Should You Sell or Keep Your Vacation Rental? A Smart Owner’s Guide for 2025

 

Should You Sell or Keep Your Vacation Rental? A Smart Owner’s Guide for 2025

Owning a vacation rental in Pinellas County—whether in St. Pete Beach, Madeira Beach, Clearwater Beach or Treasure Island—has long been a profitable investment and a personal escape. But in today’s changing market, more owners are asking a critical question: Should I sell or should I hold?

With rising property taxes, insurance costs, evolving short-term rental regulations, and shifting buyer demand, now may be the time to reevaluate your property's role in your financial future. Whether you're earning steady income or juggling vacancies and maintenance, this guide will help you assess whether it’s smarter to cash out or stay the course.

Across coastal Pinellas County, buyer interest remains strong for well-maintained, income-producing vacation properties, especially those close to the beach or offering water views. However, the market has become more price-sensitive in 2025, and some units are sitting longer unless priced strategically or updated with modern finishes. At the same time, vacation rental demand has stayed relatively consistent, supported by year-round tourism. Properties in high-traffic areas like Johns Pass or Upham Beach still see strong occupancy, but owners must stay competitive with pricing and amenities.

For some owners, now may be the right time to exit the market. If you've built substantial equity or your property's value has surged, selling could unlock capital for other opportunities. Other motivating factors might include increasing insurance and maintenance costs, local rule changes limiting short-term rentals, burnout from self-management or unreliable tenants, or a shifting financial picture such as retirement, downsizing, or reallocating investments.

If your rental continues to perform well and you have solid property management, holding can still make great sense. Real Estate in coastal Pinellas continues to appreciate over time, and owning a desirable location offers ongoing cash flow, tax advantages, personal vacation use, potential to 1031 exchange into another income property, and long-term appreciation in a growing region.

Many owners are feeling the pinch from higher premiums, particularly for older homes or those without wind mitigation features. Some local municipalities have also introduced stricter permitting or occupancy rules for short-term rentals, reducing flexibility for investors. Before making a decision, review your property’s net income after insurance, taxes, management fees, and repairs. In some cases, selling while the market remains favorable might make more financial sense than holding onto a property with shrinking returns.

Ask yourself if you are getting the return you expected, if you still enjoy using or managing the property, if there are new risks that weren’t there a few years ago, and if the equity could be better used elsewhere.

The right answer depends on your goals, finances, and appetite for risk. Start by running a side-by-side analysis of current net income versus projected sale proceeds. From there, consult with a local real estate expert who can provide accurate market data and help you explore your best options.

Let’s Talk Real Estate

Curious how this market—or a specific project—might impact your property value or real estate plans? Whether you're thinking about selling, buying, or just keeping an eye on trends, I’m always here to help.

Keyvan Kohan
Broker Associate, RE/MAX Metro
📞 727-204-5001
✉️ kkshohet@gmail.com
🌐 www.SunCoastHome.com

St. Petersburg Real Estate and Flood Zone AE: Costs, Risks, and What to Expect

 

If you’re buying or selling property in coastal Pinellas County, chances are you’ve heard the term Flood Zone AE. But what does it really mean for your real estate plans—or your wallet?

Whether you're eyeing a charming bungalow in Shore Acres or listing a waterfront retreat in Pass-a-Grille, understanding Flood Zone AE is crucial in today’s St. Petersburg market. With flood insurance premiums rising and buyer awareness growing, this designation is influencing everything from negotiations to long-term property values.

Flood Zone AE is one of several flood zone classifications defined by FEMA, the Federal Emergency Management Agency. Properties in this zone have a 1% annual chance of flooding—a term also known as the “100-year floodplain.” What makes Zone AE particularly significant is the inclusion of Base Flood Elevation (BFE) data, which outlines how high above sea level your home must be to mitigate flood risk. If your home sits below that elevation, your insurance costs can spike dramatically.

In St. Petersburg, that can add up fast. Properties in Zone AE often require flood insurance if the buyer is using a federally backed mortgage, and even cash buyers are encouraged to carry coverage given the increasing frequency of extreme weather events. Annual premiums can range anywhere from $1,200 to over $10,000 depending on the home’s elevation, proximity to water, and other risk factors. This has a direct impact on a buyer’s affordability, a seller’s potential buyer pool, and the appraised marketability of the property. That’s why buyers are paying close attention to whether a home includes an elevation certificate or flood mitigation features such as raised foundations or improved drainage systems.

In the local market, AE zones are found in some of the most desirable neighborhoods. These include Snell Isle, Venetian Isles, Coquina Key, and sections of Treasure Island and Downtown St. Pete, especially near Salt Creek and the Bayfront. While these areas are known for beautiful water views and tight-knit communities, they also come with elevated flood risks—and increased awareness among buyers.

Adding to the complexity is FEMA’s recent rollout of Risk Rating 2.0, a new approach to calculating flood insurance premiums. This model considers more detailed factors like the distance to the nearest body of water, the replacement cost of the home, and the elevation of the first floor. As a result, many homeowners in Pinellas County have experienced premium increases—especially those who haven’t updated their elevation certificates. In some cases, premiums will continue to rise each year until they reach their full actuarial rate.

For sellers in Flood Zone AE, being proactive is key. Having a current Elevation Certificate on hand can provide reassurance to buyers and help streamline the transaction. It’s also wise to highlight any flood mitigation upgrades—such as elevated air conditioning systems, sump pumps, or flood vents—when marketing your home. Being transparent about past flood insurance premiums can build trust and avoid last-minute surprises during escrow.

Buyers, on the other hand, should request insurance quotes early in the process. That way, you’ll know whether the premiums fit your budget before making an offer. If you’re comparing homes, look for listings with Elevation Certificates already available, as this can significantly lower your long-term costs. And most importantly, work with a local realtor who understands FEMA rules, AE zone boundaries, and the nuances of each neighborhood.

Flood zones don’t have to derail your goals. With the right preparation and expert guidance, you can confidently navigate the challenges of buying or selling in Zone AE—and even turn it into an advantage by understanding what others may overlook.

Let’s Talk Real Estate

Curious how this market—or a specific flood zone—might impact your property value or real estate plans? Whether you're thinking about selling, buying, or just keeping an eye on trends, I’m always here to help.

Keyvan Kohan
Broker Associate, RE/MAX Metro
📞 727-204-5001
✉️ kkshohet@gmail.com
🌐 www.SunCoastHome.com

Don’t Trust the Zestimate: Get the True Value of Your St. Petersburg Home

 

If you’re thinking about selling your home, chances are you’ve checked Zillow, Redfin, or Realtor.com to get a quick idea of what it might be worth. These instant tools offer a fast number—but how close is it to what your home would actually sell for?

In the St. Petersburg market, relying solely on an online estimate could leave you misinformed—and potentially underpaid. Here’s why online tools often miss the mark and how a local expert can help you unlock your home’s true value.

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📉 Why Online Estimates Are Incomplete

Zillow’s Zestimate and similar tools use algorithms that analyze public data like past sales, square footage, and tax records. But they can’t see or evaluate what truly affects your home’s market value—like:

• Renovations and interior upgrades

• Roof, windows, A/C, or appliance replacements

• Outdoor features like pools, patios, or landscaping

• Quality of finishes and overall condition

• Neighborhood microtrends, buyer demand, and school zones

They also don’t account for flood zones, insurance costs, or market timing—all of which impact pricing, especially here in Pinellas County.

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📍 Real Example: 731 7th St N, St. Petersburg

Let’s look at a real-world sale to see the gap between expectation and reality.

In May 2025, a charming 2-bedroom, 1.5-bath home in Historic Uptown St. Pete was listed for $685,000. It stayed on the market for over 100 days and eventually sold for $650,000—about 5% below list price.

What happened? Without an accurate, hyper-local pricing strategy, the home may have been priced too high for the current buyer pool, especially given competition and interest rates. An AVM may have suggested one value, but only local expertise could have predicted what buyers were truly willing to pay in that moment.

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🧠 Why Local Expertise Pays Off

When you hire a real estate professional with boots-on-the-ground knowledge of the St. Petersburg market, you get far more than a number:

• A personal walk-through of your home, identifying strengths and marketable features

• Pricing that reflects current buyer demand and neighborhood trends

• Advice on small changes that can lead to bigger offers

• A smart marketing and timing strategy to maximize your final sale price

Want market insight?
👉 See the latest Pinellas County Real Estate Market Update

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🎯 What’s Your Home Really Worth?

Whether you’re preparing to sell, monitoring your equity, or just curious, I offer a free, personalized home value assessment based on real market data—not algorithms.

Let’s talk about what makes your home unique—and how we can position it for top dollar in today’s market.

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Let’s Talk Real Estate

Curious how this market—or a specific project—might impact your property value or real estate plans? Whether you're thinking about selling, buying, or just keeping an eye on trends, I’m always here to help.

Keyvan Kohan
Broker Associate, RE/MAX Metro
📞 727-204-5001
✉️ kkshohet@gmail.com
🌐 www.SunCoastHome.com

The Truth About Home Appraisals in Today’s Market

 

What Every Pinellas County Seller Should Know Before Listing Their Home

If you’re planning to sell your home in St. Petersburg or anywhere in Pinellas County, don’t overlook the importance of the home appraisal. In today’s market—with fluctuating prices, rising interest rates, and tighter lending standards—an appraisal can make or break your deal. Understanding what to expect and how to prepare could mean the difference between closing smoothly or renegotiating under pressure.

A home appraisal is an independent assessment of your property’s value, ordered by the buyer’s lender after a contract is signed. It’s used to confirm the home is worth the agreed-upon price. Appraisers base their evaluation on recent comparable sales, the condition and layout of the home, upgrades, square footage, and location. While beachfront views or luxury features in areas like St. Pete Beach or Treasure Island can boost value, they must be supported by similar recent sales to impact the appraised figure.

Low appraisals still happen—even in strong markets. Often it’s due to overpricing, dated interiors, rapid market shifts, or upgrades that outpace the neighborhood. When an appraisal comes in below the contract price, lenders may not fund the full loan. This can lead to price reductions, seller credits, or buyers covering the difference—none of which are ideal for a seller aiming to maximize profit.

The good news? You can take steps to improve your odds. Fix visible maintenance issues, spruce up curb appeal, clean thoroughly, and provide your agent with a detailed list of upgrades to share with the appraiser. Most importantly, work with a local real estate expert who knows how to price your home strategically and navigate appraisal challenges with confidence.

Appraisals don’t have to be stressful. With the right preparation and professional guidance, your sale can stay on track and close with confidence. If you’re thinking about selling in Pinellas County, I’d be happy to offer a free home valuation and show you how to avoid common appraisal pitfalls while maximizing your sale price.

Let’s Talk Real Estate

Curious how this market—or a specific project—might impact your property value or real estate plans? Whether you're thinking about selling, buying, or just keeping an eye on trends, I’m always here to help.

Keyvan Kohan
Broker Associate, RE/MAX Metro
📞 727-204-5001
✉️ kkshohet@gmail.com
🌐 www.SunCoastHome.com

St. Petersburg & Pinellas County Real Estate | 2025 Multifamily Investment Outlook

 

The Multifamily Window – Why 2025 Could Be the Best Time to Buy in St. Petersburg and Pinellas County

In the evolving world of real estate, timing is everything — and 2025 might just represent a rare opportunity for investors eyeing the multifamily sector.

Over the past few years, multifamily real estate has faced a series of economic challenges: rising interest rates, inflated construction costs, and tightening lending standards have all contributed to a cooling market. New development starts have slowed dramatically, and many planned projects have been postponed or canceled altogether.

But in every market cycle, periods of uncertainty often set the stage for the next wave of opportunity.

The Perfect Storm for Buyers

Several factors are converging that could make 2025 an ideal time to invest in multifamily properties in St. Petersburg, Pinellas County, and beyond:

• High Interest Rates = Seller Motivation: Many current owners who financed acquisitions during the low-rate era of 2020-2021 are now facing ballooning debt service costs. Refinancing at today's higher rates is often impractical, leading some owners to sell at more reasonable prices.

• Limited New Inventory: Thanks to elevated construction costs and tighter lending conditions, new multifamily supply is expected to be constrained over the next few years. Fewer new units coming online could bolster the value of existing properties.

• Stabilizing Rents: After a turbulent period of sharp increases and sudden corrections, rents are beginning to stabilize in many markets. This predictability makes underwriting investments less risky than in the recent past.

• Demographic Tailwinds: The demand for rental housing remains strong, fueled by Millennials and Gen Zers who are renting longer, as well as Baby Boomers downsizing from homeownership.

Multifamily Outlook: St. Petersburg and Pinellas County

Locally, the St. Petersburg and Pinellas County multifamily markets are showing particularly interesting dynamics. After a rapid surge in development between 2020 and 2023, new construction activity has slowed considerably. Projects that broke ground before interest rates rose are now coming online, but very few new projects are entering the pipeline, suggesting a future supply shortage.

Vacancy rates in downtown St. Petersburg remain relatively low, and rental demand is being supported by strong job growth in sectors like healthcare, tech, and hospitality. Areas like Kenwood, Uptown, and Old Northeast have seen sustained tenant interest, while beach communities such as Madeira Beach and Treasure Island continue to attract short-term rental investors.

Average multifamily sale prices across Pinellas County have corrected slightly from their 2022 peaks but remain historically strong, offering a more balanced environment for buyers. Smaller properties like duplexes, triplexes, and quads are particularly appealing, given their flexibility and lower entry points compared to larger apartment complexes.

Investors should also watch for emerging opportunities in areas undergoing redevelopment, such as the EDGE District and the Skyway Marina District, where local government incentives and infrastructure improvements could drive future growth.

Curious about the best neighborhoods for investment? Check out our guide to Top St. Petersburg Neighborhoods for Investors.

What Smart Investors Should Watch

While the fundamentals look promising, successful investing in 2025 will still require careful strategy. Key factors to monitor include:

• Location Quality: Urban areas with strong job growth, educational institutions, and diverse economies are likely to outperform.

• Debt Structuring: Given current interest rates, conservative leverage and longer-term debt options could be critical.

• Property Management: Operational excellence will matter more than ever as tenants become more value-conscious.

• Tax Planning: Utilizing strategies like 1031 exchanges could allow investors to defer capital gains taxes when repositioning portfolios.

• Cash Flow Focus: Prioritize properties with strong current or projected cash flow to better weather interest rate volatility.

Challenges to Watch For

While 2025 presents strong buying opportunities, investors should remain cautious of potential headwinds. Rising property insurance costs across Florida, especially in coastal areas like Pinellas County, could impact operating expenses. Additionally, affordability pressures could limit future rent growth in some markets. Thorough due diligence remains key to success.

Frequently Asked Questions

Is now a good time to invest in multifamily properties in St. Petersburg?

Yes, 2025 is shaping up to be a prime opportunity for multifamily investments in St. Petersburg and Pinellas County, driven by motivated sellers, strong rental demand, and limited new supply.

Which neighborhoods in Pinellas County are best for multifamily investments?

Kenwood, Uptown, Old Northeast, and the EDGE District offer great potential due to strong tenant demand and proximity to downtown St. Pete amenities.

Are smaller multifamily properties like duplexes and triplexes good investments in 2025?

Absolutely. Duplexes, triplexes, and quads are increasingly attractive to investors for their affordability, easier financing options, and flexibility compared to larger apartment complexes.

Conclusion

Thinking about making a move? Whether you're a first-time multifamily investor or looking to expand your portfolio in St. Petersburg or Pinellas County, reach out to explore today's opportunities.

If you've been waiting for the right time to re-enter or expand your multifamily portfolio, 2025 could offer the kind of market conditions that don't come around often. Staying informed, patient, and strategic will be the keys to unlocking the opportunity ahead.

Let's Connect! If you're considering investing in multifamily properties in St. Petersburg or anywhere in Pinellas County, I'm here to help. Visit SunCoastHome.com or contact me directly at 727-204-5001 to start a conversation about your goals. Let's find the right opportunities together!

Stay tuned — in upcoming posts, we'll dive deeper into which markets are showing the most potential, and how to position yourself for success in this new phase of the cycle.