Let’s get something straight: Florida is not crashing. Despite what you might be hearing from articles warning that Florida is a “gigantic warning sign,” the market isn’t falling off a cliff—it’s correcting. And if you know how to invest creatively and strategically, this correction is the best gift 2025 could give you.
The so-called “decline” in Florida’s housing market is nothing like 2008. Back then, we were dealing with subprime mortgages, a collapsing banking system, and genuine panic. Today? We’re dealing with pricing recalibrations in a state that still has no income tax, population growth, booming business migration, and a climate that millions still dream of retiring in.
Let’s walk through why this narrative of a Florida crash is missing the bigger picture—and why this market is still a goldmine if you know how to work it.
Myth #1: Home Prices Are Collapsing
Sure, some cities are seeing prices dip. Condos are taking a hit. But let’s remember where we started: Florida home prices skyrocketed over 50% from 2020 to 2022. Some pullback was expected. You can’t double in price and expect that growth to stay linear forever.
And even now, most properties are still valued significantly higher than they were five years ago. If you bought pre-2020, you’re probably sitting on a pile of equity. If you’re buying now? You’re getting in at a discount from the 2022 peak—with tons of room for long-term appreciation.
In other words: it’s not a crash. It’s a reset.
Myth #2: Demand Is Gone
One of the biggest arguments in the “Florida is in trouble” story is that migration has slowed down. It’s true—net migration dropped from 314,000 in 2022 to 64,000 in 2024. But let’s put that in context.
Florida is still gaining residents. Still gaining businesses. Still attracting retirees, remote workers, and investors from all over the world. The migration slowed down because the pandemic urgency died off—not because Florida suddenly became undesirable.
If anything, this breather in migration gives investors a window of time to buy without having to outbid 10 cash offers from Silicon Valley tech workers.
Myth #3: Interest Rates Are Killing the Market
Yes, rates are higher. But you know what else is high? Creativity.
Subject-to deals are back in a big way. I personally closed four of them in the last two weeks. One of them? A completely turnkey home with a 2.9% mortgage. I gave the seller a small down payment to walk away, and now I’m cash flowing $800/month from day one.
The high-rate environment actually helps us because it scares off the casual buyers. The ones left in the game now are strategic players—people like you and me—who know how to structure deals and control property without needing traditional bank loans.
If you’ve got a good lender, a creative mindset, and know how to have honest conversations with motivated sellers, you can still win big in this market.
Myth #4: Insurance Is Unmanageable
This one gets repeated a lot—and yes, Florida insurance costs have gone up. There’s no denying it. But let’s not act like this is the end of the world.
First of all, insurance premiums are negotiable. You can shop carriers, raise deductibles, or—if you’re like me—bundle across your portfolio to cut deals. If you’re running Airbnb or corporate rentals, your cash flow usually absorbs those costs.
And let’s be honest: when insurance costs go up, guess what happens to rents? They rise too. Everything gets passed along. The investors who understand how to price and manage their properties adjust. Those who don’t? They’re the ones complaining in Facebook groups.
Myth #5: Condos Are Dead
Condos are taking more heat than single-family homes—especially after the Surfside collapse triggered tighter regulations and higher assessments. But again, this just filters out weak deals.
If you’re underwriting properly, none of this should be a surprise. Factor in HOA increases. Plan for assessments. Know what the reserves look like before you buy. If a deal still cash flows after all that? It’s a solid long-term play.
Also, lower condo prices present a rare entry point in cities like Tampa, Orlando, and even Miami. Remember: buy when others are scared.
Myth #6: Florida Is Unique In Its Risk
Let’s zoom out. Every market has its challenges. California has wildfires. Louisiana has floods. New York has rent control. Every state has a regulatory or climate hurdle.
Florida gets hurricanes. That’s not new. That’s just priced in.
But Florida also has:
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No income tax
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Year-round tourism
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A landlord-friendly legal system
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Massive business migration
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Ports, trade, logistics, and a growing tech and medical sector
Try finding another state with that combo.
Why This Market Is Perfect for Creative Investors
Here’s the part the mainstream articles miss: this market is perfect for people who know how to buy creatively.
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Subject-to? Better than ever.
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Wraparound mortgages? Sellers are open.
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Owner financing? Motivated sellers are saying yes to terms they never would’ve considered two years ago.
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Airbnb arbitrage? Still profitable in select zones.
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Turnkey DSCR deals? Plenty out there—if you know where to look.
This isn’t a moment for panic. It’s a moment for positioning.
What Investors Should Really Be Doing Right Now
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Re-underwrite everything – Factor in insurance, taxes, and HOA risk—but don’t get scared. Just adjust your model.
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Target tired landlords – The same ones getting squeezed by costs are your best acquisition targets.
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Negotiate creatively – Focus on structure, not just price. Think terms, timeline, and what the seller really needs.
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Focus on entry, not exit – You make your money when you buy. That’s never been more true than in 2025.
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Be local-minded – Every Florida city is different. Some condo markets are suffering. Some SFR markets are flying. Know your niche.
Real Examples From My Own Deals
Here’s what just happened last week:
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A family member rented a home to another family member who couldn’t afford it anymore. The seller didn’t want to deal with the eviction and just wanted out. I took it subject-to with a 3% loan. Minimal money in. Clean exit for them. Instant cash flow for me.
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Another seller had a turnkey property and just wanted $3K to move. She didn’t care what I did with it as long as she could leave. I rented it the same week. No foreclosure. No rehab. Just cash flow.
These are happening every day right now in Florida. If you’re not seeing these opportunities, you’re probably not asking the right questions—or talking to the right sellers.
Final Thoughts: Don’t Fall for the Crash Narrative
Florida isn’t falling apart. It’s shedding the froth and becoming investable again. The market needed this reset. You needed it. I needed it.
Now we can buy without the frenzy. We can negotiate. We can breathe.
And let’s be honest: nobody builds real wealth in a frenzy. You build it during the calm. During the pullback. When everyone else is scared.
If you take one thing away from this article, let it be this:
Real estate markets are local. Narratives are national. And smart investors don’t listen to the noise—they listen to the numbers.
Florida still has everything it had before—and more. The only difference? You’ve got less competition and more leverage.
Keep it consistent, stay patient, stay true—if I did it, so can you. This is Jorge Vazquez, CEO of Graystone Investment Group and all our amazing companies, and Coach at Property Profit Academy. Thanks for tuning in—until the next article, take care and keep building!
