BreakThru Realty

Multifamily Price Drops in Florida: Duplexes, Triplexes, Fourplexes and Apartment Buildings With a Reduced Price

Rental property is priced on the rent it collects, so a cut on a duplex or an apartment building changes your return directly: the same rents against a lower price. This page lists every property of two units and up for sale on the MLS whose asking price is below its original list price, newest reductions first, from small duplexes to apartment buildings. Check the actual rents and expenses against the new price, then decide what it is worth to you.

180 multifamily properties have an asking price below the original list price as of October 29, 2026.

BreakThru Realty · Founder and Broker of Record: Tyson E. Sam, Florida License 3565210

Multifamily Price Drops: the Numbers

As of October 29, 2026. Properties of two units and up for sale on the MLS, most of them in Miami-Dade, Broward and Palm Beach: duplexes, triplexes and fourplexes filed as residential income, and apartment buildings filed as commercial sales, whose asking price is below the original list price. Asking prices, not closed sales.

  • Listings with a price cut: 180
  • Median price reduction: $50,000 (7.4%)
  • Reduced in the past seven days: 66
  • Median asking price: $749,500
  • Reduced in the past 30 days: 180

By County

  • Broward: 75
  • Miami-Dade: 66
  • Palm Beach: 25
  • Lee: 4
  • St. Lucie: 3
  • Martin: 2
  • Charlotte: 2
  • Polk: 2

By City

  • Miami: 50
  • Fort Lauderdale: 18
  • Hollywood: 15
  • West Palm Beach: 10
  • Pompano Beach: 8
  • Dania Beach: 7
  • Wilton Manors: 6
  • Oakland Park: 5
  • Coral Springs: 4
  • Lake Worth: 4
  • Lauderhill: 3
  • Opa-Locka: 3

By Building Type

  • Duplex: 109
  • Quadruplex: 33
  • Triplex: 30
  • Multi Family: 8

A median of fewer than 5 listings is shown as —. A cut larger than half the original price is left out as a data entry error.

The Largest Reductions Right Now

Newest Price Cuts

See Them on the Map

How to Read a Price Reduction

Work the numbers at the new price
Take the rents actually collected, subtract taxes, insurance, maintenance, management and a vacancy allowance, and divide by the reduced price. That return, compared with similar buildings that have sold, tells you whether the cut reached a fair price.
Taxes and insurance reset at closing
In Florida the assessed value is reset when a property changes hands, and insurance on an older multifamily building can cost more than the seller pays today. Price both at your purchase price before you rely on the seller's expense figures.
Read the leases and the deposits
Below market rents under long leases limit your income until they expire. Ask for every lease, the rent roll with the deposits held, and which units are month to month.
Know whether it is a home loan or a commercial loan
Two to four unit properties are usually financed like a home, and a buyer who lives in one unit may qualify for a lower down payment. Five units and up are financed as commercial property on the building's income. Consult a lender about what applies to you.

Get the Rent Roll Before You Offer

Tell a licensed BreakThru Realty agent which property interests you. We request the rent roll, leases and expenses, compare the reduced price with the sales of similar buildings, and recommend an offer price and terms. Call or text (786) 914-1017 or email sales@breakthrurealty.com.

What happens next: an agent replies within one business day with the sales comparison, requests the documents from the listing broker and arranges showings with the tenants' notice in mind.

Multifamily Price Drops: Questions

How many multifamily properties in Florida have had a price cut?
180 multifamily properties in Florida on the MLS have an asking price below their original list price as of October 29, 2026, with a median asking price of $749,500 and a median cut of $50,000 (7.4%). 66 were cut in the last seven days. The list updates through the day as the MLS changes.
What counts as multifamily on this page?
Any property of two units and up for sale on the MLS: duplexes, triplexes and fourplexes, which the MLS files as residential income, and apartment buildings of five units and more, which it files as commercial sales. Single family homes and condos are on the luxury price drops page and the home search.
How do I evaluate a price cut on a rental property?
Rebuild the income at the new price. Use the rents actually collected, not projected rents. Subtract real expenses, including a vacancy allowance, your own property tax after the sale and an insurance quote, and compare the resulting return with similar buildings that have sold nearby.
Can I tour the units before I make an offer?
Usually yes, with reasonable notice to the tenants, which Florida law and most leases require. Many sellers show one or two units before an offer and every unit during the inspection period. A BreakThru Realty agent arranges the showing times with the listing broker.

To request a tour, call (786) 914-1017 or email sales@breakthrurealty.com.

Can I buy a duplex or fourplex with a residential mortgage?
Two to four unit properties are generally eligible for residential loans, and a buyer who will live in one unit may qualify for a lower down payment. Buildings of five units and up are financed as commercial property. Consult a lender about your situation before you offer.
What happens after I ask about a property?
A licensed agent calls you, requests the rent roll, leases and expenses from the listing broker, pulls the sales of similar buildings and schedules showings. You decide whether to offer after you have seen the numbers.

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