Lender · Orlando, FL · Member since 2023 · 220 posts · 183 votes
4mo
Hey Antonio,
From what I’m seeing, multifamily still looks attractive long term, especially workforce housing and smaller multifamily, but deals have to pencil much tighter today with insurance, taxes, and financing costs where they are. Broward still has strong population and rental demand fundamentals, and occupancy/rent growth have remained relatively resilient compared to a lot of other Sunbelt markets.
Short-term rentals feel much more market-by-market now. Some operators are still crushing it, but between regulation risk, seasonality, insurance, and increased competition, it seems harder to rely on STRs as an easy play unless the location is extremely strong.
Small commercial also feels like an area that may create opportunity over the next few years, especially for investors who understand local demand and can buy distressed or under-managed assets while financing remains tighter.
Lender · Orlando, FL · Member since 2023 · 220 posts · 183 votes
4mo
Hey Antonio,
From what I’m seeing, multifamily still looks attractive long term, especially workforce housing and smaller multifamily, but deals have to pencil much tighter today with insurance, taxes, and financing costs where they are. Broward still has strong population and rental demand fundamentals, and occupancy/rent growth have remained relatively resilient compared to a lot of other Sunbelt markets.
Short-term rentals feel much more market-by-market now. Some operators are still crushing it, but between regulation risk, seasonality, insurance, and increased competition, it seems harder to rely on STRs as an easy play unless the location is extremely strong.
Small commercial also feels like an area that may create opportunity over the next few years, especially for investors who understand local demand and can buy distressed or under-managed assets while financing remains tighter.
fort lauderdale FL · Member since 2026 · 27 posts · 10 votes
4mo
Hey Antonio, I’m a project manager in South Florida working on renovation projects for investors,
From what I’m seeing in Broward right now, it’s less about one asset class being ‘best’ and more about deal quality and carrying costs (insurance, interest rates, rehab scope).
Value-add single family is still moving consistently because it’s easier to underwrite and exit, but margins can get tight fast if rehab or insurance is off.
Multifamily still makes sense, but a lot of deals have to be very conservatively underwritten right now to cash flow with today’s rates and insurance costs.
Short-term rentals are strong in the right pockets, but they're very dependent on local regulations and HOA rules. Small commercial feels slower and more relationship-driven than quick-turn opportunities.
Overall it feels like the biggest separator right now is simply buying right and being realistic on rehab + holding costs, more than the specific asset class.”
Real Estate Agent · Los Angeles, United States · Member since 2021 · 392 posts · 162 votes
3mo
South Florida is genuinely complex right now. The others here nailed the insurance/rate issue — Broward is one of the hardest hit markets for insurance costs, and that's changed the underwriting math on almost everything.
If I were focused specifically on Broward right now, I'd be looking at value-add multifamily in transitional submarkets where rents are below market and there's a clear path to reposition. The rent growth story in Broward is still intact compared to a lot of other Sunbelt metros — but the entry math requires you to find deals with real upside, not just buy at market. Mid-term rental or furnished LTR is worth evaluating in the right neighborhoods too, since it can meaningfully juice income on properties that don't cash flow well as standard LTR.
Happy to share more thoughts on the market — feel free to DM.
Wholesaler · Florida / New York · Member since 2026 · 6 posts · 1 vote
3mo
Multi-family is still great. Even single family can work. The key in today's market (as always, but moreso now) is buying right. We're in an interesting time where many folks have low interest rates, and maybe even bought during the height of the market that are all underwater, and so you see listings that are above market value that just won't move. I see a lot of them.
However, because of rising costs, insurance / taxes, etc. there are a lot of people also hurting and just want to dump their property. We're seeing a ton of off-market activity compared to on-market activity because many homeowners are now getting the impression that if they list on the MLS their property might sit (which, if priced wrong, of course it will).
Coral Springs, FL · Member since 2018 · 464 posts · 95 votes
3w
@Tej Wadwa nailed it on the off-market shift. In Broward specifically, one source of off-market deals that doesn't get enough attention: tax deed auctions. The county sells distressed properties at auction with no MLS listing, no agent commission, and the starting bid is set by the clerk — not a seller with 2022 expectations.
I've been underwriting Broward's Auction #113 (October 26) and the spreads are significant — condo units starting in the $26K range with ARVs in the $180-210K after rehab. The reason: these are properties where the owner owed back taxes, so the county is selling at a market-clearing price. No stale inventory problem because there's no listing — it's a competitive bid at auction.
The workflow is straightforward but requires homework: pull the property appraiser data for each parcel, drive the properties, run your own comp analysis, and show up with cash (or proof of funds). Most people don't do the legwork, which is exactly why the spreads exist.
For anyone asking "where are the best opportunities in Broward right now" — tax deed auctions are where you're buying at a price that makes the insurance/rate math work, because your basis is well below market. Happy to share the analysis framework if anyone's interested.