What we work
InvestmentProperties
Space Coast rentals sit on an unusual demand stack: aerospace payrolls, university and hospital staff, snowbird seasons, and launch tourism. We help investors buy long-term rentals, seasonal beach income, and small multifamily on actual math — realistic rents, coastal insurance, taxes without homestead protection, and management costs — then connect the diligence habits that keep year one boring.
How we work it
Underwrite before touring
Realistic rent comps, insurance quotes at investor rates, non-homestead taxes, and management fees — in the spreadsheet before the showing.
Strategy-to-town matching
Long-term cash flow inland, seasonal and vacation demand at the beach, corridor appreciation near the Cape — different towns, different jobs.
Rules before returns
Short-term rental ordinances, condo lease minimums, and HOA restrictions checked before you model a single nightly rate.
1031-aware timing
Exchanging in or out, we plan calendars around identification windows with your intermediary and CPA.
Straight talk
The local realities most listings skip — the same honesty we bring to every showing.
Non-homestead math is different
Investment property loses the homestead exemption and its 3% cap — assessments can move up to 10% a year, so we model taxes at investor reality, not the seller’s bill.
Insurance decides coastal cash flow
Tier-5 beach exposure can eat a gross rent premium; tier-1 and tier-2 inland towns often out-cash-flow the coast on paper. The quote belongs in the underwrite.
Short-term is a zoning question
Kissimmee’s resort corridors are built for STR; many beach condos require multi-month minimums; city rules vary block by block. The ordinance is step one.
Where we see it most
Investment: quick answers
Where do rentals cash flow best in your markets?
On our numbers, inland towns like Palm Bay, Melbourne, and Titusville pair sub-$350K typical prices with tier 1–3 insurance exposure — the friendliest spread for long-term cash flow. Beach towns trade higher insurance for premium seasonal rents; it is a strategy choice, and we model both.
Can I run a short-term rental?
Depends on the jurisdiction and, for condos, the building: Kissimmee and parts of Osceola County have zoned STR corridors, while many coastal cities and associations require longer minimums. We verify the ordinance and the HOA documents before you underwrite nightly rates.
How do taxes change on an investment property?
No homestead exemption and no 3% cap — non-homestead assessments can rise up to 10% per year, and sales often trigger reassessment. Budget from the millage and purchase price, not the previous owner’s protected bill.
Talking beats browsing.
Tell us what you're trying to do with investment — we'll bring the local numbers and an honest read.