Should Tampa Bay Landlords Sell or Keep Renting in 2026?

Tampa Bay's rental market has attracted national attention for years. Rents remain above pre-pandemic levels, and the region's continued population growth supports ongoing rental demand across Hillsborough, Pinellas, and Pasco counties. But the 2026 reality for Tampa Bay landlords is considerably more complicated than the gross rent figure suggests. When all carrying costs are accounted for honestly, many Tampa Bay investment properties are delivering much less than their owners expect — and for a growing number of landlords, selling now makes more financial sense than holding through another lease cycle.

Barrett Henry, REALTOR® & Broker Associate at REMAX Collective, has helped Tampa Bay investment property owners evaluate the sell-vs-hold decision for 23+ years. Here is his honest assessment of the 2026 numbers.

What Tampa Bay Landlords Actually Net After Costs in 2026

On a $380,000 Hillsborough County investment property at current rates:

• Gross rent: $1,900–$2,400/month ($22,800–$28,800/year) — depending on location, size, and condition
• Landlord insurance: $3,600–$7,200/year — 10–20% above standard HO coverage; premiums have doubled in many cases since 2022
• Property taxes: $3,400–$4,200/year — no homestead exemption cap for investment properties; assessments can rise significantly year over year
• Flood insurance (if applicable): $2,400–$8,400/year — NFIP Risk Rating 2.0 premiums for flood-zone investment properties in South Tampa, coastal Pinellas, and low-lying west Pasco
• Maintenance + vacancy: $5,300–$7,000/year — 1% property value in maintenance plus 6–8 weeks vacancy per turnover at current Tampa Bay rents
• Property management (if used): $2,000–$3,500/year — 8–12% of gross monthly rent plus leasing fees

Net operating income before mortgage: $0 to approximately $9,300 on a property grossing $25,000/year in rent. With a mortgage, the majority of Tampa Bay investment properties in this price range are cash-flow neutral or negative in 2026.

What Points Toward Selling in 2026

• Insurance costs are approaching or exceeding 15% of annual gross rent
• The property needs a roof replacement — $12,000–$22,000 in Tampa Bay — that rental income cannot fund
• You are managing from out of state through a property manager billing $3,000+ per year
• Tenant turnover is frequent, with each cycle costing 6–8 weeks of rent plus rehab costs
• The property has accumulated equity and you would prefer liquid capital to locked-up appreciation

Get an Honest Evaluation of Your Tampa Bay Rental Property

Contact Barrett Henry at (813) 761-0133 or request your free property evaluation. He will run the real numbers on your specific property — what it would net if you sell now versus what it is actually delivering after all costs — so you can make an informed decision rather than defaulting to another lease cycle because it feels easier.