Question 1

Do you have Orlando office, industrial, or multifamily cap rate and vacancy numbers?

Accepted Answer

Not published ones we're willing to quote you. A current sourced pull of Orlando-specific office, industrial, retail, and multifamily vacancy, absorption, rent, and cap rate data was not available when we researched this page. Rather than repeat a stale or unverified figure, we underwrite your asset on its actual rent roll, trailing operating statements, and a fresh appraisal, and an agency or wholesale lender will do the same. If a broker quotes you a metro cap rate, ask for the source and the date.

Question 2

What's the demand story behind hospitality-adjacent commercial real estate here?

Accepted Answer

Two theme park operators and a metro still adding people. Walt Disney World is described as one of the largest single-site employers in the country, and Universal Orlando opened its fourth park, Epic Universe, on May 22, 2025, a 110-acre park on a 750-acre site south of Sand Lake Road. Leisure and hospitality employment reached 305,500 jobs in June 2026, up 3.7% year over year, roughly a fifth of all metro jobs. The Orlando MSA itself grew to 2,957,672 residents by July 2025, up 37,690 in one year. That combination is the demand base an agency or wholesale lender wants to see behind a hotel, retail, or flex asset in the I-Drive and 192 corridors before placing long-term debt on it.

Question 3

How does Florida's judicial foreclosure process affect a permanent lender's risk here?

Accepted Answer

It's slower than a non-judicial state, and Orlando's litigation rate runs below the state's worst counties. Florida foreclosures run through the circuit court; the national average time to complete a foreclosure was 563 days in Q2 2026, against 155 days in non-judicial Texas. Inside that statewide picture, the four-county Orlando region (Orange, Seminole, Osceola, Lake) had 14.01% of closed property insurance claims litigated, about half the 27.27% rate in Palm Beach, Broward, and Miami-Dade. That is a mid-pack litigation environment for Florida, which is a factor in how a permanent lender prices risk on a stabilized asset here.

Question 4

My Orlando-area asset is in a CDD. Does that change how I should think about permanent debt?

Accepted Answer

Yes. The CDD assessment is debt service that stays with the property, not a fee that goes away at closing. Community Development Districts under Florida Statutes chapter 190 can levy ad valorem taxes and non-ad valorem benefit and maintenance assessments on top of regular county taxes, certified to the property appraiser and collected on the same tax bill. Master-planned and resort communities across Osceola, Lake, and the Davenport corridor commonly carry CDD assessments servicing infrastructure bonds. Underwrite the full tax bill, CDD included, not just the county millage, before you size a permanent loan or decide the asset is ready to come out of a bridge.

Question 5

Will my property tax bill jump after I close on a stabilized Orlando asset?

Accepted Answer

Plan for a reset, and check the millage where the asset actually sits. 2025 total millage runs roughly 18 to 19 mills in the City of Orlando, 17.41 mills in Kissimmee, and 13.85 mills in unincorporated Osceola County, and Florida's 10% non-homestead assessment cap resets when the property transfers, so a seller's tax bill will understate what you pay. That reset lands right in the NOI line a permanent lender underwrites, so run it before you lock a rate rather than after.

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