Wholesaler · Indianapolis · Member since 2026 · 59 posts · 27 votes
Over the past few weeks, I’ve been speaking with investors across different markets, and one thing I’ve noticed is that everyone seems to be getting more selective with acquisitions.
I’m curious to hear from investors who are active in Florida:
• Are you seeing more motivated sellers lately?
• Which counties or cities are still producing deals that make sense?
• Has your buy box changed over the last few months?
I’m always looking to learn from experienced investors and build relationships with people actively buying in Florida.
If you’re investing in Florida, I’d love to hear what you’re seeing in your market.
Investor · Tampa, FL · Member since 2011 · 2k+ posts · 3k+ votes
2mo
95% of people involved in real estate here have never seen a flat/depreciating market.
Sellers are listing their dated, dilapidated properties for a retail price. This is causing a mass of stale inventory, because buyers aren't taking the bait anymore like the covid days.
This causes national media headlines to assume our market is dead, but fully updated properties that are priced appropriately still move quickly. This surprises a lot of misinformed buyers who just read headlines and think they can bully sellers.
Investor · Tampa, FL · Member since 2011 · 2k+ posts · 3k+ votes
2mo
95% of people involved in real estate here have never seen a flat/depreciating market.
Sellers are listing their dated, dilapidated properties for a retail price. This is causing a mass of stale inventory, because buyers aren't taking the bait anymore like the covid days.
This causes national media headlines to assume our market is dead, but fully updated properties that are priced appropriately still move quickly. This surprises a lot of misinformed buyers who just read headlines and think they can bully sellers.
Lender · Tampa/Saint Petersburg, FL · Member since 2014 · 356 posts · 148 votes
2mo
I'm seeing something similar in the TB market. Buyers have become MUCH more selective, and I'm finding that properties priced appropriately and in good condition are still moving. Investors also seem to be underwriting much more conservatively than they were a couple of years ago, as they should!
@Nick C.made a great point about stale inventory. There are definitely sellers still pricing based on 2021/2022 expectations, while buyers are underwriting based on today's numbers.
Englewood, NJ · Member since 2018 · 464 posts · 87 votes
3w
Great points from @Nick C. and @Amber Stout about stale inventory. I'm seeing the exact same dynamic in Broward County — sellers holding on to 2022 comps while buyers have moved on.
One angle that's working well right now: tax deed auctions. Instead of fighting over stale MLS listings, you're buying at a market-clearing price where the spread is real. I've been underwriting Broward's upcoming Auction #113 (Oct 26) and seeing condo units with 5-8x spreads — not because the ARV is inflated, but because the starting bid is genuinely below market.
The catch is you need cash and you need to do your homework fast. The county posts minimal info, so most of the edge comes from driving the properties and running your own comp analysis.
For anyone asking "which counties are producing deals" — Broward and Palm Beach tax deed auctions are worth a look if you can underwrite conservatively and have the capital to close. The stale MLS inventory problem basically disappears when you're buying at auction.