-bath townhome with a 1-car garage in the Orchard Park community of St. Augustine.

This open-concept home features luxury vinyl plank flooring, spacious living and dining areas, and a modern kitchen with granite countertops, stainless steel appliances, ample cabinet space, pantry, and a large breakfast bar.

Upstairs, both bedrooms feature private en-suite bathrooms, while the primary suite includes a walk-in closet. A convenient half bath is located downstairs for guests.

Additional features include a washer and dryer, 1-car garage, laundry room, and fully fenced backyard with patio space.

Enjoy Orchard Park community amenities including a swimming pool, clubhouse, playground, sidewalks, and common areas.

Conveniently located near shopping, dining, schools, and major roadways. Pet friendly.

Property Details

$1,800/month
2 Bedrooms | 2.5 Bathrooms | 1,259 SF
1-Car Garage
Orchard Park
Fully Fenced Backyard
Washer & Dryer Included
Pet Friendly
Available Now

Schedule Your Showing

Call Cool Realty LLC: 904.602.5555

Property Links

Schedule/View Property Details:
https://www.flexmls.com/share/ERjxI/148-GREAT-STAR-Court-St.-Augustine-FL-32086

Cool Realty LLC:
https://www.coolrealtyllc.com/

Property Management:
https://www.propertymanagerjacksonville.com/

View Location / Driving Directions:
https://www.google.com/maps/dir/?api=1&destination=29.835231,-81.35848

Cool Realty LLC
Property Management & Real Estate
1857 Wells Rd, Suite 207
Orange Park, FL 32073
904.602.5555