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Florida creative-finance snapshot, May 2026

May 12, 2026 · 5 min read · Re-lo Editorial

Three months into our Florida MVP we've observed enough creative-finance transactions to share early baselines.

Active inventory by structure

  • Subject-to: ~4,100 active listings across Tampa, Miami, Orlando, Jacksonville, Ft. Lauderdale, Naples, Sarasota
  • Seller-financed: ~1,800 active
  • Assumable: ~620 active (mostly FHA + VA loans originated 2020–2022)
  • Wholesale: ~2,300 assignments
  • Rent-to-own: ~410 active

These numbers under-count the true market by an estimated 40–60%; many deals happen through closed Facebook groups and direct mailers that we don't index.

Rate inheritance distribution (subject-to)

Of the subject-to deals we've cataloged with inherited interest rate disclosed:

  • Under 3.5%: 62% of inventory (mostly 2020–2021 loan originations)
  • 3.5% – 4.5%: 24% (early 2022 originations + FHA/VA from late 2021)
  • 4.5%+: 14% (typically pre-2020 originations or post-fed-cut 2024 loans)

The median inherited rate is 3.1%. Compared to today's 7.1% 30-year conventional median, that's roughly $1,100/mo in savings on a $400K loan.

Where the deals are

  • Tampa: 28% of statewide creative-finance volume. Hyde Park + Davis Islands lead the assumption/subto inventory because of the high concentration of 2020–2021 first-time-buyer originations.
  • Miami: 24%. Coconut Grove + Coral Gables lead seller-financed inventory (older free-and-clear owners willing to carry notes).
  • Orlando: 18%. Winter Park anchors rent-to-own (Disney-area transient workforce + military relocations).
  • Jacksonville: 12%. Riverside + San Marco lead wholesale (older housing stock, more distressed-seller turnover).
  • Other metros: 18% combined.

What's selling fastest

Subject-to homes priced below the local median with assumed rates under 3.5% are clearing in under 14 days from listing. Wholesale assignments at >20% under ARV go in under a week.

Slowest-moving structures: rent-to-own contracts with strike prices set more than 8% above current value. The math has to work for the buyer at exercise — if rates fall back into the 5s, the buyer would rather walk than overpay.

We'll publish this snapshot monthly. Email subscribe links forthcoming.