The crane you cannot see yet.
September 9, 2026 · from the county record, published agendas, SEC filings and licensed MLS aggregates
New apartments do not hurt a duplex owner the week they are approved. They arrive two years later, with a free month on every lease and a rooftop pool. The approvals are public now: Pasco heard 9 apartment items in 90 days, Pinellas heard 6 apartment items in 90 days, 16 across the three counties. CAMDEN PROPERTY TRUST and MID AMERICA APARTMENT COMMUNITIES INC. named this metro in their filings. Small multifamily still trades: 523 closings in a year, median $425k in Hillsborough. If your lease turns over the month a 300-unit building opens, you negotiate from behind, so sign the longer lease now, while the crane is still a drawing. Five items from the calendar.
Five examples
- Pinellas · City Council · September 17, 2026
2. Private initiated application for a .43-acre parcel located at 1st Avenue North and 35th Street North, requesting the following Future Land Use Map amendment. [Quasi-judicial] (a) Ordinance 766-L a…
- Pasco · Board Of County Commissioners · September 9, 2026
P55 Zoning Amendment (Regular) - Gagne Robert H Trust/Gagne MPUD Master Planned Unit Development - A Rezoning Request From an MPUD Master Planned Unit Development District to an MPUD Master Planned Un…
- Pasco · Board Of County Commissioners · September 9, 2026
Development LLC et al.- A Substantial Modification to the Two Rivers MPUD Master Planned Unit Development to Allow for the Maximum Development of BCC Agenda Page 12 of 19 4,047 Single-Family Detached …
- Pasco · Board Of County Commissioners · September 9, 2026
N82 Recording of Plat - Two Rivers Parcels F and K Phases 1 and 3 - EPG Two Rivers QOZP, LLC, EPG-Two Rivers, LLC, Two Rivers Apartments, LLC, and Two Rivers East Commercial Property Owners Associatio…
- Pinellas · City Council · August 27, 2026
5. Private initiated application for a 3.89-acre parcel located at 3010 58th Avenue South, requesting amendments to the Future Land Use and Official Zoning maps. [Quasi- judicial] (a) ORDINANCE 765-L,…
Examples are public records: county appraiser parcels, recorded deeds, published agendas, SEC filings. No listing, photo or valuation of a specific home.
Five more answers
How many apartment projects are in the pipeline?
Hillsborough: 1 agenda items in 90 days vs 20 a year ago; Pasco: 9 agenda items in 90 days vs 3 a year ago; Pinellas: 6 agenda items in 90 days vs 7 a year ago. Items are hearings, not units.
Which apartment REITs are active here?
CAMDEN PROPERTY TRUST, MID AMERICA APARTMENT COMMUNITIES INC., per filings in the last year.
What does a duplex or fourplex sell for?
Hillsborough: median $425,000 across 159 closings; Pasco: median $310,000 across 54 closings; Pinellas: median $525,000 across 310 closings.
Will new apartments lower my rents?
Not immediately; deliveries land 18 to 30 months after approval and arrive with concessions that pull the top of the market down first.
Should I sell my small multifamily now?
If it is stabilized and the calendar near it is heavy, the next two years are the window; send the address and I pull the projects within two miles.
Sources: County and city meeting agendas · SEC EDGAR filings · Stellar MLS closed sales (aggregates only, under license). Homes for sale that fit this play: Proven.