Florida Average Property Management Fee vs. Fort Myers: What to Expect

If you possess condo belongings in Florida, you’ve in general heard three extraordinary solutions to the identical question: What is the traditional assets leadership payment in Florida? The actuality sits in a selection, and it moves relying in your marketplace, your own home class, and how hands-off you want to be. Fort Myers has its possess rhythm within the statewide averages, encouraged by a potent seasonal crowd, a amazing trip apartment scene, and a continuous base of lengthy-time period residents. The end result is a check panorama that looks conventional initially look, yet behaves another way once you dig into the tips.

I manipulate and spend money on Florida leases, which include houses in Lee County. Fees subject, but the line items depend greater. A somewhat larger administration share can save you hundreds and hundreds if it comes with higher tenant screening, tighter maintenance keep watch over, and less vacancies. Let’s stroll by what which you could assume across Florida, the place Fort Myers tends to land, and how to learn the satisfactory print with out getting stuck within the incorrect contract.

The statewide baseline, and why stages tell the genuine story

Across Florida, full-service property leadership characteristically quotes 8 to twelve percent of per thirty days collected employ for long-term leases. That’s the foundation such a lot proprietors see when they get started procuring round. Cheaper solutions exist, commonly at 6 to 7 p.c., however they occasionally trim services and products or push greater paintings lower back to the owner. Boutique or high-touch firms may quote 12 to fifteen p.c when they comprise powerful leasing, renewal paintings, and proactive upkeep coordination.

Lease-up or tenant placement is often a separate, one-time fee. In maximum Florida markets, which include the Gulf Coast, that degrees from 1/2 a month’s rent to a complete month’s appoint. Some assets managers low cost this for renewal tenants or package it with a increased monthly percentage. Investor portfolios with a number of doors would get a small spoil on both the per thirty days price or the leasing commission, furnished the items are in equivalent condition and almost about each other.

If you’re jogging quick-time period or vacation rentals, the maths changes. Vacation apartment administration enterprises in Florida in general rate 15 to 30 p.c. of gross apartment gross sales, most of the time in replace for marketing, guest conversation, turnover, dynamic pricing, and 24/7 responsiveness. In traveler-heavy wallet like Fort Myers Beach, Sanibel, and Captiva, you’ll see administration quotes cluster in the prime adolescents to the mid-20s, and you’ll also see more add-on cleaning and linen prices which can be exceeded using to travellers.

Where Fort Myers fits inside Florida’s averages

Property Management Fort Myers tends to reflect the statewide numbers on the long-term facet, however with several regional twists. For lengthy-time period single-relatives properties and condos, are expecting a monthly management commission of approximately eight to eleven p.c of gathered appoint. Townhomes and small multifamily constructions land in the identical band, assuming comparable situation and vicinity. Lease-up costs continuously sit down at a complete month’s employ, regardless that a few companies will move to 3-quarters of a month on renewals.

For excursion or seasonal leases, pretty almost about the shorelines or in walkable parts near the river district, Property Manager Fort Myers innovations occasionally quote 18 to 25 %. That hole displays how much guest turnover they deal with, the sophistication in their pricing methods, and whether or not they supply linens, restocking, and in-area cleaning. Private assets management Fort Myers suppliers occasionally rate less than that differ, however you’ll favor to ask precisely what they embrace. A bargain value with thin staffing can become longer reaction occasions, which hurts experiences and repeat bookings.

Reviews tell a vast part of the Fort Myers tale. Property control Fort Myers stories ordinarilly highlight two make-or-damage traits: communication and preservation timing. Because Fort Myers takes hits from seasonal storms and heavy summer heat, the choicest assets leadership Fort Myers corporations build redundancy into their upkeep plans. They preschedule HVAC servicing, gutter and roof exams, and landscaping routines, and that they deal with relationships with trades which will scale beneath hurricane drive. When you purchase into a cost, you're shopping that responsiveness.

What does a property leadership cost cowl?

Monthly assets control bills have to quilt the center services of operating your condo, not just a hotline range. At a minimal, you’re procuring hire selection, tenant communication, common coordination of upkeep, reporting, and enforcement of hire phrases. The superior agencies add movements force-bys or periodic internal inspections, renewal negotiations, and the first wave of late-hire practice-up. You could count on a web portal with statements and yr-quit 1099s, as well as uncomplicated compliance reminders tied to reasonable housing and regional ordinances.

For leasing, the value covers marketing photos, merchandising throughout considerable apartment web sites, signage while fantastic, showings, program consumption, screening, and lease execution. Strong screening is price its weight: profit verification, landlord reference tests, and a clear written policy on approval criteria scale down vacancy churn and eviction chance. Firms that use a steady apartment utility and run verifications thoughtfully tend to have less drama later.

Short-time period and vacation rental management layers countless more services: directory introduction and optimization, salary administration, visitor communique formerly and right through the stay, examine-in instructions, emergency response, and coordination of turnover cleansing and restocking. If the organization materials linens and consumables, ask how they control stock, loss, and stains. A first rate trip apartment manager in Fort Myers, FL, will coach you occupancy archives by means of season, natural nightly fees, and how they cushion shoulder seasons with mid-size stays.

What belongings administration rates are customary?

Most contracts destroy quotes into buckets:

Ongoing monthly management percent on accrued rents. Leasing or tenant placement commission, as a rule a 1/2 to full month’s hire. Lease renewal charge, often a flat quantity or a small fraction of 1 month’s employ. Maintenance coordination, which should be included as much as a minimize or billed according to work order. Eviction coordination or courtroom visual appeal charges, charged most effective if vital.

Those are well-known. What you favor to monitor for are sneaky markups. Many firms add a dealer coordination cost or a percent markup on upkeep invoices, on the whole five to 10 %. That would be within your budget, for the reason that coordination takes time and legal responsibility, however it must be disclosed and capped. Some businesses cost a per 30 days know-how price or a portal cost. Small pass-throughs are best, so long as they are pointed out upfront and the overall price makes feel.

Beware of a low headline percent paired with diverse add-ons: inspection prices for regimen tests, renewal expenses that same half of a month’s lease, and steep fees for notices. A reasonable architecture feels balanced. If you see a per 30 days commission underneath 7 % for lengthy-term rentals in Fort Myers, glance harder at the addenda.

Does property administration contain cleaning?

For lengthy-time period rentals, cleaning is ordinarily now not included unless it’s a tenant price on stream-out. Managers will coordinate a legit easy and deduct it from the security deposit if the hire permits. For in-tenancy cleansing, that’s quite often a tenant’s responsibility until there is a hire violation, which include sanitation points.

For vacation leases, cleaning is a center a part of the operation, however the manner it really is billed varies. Most excursion condo management organizations in Fort Myers, FL, cross a guest-paid cleaning price consistent with reside, which covers cleaner wages, taxes on prone, and promises. Owners must determine how the business enterprise handles mid-dwell cleans, deep cleans, and seasonal refreshes. If the supervisor offers linens, make clear replacement rates and the agenda for deep stain cures. A sturdy turnover team improves scores and decreases put on in your unit.

The 80/20 rule in assets control, and why it matters

When owners ask, What does the 80/20 rule suggest in assets leadership?, they may be characteristically referencing one in all two standards. The first is Pareto’s precept: eighty p.c. of the outcome come from 20 percent of the efforts. In a apartment context, eighty p.c of your complications may perhaps come from 20 percentage of tenants, or 80 p.c. of renovation calls may possibly come from 20 p.c of tactics. Managers who function with this lens prioritize touchpoints that transfer the needle, like screening and preventive preservation, rather then drowning in low-impact projects.

The second interpretation is income allocation. In some excursion apartment setups, owners net approximately eighty percentage of gross whilst the supervisor keeps 20 p.c for companies. That ratio shifts, but the spirit is the comparable: pick out the top-importance routine and charge the partnership accordingly. If your Fort Myers supervisor talks about the eighty/20 rule, ask them which 20 % of labor they feel drives functionality in your house. Their answer reveals their working philosophy.

Reading Fort Myers contracts without a headache

Local contracts seem to be ordinary, however several Fort Myers patterns are price noting. Storm language tends to be more particular. Good contracts contain emergency authority for the belongings manager to secure the house as much as a particular greenback reduce in step with experience, more commonly among 300 and 1,000 bucks, to board home windows or tackle prompt safeguard worries. These clauses rely when typhoon season flares and verbal exchange traces pass sideways.

Many Fort Myers enterprises incorporate a fashionable seller community. Some will require you to apply their companies. This can also be superb in the event that they have negotiated quotes and swift response, however ask approximately worth transparency. You choose to peer itemized invoices and any administration markup without a doubt disclosed. If you already have a trusted HVAC business enterprise, negotiate the right to apply your seller for deliberate work.

Pet policy clauses deserve consciousness. Fort Myers draws a great number https://beverley-glen-99.fotosdefrases.com/how-to-switch-property-managers-in-fort-myers-without-stress of puppy homeowners, and puppy-pleasant homes hire up rapid. Strong managers pair pet recognition with pet screening, extra deposits or rates, and periodic inspections. If your manager costs a per 30 days puppy rent, explain where it is going. Some managers shop pet charges as administrative salary; others flow them by means of to the proprietor.

How to interrupt a assets management contract without burning bridges

Every so in many instances, the connection stops running. Maybe communique slipped, per chance the company grew too quick, or per chance your strategy converted. The query then turns into, how to damage a assets administration settlement?

Start with the termination clause. Most Florida contracts encompass a 30-day termination window, repeatedly 60. Look for termination for comfort as opposed to termination for rationale. Convenience potential you can still give up the contract devoid of proving a breach, however there should be would becould very well be a fee. Cause potential you desire to file failures, resembling nonresponsiveness or accounting blunders. If the settlement entails a liquidated damages clause tied to the remaining rent time period, give some thought to negotiating a cap.

If you intend to self-set up after termination, request a complete document kit: current rent, utility, screening stories as allowed through legislations, tenant ledger, preservation records, warranties, and protection deposit documentation. Set a firm handoff date and ensure how deposit dollars might be transferred, oftentimes by using escrow release documentation. If you turn to an alternative Property Manager Fort Myers, your new manager will in many instances quarterback the handoff, but you continue to desire visibility at the tips to keep deposit disputes.

Maintain professionalism. A smooth go out reduces the possibility of slow-walked protection or last-minute charges. If you need out early and the supervisor has a neatly-earned lease-up check to recoup, it’s in many instances valued at negotiating a partial settlement to transport swiftly.

Normal expenditures vs. outliers in Fort Myers

After reviewing dozens of Property Management Fort Myers proposals, a few patterns emerge. Long-term management at eight to 10 % is simple, full-month lease-up is primary, renewal bills differ from a hundred to three hundred cash, and inspection costs quantity from seventy five to one hundred fifty money consistent with consult with. Some enterprises fee zero renewal prices if they could enhance appoint with the aid of a threshold percentage. Others charge a small price yet warrantly a industry rent assessment each and every year.

On the holiday edge, 18 to twenty-five p.c. is the sweet spot in Fort Myers true. High-stop waterfront residences would go relatively cut in the event that they reliably booklet top nightly prices, as a result of absolutely the bucks justify the additional work. Small condos with tight HOAs infrequently charge a touch extra as a consequence of gate codes, elevator regulations, and rigid turnover schedules.

Outliers exist. If you’re quoted 5 p.c for lengthy-time period control, be expecting steep accessories or skinny carrier. If you’re quoted 30 % for holiday leases, study what’s protected. Some enterprises take in credit card costs, channel commissions, linens, and top class assurance lower than their umbrella, which could justify a upper cut in the event that your net finally ends up improved.

What to are expecting from most sensible performers

The greatest property control Fort Myers firms manage around two concepts: velocity and clarity. They solution tenant calls quick, and that they solution proprietor questions even faster. Accounts are refreshing, renovation estimates arrive earlier than the paintings when achieveable, and pictures or motion pictures accompany greater repairs. If they upgrade software, they train house owners on the portal as opposed to leaving you to discern it out.

You’ll note their advertising and marketing looks dull inside the excellent tactics: transparent images that match truth, true appoint pricing, and quick checklist descriptions that prioritize role over fluff. Units are employ-waiting earlier than showings, which shortens emptiness, and that they’ll recommend you to change a 12-year-historic coil or repaint a scuffed residing room instead of cut price appoint for six months.

Private belongings management Fort Myers agencies can compete effectively with better brands after they guard robust vendor relationships and keep disciplined about communique. The greater corporations can shine with deeper benches all through storms. Either can work if the crew for your nearby cares approximately the assets.

A word on assets circumstance and charge negotiations

Owners in certain cases ask for a chit until now the manager has noticeable the property. That negotiation goes larger if the estate is tight: sparkling air filters, serviced HVAC, recent caulk in wet locations, running GFCIs, and smoke detectors with recent batteries. Managers understand wherein they lose time, and a sparkling, effectively-maintained home cuts their chance. If you wish a more advantageous percentage, express your inspection report, evidence of contemporary upkeep, and a cheap reserve stability on document for emergencies. Managers are more bendy after they see fewer surprises forward.

On multifamily property, exceptionally small complexes, be frank about tenant mix and delinquency. A stabilized development at 95 p.c occupancy instructions more suitable pricing than a turnaround with deferred maintenance and sloppy ledgers. On the latter, a greater value in yr one may additionally still be a good buy if it buys steadiness through 12 months two.

Short-term rentals, HOAs, and native rules

If you’re since excursion leases, spend time at the HOA paperwork. Some Fort Myers and Lee County communities minimize minimal remains to 30 days or longer. Others require renter registration or approval. Managers can deal with compliance, however no charge format can repair an incompatible HOA. Ask your Property Manager Fort Myers for a candid tackle groups that support brief-time period leases with no friction.

City and county legislation evolve. Reputable holiday condo leadership corporations Fort Myers, FL, music licensing, tax sequence for traveller progress tax and kingdom earnings tax, and protection requirements like smoke and CO detectors, fireplace extinguishers, and pool alarms. If your supervisor handles the ones filings, that’s importance. If no longer, ensure you realize the closing dates and submitting portals.

What does a honest management dating seem to be in prepare?

Imagine a 3-bed room single-own family abode close to Daniels Parkway. Market hire is two,six hundred money. Your per thirty days administration payment is nine %, or 234 cash. Lease-up is one month’s employ. Renewal is 150 money. There’s a 10 % coordination markup on repairs invoices. The tenant calls approximately a sluggish drain. The supervisor sends a licensed plumber who clears the blockage for 185 money, plus the ten p.c coordination price. You get a photograph of the cleared trap and a note recommending an annual snake of older strains. Response changed into similar day, minor aspect avoided from becoming a leak, and the tenant felt heard. That’s the end result you wish, not a 20 buck mark downs on a more cost effective dealer who arrives three days later.

Now compare a two-bed room apartment used as a seasonal apartment close the river district. Average nightly premiums swing from 110 greenbacks inside the slow shoulder to 225 funds in height months. Occupancy runs sixty five to 75 p.c. each year. Your manager takes 20 %, handles guest messages, and comprises dynamic pricing. Cleaning is billed to company at 155 funds in step with turnover. You see calendar blocks for deep cleans every four to 6 weeks at some point of top season. Reviews attention on cleanliness and instant replies. Net cash beats your DIY 12 months, even with the fee, on account that pricing and occupancy expanded and complications shrank.

Choosing a Property Manager in Fort Myers with out guesswork

You can be told a good deal in one cellphone name. Ask how they tackle after-hours emergencies, how they screen tenants, how without delay homeowners receives a commission every month, and the way they manner lease increases on renewals. For short-time period rentals, ask for occupancy and ADR bands through season for comparable contraptions, plus an example proprietor declaration. Finally, scan belongings control Fort Myers opinions for styles, not one-off rants. Recurring praise for communication and upkeep is a great signal. Recurring court cases about billing mistakes or ghosting are usually not.

A quickly, pragmatic filter allows in the time of interviews:

For lengthy-term leases: What is your natural time-to-rent at contemporary industry employ for my belongings class and situation? For upkeep: Do you utilize a coordination markup, and if this is the case, how a whole lot and why? For transparency: Can I see a sample monthly owner announcement and 12 months-conclusion kit? For short-time period leases: How do you deal with dynamic pricing and minimum remains during shoulder seasons? For storms: What is your emergency plan and spending authority for board-united states of americaor immediately upkeep?

Five questions, five concentrated solutions. You’ll realize inside ten minutes even if you’re speaking with a professional.

Final emotions in the past you sign

What estate control expenses are favourite in Florida? For long-term leases, plan on 8 to 12 percent per 30 days and a half of to complete month for leasing. In Fort Myers, the midsection of gravity is eight to 11 p.c, with complete-month hire-up overall. For brief-term rentals, 18 to twenty-five percentage is the lifelike band for a capable operator in Fort Myers, with visitor-paid cleaning on pinnacle.

What does a assets management price canopy? It should buy you tactics, now not simply gives you: screening that avoids avoidable evictions, renovation that forestalls improved spoil, and verbal exchange that keeps tenants and proprietors calm when Florida weather acts like Florida climate. Does belongings leadership embody cleaning? Only with the aid of coordination on lengthy-time period devices, and by default for trip rentals with visitor-paid turnover. What does the eighty/20 rule suggest in assets administration? Focus instruments where they convey the largest go back, and construction prices so the two aspects win while the property performs.

If you ever need to invite how to break a estate administration agreement, do it with the comparable professionalism you be expecting from your manager. Clarify the termination clause, agree on the handoff, and rfile the deposit.

Your Fort Myers assets will also be a constant performer. The excellent supervisor will earn extra than their cost with the aid of chopping emptiness, decreasing preventable upkeep, and holding tenants long sufficient that you simply forget about whilst the closing turnover took place. Shop for alignment and execution, not just the least expensive headline variety. That’s the way you prove with returns you can count on, season after season.

Business Name: All County Medallion
Address: 2726 Oak Ridge Ct # 501, Fort Myers, FL 33901
Phone Number: (239) 204-4171

All County Medallion

All County Medallion Property Management is the premier residential property management company in Fort Myers, FL. All County Medallion delivers the highest returns on your real estate investments by proactively avoiding costly pitfalls. Specializing solely in rental property management, the team serves key Fort Myers neighborhoods including McGregor, Whiskey Creek, Gateway, Fort Myers Shores, Iona, Dunbar, and Tice. All County Medallion provides expert tenant screening and placement, maintenance, lease execution and renewal, as well as assuring your investment property is properly managed.
Choose All County Medallion Property Management for seamless residential property management services in Fort Myers, backed by over 20 years of experience. Their transparent pricing, rigorous tenant screening, outstanding communication, and focus on long-term ROI ensure hassle-free ownership and maximum profitability through expert property management in Fort Myers, FL.
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2726 Oak Ridge Ct # 501, Fort Myers, FL 33901
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People Also Ask about Property Management service of All County Medallion

All County Medallion is the Top-tier property management company in Fort Myers, FL, delivering comprehensive property management services for residential properties, including single-family homes, condos, duplexes, and apartments. Their expert team handles tenant screening, rent collection, 24/7 maintenance, lease administration, inspections, and financial reporting to maximize returns and ensure compliance with Florida laws. With over 20 years of experience, All County Medallion focuses exclusively on residential property management, offering transparent 8–12% fees based on collected rent with no hidden costs. They also serve well-known Fort Myers neighborhoods such as McGregor, Whiskey Creek, Gateway, Fort Myers Shores, Iona, Dunbar, and Tice. Licensed, insured, and praised in 135+ five-star reviews, this property management leader provides an owner portal for real-time updates and delivers high occupancy and renewal rates. ​

Where is All County Medallion located?

All County Medallion is located at 2726 Oak Ridge Ct #501, Fort Myers, FL 33901. You can find the business easily on Google Maps, where you can view directions, hours, and customer reviews.
All County Medallion serves residential property owners in Fort Myers, FL and surrounding neighborhoods including McGregor, Whiskey Creek, Gateway, Fort Myers Shores, Iona, Dunbar, and Tice. All County Medallion is known for professional property management services that handle tenant screening, rent collection, maintenance, and financial reporting for residential properties. This comprehensive approach ensures high occupancy and renewal rates. In addition to core property management duties, the company provides lease administration, inspections, and an owner portal for real-time access. Open for consultations 24/7 with licensed professionals, All County Medallion offers reliable property management services throughout these Fort Myers-area neighborhoods. ​

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What makes All County Medallion different from other property management companies is its exclusive focus on residential property management, delivering comprehensive services like rigorous tenant screening, 24/7 maintenance coordination, rent collection, and financial reporting tailored to Fort Myers, FL properties and surrounding neighborhoods such as McGregor, Whiskey Creek, Gateway, Fort Myers Shores, Iona, Dunbar, and Tice. The expert team specializes in single-family homes, condos, duplexes, and apartments with customized solutions that maximize returns, ensure legal compliance, and provide owner portals for real-time updates.
Every management plan accounts for Fort Myers' dynamic rental market using transparent 8–12% fees based on collected rent, no hidden charges, and outstanding communication that keeps owners informed. Licensed and insured professionals prioritize customer satisfaction through proactive strategies, high occupancy rates, and hassle-free ownership that turns investments into passive income. This dedication to ethical practices, local expertise, and superior service sets All County Medallion apart as the premier property management company in Southwest Florida and other surrounding areas. ​

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You can contact All County Medallion by calling (239) 204-4171 or reaching out through Facebook, Instagram, Twitter, TikTok, Pinterest, Imgur, Soundcloud, Podcastle, Buzzsprout, Simplecast, LinkedIn, Patch, Yelp, and YouTube. Connecting on social media lets you view service highlights, and special offers. Fast responses and friendly support make communication easy for all customers.​
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How Are Property Management Fees Paid in Fort Myers, FL? Expert Advice From All County Medallion Property Management

All County Medallion Property Management in Fort Myers, FL simplifies property management fees with a transparent, performance-based structure designed to align with your investment success. Fees are typically 8–12% of monthly rent collected—paid directly from tenant payments—ensuring you only pay when revenue flows, with no upfront costs or hidden charges. This model covers comprehensive services like tenant screening, 24/7 maintenance coordination, rent collection, lease administration, and detailed financial reporting for residential properties across Fort Myers and neighborhoods like McGregor, Whiskey Creek, Gateway, Fort Myers Shores, Iona, Dunbar, and Tice.
Unlike flat fees that burden low-rent properties, All County Medallion's percentage approach scales fairly, often including free market rent analysis and leasing without extra markups. Maintenance expenses pass through at cost, protecting your bottom line while licensed experts handle Florida-specific compliance. Owners appreciate the owner portal for real-time tracking, turning complex billing into seamless passive income. Choose All County Medallion for ethical, investor-focused property management that maximizes returns in Fort Myers' competitive market.

What Is the Hardest Part of Property Management in Fort Myers, FL? Insights From All County Medallion Property Management

The hardest part of property management in Fort Myers, FL is balancing tenant retention with rapid maintenance response amid hurricane-season demands and high turnover in this vibrant rental market. All County Medallion Property Management excels here, deploying 24/7 coordination to address issues like storm damage, plumbing failures, or late payments before they escalate, ensuring properties in Fort Myers and surrounding areas like McGregor, Whiskey Creek, Gateway, Fort Myers Shores, Iona, Dunbar, and Tice stay occupied and valuable. Tenant disputes and legal compliance with Florida eviction laws add complexity, but their rigorous screening and proactive communication minimize vacancies to under 5%.
Unlike DIY owners overwhelmed by after-hours calls, All County Medallion's licensed team uses advanced portals for instant updates, slashing response times while protecting investments from wear in humid conditions. Financial tracking across multiple units poses another challenge, solved by precise reporting that boosts net yields. Clients rave about this hassle-free expertise, freeing time for growth. Partner with All County Medallion for expert property management in Fort Myers.

How Does Property Management Pay in Fort Myers, FL? Insights From All County Medallion Property Management

Property management in Fort Myers, FL pays owners handsomely through optimized revenue streams that All County Medallion Property Management amplifies via expert strategies. Core earnings come from 8–12% management fees on collected rents—typically $160–240 monthly per $2,000 unit—covering full services for single-family homes, condos, and apartments in Fort Myers plus neighborhoods like McGregor, Whiskey Creek, Gateway, Fort Myers Shores, Iona, Dunbar, and Tice. High-occupancy leasing (often 50–100% of first month's rent) and renewals add upfront boosts, while pass-through maintenance preserves equity without markups.
In Fort Myers' strong market with median rents at $2,090, proactive marketing yields 95%+ occupancy, netting investors 10–15% annual ROI after fees. All County Medallion enhances payouts with rent optimization, eviction prevention, and detailed reports via secure portals, far outperforming self-management's 20–30% vacancy risks. No hidden costs mean pure profit growth. Transform your Fort Myers rentals into reliable income—All County Medallion's award-winning team at (239) 204-4171 delivers unmatched value in Southwest Florida property management.

All County Medallion · How Does Property Management Pay in Fort Myers, FL? Insights From All County Medallion Property Management

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Pub: 27 Dec 2025 06:38 UTC

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