When To Sell Your Rental Property

Owning a rental property can be a great way to build wealth. Over time, rental income can help cover the mortgage while you build equity and (hopefully) the property value appreciates. But there may still come a point where selling your rental property makes more financial sense than continuing to hold it.

For many property investors, the challenge comes in knowing when it makes sense to sell a rental property. There isn’t a single answer to this question, as the right time to sell depends on your property’s performance, your financial goals, local market conditions, tax considerations, and your desire to continue being a landlord. Whether you decide to hold onto your investment property or sell, our experienced Tampa property managers and realtors can help make the process as simple as possible.

At Eaton Realty, we work with landlords and property investors throughout Hillsborough County, helping them manage their rental properties and make smart decisions about buying and selling property. We bring years of experience in West Central Florida residential real estate, which allows us to help our clients achieve their financial goals. Reach out today to talk to a member of our team about your Tampa rental properties.

Thinking it might be time to sell your Tampa Bay rental? Analyze the property, your market, and your goals with a local realtor › 813-672-8022

When Should You Sell a Rental Property?

The best time to sell a rental property is generally when the property is no longer the best use of your investment capital. That doesn’t necessarily mean that the property is performing poorly. A rental can still be profitable and still a good candidate for a sale if you have a better investment opportunity elsewhere.

For example, consider a situation where you purchased a Tampa rental property several years ago for $300,000. The property has appreciated in value substantially, but after mortgage payments, property taxes, insurance, repairs, vacancy, and management expenses, the property produces relatively little cash flow.

You may continue to hold the property because it is generating some income and its value may increase further. You could also sell and use the equity from that property to invest in another rental property or a different investment with a stronger expected financial return.

Signs It May Be Time To Sell A Rental Property

Of course, there are good reasons for both holding and selling a rental property. There are several signs that could indicate that it may be time for you to sell, but the decision will ultimately come down to your personal and financial goals and constraints. Below are some of the most common reasons that Tampa landlords decide to sell their rental properties.

Your Rental Property Is No Longer Producing Strong Cash Flow

Cash flow is one of the most important measurements for a rental property owner. Essentially, cash flow comes down to the amount of money in your pocket after:

• Mortgage payments
• Property taxes
• Insurance
• Repairs and maintenance
• Property management fees
• Homeowners Association (HOA) fees
• Utilities paid by the landlord
• Landscaping and pest control
• Vacancy
• Legal and accounting expenses

If the property consistently generates positive cash flow, holding onto it may make sense. But if your expenses have increased while rent has remained flat, it might be time to consider selling. Similarly, if you are having trouble keeping the unit occupied, that can eat into your cash flow and may be a sign that it is time to sell.

A decline in rental income doesn’t automatically mean that you should sell your investment property. However, it is a reason to revisit your numbers and decide if your investment property still meets your investment goals.

The Property Has Appreciated Significantly

If you purchased a property years ago and its value has increased substantially, that may be a good reason to sell. The equity that you built up in your rental property can potentially be invested elsewhere.

For example, consider a situation where you purchased a rental property for $275,000 and still have $150,000 remaining on the mortgage. The current estimated value of the rental property is $475,000, which means that you have approximately $325,000 in equity (before selling expenses and taxes). You can then decide if you want to keep the money invested in the property or access the equity and invest it elsewhere.

Selling the property may make sense when its future growth potential doesn’t necessarily justify the amount of capital tied up in it. This may be the case for investors who purchased a property before the market’s recent shift, as rapid appreciation is no longer as common in the current Tampa market.

Major Repairs Are Coming

Even a relatively new rental property will eventually require significant capital improvement. The roof might need to be replaced or an aging HVAC system could fail. Plumbing, electrical systems, windows, appliances, flooring, or other major components may need significant repairs or replacement.

If you are facing tens of thousands of dollars in upcoming expenses, you may consider whether making those improvements is worthwhile. You have two choices in this situation:

1. You can invest in the property, improve it with necessary repairs and maintenance, and continue operating it as a rental property.
2. You can sell the property before making the major investment and allow the buyer to take on those future improvements.

There is no single right answer about what you should do in this situation. A newer roof or HVAC system may increase the property’s value and make it easier to sell or rent. But if the property’s financial performance is already weak, investing heavily in it may not make sense.

Property Taxes, Insurance, or HOA Costs Are Eating Into Your Profits

This issue goes back to cash flow. Operating expenses can quickly change the economic reality of a rental property. Insurance costs, property taxes, HOA fees, and maintenance expenses can all affect your net income.

In Florida, rapidly rising insurance costs are a particular concern for landlords. Even if your rent has increased, it may not be enough to cover insurance premiums that have skyrocketed. If your property’s expenses have dramatically increased, you should run the numbers to decide if it makes sense to keep the property.

You Are Tired of Being a Landlord

The decision to sell isn’t always about a rental property’s financial performance. Quite simply, being a landlord takes time and attention. You may have to deal with:

• Listing and showing properties
• Tenant screening
• Maintenance requests
• Late payments
• Lease renewals
• Property inspections
• Contractor coordination
• Tenant disputes

If you don’t currently have a property management company, these tasks can feel overwhelming. In this situation, you may consider hiring a property manager to handle these issues. If you do have a property manager, you may want to shop around for a company that offers better rates or more for your money (such as Eaton Realty).

If you simply don’t enjoy owning a rental property or don’t want the responsibility, then selling can be a smart decision. Your investments shouldn’t negatively impact your quality of life, so if you are over being a landlord, it might be time to sell.

The Neighborhood’s Long-Term Outlook Has Changed

Location plays a major role in real estate investment performance. A neighborhood that once attracted strong rental demand may change over time. In some cases, an area with relatively weak demand could go through a period of redevelopment and become more desirable.

Before selling a rental property, you should consider factors such as:

• New development
• Employment growth
• Transportation improvements
• Retail and entertainment
• Overall rental demand
• Potential for short-term rental opportunities
• Local zoning changes
• Housing supply

Tampa is made up of many distinct neighborhoods and suburbs, and real estate performance can vary considerably from one area to another. That is why investors shouldn’t rely solely on broad Tampa housing statistics when deciding whether to sell. A seasoned Tampa real estate agent can help you evaluate factors specific to your property, such as the neighborhood, condition, tenant profile, rental rate, and competition.

You Have a Better Investment Opportunity

In some cases, the reason to sell a rental property has nothing to do with the rental property itself. You might have identified another investment that offers greater potential.

For example, you might want to:

• Purchase a larger multifamily property
• Buy a rental in another market
• Diversify into stocks or other investments
• Pay down high-interest debt
• Fund another business
• Purchase a primary residence

Selling can free up capital that is currently tied up in your rental property. The important question here is not whether your existing property is profitable. Instead, you should ask whether it is the best use of your capital right now.

Things to Consider Before Selling a Rental Property

When you are contemplating whether to hold or sell a rental property, you will need to carefully consider a range of factors. This includes how taxes will affect the potential sale of your property.

Closing Costs & Commissions

One of the important things to remember about selling a property is that the sale price is not the same as the amount you will receive at closing. Seller expenses may include real estate commissions, title-related charges, documentary stamp taxes, recording or administrative fees, prorated property taxes, and any buyer concessions negotiated as part of the contract. You may also need to pay for repairs, inspections, staging, cleaning, or improvements before the property is listed.

These costs can materially reduce your net proceeds, so they should be included when comparing a sale with the potential income and appreciation you could receive by continuing to hold the property. Ask your real estate agent or closing professional for a seller net sheet based on the expected sale price and likely expenses. This provides a more useful estimate of what you may actually receive after the transaction is complete.

Capital Gains Taxes

If you sell a rental property for a profit, it will result in a taxable gain. Any depreciation of the property could also affect the property’s adjusted tax basis and impact the amount of capital gains recognized.

Depending on the circumstances, you may owe capital gains taxes and other taxes associated with the sale of your rental property. This can affect your calculations about whether it makes sense to buy or sell your rental property. You can estimate capital gains taxes with our free capital gains calculator, but you should consult with a qualified tax professional before making a decision to buy or sell, as the tax treatment of a property will vary based on your individual circumstances.

It may also be possible to do a 1031 exchange if you want to sell one rental property and purchase another. A properly structured like-kind exchange can allow an investor to defer recognition of gain when exchanging qualifying investment real estate for other qualifying real estate. The IRS has specific rules and procedures for 1031 exchanges, which you will need to follow carefully if you want to take advantage of this program.

Mortgage Payoff Amount

If the rental property has a mortgage or another loan secured by it, the remaining debt generally must be paid from the proceeds at closing. Your mortgage payoff amount may be slightly higher than the principal balance shown on your most recent statement because it can include interest accrued through the payoff date, administrative fees, and other outstanding charges.

Request an official payoff statement from your lender rather than relying solely on the balance displayed in your online account. Subtracting the payoff amount, closing costs, commissions, and estimated taxes from the expected sale price will give you a more realistic picture of the cash you could walk away with. If the expected proceeds are lower than the total amount needed to close, you may have to contribute additional funds or explore other options with your lender.

How To Sell Your Rental Property

Selling a rental property requires more planning than selling an owner-occupied home. Before listing, review the lease, payment history, security deposit records, maintenance needs, and any agreements made with the tenant. You will also need to decide whether to sell the property vacant or market it as an occupied investment.

The right approach depends on the remaining lease term, the condition of the property, the reliability of the tenant, and the type of buyer most likely to purchase it. A vacant property may appeal to both homeowners and investors, while an occupied property with a dependable tenant may be especially attractive to buyers seeking immediate rental income.

A Tampa real estate agent who understands investment properties and landlord-tenant considerations can help you evaluate the property’s value, calculate estimated net proceeds, coordinate showings, and market the home to the appropriate buyers.

Selling A Vacant Rental Property

Selling the property after the tenant has moved out generally gives you greater control over repairs, cleaning, staging, photography, and showings. It may also expand the buyer pool because the property can be marketed to investors and people who intend to make it their primary residence.

Vacancy also comes with a cost. You’ll lose rental income while continuing to pay the mortgage, utilities, insurance, taxes, landscaping, and other carrying expenses. Extensive renovations can lengthen that period without necessarily producing an equal increase in the sale price.

Before deciding to wait for vacancy, compare the likely benefit of a broader buyer pool and easier showing schedule with the income you will give up. In many cases, targeted repairs and a thorough cleaning provide a better return than a major renovation. If the lease is approaching its end, review its renewal and notice provisions early, so you have enough time to coordinate the tenant’s departure lawfully.

Selling A Rental Property With A Current Tenant

You can generally sell a rental property while it is occupied, but the existing lease does not ordinarily disappear simply because ownership changes. A buyer must usually assume the landlord’s responsibilities and honor the lease through the end of its term. This can make the property attractive to another investor, particularly when the tenant pays on time, maintains the home, and has a lease at a favorable rental rate.

You should begin by reviewing the lease for provisions concerning showings, notice, termination, renewal, and a potential sale. Keep the tenant informed and provide the notice required before entering the property. Florida law permits a landlord to enter under certain circumstances, including to show a property to prospective purchasers, but the landlord must give reasonable notice to enter and enter at a reasonable time except in specified situations in accordance with § 83.53.

Prospective buyers may request the lease, payment records, maintenance history, deposit documentation, and confirmation that no unresolved disputes or side agreements exist. At closing, the parties should clearly document the transfer of the lease, security deposit, advance rent, keys, and property-management responsibilities. Florida imposes specific requirements concerning the handling of security deposits and advance rent, so owners should review Florida Statutes § 83.49 and consult a real estate attorney when necessary.

A cooperative tenant can make the process considerably easier. Reasonable showing windows, advance communication, and incentives such as a rent credit or professional cleaning may help reduce disruption and keep the property presentable throughout the sale.

Our Perspective: Selling vs. Holding a Rental Property in Tampa

As Tampa real estate agents, we frequently work with clients who are looking for an investment property in the area. We also help to manage rental properties, giving us a unique perspective on both the real estate and rental markets in the region.

In our experience, landlords benefit from an in-depth look at how a rental property is performing. Our property managers prepare detailed financial reports for property owners so that they have insight into how their properties are performing. Owners can access past reports from their dashboard and get an itemized profit and loss statement each year.

This type of documentation helps our clients decide whether their investment properties are performing as expected. We also provide insight into current market conditions so that our clients can figure out if it makes more sense to buy or to sell.

We can’t make the decision for you when it comes to selling a rental property. However, we can use our experience to help our clients make an informed decision about selling or holding onto a rental property. If you decide to sell, we can help you get it sold for the best possible price and can even help you find a new investment property for your portfolio.

For investors who are simply tired of being landlords, we can take over the management of their properties for them. This includes everything from marketing and listing properties to reduce vacancies to screening tenants to handling rent, maintenance requests, and more. We have found that for many of our clients, proper management of a rental property can make a real difference in profitability and change the calculus on selling versus holding.

Ultimately, the choice to sell a rental property is up to you. We are happy to offer our guidance based on decades of experience in the field. We also encourage all of our clients to consult with financial and tax experts to get the clearest possible picture before making any decision on selling real estate.

Work with a Tampa Real Estate Professional

Selling a rental property involves more than just putting a “For Sale” sign in the yard. You will need to figure out if selling makes financial sense, decide if you want to buy another rental property, navigate the transition with your tenants, understand how taxes will impact your potential net proceeds, and get the property on the market. Our team can help you evaluate your options and develop a strategy based on your property and your goals.

At Eaton Realty, we have the local market knowledge necessary to help our clients make smart decisions when it comes to buying, selling, and managing investment properties. Whether you decide to sell your investment property or maintain it as a rental, we will work with you to help you maximize profitability. If you’d like to learn more, give us a call at 813-672-8022 or fill out our online contact form to talk to an experienced Tampa realtor.

Frequently Asked Questions About Selling Tampa Rental Properties

Is It Better to Sell a Rental Property While It Is Occupied?

It isn’t necessarily better to sell a rental property while it has tenants. An occupied property can demonstrate rental income and may appeal to investors, while a vacant property may appeal more to buyers who intend to live in the property themselves. The better option depends on the property, lease terms, local demand, and likely buyer pool. Of course, if you currently have tenants, then you may not have a choice unless you want to wait to sell until the lease term ends.

How Do I Know If My Rental Property Is Still a Good Investment?

When you are considering the value of your investment property, you should look beyond the monthly rent receipts. You should calculate your net cash flow, return on equity, expected future expenses, appreciation potential, and the amount of capital tied up in the property. Your Tampa realtor and property manager can help you with some of these numbers and give you advice on local market conditions. If the property’s expected future return is weaker than your alternatives, it may be worth considering a sale.

Should I Renovate My Rental Property Before Selling It?

You should only renovate a property that you intend to sell if the expected benefit justifies the expense. This is true for both your primary residence and for rental properties. Cosmetic improvements and necessary repairs can make a property more attractive, but major renovations aren’t always a smart financial move. Our Tampa realtors can help you decide which improvements are most likely to affect your property’s marketability and sale price.

Resources:

• https://www.miamiherald.com/news/local/environment/climate-change/article315840623.html
• https://www.irs.gov/taxtopics/tc409
• https://bestitle.com/understanding-the-sellers-net-sheet/
• https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0000-0099/0083/Sections/0083.53.html