**OPERATING COST REALITY CHECK:**- Insurance: +29% YoY (coastal exposure + reinsurance crisis)- Maintenance: +24% (labor + materials)- Property Taxes: +22% (reassessments catching up)- Condo Fees: +45% since 2021 (SB 4-D structural compliance)**MARKET DYNAMICS:**- Luxury ($1M+): 10.2 months inventory, seeing 10% discounts- Single-family: 6.4 months, still climbing 4% annually- Condo/townhome: 12 months inventory (buyer's market forming)**CAP RATE SPREAD:**- Miami core (Brickell/Downtown): 4.7%- Suburban (Doral/Kendall/Homestead): 5.3%- 60bp spread = biggest arbitrage opportunity in years**INVESTOR BEHAVIOR SHIFT:**Seeing capital rotate from luxury spec plays → workforce housing with stable cash flow.

Since I know a lot of folks here invest in South Florida, thought I'd share the key findings:📊 Key Data:- Luxury inventory at 10.2 months (discounts averaging 10%)- Operating costs up significantly: Insurance +29%, Maintenance +24%- Cap rate spread: 4.7% (Brickell) vs 5.3% (Kendall/Doral)- Condo fees up 45% since SB 4-D passedFull report with neighborhood breakdowns: https://thsld.com/miami-property-management-trends-2026What are you seeing in your markets?

The October 2025 report from the Austin Board of REALTORS® shows a market continuing to follow its typical fall rhythm, with stable pricing, steady buyer activity, and rising inventory across both Austin and the greater metro area.

Seeing more landlords refinance to adjust monthly cash flow or restructure older loans.Some are pulling out capital for repairs, expansions, or new acquisitions.If you’ve done a recent refinance on your rentals, did it improve operations for you?

Go do a landscaping touch up, or something to improve the value.

Inventory dipped to 1.52M but remains well above last year’s levels.Why this matters: These closings reflect buyers who shopped in August/September — before rates improved.

Chicago has a lot of older housing stock, so finding something slightly under market and improving it is one of the best ways to increase cash flow and build equity quickly.But I also agree with @John Clark on the southwest side of Chicago (that's where my properties are at) + NWI has some great options, too.

The key to buying MF is finding assets that are not managed well so you can improve the NOI with some modest effort.

Single-family inventory tightens just enough.

Hi everyone,I’m trying to improve how I estimate ARV on potential deals.What tools or methods do you use to get an accurate ARV fast?