Florida real estate can be a great investment, especially with warm weather, strong rental demand, and no state income tax. But buying property here isn’t just about picking a house and watching it grow in value. Many investors—especially those new to Florida—make the same mistakes over and over. These mistakes can cost you money, time, and peace of mind.

Here’s a breakdown of some of the most common ones and how you can avoid them.

1. Treating All Florida Markets the Same

Florida isn’t one big market. Miami, Orlando, Tampa, and Jacksonville all work differently. Some cities have high demand for vacation rentals. Others are better for long-term tenants. Prices, rental rates, and even rules change from city to city.

Before buying, take time to look at local data. See what kind of renters live there, how much properties are going for, and what the vacancy rates look like. The more local your research, the better your decisions will be.

2. Not Factoring in Insurance Costs

Florida has its risks—think hurricanes, floods, and storms. Because of that, insurance here can be a lot more expensive than in other states. Some areas even require extra flood or wind insurance, which can add thousands of dollars per year.

If you're thinking about buying a property, always get an insurance quote before closing. Don’t guess. Talk to a local insurance agent who knows the rules and risks in that area.

3. Skipping Local Property Management Help

Managing a property from out of state isn’t easy. Things break, tenants have questions, and local rules change. If you're not nearby, you'll need a good local property manager to handle things.

Make sure to hire someone who knows Florida’s rental laws and can take care of everything from leasing to repairs. It’s worth the cost, especially if you’re not planning to be hands-on.

4. Underestimating Maintenance

Florida’s weather can be hard on homes. Heat, humidity, and salt air (near the coast) wear things out faster. Roofs, air conditioners, paint, and outdoor fixtures may need more upkeep than you expect.

Make sure you leave room in your budget for regular maintenance and surprise repairs. A property might look great at first, but ongoing care matters a lot more in the long run.

5. Not Checking HOA Rules

Many properties in Florida are part of homeowners’ associations (HOAs). These groups set rules for the community—and not all of them allow rentals. Some only allow long-term tenants, and others may have limits on how many units can be rented at once.

Before buying a property, read the HOA rules carefully. Don’t rely on the seller or agent to tell you—it’s your job to double-check what’s allowed and what’s not.

6. Missing Special Assessments

If you're buying a condo or a property in a managed community, ask if any special assessments are coming. These are extra fees that cover big repairs like roof work, parking lots, or seawalls. They can cost you thousands of dollars—and often come up without much warning.

Ask the HOA or condo board for their financials and meeting minutes. See if they’re saving enough money for future repairs or if big projects are on the way.

7. Skipping a Full Inspection

Even if a home looks good on the outside, that doesn’t mean it’s problem-free. Florida homes—especially older ones—can have hidden problems like mold, termites, roof leaks, or outdated wiring.

Always get a full inspection before you buy. If the property is near water, consider extra inspections for things like mold or foundation issues. A little extra work upfront can save you from big problems later.

8. Buying Too Much Too Fast

Florida’s real estate market moves quickly. But that doesn’t mean you should rush in and buy multiple properties just because others are doing it. If you borrow too much or stretch your finances too thin, even small issues—like a repair or tenant delay—can hurt your cash flow.

Start with one property. Make sure it performs well, and build from there once you know the market and your numbers.

9. Not Understanding Rental Rules

Short-term rentals (like Airbnb) are popular in places like Orlando and the beach towns. But not every city allows them. Some areas have strict rules, and others don’t allow short-term rentals at all.

Before you buy with Airbnb in mind, check the city or county’s website. Call the local government office and ask for the latest rules. Just because a neighbor is doing it doesn’t mean it’s legal.

10. Forgetting About the Exit Plan

You might plan to hold the property for a long time, but life changes. Maybe you’ll want to sell, refinance, or move on to another area. Think about resale value and who might want to buy the property in the future.

Look at school zones, nearby job centers, or planned developments. All of these can affect how easy it’ll be to sell later—even if you're buying as a rental now.

Florida offers a lot of real estate opportunities, but it’s not something to rush into without a solid plan. The more prepared you are, the fewer surprises you’ll face down the road.

For DBL Capital, avoiding these common mistakes is just part of smart investing. Whether you're buying your first property or adding to your portfolio, taking time to get the details right always pays off.