Insurance is the number that decides Florida deals
Property insurance in Florida has repriced severely, and self-storage feels it more than most asset classes — large roof areas, metal construction, high replacement cost relative to revenue. On some facilities the insurance line has moved from a rounding error to one of the two largest operating expenses.
That has three consequences for a seller. Your trailing twelve months may understate what a buyer will actually pay going forward, if your policy has not yet renewed at current rates. Roof age, construction type and wind-mitigation features now materially change the premium a buyer can obtain, which means they change your sale price. And a facility that is hard to insure is hard to finance, which is precisely where leveraged buyers fall out mid-deal.
We are an all-cash buyer with no lender, so an awkward insurance profile does not kill our offer the way it kills a financed one. We still have to underwrite the premium honestly — but we can close on facilities a bank will not touch.
Supply, and where it actually landed
Florida absorbed a large volume of new storage development last cycle, concentrated in the Tampa, Orlando, Jacksonville and South Florida corridors. Some submarkets are still working through it while others tightened quickly on in-migration. We underwrite by three-mile ring rather than by metro, because a facility in a built-out coastal pocket and one sitting behind a new-construction wave are different businesses even within the same county.
Tax and closing mechanics
Florida has no state income tax, which affects your after-tax proceeds more than most individual line items in the deal itself. The state does charge documentary stamp tax on the deed at closing, and the rate structure in Miami-Dade differs from the rest of Florida. Your basis and depreciation recapture will drive your net far more than closing costs will — a conversation worth having with your CPA before you sign rather than after.
Delinquent tenants
Florida’s self-storage facility statutes govern liens and the disposal of stored property. We buy facilities with delinquencies and lien processes in motion; there is no need to clear them first, and no need to run auctions to make the rent roll look tidier. We underwrite economic occupancy.
Why Florida owners sell direct to us
Listing a storage facility through a broker means months of marketing, a 4–6% commission, and the risk of a buyer's bank killing the deal late. Selling directly to us removes all of that.
- ✓No commissions. We're the buyer, so there's no 4–6% listing fee coming out of your proceeds.
- ✓All-cash, no lender. Our offers aren't contingent on financing, so they don't fall through at the bank.
- ✓Certainty fast. We release contingencies in 15–30 days, within a standard 60–180 days commercial close.
- ✓As-is, any occupancy. Deferred maintenance or low occupancy is fine — we underwrite the upside.
- ✓Confidential. No public listing and no sign out front. Your tenants and staff don't need to know.
Curious what your Florida facility is worth?
Get a fair, all-cash offer with no commissions and no pressure. It costs nothing to find out.
Get My Free Offer →