Executive summary

Capital Association Management (CMG) proposes to manage Pine Bluff Condominium Association beginning July 1, 2026 at a base management fee of $1,500/month ($18,000/year), with a one-time onboarding fee of $2,400. We are a Tallahassee-headquartered firm currently managing 18 condominium and HOA associations across Leon County. We expect to add Pine Bluff to a portfolio that includes Plaza Tower (84 units · 16 years), Centerville Square, Lakes at Killearn, and 15 other associations.

Why CMG · 3 reasons in 60 seconds

• A real platform, not a shoebox. Owner-portal + board-mobile + 24/7 AI bot + real-time financials. 86 internal tools spanning every workflow your board cares about.
• Reserve discipline obsession. Plaza Tower is at 98% SIRS funding · highest in Tallahassee market.
• FL-native staff. Every manager is a FL CAI-credentialed CAM. Our ops director (Tizi Vega) has 14 years in this market. AGF on retainer for legal.

Scope of services

CMG's standard scope for a 22-unit condominium includes:

• Financial: AR / AP · monthly financial statements · annual §718.111(13) report mailing · §718.116(8) estoppel certs · 1099-NEC · 1120-H tax filing coordination · audit prep.
• Governance: BOD meeting prep + agenda + minutes · §718.112(2)(d) notice · annual meeting · election ballot · Sunbiz + DBPR Form 71B filings · records-request workflow per §718.111(12).
• Operations: Vendor management · COI tracking · capital-project coordination · §718.301(4)(p) SIRS reserve study + tracking · pool / fire / elevator / backflow inspection cadence · insurance renewal coordination.
• Owner experience: Owner portal · welcome packet · NPS surveys · move-in coordination · package locker (if installed) · multi-language support (ES / VI / ZH).
• Communications: Broadcast composer (SMS + email) · monthly newsletter · BOD-meeting livestream + replay · on-call after-hours line.
• Compliance: Records retention per §718.111(12) · DBPR Form 71B · annual financial report · all statutory filings.

Fee structure

Comparison · Pine Bluff currently pays $1,800/month + $400 estoppels with Watson Realty. Switching to CMG saves ~$3,600/year on base fees and roughly $200/year on estoppel volume.

Your team

• Patty Swain · Portfolio manager · CAM #CAM12345 · 6 years at CMG. Currently manages Centerville Square + Lakes at Killearn · would lead Pine Bluff. Direct line published in welcome packet.
• Tizi Vega · Ops director · CAM #CAM02289 · 14 years FL property mgmt. Available for board-strategic discussions, escalations, and capital project oversight.
• Diana Garcia · Front-desk lead (where applicable) · 8 years.
• AGF (Anderson, Givens & Fredericks) · Legal counsel on retainer.
• Carr Riggs & Ingram · Audit firm we engage for clients.

References

The following CMG clients have agreed to speak with prospective boards. Please contact us for direct introductions:

• Linda Park · Plaza Tower COA President · 16-year relationship.
• K. Owens · Centerville Square Townhomes President · 8-year relationship.
• D. Caldwell · Magnolia Grove HOA Secretary · 4-year relationship (mid-tenure perspective).

Transition plan · 90 days

If awarded, CMG follows a documented 90-day transition playbook (see attached): records collection · vendor introductions · welcome packet to all owners · first BOD packet within 30 days · 90-day touch survey to verify the transition landed.

Term & termination

3-year initial term with annual renewal thereafter. Either party may terminate with 90 days' written notice. CMG provides a complete records turnover at no charge on termination per §718.111(12).

Acceptance

This proposal is valid for 60 days. We are happy to interview with the board, present in person, or revise scope. Decision-maker contact: Tizi Vega · tizi@cmg.example · (850) 555-0102.