Podcast Launch – The Tampa Bay Veteran Investor
If you haven’t already we’d love your feedback or a review on our podcast!
If you prefer a video version we have the recordings hosted on our YouTube channel too.
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Upcoming Leasing Season
Over the last 30 days we’ve noticed a positive shift in the amount of leads & conversions for our vacancies, and expect that to pick up as we hit the March – September timeframe. We are still encouraging owners be aggressive on pricing while we are considering pushing for renewal increases a little more than in 2025.
We’d still recommend caution throughout at least the middle of the year and believe that rents that have fallen, will stabilize/hit a floor this year with a possible upswing into 2027 (but who really knows)?
For vacancies posted in 2026 we averaged just under 21 days, nearly 24 days faster than the national average. Owners are having to spend money to update units, in hopes to at least keep rents from falling, without a potential increase which is tough.
We’re analyzing more than ever, the absolute minimum amount of repairs we can do to offer a solid product to the market without breaking the bank.
Interest Rates.. Not Going Down Soon
The next upcoming FED meeting is April 29th with a 97.9% chance of a “No Change” in rates. Obvious political turmoil, oil concerns and other factors are playing a role.
Even looking out to December is still a 60%+ chance of “No Change”, will we see any relief this year?
The Buyers Market Continues…
In Hillsborough County the housing values are down 3.9% over the last year and taking around 48 days to go pending. The average home value is $372,838
In Pinellas County the housing values are down 6.4% over the last year and taking around 48 days to go pending. The average home value is $362,977
Add on the average time to close, and you’re paying another 1 to 1.5x mortgage payments before closing.
Short Term Rental Market Update
Spring 2026 High Season Close-Out
As we wrap up a record-breaking Spring high season here in Tampa, the data tells a much more sophisticated story than the headlines may suggest. If you only look at the surface, you might see a “crowded” market, but for those of us managing assets daily, we’re seeing a massive Flight to Quality that rewards the most prepared investors.
The Macro View: Demand is Breaking Records
Despite the noise about oversupply, the fundamental desire to be in Tampa is stronger than ever.
Record Bookings (Trailing 12 Months): Market-wide bookings reached 265,001 over the last 12 months, a healthy 9.6% increase (23,253 bookings) compared to the previous year.
Spending Power: The Average Daily Rate (ADR) rose to $142, a 3.6% increase ($5) over last year.
The Supply Filter: While available listings surged 17.7% to 8,980, this growth is actually filtering professional operators from hobbyists.
The Occupancy Squeeze: Because supply growth is outpacing demand growth, estimated occupancy for the year dipped to just 59%, a 12% decrease from the previous 12-month period.
Luxury Insulation: High-end travelers are doing the majority of the spending right now. They are less affected by economic volatility, making the premium segment (4+ bedroom homes) the most stable place to play.
The Revenue Gap: While the “economy” middle is facing a squeeze, 5-bedroom homes are commanding a median booked price of $354, and 6-bedroom assets are hitting $478.
Inventory Concentration: Larger inventory remains a smaller, more exclusive slice of the market; there are only 73 six-bedroom and 197 five-bedroom listings compared to over 2,400 one-bedroom units.
Booking Lead Times: Premium assets benefit from longer booking windows, with 5-bedroom and 6-bedroom homes booking 34 to 39 days out, compared to just 13 days for 1-bedroom units.
The Forecast: Navigating the Seasonal Shift
The Tampa market is maturing, and our strategy must shift with the upcoming seasonal cycles.
The Post-Spring Lull: Following the high-occupancy spikes of late April, specifically April 24–28, which is seeing a 35.5% increase in demand, we expect a seasonaly brief market-wide cooling period.
The Summer Shoulder Season: We are already tracking renewed demand for late May, with May 18–21 seeing a 6.7% occupancy increase. This “shoulder” period is the last opportunity for peak ADR before the weather shifts.
Low Season Survival (Hurricane Season): As we transition into the lower-demand late summer and fall, the “Flight to Quality” becomes a game of survival. Economy-grade rentals will remain volatile as long as the underlying economy is shifting.
The Suggested Strategy: The Hybrid MTR Pivot: To combat volatility during the low season, investors should consider utilizing a hybrid Medium-Term Rental (MTR) strategy. By securing 30, 60, or 90-day rentals during this window, you can lock in guaranteed occupancy and stabilize your cash flow exactly when the short-term market begins to soften.
Because the market is searching for quality, there is zero margin for error. You need to be on your game to stay competitive through these upcoming shifts.
Client Case Study
Investing from out of the area can be a challenge. This month we toured a home that an owner thought was rent ready and he was in for a surprise! He was considering hiring us and sent us by to take a look at his property. We paired him with a legitimate vendor that can help with all the issues we uncovered.
We took a look at the home and identified that there was still $2,000-3,000 worth of work needed from outside improvements to finishing items inside. We know finding contractors can be tricky and boots on the ground really help. We really take a look at what is needed to provide the best product for the rental market, in a very competitive leasing space, we have to get the property looking right before we market it for rent.
Skipping easy improvements, to save costs, will only hurt with a longer vacancy. Although it wasn’t pretty news to deliver, it gives the owner CLARITY on the reality of the project and what’s needed to move forward.
Items we identified: Landscaping needed, cut a few trees, new mailbox, pressure washing, exterior and interior painting, safety hazards, no blinds on windows, mini split remotes missing, burglar bars on doors and windows to be removed, wall patches, unfinished sink install and more!
Tampa & St. Pete New Developments
$10M Arts Center Proposal, Ralph Lauren set for Hyde Park, $45M Tampa Penthouse
Lots happening lately especially in Tampa!
@StePeteRising
@TampaTomorrow
We’re thankful to all of our clients and referral partners, your reviews really matter!
Give us feedback on Google! g.page/r/CRouDiFuPtWwEB0/review
💭Closing Thoughts
“Tax Planning, Estate Planning and Asset Protection are key to a successful investing career.”
– Jeremy Kloter
See what else I’m up to: https://linktr.ee/Jeremykloter
That’s it for this month! See you next time!
