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True North Team

Orlando & Tampa, Florida

Licensed Florida Real Estate Broker 20+ Years Experience Orlando & Tampa Markets

Licensed Florida real estate broker with 20+ years of experience in Orlando and Tampa markets. Specializing in single-family and small multifamily property management for accidental landlords, out-of-state investors, and first-time property owners.

True North Managed neighborhood pulse cover: Winter Park, Q1 2026

Winter Park Q1 2026 Pulse: Park Avenue Becomes a Job Site in 32789

Q1 2026 is when the Park Avenue Refresh stopped being a plan and became a job site. Phase 1 broke ground Jan 20, the Commission locked Phase 2 on Feb 25, and a 250-unit building cleared review at Ravaudage. Here's why 32789 landlords should hold and defend, not push rent.

Wet floor caution sign in an apartment hallway

Someone Got Hurt at Your Florida Rental: Liability

A tenant or their guest got hurt at your Florida rental. Are you liable? Here's how premises liability actually works, what to do in the first 48 hours, and how landlord insurance protects you.

How to Run a Rental Walkthrough That Holds Up in Court

How to Run a Rental Walkthrough That Holds Up in Court

Your move-out photos won't save you in a Florida deposit dispute — but a walkthrough built like courtroom evidence will. Here's how to document a rental so it holds up.

Tenant Retention in a Softening Market: What's Working in Orlando and Tampa

Tenant Retention in a Softening Market: What's Working in Orlando and Tampa

Turnover costs $3,500–$7,000 per unit in Florida. In a market with 10%+ vacancy, keeping a good tenant is worth more than chasing a higher rent. Here's what's working for Orlando and Tampa landlords right now.

True North Managed neighborhood pulse cover: Seminole Heights, Q1 2026

Seminole Heights Q1 2026 Pulse: The ADU Shortcut That Didn't Come

Q1 2026 cooled Seminole Heights — rent slipped to about $2,015 in 33603, homes sat longer, fewer sold. And the statewide ADU bill that could have re-priced the neighborhood died in the Florida House on March 13. Here's what 33603 and 33604 landlords do next.

How to Set the Right Rent for Your First Florida Rental

How to Set the Right Rent for Your First Florida Rental

Pricing your first Florida rental? Here's the comp-based method that beats guesswork — plus the 14-day test that tells you fast if your number is too high.

Florida's Rental Supply Surge: How New Construction Is Reshaping Orlando and Tampa

Florida's Rental Supply Surge: How New Construction Is Reshaping Orlando and Tampa

Orlando and Tampa are both working through historic supply waves — but they're at different stages of recovery. Q1 2026 data shows where the two markets diverge and what it means for your investment strategy.

True North Managed neighborhood pulse cover: Carrollwood, Q1 2026

Carrollwood Q1 2026 Pulse: The Office Recovery Picks Up on Dale Mabry

Q1 2026 was the quarter Northwest Tampa's demand-side story stopped being speculative — even as the rent index softened. Here's what the Rays renderings, BayCare's Barnes & Noble build-out, and the 1 N Dale Mabry upgrade meant for Carrollwood landlords.

True North Managed neighborhood pulse cover: South Tampa, Q1 2026

South Tampa Q1 2026 Pulse: Palma Ceia Rent Splits From Price

Q1 2026 pulled South Tampa's premium tier apart from its price tier: home values fell in every ZIP, but Palma Ceia (33629) rent rose 3.1% while flood-exposed 33611 stayed flat. Here's why you underwrite the two ZIPs as different assets.

HVAC Maintenance for Florida Rentals: What to Schedule

HVAC Maintenance for Florida Rentals: What to Schedule

A Florida rental's AC runs ten months a year and is the system most likely to trigger a tenant complaint. Here's the maintenance calendar that keeps it off your phone.

Hurricane Season 2026: The Insurance Documentation Most Florida Landlords Skip

Hurricane Season 2026: The Insurance Documentation Most Florida Landlords Skip

The 2026 hurricane season forecast looks calmer than 2024 — but 34.8% of Milton claims still went unpaid. Here's the documentation protocol that separates paid claims from denial letters.

How Much Does It Cost to Become a Landlord in Florida?

How Much Does It Cost to Become a Landlord in Florida?

What it actually costs to become a landlord in Florida — down payment, closing, make-ready, and the insurance bill that blindsides first-timers.

True North Managed neighborhood pulse cover: Avalon Park, Q1 2026

Avalon Park Q1 2026 Pulse: Amenities Grow as 32828 Rent Holds Flat

Avalon Park's residential build-out is done, so Q1 2026 growth showed up somewhere new: the downtown amenity layer. Three town-center tenants arrived in one quarter while 32828 rent held flat near $2,168. Here's what that shift means for landlords.

Rental application documents spread on a desk for review

Screening Red Flags: 12 Warning Signs in Florida Rental Applications

One in eight rental applications contains fraud. Here are the 12 specific warning signs Florida landlords need to catch before handing over the keys -- and what to do about each one.

Empty rental unit with keys left on the counter after a tenant moved out

Tenant Skipped Owing Rent: Recovering the Debt in Florida

Your tenant vanished owing rent. Here's how Florida landlords chase the money — the deposit claim, the money judgment, and the honest call on when to write it off.