The crane you cannot see yet.
October 26, 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: Pinellas heard 8 apartment items in 90 days, Pasco heard 6 apartment items in 90 days, 14 across the three counties. CAMDEN PROPERTY TRUST and MID AMERICA APARTMENT COMMUNITIES INC. named this metro in their filings. Small multifamily still trades: 511 closings in a year, median $406k 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 · Commission Work Session · October 13, 2026
2. The Countywide Multi-Modal Impact Fees for new developments have a reduced fee for affordable housing units. For apartments, the impact fee for market rate units is $972/unit, and $557 for affordab…
- Pasco · Board Of County Commissioners · October 6, 2026
P42 Zoning Amendment (Continuance) — 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 Planne…
- 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…
- 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, …
- Pinellas · City Council · September 17, 2026
2. Private initiated application for a 0.43-acre parcel generally located at the southeast corner of 2nd Avenue North and 35th Street North, requesting amendments to the Future Land Use and Official Z…
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: 0 agenda items in 90 days vs 22 a year ago; Pasco: 6 agenda items in 90 days vs 2 a year ago; Pinellas: 8 agenda items in 90 days vs 12 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 $406,250 across 154 closings; Pasco: median $305,000 across 53 closings; Pinellas: median $529,500 across 304 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.