Randolph answers the phone himself, 7 days a week.
BeacCorp Property Management · Palm Beach County
BeacCorp is the property management company in Loxahatchee, FL that boards, condo associations and rental owners call first — a licensed local alternative to the large homeowner association property management companies and condo association management companies that run this county from an office in another one. Licensed twice over: CAM34850 is the manager, CAB3255 is the management firm, and Florida requires both. HOA and condo management, CAM services, real estate sales, and fix-and-flip investments.
BeacCorp is based at 16140 Okeechobee Blvd, Loxahatchee, FL 33470, and manages from Jupiter, Palm Beach and Palm Beach Gardens through Riviera Beach, Wellington and the western communities. The base matters less than the drive: Randolph attends the meetings himself rather than sending a coordinator, and a manager who lives in the county is not commuting in from another one.
Find out what your home, condo, or unit should command in today's Palm Beach County market — and exactly what it would cost to have a licensed local CAM manage it. Free, honest, and no obligation.
What Property Management Actually Involves Out Here
BeacCorp Property Management is physically based at 16140 Okeechobee Blvd, Loxahatchee, FL 33470 — not a West Palm Beach or coastal office serving Loxahatchee from a distance. That matters here more than it would in an incorporated city, because Loxahatchee and The Acreage run on rules a manager who only works in condos and city subdivisions doesn't encounter every day.
Governed by ITID, not a city hall
Loxahatchee and The Acreage sit inside the Indian Trail Improvement District (ITID), the special drainage and road district that governs this part of western Palm Beach County — a different arrangement than an incorporated city or a village like Wellington, which runs its drainage through the separate Acme Improvement District instead. Managing an HOA or a property here means understanding ITID assessments, canal and swale easements, and who is responsible for road maintenance on district-maintained roads — none of which come up managing a condo association or a tract-home HOA inside city limits.
Semi-rural and equestrian-zoned, not tract housing
A large share of Loxahatchee properties run on well and septic rather than municipal water and sewer, and many of the area's HOAs govern acreage or ranchette-style lots rather than tract-home subdivisions. That changes what covenant enforcement actually looks like day to day — fencing, livestock, and outbuildings are routine HOA questions here in a way they simply are not in a typical Palm Beach County subdivision HOA, and a manager who has only worked city HOAs is guessing at the answers.
The license stack that fits this district
HOA and CAM work in this area runs on the individual Community Association Manager license (CAM34850) and the Community Association Management Firm license (CAB3255) — the credential basis for the board and association work above. Because Randolph also holds a Certified General Contractor license (CGC1528750), maintenance dispatch and repairs on a Loxahatchee property or association don't have to go out to a separately hired contractor first — see the vendor management section below for how that plays out.
On-site, not commuting in
Randolph lives and works in the same community he manages. For a Loxahatchee or Acreage board or owner, that means the person answering the phone already knows which roads are district-maintained, which properties are on well and septic, and what a fence-line or outbuilding dispute inside an ITID community actually requires — instead of learning it on the first site visit.
Why a Loxahatchee-Based Manager
Why a Loxahatchee-Based Manager, Not a Coastal One
Search "property management Loxahatchee FL" and most of what comes back is a coastal or West Palm Beach firm that added Loxahatchee to a service-area list somewhere on its website. Here is what actually changes when the manager lives inside the district instead of driving in for it.
Based here, not just servicing here
BeacCorp Property Management is physically based at 16140 Okeechobee Blvd, Loxahatchee, FL 33470. Randolph doesn't drive in from a coastal office for a scheduled site visit and then leave — he lives and works in the same community he manages. That's the difference between a manager who has to look up which roads are district-maintained and one who already knows, because he drives them every day.
An ITID assessment notice or swale dispute, handled
When a board forwards an Indian Trail Improvement District assessment notice, or a resident disputes who owns a swale easement along a property line, the first step is checking the ITID plat and drainage records to see which party — the district or the owner — actually holds the maintenance responsibility, then getting that answer back to the board in writing before it turns into a bigger dispute. A manager who only works city HOAs has to learn ITID's structure from scratch the first time this comes up; here, it's routine.
What a covenant walk actually checks on an acreage lot
On a ranchette or acreage-zoned lot, a covenant walk isn't the same checklist as a tract-home HOA. It means confirming fence height and setback against the recorded declaration, checking that outbuildings, barns, and livestock structures have the required permits and screening, and — because so many Loxahatchee properties run on well and septic rather than municipal service — flagging septic-system setback or drainfield issues before they become a violation letter instead of after.
Why this matters for a "property management Loxahatchee FL" search
A search that lands on a coastal property management company gets a manager who has to dispatch repairs to an outside contractor and wait on a bid. A search that lands here gets Randolph Scott Bell, who holds both the Community Association Manager license (CAM34850) and a Certified General Contractor license (CGC1528750) — meaning the same person managing the board's or owner's property can also scope, price, and supervise the repair itself, without a second search for a contractor once the management contract is signed.
Full-service community association management. Financials, vendor coordination, resident relations, and board support. See the full HOA management page →
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CAM Services
Licensed CAM management for condos, co-ops, and planned communities throughout Palm Beach County.
Unit-owner assessments, common-element maintenance, and Milestone Inspection & SIRS coordination for condos and cooperatives. See the full condo management page →
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Real Estate Sales
Buying, selling, or investing. Born and raised in West Palm Beach — we know where the deals are.
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Fix & Flip
Acquisition, renovation, and resale. 2 flips targeted for 2026. CGC license means we do the work ourselves.
Free, No-Obligation Quote
HOA, condo, or a single rental — get a plan and a fee quote.
Homeowner Association Management Companies — the Local Alternative
Searching "homeowner association management companies near me" from anywhere in Palm Beach County? BeacCorp is based in Loxahatchee and covers the whole county directly — not a national call center with no local office. Looking for homeowner association management companies in Palm Beach County? BeacCorp is a licensed, single-point-of-contact alternative to a large multi-community HOA management firm — one CAM (Randolph Scott Bell, CAM34850) who is also a Certified General Contractor (CGC1528750), based in Loxahatchee, not a call center. Most of the larger homeowner association management companies operating in this county assign a community to a manager who is also carrying a book of a dozen or more other associations, answers through a shared office line, and sends every repair out to a rotating list of subcontractors the board has never met. BeacCorp runs the license stack a homeowner association management company is required to hold — CAM34850 (individual Community Association Manager) and CAB3255 (Community Association Management Firm) — paired with a Certified General Contractor license (CGC1528750) that most HOA management companies don't have on staff. That combination means roof, concrete, and re-siding work that would otherwise go out to a stranger for bid can instead be scoped, priced, and supervised in-house — see the vendor management section below for how that plays out. Every board call, email, or maintenance request gets the same 24-hour response standard, not a ticket number in a queue. And because BeacCorp is physically based in Loxahatchee rather than serving the area from an out-of-county office, boards inside the Indian Trail Improvement District get a manager who already understands ITID assessments, well-and-septic infrastructure, and equestrian-zoned covenant enforcement — local knowledge a large regional management company covering dozens of Florida counties rarely has time to build for any one district. For a board that has outgrown a management company that feels more like a call center than a partner, that's the difference: one licensed, on-site manager who answers the phone himself.
Boards researching homeowner association property management companies and condo association property management companies are usually looking for the same thing from two different angles — a single licensed firm that handles both governance and hands-on repairs, rather than an association manager on one contract and a general contractor on another. BeacCorp is licensed as both, which is what lets one call cover an HOA board meeting and the roof leak a resident reported the same week. The same holds for condo association management companies searches — CAM34850 and CAB3255 are the two licenses Florida requires of any firm running that work, and BeacCorp holds both under one roof in Loxahatchee. For a smaller portfolio — a single estate, a family trust property, or a handful of rental units rather than a full HOA board — the search is often phrased differently: an estate home management company that gives one high-value property the same licensed oversight a hundred-unit association gets, without the overhead of a large regional firm. And for condo boards specifically hunting for licensed CAM providers for large condo communities in Palm Beach County, the credentials to check for are CAM34850 on the individual and CAB3255 on the firm — both held here, alongside the CGC1528750 general contractor license that lets the same manager scope and supervise the repair work a large community's reserve study inevitably turns up.
Vendor Management & Maintenance Coordination
Two of the services listed above deserve more than a line item, because they are where boards and rental owners lose the most time: who you call, who vets that person, and who is on the hook when the work is wrong.
What vendor management actually means
For an HOA or condo board, "vendor management" is not a line in a contract — it's the ongoing work of keeping every roofer, landscaper, pool service, pest control company, and plumber the association relies on properly licensed and insured, with current certificates of insurance on file so the association isn't exposed if one of them gets hurt on the property. It means getting competitive bids instead of taking whoever answers the phone first, tracking contract terms and renewal dates so a landscaping or pool contract doesn't auto-renew unnoticed, and being the single point of contact so a five- or seven-member volunteer board isn't personally fielding calls from five separate contractors. For an individual rental owner, it's the same discipline scaled down to one property: one licensed manager who already has vetted vendors on file, instead of an owner searching for a plumber at 11pm.
When the vendor's work is actually construction
A meaningful share of what gets bid out as "vendor work" — roof repairs, concrete work, re-siding, storm damage — is licensed contracting, not routine service. Because Randolph holds both the CAM license (CAM34850) and a Certified General Contractor license (CGC1528750) with a roofing license (CCC1332751), that category of work does not have to go out to a stranger the board has never worked with. It can be scoped, priced, and supervised in-house, the same way the milestone-inspection and SIRS work above gets handled — see the construction division for the trade side of that.
Routine vs. emergency maintenance
Maintenance coordination splits into two very different tracks. Routine preventive maintenance — irrigation checks, gutter cleaning, HVAC filter changes, common-area upkeep — runs on a schedule, gets logged, and gets budgeted for. Emergency maintenance is anything that threatens habitability or safety right now: a burst pipe, no air conditioning in a Florida summer, a security or structural issue, storm damage. Residents and tenants need one number to call for both, and a clear answer on which bucket their issue falls into, because that decides whether it gets triaged same-day or scheduled for the next routine visit.
Association vs. single rental — how it differs
In a multi-unit association, maintenance requests come from many residents at once, so work orders need to be logged and tracked so nothing gets lost between "reported" and "fixed," and common-element issues (a roof leak affecting three units, a shared irrigation line) get triaged differently than something inside one owner's unit. For a single-family rental, it's simpler — one property, one tenant relationship — but the same 24-hour response standard applies: every maintenance request, from either a board or a tenant, gets answered within one business day, with emergencies handled immediately.
How We Work
Free consultation
Call or send the form. We learn your property, your goals, and what's been frustrating you. No cost, no pressure.
A plan for your property
HOA, condo, or single rental — you get a management plan and an honest fee quote built around it.
We manage. You relax.
Rent, maintenance, tenants, and reporting — handled by a licensed local pro who answers the phone.
Milestone inspections, SIRS & reserves — what Palm Beach County boards are dealing with now
Since the Surfside collapse, three obligations have reshaped almost every condominium budget in Florida: the milestone inspection, the structural integrity reserve study (SIRS), and the end of blanket reserve waivers. Here is the plain-English version of where the law stands, and what a board should have on its calendar.
The milestone inspection — §553.899
A structural inspection required for condominium and cooperative buildings three habitable stories or more in height. The statute sets the trigger at December 31 of the year the building turns 30, and every 10 years after that. A local enforcement agency may move that to 25 years where environmental conditions — proximity to salt water, for example — justify it, so coastal Palm Beach County boards should confirm the age their own building department applies rather than assume the 30-year default. Since HB 913 took effect July 1, 2025, the count is of habitable stories: floors used only for parking, storage, or mechanical equipment may not count toward the three-story threshold.
Phase one, phase two, and the clock
Phase one is a visual, qualitative examination of the building's major structural components by a Florida-licensed engineer or architect — a contractor, however qualified, cannot sign it. It must be completed within 180 days of the notice from the local enforcement agency. If substantial structural deterioration turns up, phase two follows, with destructive or non-destructive testing as needed and a progress report due within 180 days of the phase one report. HB 913 also added conflict-of-interest disclosure: a professional who intends to bid the repair work must say so in writing.
The SIRS — §718.112(2)(g)
Every condominium building three habitable stories or higher needs a structural integrity reserve study at least every 10 years. It must price out eight categories: roof · load-bearing structure · fireproofing and fire protection · plumbing · electrical · waterproofing and exterior painting · windows and exterior doors — plus any other item whose deferred maintenance or replacement cost exceeds $25,000 (raised from $10,000 by HB 913, and adjusted for inflation). Associations that existed before July 1, 2022 were to complete a first SIRS by December 31, 2025 — or by December 31, 2026 where it is done alongside a milestone inspection.
Reserves: the waiver is gone
For budgets adopted after December 31, 2024, a unit-owner-controlled association may no longer vote to fund the SIRS components at less than the study requires. HB 913 added a narrow release valve: through December 31, 2028 a board may pause those contributions for no more than two consecutive annual budgets where a milestone inspection has been completed within the previous two years, so the money can go to the repairs the inspection identified. The study must also show a baseline funding plan that keeps the reserve balance above zero across the funding period. Any pause is a decision to make with your association attorney, in writing, on the record.
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Buying a unit rather than governing one? The same three obligations look completely different from the purchaser's side of the closing table — which documents the seller owes you, what a phase-two milestone report means for the next assessment, and how to read a reserve study's funding gap before your cancellation window closes. That version is our condo buyer's due-diligence guide ↗
The board's short list
Pin down two numbers first: the building's certificate-of-occupancy year and its count of habitable stories. Both decide whether any of this applies to you.
Call your local building department — Palm Beach County's Building Division for unincorporated areas, or your city's — and ask whether the jurisdiction applies the 25-year trigger and how it issues notice.
Where the timing allows it, schedule the SIRS and the milestone inspection together. One mobilization, one set of findings, one budget conversation.
Put the eight SIRS components on a real repair calendar rather than a spreadsheet line. Roof and waterproofing usually drive the number in South Florida.
Get contractor pricing on the engineer's recommendations before the budget is adopted — reserve math built on guesses is what produces the surprise special assessment.
Keep the paper: inspection reports, notices, board minutes, the funding plan. Buyers, lenders, and insurers all ask for them now.
Where BeacCorp Fits
The engineer inspects; the attorney advises; a licensed CAM keeps the calendar, the notices, and the board packet straight. What most associations do not get is the third piece — someone who can read the engineer's findings and turn them into scoped, priced, supervised work. Randolph holds the CAM license (CAM34850) and a Certified General Contractor license (CGC1528750) with a roofing license (CCC1332751), so a board is not handed a report with no path forward on the roof, the waterproofing, or the windows and exterior doors it names. For remodeling in pre-1978 buildings, the firm is also an EPA Lead-Safe Certified Firm (#NAT-F122701-2). See the construction division for the trade work — including commercial interior remodels done while the business stays open — and the roofing and impact windows & doors pages for the two line items that dominate most reserve studies.
This is general guidance for Florida boards, not legal advice, and these statutes have been amended in each of the last several sessions. Confirm deadlines and thresholds with your association attorney and your local building department before you act on them.
Want the long version? Our Palm Beach County milestone inspection & SIRS guide for boards walks through every statutory clock — the 14-day owner notice, the 180-day phase one, the 45-day distribution rule and the 365-day repair deadline — plus the county's 25-versus-30-year trigger and the five-year credit that can cut the cost of your reserve study.
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Florida HOA & Condo Hurricane Guide — Emergency Powers, Debris & the Claim Clock
What a board can actually do once a state of emergency is declared — including the special assessment with no owner vote — plus the debris right-of-entry that has to be signed before the storm or the trucks do not come down your private roads, the 2024 duty to adopt hurricane protection specifications, the one-year insurance notice clock that starts at landfall, and the Palm Beach County evacuation-zone layer underneath all of it.
Condo Milestone Inspection & SIRS Guide — Palm Beach County
The two obligations reshaping condominium budgets across the county, in plain English: whether your building's habitable story count puts you in scope, the 25-versus-30-year trigger and where Palm Beach County applies each, every statutory clock from the 14-day owner notice to the 365-day repair deadline, the eight components a structural integrity reserve study must price, what changed about waiving reserves — and the five-year credit that can take the visual inspection out of your SIRS bill.
HOA & Condo Association Management — Palm Beach County
What an association manager is actually responsible for, the full scope of work, the ten questions to ask any firm your board interviews, and the step-by-step checklist for switching management companies without losing a month of the association's records.
Property Management Fees Guide — Palm Beach County
What managers really charge here — the monthly management percentage, the leasing fee, lease renewals, maintenance markups, and the hidden fees to watch for before you sign. Plus how BeacCorp's no-markup, all-inclusive pricing compares.
Florida Landlord-Tenant Law — Deposits, Notices & Evictions
The deadlines that actually decide cases: the 15/30-day security deposit rule, the 3-day and 7-day notices, the 30-day month-to-month notice, landlord access and repair duties, the Palm Beach County eviction timeline, and the self-help ban that costs landlords three months' rent.
Vacation Home Watch Guide — Snowbirds & Seasonal Owners
Why a vacancy clause can void your homeowners insurance while you're away, what a proper home watch visit checks, and how a licensed CAM who is also a General Contractor can watch — and fix — your home in one call.
Do you handle both associations and single rentals?
Yes. We manage community associations as well as individual rental properties for investors and owners.
How do I get a management quote?
Fees depend on the property type and services needed. Call (561) 779-3213 or use the form above for a free, no-obligation quote.
Do you place and screen tenants?
Yes. Tenant placement is part of our rental management — from marketing the unit through lease signing for owners across Palm Beach County.
Can you coordinate maintenance and vendors?
Yes. We coordinate maintenance and oversee vendors so association boards and owners have a single point of contact.
Do you collect dues and rent?
Yes. Dues and rent collection is a core part of our community association and rental property management.
Does our building need a milestone inspection?
Under Florida Statute 553.899 it applies to condominium and cooperative buildings three habitable stories or more in height, by December 31 of the year the building reaches 30 years of age and every 10 years after. A local enforcement agency may set the trigger at 25 years where environmental conditions such as proximity to salt water justify it, so confirm with your building department. Since HB 913 (July 1, 2025) floors used only for parking, storage, or mechanical equipment may not count toward the three-story threshold. See our board compliance section.
What is a SIRS, and how often is one required?
A structural integrity reserve study, required at least every 10 years for condominium buildings three habitable stories or higher. It must cover the roof, load-bearing structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, and windows and exterior doors — plus any other item with a deferred maintenance or replacement cost above $25,000, a threshold HB 913 raised from $10,000 and which is adjusted for inflation.
Can our association still vote to waive reserves?
Not for the SIRS components. For budgets adopted after December 31, 2024, a unit-owner-controlled association may not provide no reserves or less than the study requires for those items. HB 913 allows a narrow, temporary pause of no more than two consecutive annual budgets, through December 31, 2028, where a milestone inspection was completed within the prior two years — a step to take with your association attorney.
Can a general contractor perform the milestone inspection?
No. The milestone inspection must be performed by an architect licensed under Chapter 481 or an engineer licensed under Chapter 471. Our role is the management side — commissioning the inspection, tracking the notices and deadlines, and then scoping, pricing, and supervising the corrective work the report calls for.
Our inspection found problems. What happens next?
If phase one identifies substantial structural deterioration, a phase two inspection follows, with a progress report due within 180 days of the phase one report. From there the board needs real repair pricing to build the budget around. Because Randolph holds both the CAM license and a Certified General Contractor license (CGC1528750, roofing CCC1332751), a board can get that pricing and the work supervised without starting a second search.
What does property management cost in Palm Beach County?
It depends on the property type and the scope of services. Our property management fees guide breaks down how monthly management percentages, leasing fees, renewals, and maintenance markups typically work here, and the quote itself is free — call (561) 779-3213.
How long does a landlord have to return a security deposit in Florida?
Fifteen days if no deductions are being made, or 30 days to send written notice of intent to impose a claim — and a landlord who misses the 30 days forfeits the claim entirely under Florida Statute 83.49. Our Florida landlord-tenant law guide walks through every deadline that decides these cases, including the 3-day and 7-day notices and the Palm Beach County eviction timeline.
Do you handle vendor management for HOAs?
Yes. We vet vendors for licensing and insurance, get competitive bids, and track contract and renewal dates, so a board deals with one point of contact instead of five separate vendor relationships. See our vendor management & maintenance coordination section for the full picture.
What counts as an emergency maintenance call?
Anything that threatens habitability or safety right now — a burst pipe, no air conditioning, a security or structural issue, storm damage. Routine items like irrigation checks, gutter cleaning, or filter changes run on a scheduled, budgeted track instead.
How fast do you respond to a maintenance request?
Every maintenance request — from a board or a tenant — is answered within one business day, with emergencies handled immediately. That's the same 24-hour response standard that applies to every owner call and email.
Can you manage vendors for a single rental property, not just an association?
Yes. The same vetted-vendor network and single-point-of-contact approach we use for associations applies to individual rental owners — you don't need to be managing a multi-unit community to use it.
Does BeacCorp manage HOAs inside the Indian Trail Improvement District?
Yes. Loxahatchee and The Acreage sit inside ITID, the special drainage and road district that governs this part of western Palm Beach County, and managing an HOA here means understanding ITID assessments, canal and swale easements, and district road-maintenance responsibilities that don't exist in an incorporated city's HOAs. See our Loxahatchee property management section above.
Do you manage well-and-septic or equestrian-zoned properties in Loxahatchee?
Yes. A large share of Loxahatchee properties run on well and septic rather than municipal water and sewer, and many local HOAs govern acreage or ranchette-style lots rather than tract-home subdivisions — which means covenant enforcement around fencing, livestock, and outbuildings comes up regularly, and it's a routine part of what we manage here.
Is BeacCorp based in Loxahatchee or does it just serve the area?
BeacCorp is physically based at 16140 Okeechobee Blvd, Loxahatchee, FL 33470 — Randolph lives and works in the same community he manages, rather than commuting in from a coastal office.
How is BeacCorp different from a large homeowner association management company?
Most large homeowner association management companies assign your community to a manager who is also carrying a book of a dozen or more other associations and outsources repairs to subcontractors they don't personally oversee. BeacCorp is one owner-operator, Randolph Scott Bell, who holds both the CAM license (CAM34850) and a Certified General Contractor license (CGC1528750), is physically based in Loxahatchee, and answers every board call within 24 hours — not a call center. See our homeowner association management companies section above.
Is there a homeowner association management company near me in Palm Beach County?
Yes. BeacCorp is physically based at 16140 Okeechobee Blvd, Loxahatchee, FL 33470, and manages HOAs and condo associations across Palm Beach County, including West Palm Beach, Loxahatchee, Wellington, Royal Palm Beach, and Jupiter. Randolph Scott Bell holds CAM34850 (Community Association Manager) and CAB3255 (Community Association Management Firm), is also a Certified General Contractor (CGC1528750), and every board call or maintenance request gets a 24-hour response standard — not a call center. See our homeowner association management companies section above.
How is BeacCorp different from other condo association management companies in Palm Beach County?
Most condo association management companies assign your building to a manager who is also carrying a book of a dozen or more other communities and sends repairs out to a rotating list of subcontractors. BeacCorp is one licensed owner-operator — Randolph Scott Bell holds CAM34850 (Community Association Manager) and CAB3255 (Community Association Management Firm), plus a Certified General Contractor license (CGC1528750) — so milestone inspection and SIRS follow-up work can be scoped, priced, and supervised in-house. See our homeowner association management companies section above.
Are there condo association property management companies that also handle rentals?
Yes. BeacCorp is licensed as both a Community Association Management Firm (CAB3255) and Community Association Manager (CAM34850), and also manages individual rental units directly — so a condo board and an individual unit owner renting out a property can use the same firm rather than splitting association work and rental management between two separate companies.
What should I look for in a homeowner association property management company?
Two Florida licenses: CAM34850 for the individual manager and CAB3255 for the firm — Florida requires both, and BeacCorp holds both. Beyond licensing, check whether the manager is actually local — BeacCorp is based at 16140 Okeechobee Blvd, Loxahatchee — and whether repairs go to an in-house licensed contractor or an outside bid list; Randolph also holds a Certified General Contractor license (CGC1528750).
Are you a licensed CAM provider for large condo communities in Palm Beach County?
Yes. Randolph Scott Bell holds CAM34850 (individual Community Association Manager) and BeacCorp holds CAB3255 (Community Association Management Firm) — the two licenses Florida requires for condo association management, including large communities subject to milestone inspection and SIRS requirements. See our milestone inspection & SIRS section above.
Do you manage single estates, not just HOAs and condo associations?
Yes. For a single high-value property or a family trust estate rather than a full HOA board, BeacCorp works as an estate home management company — the same licensed oversight (CAM34850) a hundred-unit association gets, without the overhead of a large regional firm.