What I've learned pricing, selling and managing Florida apartment buildings, written for owners, not for algorithms.
Every recorded sale of a Florida apartment building with 5+ units since 1995: the median price per unit by year, the 2008 dip, the 2021 rush, and 2025.
When mortgage rates doubled, Florida apartment prices stalled instead of falling. Thirty years of sales next to FRED rate data, and what it means for you.
How much Florida rents rose from February 2020 to August 2026 in every county Zillow tracks, which are below their peak, and what it means for owners.
HUD's FY2027 Fair Market Rents for every major Florida county, studio to 4 bedrooms, how much they rose since 2021, and what they mean for owners.
Recorded sales of Florida apartment buildings with five or more units in 2025 and 2026: price per unit by county, the statewide median, and how to use it.
How seller financing works when you sell a Florida apartment building: typical down payments, rates and balloons, the tax angle, the risks, and when it beats a cash sale.
What a Florida apartment owner actually owes when they sell: federal capital gains, depreciation recapture, and the legal ways to shrink the bill. From a licensed broker.
How a 1031 exchange actually works when you sell a Florida apartment building: the 45-day and 180-day deadlines, the intermediary, and when you should not do one.
The actual process of selling a Florida apartment building, from valuation to closing table: the paperwork, the buyer vetting, and the two places deals die.
Straight answers on Florida commercial real estate commissions: the typical ranges, what the fee actually buys, and the questions to ask before you sign a listing.
Burned out on your apartment building? An honest look at hiring management, fixing the numbers, or selling, and how to tell which one you actually need.
What Florida apartment insurance costs per door today, region by region, why it climbed and is now easing, and how much value the premium moves.
Rents have stalled, insurance doubled, and buyers are paying reset prices. An honest look at whether holding your Florida building still makes sense.
When you buy a Florida apartment building, the tax bill resets, and it can blow up your first-year numbers. A broker explains how to estimate the new bill.
How Florida apartment buildings are valued: the income approach, cap rates by market, and the mistakes that cost owners money at the closing table.
The cap rate on the cover of an offering memorandum is a marketing number. A Florida broker walks through how to find the real one before you overpay.
Two numbers, constantly mixed up, and the mix-up costs real money. A Florida broker explains cap rate vs cash-on-cash return in plain English.
A plain-English walkthrough of how Florida apartment buildings are valued: real income, honest expenses, NOI, the right cap rate, and a defensible range.