All
Members
Companies
Blog
Forums
Podcast
Webinars
    User Log in  /  Sign up
  • Start here
  • Education
    Forums

    Learn from and contribute to 659K+ real estate discussions

    BiggerPockets Podcast

    Listen to weekly interviews with investors & entrepreneurs

    BiggerPockets Blog

    Delve into 8,800+ articles by experienced investors

    Member Blogs

    Read original articles by BiggerPockets members

    Guides

    Master the ins and outs of fundamental real estate topics

    The Money Show

    Listen to weekly interviews that will help get your financial house in order

    Webinars

    Sign up for this week's free webinars hosted by experienced investors or view previously-held webinar recordings in the Archives

    Videos

    Browse our library of real estate related video content

    Free Course

    Experience The Financial Independence Blueprint video series - a free four-part video series

    Topics
    Property Management Property Types Finance Strategy Finding Deals Business Operations
  • Network
    Members

    Search over 1,270,000 members across BiggerPockets

    Companies

    Explore over 31,000 real estate-related companies

    Real Estate Agents

    Find an investor-friendly agent near you

    Hard Money Lenders

    Pinpoint lenders near you with our nationwide database

    Events

    Find upcoming real estate events and meetups near you

    Jobs

    Browse real estate job opportunities in your area

  • Tools

    Calculators

    • Fix and Flip
    • Rental Property
    • BRRRR
    • Rehab Estimator
    • Wholesaling
    • Mortgage Payment
    • 70% Rule
    • Airbnb Calculator

    Services

    Find a Contractor Get a Mortgage Loan Tenant Screening External Link

    Additional Tools

    FilePlace

    Download presentations, spreadsheets, contracts & more

    REI Resources

    Dig into thousands of curated real estate tools & resources

    Calculators
  • Marketplace
    Properties For Sale

    Buy and sell real estate deals or seek out partners, financing, etc.

    Find Foreclosures External Link

    Search this comprehensive database of nationwide foreclosures

    Ads, Jobs, and Other

    Advertise your real estate business, deals, financing & more

  • Bookstore

    Featured Book

    Recession-Proof Real Estate Investing book cover

    Recession-Proof Real Estate Investing

    This easy-to-follow guide will show you how to make money during all of the market’s twists and turns! Accomplished investor J Scott dives into the theory of economic cycles and the real-world strategies for harnessing them to your advantage.

    Get the book now

    Real Estate Books

    • Flipping and Estimating Bundle
    • How to Invest in Real Estate
    • How to Sell Your Home
    • See All Books
    Real Estate Books

    Shop books covering real estate investing and personal finance.

    Lease Agreement Package New

    Don't spend $1,000 on a lawyer!

    Real Estate Forms

    Lease Agreement Package New

    Don't spend $1,000 on a lawyer!

  • Plans
Log In Sign up
User
Quick search links
Podcast Hard Money Lenders Books Washington
ForumsArrowMiamiArrowSouth Florida Market: What's Working?
  • Newest Posts Arrow Down Light
    • Newest Posts
    • Unanswered Discussions
  • Trending Arrow Down Light
    • Top Discussions
    • Trending Discussions
  • Local Real Estate Arrow Down Light
    • Local Real Estate Forums

      Real Estate Forums near you

      • Maryland Real Estate Q&A Discussion Forum 2.6K Posts 388 Discussions
      • Norfolk Real Estate Forum 350 Posts 35 Discussions
      • Norwalk Real Estate Forum 7 Posts -1 Discussions
      • Allentown Real Estate Forum 355 Posts 51 Discussions

      View all Local Real Estate forums

    • General Info
      • Real Estate Success Stories 77K Posts 3.7K Discussions
      • BiggerPockets Exclusive PRO Area 16K Posts 3.0K Discussions
      • New Member Introductions 489K Posts 56K Discussions
      • Real Estate Not-So-Successful Stories 523 Posts 41 Discussions
      • BiggerPockets Summer Reading List 92 Posts 14 Discussions
      • Real Estate Quizzes 696 Posts 21 Discussions
      • BiggerPockets Money Podcast 675 Posts 50 Discussions
      • FAQ Forum 132 Posts 9 Discussions
      • BiggerPockets Webinar Discussion Forum 459 Posts 15 Discussions
      • Questions About BiggerPockets and Official Site Announcements 42K Posts 4.1K Discussions
    • General Real Estate
      • Construction & Remodeling Diaries 6.1K Posts 1.0K Discussions
      • Renters Discussion 44K Posts 5.1K Discussions
      • Buying & Selling Real Estate Discussion 424K Posts 58K Discussions
      • Military Investing 5.4K Posts 532 Discussions
      • Do it Yourself 32K Posts 3.5K Discussions
      • Get Foreclosure Help - Stop Foreclosure Forum 6.6K Posts 910 Discussions
      • Home Owner Association (HOA) Issues & Problems Forum 6.2K Posts 910 Discussions
      • Completed Deal Diaries 5.8K Posts 2.0K Discussions
      • Investor Deal Diaries 17K Posts 862 Discussions
    • Reviews & Feedback
      • Real Estate Deal Analysis and Advice 131K Posts 19K Discussions
      • Ask About A Real Estate Company 24K Posts 2.7K Discussions
      • Real Estate Guru, Book & Course Reviews and Discussions 28K Posts 2.9K Discussions
    • Investor Basics
      • General Real Estate Investing 144K Posts 19K Discussions
      • Starting Out 291K Posts 41K Discussions
      • Real Estate Investor Marketing Help & Advice 46K Posts 6.5K Discussions
      • Investor Psychology 21K Posts 1.6K Discussions
    • Landlord & Tenant Forums
      • Landlord Forums & Rental Property Questions 359K Posts 39K Discussions
      • Mobile Homes & Mobile Home Park Investing 19K Posts 2.3K Discussions
    • Foreclosures
      • General Foreclosure & Pre-Foreclosure Forums 33K Posts 5.2K Discussions
      • HUD, VA, and Tax Sales 10K Posts 1.5K Discussions
      • REOs 17K Posts 2.2K Discussions
      • Short Sales Questions 17K Posts 2.1K Discussions
    • Real Estate Strategies
      • Rent to Own a.k.a. Lease Purchase, Lease Options 15K Posts 2.3K Discussions
      • Rehabbing and House Flipping 110K Posts 13K Discussions
      • Innovative Strategies 27K Posts 3.4K Discussions
      • Real Estate Development & New Home Construction 19K Posts 2.6K Discussions
      • Short-Term and Vacation Rental Discussion 22K Posts 2.0K Discussions
      • Tax Liens, Notes, Paper, & Cash Flows Discussion 34K Posts 3.9K Discussions
      • Real Estate Wholesaling Questions & Answers 137K Posts 18K Discussions
      • 1031 Exchanges 8.7K Posts 1.4K Discussions
    • Commercial Real Estate
      • Commercial Real Estate Investing Forum 36K Posts 4.8K Discussions
      • Multi-Family and Apartment Investing Forums 97K Posts 10K Discussions
    • Business Basics
      • Goals, Business Plans & Entities 25K Posts 3.5K Discussions
    • Real Estate Technology and the Internet
      • Real Estate Technology, Social Media & Blogging 16K Posts 2.3K Discussions
    • Loans, Mortgages, Credit Lines
      • Private Lending & Conventional Mortgage Advice 105K Posts 14K Discussions
      • Creative Real Estate Financing Forum 50K Posts 7.5K Discussions
      • Real Estate Crowdfunding Forums 5.6K Posts 384 Discussions
    • Financial, Tax, and Legal
      • Property Insurance Questions & Discussions 11K Posts 1.8K Discussions
      • Tax, Legal Issues, Contracts, Self-Directed IRA 100K Posts 15K Discussions
      • Personal Finance Forum 18K Posts 2.0K Discussions
    • Real Estate Professionals
      • Real Estate Agent Forums 47K Posts 7.1K Discussions
      • Bankers, Lenders, and Mortgage Brokers 12K Posts 1.9K Discussions
      • Contractors 18K Posts 3.7K Discussions
    • Real Estate Marketplace
      • Real Estate Events and Happenings 57K Posts 12K Discussions
      • Marketplace 227K Posts 88K Discussions
    • Off Topic
      • Housing News & Real Estate Market Discussions 15K Posts 1.8K Discussions
      • BiggerPockets Real Estate Investing Summit 2.0K Posts 107 Discussions
      • Off-Topic 43K Posts 5.3K Discussions
Start a Discussion

South Florida Market: What's Working?

12 Replies

  • Share on Facebook
  • Share on Twitter
  • Share on LinkedIn
Rotate Log in or sign up to reply
  • 1
Shane Cummings
  • 11 posts
  • 3 votes

Shane Cummings
from Boca Raton, FL

posted 11 months ago

Good Evening, BP!

I am looking for input as to what seems to be working well in the South Florida market currently.  Trying to avoid Miami-Dade so most interested in Broward and Palm Beach.

Does buy-and-hold seem to be the best opportunities?  Or fix and flip?  Any up-and-coming areas?

Mitchell Jaworski
  • 176 posts
  • 113 votes

Mitchell Jaworski
Investor from Boynton Beach, FL

replied 11 months ago

I've started looking out of state, not sure if that's helpful.  I know people finding deals in Broward, but you have to hustle.  They are generally non-hoa communities and homes that need updating, may be the sweet-spot.

Steve McRory
  • 543 posts
  • 166 votes

Steve McRory
Lender from Tampa, Florida

replied 11 months ago

I say use other people's money to make money.  Put as little as 15% down on rental property with closing costs paid.

Always keep good renters in the properties over the next 7 to 10 yrs. and maximize appreciation and tax write off savings.

Then, when you see my company advertising the below...

  • 620 score- 100%- 80/20 I/O 1st mtg - One day out of BK
  • 680 score- 100%- 80/20  1.5% pymt Neg AM, Hybrid Option Arm 1st mtg- NO DOC

...we're headed over the cliff again, so SELL, SELL, SELL!   ha!

  

Brian Garrett
  • 2.5K posts
  • 1.3K votes

Brian Garrett
Real Estate Investor from Palm Beach County, FL

replied 11 months ago

It's definitely more of a flippers market here than a buy and hold market.

Price to rent ratios are horrible for cash flow at least in Palm Beach County.

Mitchell Jaworski
  • 176 posts
  • 113 votes

Mitchell Jaworski
Investor from Boynton Beach, FL

replied 11 months ago

@Steve McRory - ain't that the truth!  Love that you are cognizant enough to use your employer as a gauge for when it's time to get out of dodge!   You lend in FL only, correct?

Kishia Ward
  • 3 posts
  • 5 votes

Kishia Ward
from Atlanta, Georgia

replied 11 months ago

Hey! 

I'm new to Biggerpockets and I am an Investor from WPB. I'm currently looking in to wholesaling in Atlanta and WPB. I purchased my first property in 2011 in PBC. The prices have since doubled in the area.

Unless you can find a great deal on a home to rehab and hold,  ) it's best to fix and flip - especially with the continuous increase in prices almost monthly.

Seasonal rentals are also pretty common in PBC. If you are interested in seasonal, plan to find property near major attractions (Polo, Beach, Golf, Ball park, etc). The  athletes and their familys are willing to pay top dollar for seasonal rents. 

Hope that helps! :)

Richard Rodriguez
  • 17 posts
  • 4 votes

Richard Rodriguez
from Orlando, Florida

replied 11 months ago

What is working well here? Everything and nothing. I know people doing 10 deals per month and 1 every 2 months. I only do 2 deals per month myself but my net profit is 53k per deal for the last two years. Humbly speaking, I think I'm more of a rarity though.

Buy and hold vs fix and flip? Many of the biggest wholesalers will tell you that 90% of their buyers are land lord investors and that the fix and flippers are extinct. Some of my friends that only rehab do 2-3 deals per month and doing 500k per year in profit. Most of my buyers too are buy and hold but keep in mind as @Brian Garrett he said it's a flippers market. In Palm Beach that may be the case but that comment is odd to me. That's amazing as I don't see that at all. I'm a wholesaler that specializes in hunting for deals and when I mean deals, I mean steals at 30 cents on the dollar not these "garbage-near-ARV-deals". There are tons of wholesalers out here that that put out so much junk weekly but they are surely moving it as I track the properties they are pushing. There not putting out those properties every month for years without making money. There are so many buyers down here, it's incredible how vast the buying criteria is from buyer to buyer.

If you want to know what works, trust me, it ALL works. You need to become a specialist in ONE area and work it like your life depends on it. Then you'll see it works. Trust me, I'm talking from experience. Hope this helps............

Richard Ibeh
  • 137 posts
  • 69 votes

Richard Ibeh
Specialist from Florida

replied 11 months ago

@Richard Rodriguez the deals you find are only in Orlando area or South FL too?

Richard Rodriguez
  • 17 posts
  • 4 votes

Richard Rodriguez
from Orlando, Florida

replied 11 months ago

@Richard Ibeh ............I mostly do South FL now.

Charlie DiLisio
  • 368 posts
  • 144 votes

Charlie DiLisio
Investor from Lake Worth, Florida

replied 10 months ago

hmmm not buying your narrative Richard.  A wholesaler making 50k on every deal and you are doing 2 a month for the last two years.  Sellers market here in south Florida not good for buyers in my opinion.  Good luck to everyone.

David Collier Jr
  • 24 posts
  • 11 votes

David Collier Jr
from Fort Lauderdale, FL

replied 10 months ago

Been aggressively analyzing multi-families on and off market in Broward for a few months now. Finally got one under contract in a great up and coming location for a price that makes sense but made a full price offer site unseen within the first 30 mins of it coming to market to get it under contract. 

Using what I've learned and applied here on BP allowed me to recognize immediately that the deal made sense. I find nothing can be accomplished with hesitation down here in S FL. Act fast and figure out later but only at a price that makes sense. 

For what it's worth I have a client (insurance) that has bought 4 SFR's in Riviera Beach this past year for buy and hold. All properties needed minor work but are now rented and cash flow nicely. Further north is where I'll be looking for the next one. Hope that helps.

Richard Rodriguez
  • 17 posts
  • 4 votes

Richard Rodriguez
from Orlando, Florida

replied 7 months ago

@Charlie DiLisio , I totally understand your question of me getting these deals at such an incredible spread. I didn't believe it either until I found the few "ninja's" that are out here. Matter of fact there are 2 others in my farm area that have the same spreads. I'm selling a property to a buyer where I'm making 54k on the deal and I'm pissed because I think I undersold it. We are pending the closing. Would you believe that he bought and sold a deal where he wholesaled it to make a 73k spread hit and it's 2 blocks away from the deal I'm selling him?! I'm pissed because I have 1 more bedroom than he has. I knew I undersold it! Nothing in the neighborhood has sold near his price so I'm thinking he sold it to someone  inexperienced or he just pushed this sale at that price. Could be. 

I wouldn't believe me either my friend but I wish I could tell you some of the savvy things that I know. You would slap yourself silly. I can tell you this, I will go toe to toe with anyone in this forum when it comes to drive and work ethic! You wouldn't believe the backsides of people I kissed, the constant digging into public records, the schmoozing, studying, reading, watching video after video, and just a shear relentless desire to be the BEST OF THE BEST! That's me and I'm no where near done! I'm going to work until I make people pass out even if it's myself that is the one passing out! I HATE competition and LOVE to WIN! There is NO WAY I'm coming in 2nd and you can that to the bank!!!!

Remember this, you don't know what you don't know. The more I learn the more I realize I don't know anything. There are people KILLING my numbers out there that I know this for a fact! It's just a matter of time because I'm on there tracks like a Florida gator! ;)


See you at the top.................hopefully! ;)

Michael Reger
  • 4 posts
  • 0 votes

Michael Reger
from Apopka, Florida

replied 7 months ago

hopefully your right on!

  • 1

Top Contributors

Eric Delcol
Eric Delcol
Tampa, FL
10.0
Score

Trending Discussions

  • California to make "Solar "mandatory for new Homes!!!!!!
    182 Replies
  • Average Net Cash Flow ? (Per door)
    70 Replies
  • LLC - Must have or nice to have?
    52 Replies
  • Selling newly remodeled home without an agent. Thoughts?
    31 Replies
  • Owner Financing Question
    19 Replies
Close Thin

Create Lasting Wealth Through Real Estate

Join the millions of people achieving financial freedom through the power of real estate investing

Start here

Already have an account? Click here to log in

Log in Sign up

Log in

Forgot password?

If you signed up for BiggerPockets via Facebook, you can log in with just one click!

Log in with Facebook

Let's get started

We just need a few details to get you set up and ready to go!

Use your real name

Use at least 8 characters. Using a phrase of random words (like: paper Dog team blue) is secure and easy to remember.

By signing up, you indicate that you agree to the BiggerPockets Terms & Conditions.

Why create an account?

Receive a free digital download of The Ultimate Beginner's Guide to Real Estate Investing.

Connect with 1,000,000+ real estate investors!

Find local real estate meetups and events in your area.

Start analyzing real estate properties, we do the math for you.

It's free!

Explore

  • Membership
  • Community
  • Education
  • Marketplace
  • Tools
  • Perks
  • iOS App
  • Android App

Company

  • About Us
  • Press
  • Advertising
  • Careers
  • Stats
  • Contact Us

Important

  • Terms of Use
  • Rules
  • Privacy
  • FAQ

Social

  • Facebook
  • Twitter
  • Google+
  • YouTube
  • Instagram
© 2004-2019 BiggerPockets, LLC. All Rights Reserved.