Florida saw a massive surge of Wall Street-backed investor activity between 2020 and 2023. Companies like Blackstone, Invitation Homes, and institutional REITs aggressively purchased single-family homes, often paying above asking price and crowding out local buyers. But 2024–2025 are telling a different story.
Institutional buying is way down
High borrowing costs, insurance volatility, and flattening rents have forced many institutional investors to:
- Halt acquisitions
- Sell off non-performing units
- Scale back development projects
- Shift capital to the Sun Belt states with lower insurance burdens (e.g., Tennessee, Alabama)
This retreat is opening up opportunities for smaller landlords.
Florida still attracts out-of-state buyers
but the profile has changed
Today’s investor movement is coming from:
- Small investors from the Northeast, California, and Chicago
- Retirees purchasing rental homes as a side income
- Former “accidental landlords” turning second homes into long-term rentals
- Entrepreneurs using 1031 exchanges to relocate wealth
These buyers are more cautious and more focused on cash flow instead of speculation.
How this shift benefits Florida landlords
With Wall Street money pulling back:
- There is less competition for investment properties.
- Small landlords can negotiate more favorable terms.
- Sellers are more willing to accept inspection or appraisal contingencies.
- Rent growth is stabilizing, making analysis clearer.
It’s a return to a more balanced, less overheated market.
Keys for landlords planning to expand in 2025
To take advantage:
- Target counties with lower insurance premiums (Polk, Marion, Hernando, Escambia).
- Avoid HOAs with aggressive enforcement or high fees.
- Focus on homes built after 2005 to minimize insurance costs.
- Use realistic rent projections—no more “pandemic premiums.”
- Maintain at least a 3–6 month reserve fund for insurance spikes.
Smart acquisitions today will look brilliant in 2027–2028.
Florida landlords have been divided on whether accepting Section 8 housing vouchers is a smart business move. But more owners are taking a fresh look at the program.
Insurance remains the single biggest cost issue for Florida landlords in 2025. While still serious, developments suggest the worst may finally be behind us.
Statewide vacancy rate: about 6.9%, up from 5.8% a year earlier, reflecting softer demand and a lot of new suppl
Many housing providers believe certain situations justify denying an emotional support animal requests. Most of these ideas are myth.
They said the Kansas Supreme Court ruling was a big win for a landlord because his tenant had to pay $21,000 in late fees. I think he lost.
IMPORTANT: If you are a Landlord and you provide water to your tenants via pump and well, here is a page from the website of "America's Largest Injury Law Firm". This looks like a new market for them and that should get your attention!
In 2025, Florida’s home insurance premiums average $5,376 annually for $300,000 in coverage—over double the national average of $2,181—driven by hurricanes, inflation, litigation, and attorney fees.
By leveraging standard depreciation, bonus depreciation, and Section 179 deductions, you can lower taxes and keep more cash for reinvestment.
Several updates to Florida’s landlord-tenant laws have been implemented or proposed by May 2025,
Fair Housing Law Landlord Responsibilities Federal fair housing laws in the United States, primarily governed by the Fair Housing Act ( FHA ) of 1968, aim to ensure equal access to housing and prohibit discrimination in housing-related activities. The FHA applies to most housing types, including rentals, sales, and financing, with limited exceptions (e.g., certain owner-occupied buildings with four or fewer units or single-family homes sold without a broker). Here’s a summary of the key points and landlord responsibilities:
A Stipulation is used to resolve disputes or address issues without going to court. Especially helpful with overdue rent situations.
Many landlords overlook late and partial rent payment. Neither of these practices are good but it could be worse than you think.
Veteran real estate investors almost never sell their rental property. Instead they borrow against the equity, that's tax free cash!
Rental investors should never pay attention to comps because investors do not buy buildings, they buy return on investment (ROI)
The rules governing security deposits for residential leases are primarily found Chapter 83. Here are the key points:
My Tenant Won’t Let Me Enter the Rental Property What Are My Rights?
There are three federal laws that regulate and define what a service dog is: The Americans with Disabilities Act, the Fair Housing Act and the Air Carrier Access Act. The Americans with Disabilities Act (ADA) defines service dogs as “trained to do work or perform tasks for people with disabilities”. Under the ADA, individuals with a disability include someone with a physical or mental health impairment that limits their life.
Tenants who have a bad rental history or a criminal history need a place to live just like everyone else. These characters know they can’t rent from large, well managed apartment communities because they check references. So, who are they looking for? They are looking for a nice, private landlord who thinks he’s is a good judge of character.
Our eviction business has seen a sizeable increase in the number of squatters moving into empty rental units. The stories are similar. The landlord discovers strangers have taken up residency in their rental home. Naturally, they are angry and worried. Will they become violent? Will they destroy the house? How do I get them out?
Successful landlords know you make money in the rental business when you select your tenant. If you fail to do your due diligence it can cost you thousands.
Landlords are prohibited from requiring tenants to pay rent in excess of what is authorized by
HAP contracts. The Landlord may not demand or accept any rent from the tenant in excess of
the contracted.
Tenant Screening is without a doubt, one of the most critical steps in the property management process. A thorough and meticulous screening process can mean the difference between a smooth tenancy and a rental nightmare.
Fair Housing: Persons with Disabilities What are Reasonable Accommodations? Source
Your tenant has moved out. While your priority is to clean and paint and get the unit rented, there are a number of things which good business practice suggests -- and some which State law demands.
Your tenant left your rental apartment trashed, damaged and owing you money! Your tenant lied and took advantage of you. He may have skipped or you may have evicted him. In either case, he damaged your rental and cost you money! What do you do?
Bedbugs are small, reddish-brown blood-sucking, wingless insects. Bedbug bites usually clear up without treatment in a week or two. Bedbugs aren't known to spread disease, but they can cause an allergic reaction or a severe skin reaction in some people.
A Warning To Landlords -- Remember Landlords: You have an obligation to inform rental applicants of their rights regarding consumer reports.
Nearly every tenant leaves stuff behind when they vacate, most of the time it’s just a big pile of junk. Trash or treasure, the law says it’s not yours and you have an obligation to respect your former tenant’s personal property.
Is the unit abandoned? Can you take possession of the unit and get it ready for the new tenant? Not if you want to follow the law and protect yourself from liability!
Hoarding is a mental disability you may encounter as you work on a property. People who suffer from hoarding are protected under fair housing law and are entitled to reasonable accommodations in the same way people with other mental or physical disabilities are.