What I've learned pricing, selling and managing Florida apartment buildings, written for owners, not for algorithms.
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.
Thirteen years of Florida apartment insurance quotes, what drove the increases, and exactly how much building value the higher premiums have erased.
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.