Ep. 44 Carl Hudson – Did You Know the Federal Reserve Monitors Florida’s Real Estate Market?

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hudsoncarlpThe Federal Reserve is institution many are aware of. As the central bank of the United States, it serves as the standard for banking as well as regulates and moderates national interest rates. What many don’t know is that the Federal Reserve also has many other responsibilities.

Carl D. Hudson, Ph.D. is the Director of the Center for Real Estate Analytics at the Federal Reserve Bank Atlanta. The Atlanta division of the Fed (1 of 12) oversees much of the Southeast U.S., including Florida. Dr. Hudson is responsible for identifying and analyzing systemic impacts in real estate, economy, financial institutions and consumers. This week he shares his insights on the post-recession rates of Florida’s real estate market and its relation to the rest of the nation.

  • Florida is real estate market economy
  • Immigration major factor in FL real estate market
    • 2000-2007 – >300k/ year in population growth
    • 2008-2009 – <100k/ year
  • Economy is improving slowly
    • FL employment growth rates – 3.4% annually, highest in Southeast U.S.
    • Only .2% growth from pre-recession peak
  • Interest Rates may see increase over time
    • Short-term rate increases likely
    • Indicative of returning economy
    • No dramatic increases
  • Multi-Family markets in FL
    • 40% year-after-year construction growth rates
    • Major Markets: Tampa, Ft. Lauderdale, Miami, Jacksonville, Orlando seeing positive trends in construction
  • Miami
    • Largely driven by foreign market
    • July 2012: 4200 units under construction; June 2015 20,000 units under construction
    • Strengthening of U.S. dollar may inhibit foreign investment
  • Yield rates
    • Lower rates than pre-recession, but functioning at rates equivalent to early 2000s
  • Changes to investing
    • Prior to recession – financing investment involved a deposit
    • Post-recession – “pay as you go” financing on the rise
    • Greater commitment to investment, not easy to walk away
  • Growth trends for Florida?
    • Panama Canal reopening could mean major impacts on East Coast port cities
    • In FL – Jacksonville, Tampa, Miami, Ft. Lauderdale

To find out more from Dr. Hudson’s department, visit The Federal Reserve Bank of Atlanta’s website and click the Center for Real Estate Analytics link

Click here to read the President of the Atlanta Federal Reserve, Dennis Lockhart‘s speech on the national economy

Stay informed with Dr. Hudson’s blog, Real Estate Research

Ep. 43 Steve Berges: Tips on Selecting A Property Manager

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ServeAttachment.ashxSingle-family investors looking to transition to multi-family investing? It is important to remember that multi-family investing has different rules and procedures than single-family. It is crucial to have an understanding of the dynamics of multi-family markets. While a working knowledge of multi-family markets is vital, even seasoned investors cannot oversee all aspects of property management.

Steve Berges, author of Complete Guide to Buying and
Selling Apartment Buildings
has some tips on transitioning into multi-family markets and, most importantly, on selecting an effective and responsive property manager for your asset. With over $100,000,000 in multi-family transactions under his belt, Steve has the experience and know-how to achieve success in multi-family investing.

  • Value-Play/Value-Add System
    • Property undervalued for certain reasons relative to current market
    • Low-risk investment
    • In/out investment, not long term
  • Multi-Family is More Economical Than Single-Family
    • Multi-family flips still generate occupancy cash-flows
      • 70-80% occupancy compared with the usual 0% of single-family flips
      • Multi-family property should be breaking even, with proper research
    • Lower frequency of transactions per year than single-family
  • Multi-Family Markets are Competitive
    • Recognizing competitive market is important
    • Understanding the dynamics asset values and what drives the value is key
  • 3rd Party Property Managers
    • 50+ units should use property managers
    • more cost-effective to “manage managers” than to assume all responsibilities
    • On-site managers are especially important
  • Be a Strategic Manager/Owner
    • Use good judgment selecting property managers
      • Some may seem professional but may be ineffective
    • Develop close working relationship w/ property managers, but do not over-manage
    • Look for property management firms that specialize in multi-family assets
    • Be patient, do not rush investments

A devoted family man, Steve works with only a small group of partners a year, but he welcomes any investors to contact him with questions, to share interests or even propose investment opportunities!

You can visit his website at www.steveberges.com for even more information and updates!

Check out related content and past shows on our website!



Ep. 42 Courtney Barnard – 4 Things Apartment Investors Need to Know Regarding Current Florida Regulatory Issues

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Multi-family markets make many investors wary. Regulatory issues surrounding multi-family investments can change quickly and often. Florida regulatory issues occur especially quickly; changes occur every 6 months to a year. Multi-family units are also subject to many different federally protected-class ordinances that undergo frequent regulatory changes. Investors can be intimidated by the dynamic regulatory climate or move to invest in multi-family without a clear grasp of the market.

Courtney Barnard has made it her business to ensure multi-family investors with the proper resources and knowledge to stay atop the frequent Florida regulatory issues that arise. As Director of Government Affairs at the Florida Apartment Association, Courtney is tracking regulatory changes on federal, state and municipal level and advocating Multi-family owners’ rights and interests concerning these changes. This week we discuss 4 major regulatory issues in Florida that will have dramatic effects on multi-family markets.

  • 7 Protected Classes under Federal Government (Race, Color Nat’l Origin, Religion, Sex, Disability)
    • Additional protected classes may be added at state/local level
  • 4 Major Regulatory Issues in FL
  1. Additional Protected Classes in Miami-Dade County
    • Source of Income – cannot discriminate against renter based on source of income (non-traditional incomes…this includes Section 8 and Housing Choice vouchers
    • Domestic Violence Ordinance – victims or perceived victims of domestic violence may apply under Source of Income protection for housing. In FL, no documentation needed for renter to apply under new ordinance
  2. Pets in Multi-family Units
    • Pets often claimed as service animals to preclude fees/pet deposits
    • In FL, service animals may only be defined as a dog or miniature horse
    • Florida House Bill 71, passed 2015, proclaims: Service animal must be house-broken, under control of owner, and pose no threat to community
    • Now a misdemeanor in FL, to falsely identify pets as svc. animals
  3. Fire Assessment Fees/Inspections
    • Past 2 months have seen rise in local ordinances involving fire-safety assessments
    • Recent regulatory changes have cut many municipal budgets
    • Frequency and costs of assessments has risen
    • Property owners charged per unit fee of up to $49, in some cases
  4. Supreme Court ‘Disparate Impact’-Ruling
    • Texas Housing Authority v. Inclusive Communities Project
    • Court ruled that business owners may be unintentionally creating environments of discrimination with regard to fair-housing without violating fair housing laws
    • Already seeing rise in litigation regarding Supreme Court ruling
    • Could pose negative economic impact on multi-family markets
    • See the National Apartment Association‘s website for more info surrounding ruling

Visit the Florida Apartment Association’s website for information and resources on the state level.

Members of the Florida Housing Association may visit the Government Affairs section for more information on regulatory changes or contact Courtney directly through her contact info listed on the site.


Ep. 41 Ryan Severino: Things You Should Know About CAP Rates, Interest Rates & Asset Classes in Florida for 2015

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images The recovery from the 2008 economic recession has been a slow one with real estate being perhaps one of the hardest hit industries during the recession. In Florida, investors in all asset classes are feeling uncertain about rising costs of rental rates and projected interest rates adversely affecting cap (capitalization) rates.

Ryan Severino joins us this week to discuss the recovery from the recession and its effect on real estate investment. As a senior economist and Director of Research at REIS, one of the nation’s leading real estate data providors, Ryan can provide expert insight on national recovery and how it translates to a state level. He also clears up the uncertainty over cap rates, interest rates & asset classes in Florida real estate.

  • In 2008, U.S. experienced deep balance sheet recession
    • Excess debt built up in national economy
    • Flow of credit ceased
    • Slow recovery period
  • 2-2.5% GDP growth rate annually (next several years)
  • Class A inventories on rise, B & C inventories diminishing
    • Results in top-of-market rental rates in all asset classes
  • Southeast FL markets experienced above average recovery
    • Supported by foreign investment
    • Rents rising quicker than income recovery
    • Miami, Ft. Lauderdale becoming unaffordable markets
  • Central, Northeast FL markets still generally affordable
  • Multi-Family properties becoming much more competitive
    • Cap rate compression beginning to plateau
  • Commercial properties experiencing early-stage recovery
    • Room for cap rate compression
  • Cap Rates not effected solely by interest rates
    • Tied more closely to economic recovery
    • NOI (net operating income) effects cap rates

Ryan’s Tips:

  • Real Estate is a cyclical investment market
  • Follow proven market trends

For more information and research data on a variety of asset classes, visit the REIS website here

Ep 40 – Don’t Forget About Small Business Loans for Investment Real Estate

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Hoyt PrindleHoyt Prindle of the Florida Business Development Corporation talks about Small Business Administration (SBA) loans for investment real estate. Most real estate investors overlook this type of financing, because, frankly, it has limited use for investment property…BUT, the financing source can be excellent for mini-warehouses, hotels, golf courses, etc…OR, the professional or retail user who decides to have some attached rental space on the current space in which they own and run their business/practice. The terms of an SBA loan can make a deal VERY attractive for investors. Listen to Hoyt tells us what programs work best.  

Check out this episode!