Florida investment comparisons

In 2026 the balance has shifted toward houses. Condos carry SB 4-D reserve obligations, association insurance and special assessment risk, which is why condo supply sits near 13 months against 4.6 for single-family. Houses avoid the association layer but carry their own roof, insurance and maintenance exposure directly. Condos still win on entry price and on access to prime coastal locations.

Short-term rental produces higher gross revenue and much higher operating cost: management at 20% to 25%, roughly 12% to 13% combined taxes, furnishing, turnover and licensing. Long-term rental produces lower gross and far lower friction. The deciding constraint is usually legal rather than financial, because most Florida condo associations prohibit rentals under six months regardless of county rules.

Both have no state income tax. Florida offers stronger tourism-driven short-term rental demand, international buyer liquidity and coastal appreciation, at the cost of hurricane insurance and, for condos, SB 4-D reserve exposure. Texas offers lower entry prices and stronger workforce rental demand, at the cost of substantially higher property tax rates and, in several metros, tighter city-level short-term rental caps.