The news desk
Property markets
Home prices, rents, vacancies, construction and insurance: the numbers behind every acquisition model.
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Florida passes Amendment 3, and rentals held in LLCs get a 5% assessment cap until the LLC changes hands
Voters approved the amendment with about 62% on November 3, clearing the 60% threshold by two points, according to unofficial results reported by the News Service of Florida. From January 1, 2027 the non-school homestead exemption rises to $150,000, then $250,000 in 2028, and the annual assessment cap on rentals and commercial property falls from 10% to 5%; school taxes stay on full market value.
The Tzvi LLC read: Florida resets a capped property to full market value when control or more than 50% of the entity that owns it changes hands, counted cumulatively, so a buyout, recapitalization or rescue capital round in the owning LLC can wipe out years of cap savings; track every transfer of membership interests against that line.
Reported by: CBS12, News Service of Florida · Checked Nov 4, 2026
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Florida puts a 5% cap on rental assessments to a vote, and LLC-held property gets no homestead break
Amendment 3 needed 60% on November 3; it would raise the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028, and cut the annual assessment cap on rentals and commercial property from 10% to 5%.
The Tzvi LLC read: Property held in an LLC gets no homestead exemption at all, school taxes stay on full market value, and counties can raise millage to replace lost revenue, so the cap is protection, not a cut.
Reported by: Kaufman Rossin · Checked Nov 2, 2026
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Apartment vacancy falls to 7.8%, the lowest since late 2023
Apartments.com’s third quarter RentPulse report put national vacancy down half a point from a year earlier as the 2023 to 2025 construction wave recedes. Midwest rents rose 2.3%, while Fort Myers, Las Vegas and Salt Lake City posted declines.
The Tzvi LLC read: Syndicators underwriting Sunbelt deals should note that oversupplied markets are still cutting rents even as the national number tightens.
Primary source: CoStar Group, Apartments.com RentPulse release · Checked Oct 29, 2026
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Home prices rise 2.1% nationally over the year to August, with Chicago up 6.7% and Seattle down 2%
The S&P Cotality Case-Shiller National Index gained 2.1% year over year in August, and the 20-city index rose 2.7%.
The Tzvi LLC read: Price growth near or below inflation means appreciation is no longer carrying the deal; returns have to come from rent and operations.
Primary source: S&P Dow Jones Indices · Checked Oct 29, 2026
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New home sales hold at a 676,000 pace as the median new home price falls 3.9%
Census put the September median new home price at $400,400, with builders sitting on 8.4 months of supply.
The Tzvi LLC read: Discounted new homes compete directly with resale and build-to-rent product in growth markets.
Primary source: U.S. Census Bureau, New Residential Sales · Checked Oct 29, 2026
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Office vacancy dips to 18.2% as absorption stays positive for a tenth straight quarter
CBRE counted 4.9 million square feet of positive net absorption and 63.8 million square feet of leasing in the third quarter. Only 20.1 million square feet is under construction, 84% below the 2020 peak.
The Tzvi LLC read: With almost nothing new coming, the best buildings are tightening first, and commodity office remains the distressed end of the market.
Primary source: CBRE, Q3 2026 U.S. office figures · Checked Oct 29, 2026
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Florida's property tax amendment polls at 50%, short of the 60% it needs on November 3
A University of North Florida poll found 50% support for Amendment 3, which would raise homestead exemptions and, as reported, cut the annual assessment cap on non-homestead property, including rentals and commercial buildings, from 10% to 5%.
The Tzvi LLC read: Investors holding Florida property in LLCs would not get the homestead break but would get the tighter cap.
Reported by: News4Jax · Checked Oct 29, 2026
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Housing starts drop to a 1.221 million pace in September, and completions run 14% below last year
Starts fell from a revised 1.288 million in August, with single-family starts at 859,000, while permits held flat at 1.4 million. Completions dropped to 1.192 million.
The Tzvi LLC read: Fewer completions now means less new competition for existing rentals and resale homes over the next year or two.
Reported by: The MortgagePoint, reporting Census data · Checked Oct 29, 2026
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Industrial leasing hits 202.6 million square feet, the busiest quarter since 2022
JLL reported leasing up 38.5% from a year earlier and vacancy down to 6.8%, with building materials suppliers setting up near hyperscale data center sites in Dallas-Fort Worth and metro Washington.
The Tzvi LLC read: Owners near data center corridors are seeing demand that did not exist two years ago.
Reported by: CRE Daily, reporting JLL data · Checked Oct 29, 2026
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Existing home sales rise 1.5% in September as inventory climbs to 4.8 months
NAR put sales at a 3.99 million annual pace, down 2.2% from a year earlier, with the median price at $417,500, up 1.3%. Inventory reached 1.60 million homes, or 4.8 months of supply.
The Tzvi LLC read: More supply and slow price growth give buyers, including small investors buying single-family rentals, more room to negotiate than they have had in years.
Primary source: National Association of Realtors release · Checked Oct 29, 2026
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Florida approves four more homeowners insurance rate cuts as Citizens shrinks to 266,231 policies
Regulators approved cuts for four insurers affecting about 62,000 policies, and the state-backed Citizens has fallen from 1.4 million policies in 2023.
The Tzvi LLC read: Falling premiums improve Florida rental cash flow after three years in which insurance broke many underwriting models.
Reported by: Insurance Journal · Checked Oct 29, 2026
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Data center space available for lease falls to a record low 1.4%
CBRE’s first-half 2026 report found new data center construction up nearly 25%, and Atlanta’s development pipeline passed Northern Virginia’s for the first time.
The Tzvi LLC read: Land and power near these hubs keep repricing, so an owner holding acreage in those corridors should get a fresh appraisal before agreeing to any buyout, partner exit or estate valuation.
Reported by: Construction Dive, reporting CBRE data · Checked Oct 29, 2026
Briefs summarize reporting and official releases in our own words. "Primary source" means the agency, court or company itself; "Reported by" means a news outlet, attributed. Education only; nothing here is legal, tax or investment advice.
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