Florida Multifamily Buyer
Sell Your Commercial Property In Florida
Florida’s population growth, lack of a state income tax, and diverse metro economies make it one of the most active multifamily markets in the country.
- Clear feedback on your deal, typically within 48 hours
- 5 to 100+ units, stabilized or distressed, listed or off-market
- Owners, agents, and brokers welcome — every conversation is confidential
We buy:Tired landlordsEstate & trust sales1031 exchangesDeferred maintenanceHigh vacancyPartnership splits
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Local Market Data
Florida Apartment Market
Figures gathered October 2026 from public market data.
To sell commercial property in Florida, start with the figures buyers price against. Statewide median gross rent was $1,669 a month and rental vacancy 7.6%, per the Census Bureau's 2020-2024 American Community Survey. Renters occupy 32.4% of occupied Florida homes, and 24.5% of all Florida housing units sit in buildings with five or more units.
Those statewide averages hide wide gaps between counties. Polk County posts a $1,363 median gross rent with 5.1% rental vacancy, while Palm Beach County sits at $1,916 and Brevard County at 10.8% vacancy. Below, Florida rents, five-year trends, county figures and the state's landlord and tax rules sit side by side, so an owner can see how a buyer will read a building before any offer arrives.
Renter household growth
Florida gained 156,693 renter households between the 2015-2019 and 2020-2024 ACS periods, a 5.9% increase, per Census table B25003.Larger-building stock
Units in Florida buildings with five or more units rose 8.8% to 2,512,646 between the two ACS periods, per Census table B25024.Household income gains
Florida median household income rose 34.0%, from $55,660 to $74,568, between the 2015-2019 and 2020-2024 ACS periods, per table B19013.The Florida rental market at a glance
Florida had 2,834,163 renter households in the Census Bureau's 2020-2024 American Community Survey, or 32.4% of 8,752,810 occupied homes. Florida units in buildings of five or more number 2,512,646, which is 24.5% of all housing units, per ACS table B25024.
Florida rental vacancy stood at 7.6% in the 2020-2024 DP04 housing profile. The $1,669 median gross rent equals about 26.9% of the $74,568 median household income. Strain is heavier for tenants: 60.1% of Florida renter households paid 30% or more of income on rent, per table B25070.
Five-year trends in Florida
Florida median gross rent rose 42.0% between the 2015-2019 and 2020-2024 ACS periods, from $1,175 to $1,669 a month. Median household income grew 34.0% over the same span, from $55,660 to $74,568. Rents therefore outran incomes by 8.0 percentage points.
Florida added 156,693 renter households, a 5.9% gain. Units in five-plus buildings grew 8.8%, adding 203,792 units statewide. Florida's population rose 7.2% to 22,416,077, and employment grew 10.4%.
Growth was uneven across Florida. Osceola County renter households jumped 25.1% and Polk County's rose 16.8%, while St. Lucie County lost 4.0% and Pinellas County lost 2.9%.
Florida county comparison
Median gross rent in the 12 most populous Florida counties runs from $1,363 in Polk County to $1,916 in Palm Beach County. Rental vacancy ranges from 5.1% in Polk County to 10.8% in Brevard County, per each county's 2020-2024 ACS figures.
| County | Median gross rent | Renter share | Share of units in 5+ buildings | Rental vacancy |
|---|---|---|---|---|
| Miami-Dade County | $1,829 | 47.8% | 44.7% | 5.5% |
| Broward County | $1,907 | 36.4% | 41.4% | 6.6% |
| Palm Beach County | $1,916 | 29.9% | 31.4% | 7.3% |
| Hillsborough County | $1,667 | 38.5% | 23.0% | 6.4% |
| Orange County | $1,775 | 43.2% | 29.9% | 9.3% |
| Pinellas County | $1,642 | 30.5% | 30.1% | 9.1% |
| Lee County | $1,712 | 25.7% | 21.2% | 10.3% |
| Polk County | $1,363 | 29.5% | 9.3% | 5.1% |
| Brevard County | $1,556 | 23.3% | 17.5% | 10.8% |
| Volusia County | $1,467 | 26.3% | 18.4% | 7.4% |
| Seminole County | $1,783 | 33.8% | 22.7% | 7.2% |
| Sarasota County | $1,818 | 23.3% | 20.0% | 6.1% |
Miami-Dade County leads this list on renter share, at 47.8%, and on units in five-plus buildings, at 44.7%. Lake County is among the most owner-heavy, with renters in 22.4% of occupied homes and 9.5% of units in larger buildings.
Florida landlord, tax and transfer rules
Florida Statutes Section 125.0103 preempts local price controls, including rent control, apart from a narrow voter-approved housing-emergency process. Outside that case, no Florida county or city can cap rents on an apartment building.
Florida sets no cap on security deposits. Under Section 83.49, a landlord has 15 days to return a deposit, or 30 days to send a certified-mail notice of a claim. Ending a month-to-month tenancy takes at least 30 days' notice under Section 83.57.
Florida assesses non-homestead property at just value as of January 1, and yearly assessment increases on that property are capped at 10%. Homestead protections do not reach rental buildings, so a strong rent year can lift the next just-value assessment of a Florida apartment property.
Florida's main deed-recording tax is documentary stamp tax under Section 201.02, set at $0.70 per $100 of consideration. Miami-Dade County applies a different rate on non-single-family deeds, so check the county before pricing a sale. Nonpayment of rent allows a three-business-day notice under Section 83.56, which shapes how a buyer views tenant arrears.
What this means if you sell in Florida
Owners who sell commercial property in Florida are priced on rent rolls, vacancy and the next tax bill. A building in Polk County, at 5.1% vacancy, reads differently to a buyer than one in Brevard County at 10.8%.
Deed taxes deserve an early look. With Florida's $0.70 per $100 documentary stamp rate, a $5,000,000 sale carries $35,000 in state stamp tax before any county difference. A 10% assessment cap also helps a buyer forecast taxes.
We review Florida buildings of five or more units in the 12 counties above and across the rest of Florida. Send the rent roll and the latest Florida tax statement, and we will set the property against these county figures.
Local Knowledge
Selling Multifamily In Florida
Every state has its own tax, legal, and market dynamics. A few things we factor into every Florida offer:
- Florida preempts local rent control under Section 125.0103, so rents are set by the market, not by city ordinance.
- Florida has no deposit cap; landlords return deposits within 15 days or claim them within 30 under Section 83.49.
- Non-homestead assessment increases are capped at 10% a year in Florida; assessment is at just value each January 1.
- Statewide rental vacancy was 7.6% in 2020-2024, but county rates run from 5.1% in Polk to 10.8% in Brevard.
Seller Guides
Selling In Florida? Common Situations We Handle
From The Blog
Florida Market Insights
Our Buy Box
What We Buy In Florida
Asset Type
Multifamily, 5+ Units
Apartment buildings and income-producing residential.
Size
5 – 100+ Units
Sweet spot: 15–25 units.
Condition
Stabilized To Distressed
Value-add, mismanaged, and high-vacancy properties welcome.
Deal Types
Listed Or Off-Market
Direct-to-owner, pocket listings, portfolios.
How Selling To Us Works
- 01
Submit The Deal
Send the address, unit count, asking price, and a rent roll or T-12 if you have them.
- 02
Initial Review
We review it against our buy box and give clear feedback — typically within 48 hours.
- 03
Underwriting & LOI
If it fits, we underwrite in detail and submit a written letter of intent.
- 04
Diligence & Close
Inspections and financing on the agreed timeline, then a professional, predictable closing.
Florida Seller FAQ
What should I check before I sell commercial property in Florida?
Start with rents and vacancy, since buyers do. Florida median gross rent was $1,669 a month and rental vacancy 7.6% in the Census Bureau's 2020-2024 ACS. Then check assessed value, because Florida assesses non-homestead property at just value each January 1 with a 10% yearly cap.
What tax applies when a Florida apartment building sells?
Florida charges documentary stamp tax on deeds at $0.70 per $100 of consideration under Section 201.02, so a $5,000,000 sale carries $35,000. Miami-Dade County applies a different rate on non-single-family deeds. Florida has no separate statewide transfer tax.
Can Florida cities limit how much I raise rents?
Almost never. Florida Statutes Section 125.0103 preempts local price controls, including rent control, except through a narrow voter-approved housing-emergency process. Outside that case, no Florida county or city rent cap applies to apartment buildings or lease renewals.
Which Florida counties have the tightest rental markets?
Among the 15 Florida counties profiled here, Polk County had the lowest rental vacancy at 5.1%, followed by Miami-Dade County at 5.5% and Sarasota County at 6.1%, per the 2020-2024 ACS. Brevard County had the highest at 10.8%.
How do I sell commercial property in Florida?
Send us the address, unit count, and a rent roll if you have one. We review Florida apartment buildings of 5+ units against our buy box and give clear feedback, typically within 48 hours.
Do you buy apartment buildings everywhere in Florida?
Yes. We evaluate multifamily properties statewide, including Jacksonville, Tampa Bay, Orlando, Miami, Fort Myers, Tallahassee, Pensacola, Tampa, smaller cities, and suburban markets. Every property is reviewed on its own fundamentals.
What types of Florida multifamily properties do you buy?
Apartment buildings and income-producing residential properties with 5 or more units — stabilized, value-add, mismanaged, or distressed. Our sweet spot is 15–25 units, and we review larger communities with capital partners.
Can I sell rental property in Florida with tenants in place?
Yes. We buy apartment buildings with tenants in place and keep existing leases intact. As a commercial real estate buyer focused on 5+ unit properties, we underwrite the current rent roll as it stands.
Do I need a broker to sell my apartment building in Florida?
No. You can work with us directly, or your broker can bring the deal to us. Either way, conversations stay confidential.
Do I need to make repairs before selling?
No. We underwrite properties as they are today, including deferred maintenance and vacancy.
From The Blog
Florida Market Insights
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