Here's What Your Apartments Would Sell For Today.
I keep records on all 165,319 apartment buildings in Florida, who owns each one and every recorded sale. That's how I can tell you what yours is worth today, and which buyers are paying up for buildings like it. Answer a few quick questions and I'll put the records I already have on your building against the rent comps, flood zone, lender terms and recent sales your number is built on.
Would rather just talk it through? Call or text 321-275-5464, that is my cell, not an office line.
The Highest Valuation Isn't the One That Closes
Any broker can win your listing with a big number. It costs him nothing to say it. Then the buyer's lender orders the appraisal, the financing comes up short, and forty-five days later you are cutting the price on a building that now looks stale to every buyer who watched it sit.
I would rather tell you the lower number in August than explain the same number to you in December. So I price your building the way the buyer's bank will, and the number we launch at is the one that survives to closing.
This is not just my opinion. Economists who study property sales found that owners who price above what the market supports ask more, wait longer, and still sell for less in the end. It shows up in commercial property specifically, and it is stronger among individual owners than institutions, because a man who has owned something for twenty years is pricing his own history, and an institution is only pricing a spreadsheet. That is not a criticism. It is the trap the number is built to keep you out of.
- ✓A number that survives the lenderReal income, real expenses, and the cap rate buyers are actually paying this year. Not an average of your ZIP code. Your building.
- ✓Insurance priced the way a new owner will pay itIn Florida the deal now lives or dies on the buyer's insurance quote, and it reprices at the sale whether your renewal was kind to you or not. I underwrite what a new owner will be charged, not what is on your current declarations page.
- ✓You get me, start to finishThe broker who prices your building is the one who answers the phone, works the buyers, and carries the lender, estoppels and appraisal himself. No team skimming your outcome.
I Built a Record of Every Apartment Building in Florida, County by County
Not a subscription anyone can buy. I built it myself, one county at a time, and all sixty-seven of them publish their records differently, so it was sixty-seven separate problems instead of one. It took most of a year.
Here is why that matters to you, and it is the only part worth caring about:
- Your comparables are recorded closings, not asking prices. What a neighbor listed at is a wish. What he sold for is evidence, and evidence is the only thing a lender counts.
- I already know who owns the buildings around you, and I know the buyers, because they have told me exactly what they are looking for. When your building fits, they get a call, and buyers on a 1031 clock get called first. That is how a building sells quietly to a real buyer instead of sitting on a website for anyone to scroll past.
- I can price your building before you tell me a thing about it. That is why the valuator can hand you a number in about a minute.
Built county by county, current as of September 2026. How the number is built →
What's Actually Closed.
Not a pipeline, not "over $100 million in career volume," not a number I can't show you. These are Florida apartment buildings that changed hands. Real prices and unit counts, so you can go check them.
"Every time I called, Chris picked up with the same cheery greeting. And every time we hit a snag, he already knew the easiest path to get the deal across the finish line."
Van R. · Buyer & Seller Client
Reasons People Give Me for Not Selling
Most of them are good reasons. Here is the honest version of each.
I think this market is inflated.
You might be right, and it is the reason I price the way I do.
Owners who bought decades ago look at today's asking prices and do not believe them. Often that instinct is sound. Asking prices and closing prices have been further apart than usual, and a number no lender will finance is not a real number at all.
What I will show you is not what buildings like yours are listed at. It is what they have actually closed at, and what a lender will finance today. If that comes in lower than what someone else told you, that is the point.
I'm waiting for my balloon to come due.
Then you need this number sooner, not later.
When you go to refinance, the lender orders an appraisal and runs the same arithmetic a buyer's lender would, real income, real expenses, today's cap rates. If it comes back short, you find out with weeks to spare and no room to fix it.
Getting the number now tells you which conversation you are actually in: a refinance, a sale, or two more years of collecting rent on purpose instead of by accident. All three are fine. Not knowing which is the only bad one.
The tax bill would eat me alive.
Sometimes. Sometimes not, and it is worth ten minutes to find out which.
Most owners know about capital gains and get blindsided by depreciation recapture, which comes back at its own rate. A 1031 defers it, but forty-five days to identify and a hundred and eighty to close is a real constraint, and plenty of owners trade into something worse purely to avoid a tax. Seller financing spreads the gain across years instead of taking it in one, and almost nobody brings it up because it slows the closing down.
And if you are older with a low basis, holding may beat selling outright, your heirs get a stepped-up basis and much of the gain disappears. That is the one case where the right answer is do not sell, and I will tell you so.
I am a broker, not a tax advisor, and none of this is tax advice. Your CPA is the one who applies it to your situation.
Whatever you say, it's going to feel low to me.
It might. And often what an owner means by low is that the number does not account for what the building took to own, the years, the calls at midnight, the vacancies you carried.
They are right. It does not. No buyer's lender will finance what this building meant to you, and no honest number ever will. What I can tell you is what it will trade for, and what that leaves in your hands when it is done. If that is not enough to move on, that is a real answer too, and better to know now than after a listing has gone stale.
I'm just not ready.
That is the most common answer and it does not need defending.
Nothing here asks you to be ready. Get the number, put it somewhere, and come back to it when something changes, a renewal, a tenant, a partner, a birthday. No one calls you afterward. If you want to talk, the number is at the top of the page.
Who You'd Be Dealing With
I'm Chris Minchin. I started selling apartment buildings in 2013 at Marcus & Millichap, and in 2018 I opened The Apartment King so I could do it my own way. Thirteen years, one asset class, and a Florida broker's license in my own name.
I've been doing this long enough to know exactly where deals get stuck, almost always the due diligence or the financing, so I stay on that part myself and get yours to the finish line.
Paid at closing, out of proceeds. Nothing before that, ever. No marketing fee, no cancellation fee, no automatic renewal. More about me, licenses included →
Ready to Find Out What Your Building Is Really Worth?
No pressure, no obligation, and no listing agreement just to talk. Run the valuator above, or call. I read every message myself and get back, usually within a day. Your information stays with me. I don't sell it, and running the valuator doesn't enroll you in anything.
Looking to buy instead? Tell me your criteria and I'll send you deals that fit before they hit a website. Send me your buy box →
Not selling? Then don't. I'll send you a quarterly note on what buildings in your county actually traded for, and nothing else. Put my building on that list →
Not sure selling is the move? Sometimes it's refinancing, and sometimes it's holding two more years on purpose instead of by accident. Ask me on the phone, that conversation is free too.