Feasibility Study Company Independent Feasibility Analysis

Florida · Market Intelligence

Florida Feasibility Studies

An independent, lender-grade feasibility practice for Florida across SBA 7(a) and 504, USDA Rural Development, EB-5, and conventional capital. This page is our standing, sourced read on where Florida markets are oversupplied, how deals actually get funded by SBA district, and where Florida feasibility studies fail review.

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12.2%
Jacksonville apartment vacancy, Q1 2026 — vs. 6.6% in Miami3
~2.8×
Florida home insurance vs. the U.S. average18
#3
Nationally in SBA 7(a) dollar volume27
2
SBA district offices spanning 67 counties24
The Florida Thesis

A statewide Florida number is indefensible.

Florida rewards feasibility work and punishes shortcuts. It is the nation's third-largest state, carries no personal income tax, and pulls hundreds of thousands of new residents a year, yet the decisive fact for underwriting is that the same asset class is simultaneously oversupplied in one metro and tightening in another. Multifamily is the clearest proof: in Q1 2026 Jacksonville apartment vacancy ran about 12.2 percent while Miami ran about 6.6 percent, a roughly 560-basis-point spread inside a single state (Largo Capital, June 2026).3 A single Florida capture rate applied across these metros mis-underwrites by hundreds of basis points.

The state is also large and unevenly settled. Florida reached an estimated 23,372,215 residents as of July 1, 2024, a gain now driven almost entirely by international migration even as the state ran a natural population decrease.1 Institutional activity concentrates in four metros — Miami tri-county, Tampa Bay, Orlando, and Jacksonville — while roughly 73 percent of the land area still qualifies as USDA-eligible rural territory.28 Miami is not Jacksonville; Tampa is not Orlando; neither resembles the Southwest Florida retiree coast. A study built on a statewide average misprices nearly every deal, so we underwrite Florida metro-by-metro, against the current pipeline, the regional funding channel, and the Florida-specific factors most studies miss.

What follows is organized as a working desk: a live oversupply monitor, a funding-routing map, the review failures that sink Florida studies, the regulatory edges that decide outcomes — the split Certificate-of-Need line, the nation's most expensive insurance, and the post-Surfside condo regime — and a per-metro demand fingerprint. Every figure is dated and attributed in the sources below.

The Oversupply & Pipeline Monitor

Where Florida markets stand, metro by metro.

A supply-pressure read for each metro and asset class, refreshed each quarter from named primary sources. A dash means we hold no current tracked reading, not that the market is balanced. Metro reads are Q1 2026 unless noted; data current to Q2 2026.

Supply pressure: Oversupplied Balanced Undersupplied Digesting / softening
Metro Multifamily Self-Storage Industrial Office Hotel Pipeline
Miami–Ft. Lauderdale–W. Palm Balanced6.6% vac., tightening Undersupplied4.0 sf/capita Digesting7.2% vac., infill tight Undersupplied12.5% vac., lowest of top 25 Balanced24 proj./5,317 rms; WC demand
Tampa–St. Petersburg Oversupplied8.8% vac., rents falling Balanced~7.1 sf/capita Balanced7.5% vac.; small-bay tight Balanced~15.1% vac., below US SofteningRevPAR first decline since 2020
Orlando Digesting7.3% vac., heavy pipeline Balanced~7.1 sf/capita Digesting10.1% vac., recovering Balanced$29.81/sf; +3.0% rents Heavy pipeline51 proj. planned, top-5 US
Jacksonville Oversupplied12.2% vac., deepest in FL Oversupplied~10.0 sf/capita Digesting11.3% vac., pipeline closing Oversupplied22.6% vac., improving No read
Sarasota / Cape Coral No read Oversupplied11.4 sf/capita No read No read Seasonal-demand risk
Lakeland–Winter Haven BalancedI-4 logistics corridor No read DigestingI-4 distribution No read No read

Readings compiled from sources 3–16 below. Vendor vacancy estimates for the same metro can differ; each figure is attributed at its point of use.

Multifamily: the state is digesting an uneven cycle

Florida absorbed enormous 2023–2025 deliveries, and the digestion is highly uneven by metro. Jacksonville carries the deepest overhang at about 12.2 percent vacancy with negative effective rents; Tampa runs about 8.8 percent and was repeatedly named among the U.S. metros with the largest year-over-year rent declines in March, April, and May 2026 (Yardi Matrix).34 Orlando is digesting near 7.3 percent even as it led the nation in percentage inventory growth, while Miami is the tightest major Florida metro at about 6.6 percent, with asking rents up 0.7 percent year over year and 2026 inventory growth projected at just 1.6 percent in Miami and Fort Lauderdale, the slowest pace in a decade (Marcus & Millichap, via Largo Capital, June 2026).36 A separate vendor cut put Miami vacancy nearer 6.0 percent at an average rent of about $2,434 per month, a reminder that vendor reads diverge and must be reconciled before delivery (Florida Corporate News, Q1 2026).5

Self-storage: a fractured per-capita map

Florida led all states in self-storage inventory gains in 2025, and the per-capita picture splits violently against the roughly 7.0-to-7.8-square-foot national benchmark (StorageCafe and Multi-Housing News).78 Miami is structurally undersupplied at just 4.0 square feet per capita, land-constrained despite 2025 completions up 48.9 percent; Tampa and Orlando sit near equilibrium around 7.1; Jacksonville runs about 10.0; and Sarasota–Cape Coral reaches 11.4 with asking rents down 3.6 percent year over year.78 Cape Coral faces about 471,280 square feet of new 2026 supply, roughly 22 percent of inventory, and street rates fell 8.7 percent year over year to $150 in May 2026; St. Petersburg rates fell 8.6 percent to $152 despite only 5.8 square feet per capita, a demand-side softening (RentCafe, March and May 2026).9 REIT buyers directed the largest share of 2025 storage acquisitions to Florida, about $362 million, at roughly $172 per square foot against about $100 for private buyers.7

Industrial: mid-digestion, port-driven South Florida holds

Miami industrial vacancy rose about 80 basis points to 7.2 percent as new supply delivered, but asking rents held near all-time highs around $17.26 per square foot triple-net and the pipeline compressed more than 15 percent to about 4.06 million square feet; the Hialeah submarket runs below 2 percent and Doral Class A commands $18 to $20 triple-net (Avison Young, Q1 2026; Largo Capital, June 2026).103 Orlando is recovering, with vacancy at 10.1 percent, rents up 12.4 percent year over year, and CBRE projecting 7-to-9-percent rent growth through 2026; Tampa sits at 7.5 percent with small-bay space undersupplied at 3.2 percent vacancy; Jacksonville runs 11.3 percent but its pipeline is effectively closed at about 901,000 square feet under construction (CBRE, Q1 2026).11 National industrial vacancy sat at 7.4 to 7.5 percent in Q1 2026 with the construction pipeline bottoming (Colliers and JLL).12

Office: the sector that surprised to the upside

Florida office defied the national narrative in 2026. Miami posted the lowest office vacancy among the 25 largest U.S. office markets at 12.5 percent in April 2026, down from 15.7 percent a year earlier, alongside the South's highest average asking rent at $58.41 per square foot (CommercialCafe, via Florida Realtors, May 2026).13 Miami-Dade overall asking rents reached $66.30 full-service, up 10.6 percent year over year, with Brickell Tier I at $136.77 and Miami Beach Class A crossing $100 for the first time, and JLL had Miami leading the country in same-asset rent growth at 4.0 percent (Largo Capital, June 2026).3 Jacksonville remains the state's weakest office metro at 22.6 percent vacancy, though it has improved for three consecutive quarters. The signal is flight-to-quality: prime assets tighten while commodity-grade product in oversupplied submarkets stays soft.

Hotels, senior housing, and the World Cup signal

The U.S. hotel construction pipeline stood at 6,020 projects at the close of Q1 2026, down about 5 percent year over year; within it, Miami had 24 projects and 5,317 rooms under construction, fourth-most in the nation, and Orlando ranked among the top five markets for early-planning projects at 51 projects and 10,777 rooms (Lodging Econometrics, Q1 2026 and Winter 2025/2026).14 Marcus & Millichap's 2026 projections put Orlando RevPAR at $147.83, Miami-Dade at $170.20, and Tampa–St. Petersburg at $119.77 — Tampa's first annual decline since 2020 (via Hotel Management, March 30, 2026).6 These are projections, not actuals: Miami's World Cup week drove RevPAR up 51.6 percent to $196.87 for the week of June 21–27, 2026, while Tampa's November 2025 RevPAR fell against a Hurricane Milton comparison (CoStar/STR).15 Metro RevPAR reported by aggregators should be confirmed against STR or CoStar actuals before it drives a pro forma. In senior housing, national occupancy reached 89.5 percent in Q1 2026, its nineteenth consecutive quarterly gain, but Florida diverges internally: Tampa has been a top-three occupancy market nationally above 90 percent while Miami sat among the lowest at 86.2 percent (NIC MAP, 2025–2026).16

The Funding-Routing Map

How a Florida deal actually gets funded.

Feasibility work exists to satisfy a specific reviewer. Knowing which district and channel funds your asset is half the battle. This is the routing most feasibility pages never publish.

SBA district offices in Florida
Two district offices partition the state's 67 counties.24
District officeRegion covered
South Florida (Miami)24 counties, incl. Miami-Dade, Broward, Palm Beach, Hillsborough, Pinellas; satellites in Ft. Pierce and Tampa
North Florida (Jacksonville)43 counties, incl. Duval, Orange, Leon, Escambia; satellite in Orlando

On the 504 side, Florida is served by statewide Certified Development Companies including Florida First Capital Finance Corporation and the Florida Business Development Corporation, with Mercantile Capital and Sunshine State Economic Development also active; both leading CDCs claim to be the state's largest, and those claims are self-reported and unresolved without the SBA data file.25 On the 7(a) side, Live Oak Bank was the number-one SBA 7(a) lender by dollar volume nationally in fiscal 2025 at about $2.8 billion across 2,280 loans, with Newtek Bank and Huntington National Bank rounding out the leaders.26 Florida is a top-three SBA state, ranked third nationally in 7(a) dollar volume in fiscal 2024 at roughly $3.8 billion across about 7,000 loans, behind California and Texas.27 For rural credits, USDA Business and Industry guaranteed loans route through the Florida and U.S. Virgin Islands state office in Gainesville; roughly 73 percent of Florida land area is USDA-eligible rural territory.28 The decisive new tool is the July 4, 2026 decoupling of the 7(a) and 504 caps to $10 million combined, the highest in agency history.29

  • Owner-occupied real estate plus long-life equipment, up to $5M each legSBA 504 via a Florida CDC paired with a bank first mortgage; route through the district covering the project county.
  • A business acquisition plus real estate on one dealAfter July 4, 2026, stack a 7(a) up to $5M and a 504 up to $5M for $10M combined; sequence the 7(a) first.
  • Manufacturing (NAICS 31–33)7(a) with the 90% Made-in-America guarantee and FY2026 fee waivers, sunset September 30, 2026; the I-4 corridor is the natural landing zone.
  • A rural project in a sub-50,000-population community (about 73% of Florida land)USDA Business & Industry through the Gainesville state office.
  • A South Florida tri-county deal versus North or Central FloridaSouth Florida District Office (Miami) versus North Florida District Office (Jacksonville/Orlando).
Common Review Failures

How Florida feasibility studies fail review.

Each failure below is tied to a real Florida number. These are the recurring reasons a Florida study loses credibility with a lender or agency, engineered out of our deliverables before they ship.

  1. Statewide-average error

    Applying one Florida multifamily vacancy misprices by roughly 560 basis points: Jacksonville ran about 12.2 percent against Miami's 6.6 percent in Q1 2026, and a statewide senior-housing occupancy likewise masks Tampa above 90 percent against Miami's 86.2 percent.316

  2. Oversupply blindness

    Underwriting Tampa or Jacksonville multifamily to positive trend rent growth ignores that Tampa posted among the largest year-over-year rent declines nationally from March through May 2026, and self-storage in Sarasota–Cape Coral at 11.4 square feet per capita will not support lease-up curves built on national absorption.48

  3. Hurricane and insurance mispricing

    Floridians pay roughly 2.8 times the U.S. average for property insurance, and premiums rose 49.5 percent from 2020 to 2025. Commercial named-storm deductibles of 2 to 10 percent of insured value must be modeled as first-dollar risk, not a rider; Hurricane Milton's private insured losses were estimated at about $36 billion. The market has stabilized but not cheapened.1820

  4. Flood-zone and FEMA mispricing

    Florida carries more NFIP policies than any state, about 1.7 million covering $440 billion, and under Risk Rating 2.0 nearly a third of claims come from outside high-risk zones. The program is authorized only through September 30, 2026 and lapsed for 43 days in late 2025, a live closing risk in mandatory-purchase zones.21

  5. Condo-law and reserve-funding mispricing

    SB 4-D milestone inspections and Structural Integrity Reserve Studies, with the reserve-waiver prohibition effective January 1, 2025, create special-assessment and cash-only-financing risk. Underwriting a condo-adjacent deal without the SIRS report and current reserve-funding percentage is a live failure mode; condo and townhouse median price fell 6.1 percent to $310,000 in May 2025.22

  6. Snowbird and seasonality misread

    Using annual average occupancy for RV parks, hotels, and seasonal retail understates the December-to-April peak and overstates the summer trough. Snowbird demand is an explicit driver of Florida storage and hospitality and must be modeled with monthly, not annual, occupancy.7

  7. Exurban and boomtown capture-rate error

    Florida had four of the nation's five fastest-growing metros in the 2022–2023 vintage, led by Wildwood–The Villages, but by 2024–2025 Miami-Dade lost 10,115 residents and Pinellas lost 11,834. Applying a boomtown capture rate to a county that is now losing population overstates absorption directly.12

Regulatory Edges

The Florida rules that decide feasibility outcomes.

Four regulatory realities separate a Florida study that survives review from one that does not. The first is the one competitors most often state wrong — in both directions.

Certificate of Need: repealed for hospitals, retained for skilled nursing

Florida repealed Certificate of Need for general hospitals and tertiary services effective July 1, 2019 under HB 21, and for specialty hospitals effective July 1, 2021; ambulatory surgery centers and assisted living are not CON-gated either.23 For those categories supply is market-driven, oversupply risk is elevated, and the feasibility study must carry the full demand burden. But Florida retained CON for skilled-nursing facilities, hospice programs, and intermediate care facilities for the developmentally disabled, all administered by the Agency for Health Care Administration under Florida Statutes Chapter 408, Part I.23 There, allocation caps constrain new supply and lower new-entrant risk, but the CON application itself becomes a gating deliverable. Competitors who state that Florida has no CON, or that it requires CON for everything, are both wrong.

The property-insurance regime after SB 2-A

Florida property insurance is the most expensive in the nation but has measurably stabilized. SB 2-A, signed December 16, 2022, eliminated one-way attorney fees and banned post-loss assignment of benefits; 17 new carriers entered, and Citizens, the insurer of last resort, fell to 395,144 policies in early January 2026 from about 1.42 million at its October 2023 peak.17 The Insurance Commissioner approved an 8.7 percent average Citizens rate cut for 2026, its first since 2015. Even so, Floridians still pay roughly 2.8 times the U.S. average, with premiums up 49.5 percent from 2020 to 2025.18 A defensible pro forma prices insurance from current Florida carrier quotes and treats the 2-to-10-percent named-storm deductible as first-dollar risk, not a rider.19

The post-Surfside condominium regime

SB 4-D (2022), SB 154 (2023), and HB 913 (2025) make milestone inspections and Structural Integrity Reserve Studies mandatory for condominium and cooperative buildings three stories or taller, with reserve waivers for structural components prohibited as of January 1, 2025 and a public SIRS database maintained by the DBPR.22 The feasibility consequences are concrete: special-assessment exposure and cash-only-purchase financing restrictions on non-compliant or underfunded buildings, and a condo and townhouse median price that fell 6.1 percent to $310,000 in May 2025. A condo-adjacent study that does not pull the SIRS report and reserve-funding percentage is not defensible.

Tailwinds in the sponsor's favor

Three recent changes cut the other way. Florida has no state personal income tax; the state's tax on commercial rent — the only such tax in the country — was eliminated on October 1, 2025 when HB 7031 repealed the levy on office, retail, warehouse, and industrial leases;30 and the SBA raised its combined 7(a)-plus-504 ceiling to $10 million effective July 4, 2026, materially enlarging bankable deal size.29

Metro Divergence

Florida markets, distinct demand fingerprints.

Each metro carries its own economic base and its own supply position. These are the units of analysis for a Florida study, and each anchors a dedicated market page.

International capital & finance

Miami–Fort Lauderdale–West Palm Beach

Finance, trade, tourism, and international capital across a tri-county market near 6.1 million. Miami-Dade lost 10,115 residents in 2024–25 and depends on international migration. Multifamily is the tightest major metro, office is undersupplied at the top end, and storage is land-constrained.313

Finance & healthcare

Tampa–St. Petersburg–Clearwater

Finance, healthcare, and logistics across roughly 3.3 million residents; Pinellas lost 11,834 in 2024–25. Multifamily is oversupplied and moderating, small-bay industrial is tight, and senior housing ranks among the top three occupancy markets nationally.316

Tourism & tech

Orlando–Kissimmee–Sanford

Tourism, technology, aerospace, and logistics. At about 2.94 million and adding roughly 75,969 residents, Orlando was Florida's fastest-growing metro in 2024–25. Multifamily is digesting a heavy pipeline, industrial is recovering, and the hotel early-planning pipeline ranks top-five nationally.26

Logistics & ports

Jacksonville

Port logistics through JAXPORT, plus finance and healthcare; the city crossed 1,009,833 residents in 2024. Jacksonville is Florida's clearest oversupply analog: the deepest multifamily overhang in the state at 12.2 percent, oversupplied storage, and the weakest office metro.37

I-4 distribution

Lakeland–Winter Haven

I-4 logistics and distribution. Population reached 874,790, up 2.7 percent in 2024–25, the fourth-highest percentage growth among Florida metros. Multifamily reads balanced, and the corridor is the natural industrial landing zone between Tampa and Orlando.2

Retiree & Gulf coast

Cape Coral–Fort Myers / Sarasota

Retiree in-migration, construction, and tourism across high-growth Southwest Florida. Self-storage is oversupplied at 11.4 square feet per capita with falling street rates, and single-family and seasonal exposure runs high — a market to underwrite on monthly, not annual, demand.89

Retiree boomtown

The Villages / Ocala

The nation's fastest-growing metro engine: Wildwood–The Villages grew 4.7 percent and Ocala 3.4 percent in the 2022–2023 vintage. Retiree-driven demand rewards capture-rate discipline, because trailing counts overstate absorption once growth rotates elsewhere.2

Government & universities

Pensacola / Tallahassee / Gainesville

Government, major universities, and military anchor the Panhandle and North Central Florida. Demand is steadier and less cyclical, but metro-level supply data is thinner; we build these studies with primary local research.

By Asset Class

Florida feasibility studies by asset class.

Each asset class carries its own Florida demand drivers, from snowbird seasonality to hurricane and flood insurance to the post-Surfside condo regime. Explore the analytical approach by property type.

Florida Questions

Florida feasibility study questions.

Does Florida require a feasibility study for an SBA loan?

Under SBA SOP 50 10 8, a feasibility study is discretionary rather than universally mandated, and lenders commonly require one for special-purpose properties and startup or ground-up projects that lack operating history. Florida carries a heavy concentration of special-purpose and hospitality collateral, so feasibility analysis is frequently expected on Florida SBA credits.

Does Florida have a Certificate of Need law?

Florida repealed Certificate of Need for general hospitals and tertiary services effective July 1, 2019 under HB 21, and for specialty hospitals effective July 1, 2021, and ambulatory surgery centers and assisted living are not CON-gated. It retained CON for skilled-nursing facilities, hospices, and intermediate care facilities for the developmentally disabled, administered by AHCA under Florida Statutes Chapter 408, Part I. Claims that Florida has no CON, or that it requires CON for everything, are both wrong.

Which Florida real estate markets are oversupplied right now?

As of Q1 2026, multifamily is deepest in Jacksonville, about 12.2 percent vacancy, and Tampa, about 8.8 percent, while Orlando is digesting near 7.3 percent and Miami is the tightest major metro near 6.6 percent. Self-storage is oversupplied in Jacksonville and Sarasota–Cape Coral but undersupplied in land-constrained Miami, and office is weakest in Jacksonville even as Miami posted the lowest office vacancy of the 25 largest U.S. markets.

How does Florida's property-insurance market affect feasibility?

Florida home insurance runs roughly 2.8 times the U.S. average, and premiums rose 49.5 percent from 2020 to 2025, so national assumptions understate NOI drag. The market stabilized after SB 2-A: Citizens fell to 395,144 policies in early 2026 from about 1.42 million at peak, and the Commissioner approved an 8.7 percent average rate cut for 2026. Commercial named-storm deductibles of 2 to 10 percent of insured value must be modeled as first-dollar risk using current carrier quotes.

Who funds SBA and USDA loans in Florida?

Florida splits between two SBA district offices: South Florida in Miami, serving 24 counties, and North Florida in Jacksonville, serving 43 counties. 504 credits route through statewide CDCs such as Florida First Capital Finance and the Florida Business Development Corporation, while Live Oak Bank led national 7(a) dollar volume in fiscal 2025 and Florida ranks as a top-three SBA state. USDA Business and Industry loans route through the Gainesville state office, and roughly 73 percent of Florida land is USDA-eligible.

What did SB 4-D change for condo feasibility in Florida?

SB 4-D (2022), with SB 154 (2023) and HB 913 (2025), makes milestone inspections and Structural Integrity Reserve Studies mandatory for buildings three stories or taller, and reserve waivers for structural components have been prohibited since January 1, 2025. The result is special-assessment risk and cash-only-purchase financing restrictions on non-compliant or underfunded buildings, so a defensible study pulls the SIRS report and the current reserve-funding percentage before underwriting.

How is a Florida feasibility study different from a national one?

Florida is too internally divergent for statewide assumptions; the same asset class is oversupplied in one metro and tightening in another, as Jacksonville's 12.2 percent multifamily vacancy against Miami's 6.6 percent shows. A defensible Florida study is built metro-by-metro against the current supply pipeline, the SBA district channel, and Florida-specific factors most studies miss: the split Certificate-of-Need line, the nation's most expensive hurricane and flood insurance, and the post-Surfside condominium reserve regime.

Underwriting a Florida project? Start with the market read.

Feasibility Study Company prepares independent Florida feasibility and market studies, built to the standard your lender or agency applies. A methodology briefing walks through the analytical framework, the deliverable composition, and the current Florida market data for your metro and asset class — including the insurance, flood, and condo-law factors that decide Florida outcomes.

Request a methodology briefing
Sources

Data sources and dates.

Every figure on this page traces to a named authority. Real-estate readings are point-in-time and vendor-dependent; where vendors disagree, the range is shown and each is attributed at its point of use.

  1. U.S. Census Bureau, Vintage 2024 Population Estimates (Florida population 23,372,215 as of July 1, 2024; metro releases via WLRN/WUSF, December 2024).
  2. Florida Phoenix, county population change 2024–2025 (March 2026); Orlando Economic Partnership metro estimates (2024); U.S. Census Bureau Vintage 2023 fastest-growing metros.
  3. Largo Capital, Florida multifamily, industrial, and office market note, citing Q1 2026 South Region data (June 2026).
  4. Yardi Matrix, national multifamily reports (March, April, and May 2026), including Tampa rent-decline and Orlando inventory-growth commentary.
  5. Florida Corporate News, Miami multifamily snapshot (Q1 2026).
  6. Marcus & Millichap, 2026 Hospitality Investment Outlook via Hotel Management (March 30, 2026); 2026 multifamily inventory-growth projections via Largo Capital (June 2026).
  7. StorageCafe / Yardi Matrix, 2025 self-storage construction and transaction review.
  8. Multi-Housing News, Florida self-storage metro reports (December 2025).
  9. RentCafe analysis of Yardi Matrix data, self-storage street-rate reports (March and May 2026).
  10. Avison Young, Miami industrial market report (Q1 2026).
  11. CBRE, Orlando, Tampa, and Jacksonville industrial market reports (Q1 2026); WareCRE / CBRE Florida industrial outlook (February 2026).
  12. Colliers and JLL, U.S. industrial market reports (Q1 2026).
  13. CommercialCafe office analysis, via Florida Realtors (May 2026).
  14. Lodging Econometrics, U.S. Construction Pipeline Trend Report (Q1 2026) and early-planning report (Winter 2025/2026).
  15. CoStar / STR hotel performance data (December 22, 2025 and July 7, 2026).
  16. NIC MAP Vision, senior housing occupancy (January 2025 and April 2026 releases).
  17. Citizens Property Insurance Corporation, recommended rate filing and rate-decrease release (December 2025); Florida Realtors and FLOIR Property Insurance Stability Report (January 2026).
  18. Insurance Business America, citing a 2026 LendingTree analysis; Insurify 2026 home-insurance data.
  19. MoneyGeek, Florida hurricane-deductible analysis (2026).
  20. Karen Clark & Co. via Insurance Journal (October 15, 2024); Verisk (October 16, 2024), Hurricane Milton insured-loss estimates.
  21. FEMA and FloodSmart, National Flood Insurance Program data; Monroe County, Florida NFIP profile; NFIP authorization and lapse via Atesa Risk Advisors (June 2026).
  22. Florida DBPR and Fla. Stat. §718.112 (SB 4-D 2022, SB 154 2023, HB 1021 2024, HB 913 2025); condo and townhouse median price via Newsweek and Building Mavens (May 2025).
  23. Florida HB 21 (2019); Florida Statutes Chapter 408, Part I, administered by AHCA; analyses by McDermott Will & Emery, Arnall Golden Gregory, and Guidehouse (2019).
  24. U.S. Small Business Administration, South Florida and North Florida district office directories (current 2026).
  25. Florida First Capital Finance Corporation and Florida Business Development Corporation public disclosures; SBA 504 CDC lender data via data.sba.gov.
  26. SBA fiscal 2025 lender data (Live Oak Bank press release, October 6, 2025); Coleman Report fiscal 2025 rankings.
  27. Crestmont Capital citing SBA fiscal 2024 state data (Florida third in 7(a) dollar volume, roughly $3.8 billion); SBA FYE25 7(a) and 504 Activity Report.
  28. USDA Rural Development, Florida and U.S. Virgin Islands state office, Gainesville (current 2026); USDA land-eligibility summary via USDAProperties.
  29. SBA Policy Notice 5000-879058 (dated May 18, 2026; effective July 4, 2026), combined 7(a)-plus-504 cap of $10 million; NAGGL summary (May 2026).
  30. Florida Department of Revenue TIP 25A01-04 (July 24, 2025); HB 7031 (2025) repeal of the commercial-rent tax; Burr & Forman and RSM summaries.