realtor.com
Mandatoryuirement of operating the Franchise Business, you must join the National Association of Residential Property Managers (www.narpm.org) and the National Association of Realtors (www.realtor.com). E-2 In
From the filings
+3.846% units YoYHQ-led decisions
All County
Real estateSoftware purchasing decisions at All County are driven by the franchisor, which mandates specific operational and property management platforms. The system currently uses Rent Manager and Kwikrents, Inc., with 91 total units (81 franchised) across the US. This creates a concentrated addressable market for vendors offering complementary or replacement solutions.
For software vendors selling into US franchise brands.
Live signals
Total units
91
81 franchised
Unit growth YoY
+3.846%
vs prior filing
AUV
—
Item 19, 2026
Royalty
—
of gross sales
Ad fund
1%
national + local
Initial fee
$60K
per unit
Investment range
$87K–$120K
all-in, Item 7
Procurement
Approved supplier
from the filing
Item 19
Claims
from the filing
Ongoing fee load
What the operator pays every month
The recurring percentage of gross sales named in this filing. It is a floor, not a total — the filing discloses one of the two headline fees.
1%+of gross sales (FY2026)
15% reference
Mandated & recommended tech
The systems vendors compete with
2 of these are mandated in the franchise agreement. Each is named in Item 11 of the filing, the incumbents a challenger must displace or integrate with.
Rent Manager
Mandatorygreement, additionally you must pay us $3,000 for the pre-payment for the initial 12 months license for one seat at your Franchised Business of our required, customized version of Rent Manager® real e
Sage 50
ohnson, 2675 Paces Ferry Road South, Suite 150, Atlanta, Georgia 30339, Phone: 770-431-4633 Franchise Disclosure Document F-iii ALL COUNTY® All County® Expert: Anthony Gioia, 1205 Peachtree Parkway, S
Franchisor behaviours
What the franchisor requires
20 requirements the franchisor states in this filing, each in its own words; 3 explicit no's; 11 questions the text does not settle, which is not a no.
Accounting
Does the franchisor have direct or independent electronic access to the franchisee's financial, sales or customer records?
YesItem 11
We have the right, as often as we deem appropriate, including on a daily basis, to access the computer systems that you are required to maintain in connection with the operation of the franchise and to retrieve all information relating to the operation of the franchise.
Must the franchisee submit periodic financial statements (monthly, quarterly or annual) to the franchisor?
YesFranchise agreement
You agree to provide us, by the fifth (5th) day after the end of each calendar month, a profit and loss statement for the Business for the preceding calendar month and a year-to-date balance sheet.
How the franchisor buys
Is the franchisor or an affiliate itself a supplier of required products, services or systems?
YesItem 8
We or our affiliate may be approved suppliers for any items.
Does the franchisor reserve the right to change designated suppliers or systems at any time?
YesItem 8
We may require that you purchase all specified services and products from us, our affiliate, or our designated approved supplier, as we may specify periodically to you during the term of the Franchise Agreement.
Can a franchisee propose a new supplier for the franchisor's approval?
YesItem 8
We have procedures in our Operations Manual for approving vendors and suppliers you propose.
Communications
Does the franchisor own or control the business telephone numbers, or take them over when the agreement ends?
YesFranchise agreement
authorize the transfer of such numbers and directory listings to us or at our direction and/or instruct the telephone company to forward all calls made to your telephone numbers to numbers we specify
Franchise management
Does the franchisor conduct periodic inspections, audits or evaluations of the franchised business?
YesFranchise agreement
Our designated agents and we have the right to, at any time during your regular business hours and without prior notice to you, to inspect and/or audit,
Can the franchisor change the operations manual and brand standards unilaterally?
YesFranchise agreement
We may modify, edit, delete, update, change and enhance the Operations Manual from time to time to reflect changes in the Methods of Operation.
Must the franchisor approve the franchisee's site or location before opening?
YesFranchise agreement
You must locate a site for the Business and have the Location approved by us.
Marketing
Is the franchisee prohibited from operating its own website or social media accounts, or required to use pages the franchisor provides?
YesFranchise agreement
You may not promote, offer or sell any products or services relating to your Business through a website that is independent of our own website.
Is a minimum grand opening advertising spend required?
YesItem 11
In addition to the your contribution to the Advertising Fund, you must spend not less than $3,000 initially for local advertising and promotion of your Franchise Business and on an ongoing basis each month you must spend not less than $1,500 for local advertising and promotion of your Franchise Business.
Is the franchisee required to spend a minimum amount on local advertising or marketing, as a percentage of sales or a fixed amount?
YesItem 11
In addition to the your contribution to the Advertising Fund, you must spend not less than $3,000 initially for local advertising and promotion of your Franchise Business and on an ongoing basis each month you must spend not less than $1,500 for local advertising and promotion of your Franchise Business.
Operations
Must the franchisee buy products from a designated distributor?
YesItem 8
We may require that you purchase all specified services and products from us, our affiliate, or our designated approved supplier, as we may specify periodically to you during the term of the Franchise Agreement.
Must equipment be purchased from designated or approved suppliers?
YesItem 8
We may require that you purchase all specified services and products from us, our affiliate, or our designated approved supplier, as we may specify periodically to you during the term of the Franchise Agreement.
Payments
Are royalties and other fees collected by automatic bank debit (ACH or electronic funds transfer) from the franchisee's account?
YesFranchise agreement
you shall establish a designated bank account from which we shall be authorized to withdraw in any manner which we prescribe, which may include EFT or wire transfer, any amounts due to us or any affiliate(s) from you under this Agreement, including Royalty Fees due.
People
Does the franchisor require minimum staffing levels or specific roles?
YesItem 15
For each Franchise location, you must designate one Managing Owner, as defined in the Franchise Agreement.
Point of sale
Must the franchisee use a specific point-of-sale system designated or approved by the franchisor?
YesItem 8
You must use our required, customized version of Rent Manager® real estate management software as part of the Franchise Business.
Does the franchisor have independent access to the data in the franchisee's POS or computer system?
YesItem 11
We have the right, as often as we deem appropriate, including on a daily basis, to access the computer systems that you are required to maintain in connection with the operation of the franchise and to retrieve all information relating to the operation of the franchise.
Training
Can the franchisor charge the franchisee for additional, refresher or remedial training?
YesItem 11
If you request or if we require, we will provide additional training for your employees.
Is attendance at an annual convention or conference mandatory for the franchisee?
YesFranchise agreement
Your Managing Owner or on-premises manager must attend our Annual Conference, and we may charge you our reasonable fees for any individual to attend the Annual Conference.
The filing answers no to 3 questions
- Is there a franchisee advisory council, association or committee?Item 20
- Must the franchisee participate in a customer-satisfaction or net-promoter survey program?Item 11
- Must the franchisee participate in a regional advertising cooperative when one exists?Item 11
The vendor opportunity at All County
All County operates 91 total units, with 81 franchised and 10 company-owned locations. The system grew by 3.846% year-over-year, adding a handful of new units. The operator footprint is entirely single-unit operators—82 mapped operators across approximately 82 located units, with no multi-unit operators. Top states include Florida (24 units), California (7), Georgia (7), Texas (6), and Colorado (5). For software vendors, this means a concentrated market of 91 locations where a single franchisor-level decision can unlock deployment across the entire system.
Who controls software purchasing
Purchasing authority is centralized at the franchisor level. The FDD mandates an Operational Platform and Rent Manager, signaling that HQ makes binding technology decisions for franchisees. Specific executive names and titles are not disclosed in the most recent FDD, so the exact buying center—whether a CIO, VP of Operations, or owner—is unknown. Vendors should prepare to engage the corporate office in Florida and demonstrate clear value to the franchisor’s operational model.
Mandated and current tech stack
The FDD names three technology components: a mandated Operational Platform, mandated Rent Manager, and Kwikrents, Inc. Rent Manager is a property management platform widely used in real estate, suggesting All County’s tech stack is built around lease tracking, maintenance, and accounting. Kwikrents likely handles tenant screening or rental workflows. Any software pitch must either integrate with Rent Manager or replace a non-mandated function, as the franchisor has already locked in these core systems.
Procurement, renewals, and timing
Procurement details are sparse. The FDD does not include an Item 8 extract, so it is unclear whether All County uses a designated supplier model, approved supplier list, or open purchasing for non-mandated software. Similarly, Item 17 renewal terms and the initial franchise term are not disclosed. Without contract cycle data, vendors should monitor unit growth trends and any public announcements of new technology initiatives. The 3.846% unit growth suggests steady but slow expansion, which may create incremental opportunities.
How to read the All County FDD
The 2026 Franchise Disclosure Document is the authoritative source for All County’s operations, fees, and obligations. Key sections for software vendors include Item 11 (mandated technology and suppliers) and Item 8 (procurement restrictions). The embedded PDF viewer below provides the full filing. Review it to confirm the current tech stack, identify any newly added mandates, and locate executive contacts if they appear in later amendments. For a ranked target list of franchise systems based on tech-mandate signals, FranCloud can help.
Questions vendors ask
All County, answered from the filing
The franchisor controls software mandates, as indicated by the mandated Operational Platform and Rent Manager. Specific executive names are not disclosed in the most recent FDD, but the buying center is centralized at the corporate level.
All County mandates an Operational Platform and Rent Manager. Kwikrents, Inc. is also named as a current technology vendor in the FDD.
There are 91 total units: 81 franchised and 10 company-owned. The operator footprint is concentrated in FL (24), CA (7), GA (7), TX (6), and CO (5).
The procurement model is not detailed in the available FDD extract. The franchisor mandates specific technology, but whether additional purchases require designated suppliers or are open is not disclosed.
Contract renewal terms and initial term length are not disclosed in the most recent FDD. Monitor for changes in unit growth (3.846% YoY) or new tech mandates as potential triggers.
The 2026 FDD is filed with state franchise regulators. You can view the embedded PDF viewer below to review the full document for procurement, renewal, and executive details.
Source
Read the filing itself
Every number on this page traces back to this document. Read it in full, page by page. Buy the original PDF to download, search, and annotate it.
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FDD alert
Tell me when this brand refiles.
We’ll email you the moment All County files a new annual FDD, usually the freshest signal of a vendor change.
Operator footprint
Who runs the locations
144 operators run 144 mapped locations. 0 of them are multi-unit. Aggregate counts from the filing; no names.
Operators by units owned
Single-unit144
Top states by locations
| FL | 45 |
|---|---|
| CA | 14 |
| GA | 12 |
| TX | 12 |
| CO | 10 |
Related Real estate brands
Primary franchise filings · updated July 2026. Every figure is source-traceable and QA-checked.