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We are your neighbors, your co-workers and your friends.

Sandcastle Community Management has been proudly working and living in Collier and Lee Counties since 2001. We have grown from managing just a few condominium communities to over 150 associations. Slow and steady growth allows us to meet the demands and focus on the details of managing your community while providing a consistent level of personal service. This is why Sandcastle is the only association management company in Florida that offers a Money Back Guarantee.

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We simplify the management of your neighborhood.

You know managing your association is hard work. The day to day demands on your time and that of your fellow board members can be challenging and the problems that arise can be daunting. We know what it takes to keep your neighborhood looking good and running smoothly, and of course managing the finances is a crucial piece in the overall success of your association.

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We believe in the Golden Rule

Do unto others as you would have them do unto you. You have heard this simple phrase and you may have even said it yourself. For Sandcastle, this saying provides guidance as we strive to deliver outstanding customer service with honesty and integrity. It embodies the high value we place on hard work and a strong commitment to our client relationships. We understand that it represents how you want your own neighborhood to be cared for. We manage your community as we would like our own to be managed.

Who We Are continued…

Of course having the benefit of a great team provides the support needed to do so. Our team members have been with Sandcastle for a long time, they are the people you have spoken to and worked with through the years. We know you…and we know your community.

Sandcastle Community Management specializes in Condominium and Homeowners Association management, as well as Manufactured Home communities, Recreational Facilities, Marinas, and Master Association Roadways. Our partnership associations represent a variety of backgrounds including Master Association neighborhoods of new construction million-dollar homes to cozy and mature beach front condo-complexes, and everything in between. Our extensive background in property management provides your community with the benefit of years of experience. Our General Manager, Corporate Controller and Portfolio Managers boast over 50 years of combined residential management expertise. Let us show you how we can put that knowledge to work for your community.

Let us tell you more about our Money Back Guarantee. We are the first and only association management company in Florida to offer our clients a written Money-Back Guarantee. We want to make you happy and if we don’t, let us know…give us 30 days to make it right. Our goal is to win back your confidence and continue with our partnership, but if we disappoint you, we will release you from your contract and refund the last month’s management fees. You will love Sandcastle…guaranteed!

What We Do continued…

We know what it takes to keep your association in compliance with state and local laws and are able to direct you in adhering to your own community governing documents. We understand the issues that arise with your neighbors and because of our extensive residential management experience, we probably already have a solution to whatever issues you may be dealing with right now. We are your partner in simplifying the process. We know community association management…you know Sandcastle.

When it comes to knowing what needs to be done, Sandcastle Community Management is the source for solutions. We offer our partner communities the expertise of 20 Florida licensed Community Association Managers, including our Corporate Controller who has been managing community association accounting functions for more than 25 years. We understand how important it is that you receive your monthly financials on time; we understand that you need to have a budget that makes sense; and we understand that to keep your favorite contractors happy and working hard for your community, they need to get paid on time.

When your community looks great, you can be proud too. The most visible part of your association is where our property managers really shine. Our General Manager and our Senior Portfolio Manager have combined management experience of more than 75 years and continue to share their knowledge of the business with the entire management team. We aggressively negotiate vendor contracts and make sure those contract are being fulfilled. And when emergency situations arise, day or night, we will be there.

Evan Blanco is a licensed Florida CAM with over 29 years of diverse corporate management experience in roles ranging from Senior VP to President and COO. Evan has vast experience in leading corporate teams to realize greater growth and efficiency. Prior to joining Sandcastle Evan was the Vice President of Strategic Planning for Conference Plus, Inc., a 425 employee Inc. 500 company and the Founder and COO of Conference Call Direct, a cutting edge audio and web conferencing service. Evan earned his Bachelors of Science in Engineering from the United States Military Academy and he obtained his Master’s Degree in Engineering Management from Cleveland State University. At Sandcastle, Evan is responsible for the overall day-to-day management operations and oversight of the Sandcastle team.

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Mary De Armas is a licensed CAM with over 25 years of comprehensive HOA and Condominium Association accounting experience. Mary is also one of the founding members of Sandcastle Community Management that she formed in 2001 with just 3 associations under management. Within just a few years, Sandcastle had grown to managing dozens of associations throughout Lee and Collier Counties and currently manages over 130 associations. Mary and her accounting team manage in excess of $20M in association funds and are known throughout the industry for their integrity and attention to detail. Mary has a Degree in Business Administration and is a Notary. Mary is fluent in both English and Spanish.

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James Kelly

Jim comes to Sandcastle from Presidio Management where he served as a Regional Manager. He is a licensed CAM with over 15 years of combined management and leadership experience and brings a wealth of knowledge of both Condominium and Homeowners Associations. Jim’s background in the construction industry as an Electrical Crew Supervisor and licensed multi-state property and casualty insurance agent has provided him with the combined experience necessary to comprehend the many aspects of the industry. During his many years in the industry, Jim weathered both hurricanes Wilma and Irma, and due to his vast knowledge was able to assist both his managers and Board members with prompt recoveries.

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Joel Messinger is a licensed CAM and a 34 year veteran of the association management business. Joel formed his own management company, Community Associations Services in 1987, which he operated for 21 years. Community Association Services managed over 125 communities and 18,000 units on Florida’s east coast. From 1985 to 1987 Joel was the Director of Core Pointe Corporation, the Master Association for Wellington; one of the largest property owner associations in the state of Florida.

Joel is also a published writer! From 1981 to 2008, Joel wrote a question and answer column for the Boca Raton News that covered topics unique to the HOA/Condo association business. Joel earned his Bachelor’s degree from New Paltz, State University of New York. Joel is also the Executive Producer for The Board Room, Sandcastle’s weekly radio program heard on Fox News 92.5 FM.

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Shelly Mandell is a Florida licensed CAM and actively involved in Association management since 1992. Prior to joining Sandcastle, Shelly managed a portfolio of commercial condominium associations in the greater Naples area. Shelly’s career has given her the opportunity to manage large Associations as an On-Site Manager and Executive Director and to be involved in the opening of several prestigious communities including Tiburon in Naples. In addition to being a licensed Florida Community Association Manager, Shelly also holds a Paralegal Certification and is a Certified Manager of Community Associations (CMCA), a designation earned through the Community Association Institute. At Sandcastle, Shelly manages a portfolio of communities in Collier County.

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Eduardo De Armas has been a Florida licensed CAM since 2002. Eduardo has managed portfolios of condominium and homeowner associations as large as 18 communities at a time. Mr. De Armas currently manages a luxury condominium community in Naples consisting of both residential and high-end commercial retail units. Prior to joining Sandcastle, Eduardo owned and managed VE-PRINT, a successful full-service printing company and J.E. D’Armas Labels located in Venezuela. Mr. De Armas was the recipient of the 2005 Manager of the Year Award presented by the South Gulf Coast Chapter of the Community Association Institute. Eduardo studied at the Catholic University Andres Bello, School of Law in Caracas, Venezuela and he is fluent in both Spanish and English.

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Veronica Lee is a licensed CAM with over 9 years of property management experience in both residential and commercial settings. Prior to joining Sandcastle Community Management, Veronica served as the General Manager for IPM, one of Southwest Florida’s oldest Association Management companies, where she had complete oversight of the company’s condominium and homeowner management operations. Veronica holds a Certified Pool Operator Licenses and she is a Florida Notary Public. At Sandcastle, Veronica manages a luxury condominium community in Pelican Bay.

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Susan Smith is a licensed CAM and MBA with almost a decade of Senior Accountant experience. Prior to joining Sandcastle, Susan was a Cash Accountant for Media Network of Central Ohio, a subsidiary of Gannett Company. At Gannett, she was responsible for all cash accounting for 11 daily newspapers and associated website with over $15M in revenues. Susan also holds a Bachelor of Science in Chemical Engineering and worked as a Process Engineer for Owens Corning Fiberglass, performing high level data and trend analysis. Susan obtained her MBA from from Capital University and her Bachelor of Science from Purdue University. At Sandcastle, Susan is the Assistant Controller and integrally involved in all accounting functions.

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Mickey Sudut is a licensed CAM with a strong background in both private and government management. Prior to joining Sandcastle Community Management, Mickey was a Portfolio Manager at one of Southwest Florida’s oldest Association Management companies, Integrated Property Management (IPM). Prior to joining IPM, Mickey also managed communities for one of Florida’s largest management companies based in Fort Myers. Mickey relocated from Michigan to Florida in 2005, where she was the Zoning Administrator in Livingston County, Michigan and responsible for the land permitting and the enforcement of ordinances. At Sandcastle, Mickey manages a portfolio of luxury condominium and homeowner associations.

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Taylor Whitsett is a Florida Licensed CAM and has worked in the Association and Club management industry since 2013. Before joining Sandcastle, Taylor worked at the Sanchez-Casal Academy & Tennis Club in Naples and was responsible for guest services. Taylor is a graduate of Davidson College where she obtained her BA in Political Science and a minor in Spanish. In addition, Taylor studied Human Rights at the Universidad de Buenos Aires in Buenos Aires, Argentina. At Sandcastle, Taylor manages a portfolio of Condominiums and Homeowners Associations throughout Lee and Collier Counties.

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Karen Shepard is a Florida Licensed CAM. Before joining Sandcastle in 2012, Karen held several Office Manager Positions at which she was responsible for the day-to-day operations of an electrical contractor, a construction company and an attorney. Karen started her career in 1986 working for First Federal Savings & Loan Association as a Customer Service Representative and Vault Teller before relocating to Illinois to continue her banking career at Old National Bank. Karen’s accounting background also provided her the opportunity to work at NCH (Naples Community Hospital) for several years in the accounting division. At Sandcastle, Karen provides administrative support to over 20 community Associations and their Boards.

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Lisa Sommers is a Florida Licensed CAM with a solid background in business service and support. Having been with Sandcastle for over 5 years, she managed over 12 condominium and HOA communities and prior to this handled all the administrative functions for 25 associations. Before joining Sandcastle, Lisa was a Deputy Clerk for the Collier Country Clerk of Courts for 4 years. Lisa began her career in Itasca, Illinois as an Administrative Assistant for Options Medical Group, a position she held for more than 8 years. Lisa also held a Real Estate Sales License in Illinois. At Sandcastle, Lisa manages a luxury high-rise located within Hammock Bay in Naples.

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Jeremiah Liberty is a Florida licensed CAM with Association Management experience that includes both Portfolio Management and On-Site Management. Prior to joining Sandcastle, Jeremiah managed a 400+ home HOA in Naples. Prior to Jeremiah entering the Association Management profession he was a Correctional Officer for the Department of Corrections. Jeremiah holds a Bachelor Degree in Sports Medicine and an Associate Degree in Business Management. Jeremiah is also an active member of the Army Reserve and serves as a Military Policeman. At Sandcastle, Jeremiah manages a large luxury Condominium community in Naples.

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Beverly Florio is a Florida Licensed CAM, joining Sandcastle in 2014 as a Lease Application Specialist. Prior to joining Sandcastle, Beverly was an Association Coordinator of a large Naples based real estate rental company and responsible for overseeing their rental division where she had oversight of over 500 homeowner and condominium associations. Beverly also served for 10 years at A.G. Edwards & Sons (now Wells Fargo Advisors), which was a large financial service holding company where she worked in the accounting division with oversight of Wire operations. At Sandcastle, Beverly provides administrative support to over 20 community Associations and their Board of Directors.

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Elle Maldonado is a Florida Licensed CAM. Elle has an impressive 20+ year background in Administrative Support, most recently in a Supervisor role for 9 years at Independent Purchasing Cooperative (IPC), the cooperative procurement arm of the Subway franchises, where she was responsible for the development and tracking strategy for the Subway North American Distribution Network. Prior to IPC, Elle was the Payroll Administrator for ASI, a third party healthcare and benefit provider for 5 years. At Sandcastle, Elle provides administrative support to over 20 community Associations and their Boards in addition to attending Association Meetings and providing on-site support.

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Damian Schaeffer is the Director of Operations at Sandcastle, responsible for managing internal policies and procedures and directing training and support of the Sandcastle staff. Damian’s focus is to continue to drive further internal process and service standard improvements to attain better service for our clients. Damian is a licensed CAM and Florida real estate Broker with over 15 years of progressive, multi-site property management experience. Prior to joining Sandcastle Community Management, Damian managed his own real estate company, Gulf Point Real Estate Group, LLC which provided sales and management services for private investors as well as CAM management services for Condominium and HOA Associations. Damian began his career in real estate management with K&D Management, LLC. in Cleveland, Ohio where he served as the Operations Director for a 40 property, multi-family portfolio consisting of 13,000 apartments and over 400 employees. Damian received his BA from The Ohio State University in 1999

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Jack Hedenstrom is a Florida licensed CAM with a solid Hospitality and Food and Beverage Management background spanning more than 45 years. Jack is the Manager for Positano Place, a 330 unit gated condominium community in Naples. Prior to joining Positano, Jack served for over 13 years as the Clubhouse Manager and F&B Manager for several landmark Country Clubs in Naples. Jack holds both a B.A. in Hotel Administration and a B.A. in Restaurant Administration from Southwest Minnesota State University. Jack is also a Certified Manager of Community Associations (CMCA).

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Sherri Gray is a Florida licensed CAM with an impressive property management career in the multi-family industry for over 27 years. Prior to joining Sandcastle Sherri managed large, high profile communities in Iowa for several large developers including Hunziker (Wessex Apartments) Professional Property Management, Inc. and Furman Realty. Sherri holds a B.S. from Iowa State University and formerly held an Iowa Real Estate License. At Sandcastle, Sherri manages a luxury condominium community in Naples’s Park Shore area.

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Jean Berhorst is a Florida Licensed CAM with a career that spans more than 20 years in a variety of Senior Level Accounting roles ranging from CPA firms to Corporations of various sizes. From Accounts Payable and Accounts Receivables to corporate and personal tax returns, bank reconciliations, journal entries and Payroll, Jean is accomplished in all areas of accounting operations. Jean earned her Bachelor of Science degree from Columbia College and her Masters of Accounting and Finance from Keller Graduate School of Management. At Sandcastle, Jean provides senior level accounting oversight and direct support for over 50 community Associations.

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Sondra “Soni” Kayse is a Florida Licensed CAM with a management career that spans three decades. Before joining Sandcastle, Soni was the Branch Manager for Marco Awards Group for 5 years and she previously served for 4 years as the Vice President of Dern Trophy Manufacturing in Westerville, Ohio. Soni is also a veteran of the insurance industry; working as a Claims Examiner for Cigna Insurance for over 10 years. At Sandcastle, Soni manages a luxury condominium community in Naples’s Wiggins Pass area.

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Scott Midgley is a licensed Florida CAM with over seven years in portfolio and on-site association management experience. Prior to joining Sandcastle, Scott managed a portfolio of condominium associations with Fairway Property Management. He also served as an on-site resident manager for a large condominium association, and was a Security Supervisor with Securitas. In addition to being a licensed Florida Community Association Manager, Scott is licensed by the State of Florida with a Class D license. At Sandcastle, Scott manages a portfolio of communities in Collier County.

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Matt Chionis is a licensed Florida CAM with a solid background in working with various businesses to improve their overall performance. Prior to joining Sandcastle, he had his own business development consulting practice which also specialized in the healthcare industry. Matt currently sits on the advisory board for a publicly traded healthcare company and is an internationally requested speaker. He has a degree from Baylor University and a Master’s Degree of Counseling. Matt is driven to add value to the properties he manages and uses his consulting background to ensure the communities get the best service. At Sandcastle, Matt manages a portfolio of Condominiums and Homeowner Associations.

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Kristin Mello has been a Florida Licensed CAM for over 10 years with an extensive background of portfolio and on-site management experience. Prior to joining Sandcastle, she worked for association management companies where she handled a portfolio of condominium and homeowner associations and other administrative duties in ever increasing roles here in SWFL. Kristin began her career at the Naples Beach Hotel & Golf Club as a sales coordinator. At Sandcastle, Kristin manages a portfolio of Condominiums and Homeowners Associations throughout Lee and Collier Counties.

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Madelyn McAneny is a Florida Licensed CAM with experience managing condominium and homeowner associations, as well as commercial properties. Prior to joining the team at Sandcastle, Madelyn spent two years as a Portfolio Manager overseeing a mix of properties within the Southwest Florida area. Before relocating to Naples in 2013, from New England, Madelyn was the General Manager of Daily Operations, Events and Catering for Restaurant 45, a very successful full-service restaurant, events and catering destination in Central Massachusetts. At Sandcastle, Madelyn manages a portfolio of Condominiums and Homeowners Associations throughout Lee and Collier Counties.

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Rachel Davenport is a Florida Licensed CAM with over 14 years experience in property and association management. Holding a degree in business management, she has managed a broad portfolio of communities including multi family, luxury high rise apartments, condominium and HOA communities. Prior to joining Sandcastle, Rachel served as a General Manager for a global management company overseeing a portfolio for the University of Cincinnati. She was a District Manager and Multi-Site Property Manager with a national association management firm for over nine years. While there, Rachel earned the Community Manager of the Year Award. She has served as a director on her own community HOA board. At Sandcastle, Rachel manages a portfolio of Condominiums and Homeowners Associations throughout Lee and Collier Counties.

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Steven Epkins is a Florida Licensed CAM with an extensive management background. Steven served for 28 years in the U.S. Army at various locations around the world and with groups such as the 82nd Airborne Division and the U.S. Army Special Operations Command. Prior to joining Sandcastle, he was involved with the JROTC programs throughout Southwest Florida and involved with organizing and coordinating functions with government and business entities. Steven has a BS degree from the University of the State of New York at Albany and a MA degree from Webster University. At Sandcastle, Steven manages a portfolio of Condominiums and Homeowners Associations throughout Lee and Collier Counties.

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Vickie James is a licensed Florida CAM, CFRM, and Realtor, she joins Sandcastle Community Management with over 20 years of experience in property and lease management. She has an extensive background in negotiating contracts with vendors, conducting budget audits and improving overall profit and loss margins for her communities. Vickie has worked with Home Owner’s Associations and their Board of Directors in making recommendations to enhance their communities. As a Regional Property Manager, she had increased responsibilities and successes over her 15 years with oversight of 1300 units, 50 employees and 7 property managers. She was instrumental in establishing sound policies and procedures to correct troubled assets and managed a $10 million-dollar budget. As the face for all 7 communities, she had responsibility to handle all community outreach and county business needs. Vickie manages a portfolio of Condominiums and Home Owner Associations in Lee and Collier Counties.

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  • Mary De Armas, CAM
    Corporate Controller
  • James Kelly, CAM
    Chief of Office Operations
    Director of Property Management
  • Joel Messinger, CAM
    Director of Business Development
    Director of Property Management
  • Damian Schaeffer, CAM
    Director of Operations, Portfolio Manager & Florida Real Estate Broker
  • Susan Smith, CAM, MBA
    Assistant Controller