http://www.mrfrankrealestate.com/

Mr. Frank Real Estate, 2651 Nectarine Road, DeLand, FL (2026)

03/23/2026

The Daytona retail market is starting to slow down.

But not the way most people think.

Yes, some retail space is losing occupancy, especially in neighborhood shopping centers.

But at the same time
Vacancy is still low
Rents are still growing
And new tenants are still entering the market

Here is what is really happening.

The market is separating.

Stronger locations are performing
Weaker ones are struggling
And demand is shifting toward necessity-based retail

Add in rising construction costs and higher interest rates, and new development is slowing down as well.

This is not a decline.

It is a reset.

And when supply is limited like this, it actually helps stabilize the market long term.

If you want to understand what is happening in Daytona, watch where tenants are moving and which spaces are filling up.

That is where the real story is.

Source: https://www.observerlocalnews.com/news/2026/mar/18/daytona-retail-market-faces-slower-demand-but-key-segments-remain-strong/

03/23/2026

Three major apartment properties in downtown Lakeland just hit the market.

223 units
Retail space
95 percent occupancy

That is not a distressed sale.

That is a signal.

These projects were once considered risky. Rents were too low, demand was uncertain, and developers needed incentives to make them work.

Now they are being marketed as institutional-quality assets.

That tells you everything.

Downtown Lakeland has moved from speculative to stable. And when that happens, larger investors step in.

This is how markets evolve.

Early risk
Followed by growth
Then long-term capital

If you are watching Central Florida, this is one to keep an eye on.

Because this is what a market looks like when it matures.

Source: https://www.lkldnow.com/downtown-lakeland-enters-new-chapter-as-three-apartment-projects-go-up-for-sale/

03/23/2026

A Tractor Supply is moving into a former Big Lots location in Port Orange.

That is not just a new store.

That is a shift.

Instead of building new, they are taking over an existing retail space and putting it back to work. Faster, more efficient, and lower risk.

But here is the bigger signal.

You are seeing a transition from discount retail to lifestyle and necessity-driven retail. Tractor Supply focuses on farm and ranch, pets, outdoor living, and practical goods. That tells you exactly where consumer demand is moving.

And the fact that this space is getting filled matters.

Retail does not move into a market unless the population and demand are there to support it.

Port Orange continues to show stability and growth, even as retail evolves.

Watch what replaces what. That is where the real story is.

Source: https://www.hometownnewsvolusia.com/news/local/tractor-supply-moves-into-former-big-lots-space-in-port-orange/article_717a160d-dca0-58a8-99f0-6aae15d35bbe.html

03/23/2026

More buyers are starting to turn to adjustable-rate mortgages right now.

Not because they want to.

Because they feel like they have to.

ARMs are offering lower upfront rates compared to traditional 30-year fixed loans, which helps reduce monthly payments in the short term.

But here is the tradeoff.

Those rates don’t stay fixed forever.

Most adjust after 5 to 10 years, and if rates are higher at that point, the payment goes up.

That is the risk.

Here is what this really tells you about the market.

Affordability is still tight
Buyers are getting creative
And people are trying to make deals work however they can

This is not a bad strategy if you understand it.

But it is not a free lunch either.

If you are considering an ARM, make sure you understand what happens when that rate adjusts.

Because that is where the real decision is.

Source: https://www.floridarealtors.org/news-media/news-articles/2026/03/homeowners-turning-adjustable-rate-mortgages

03/23/2026

Mortgage rates just hit a 3-month high again.

30-year fixed loans are now around 6.22%, up from just under 6% a few weeks ago.

That might not sound like a big move.

But it is.

Even small increases in rates can add hundreds of dollars a month to a buyer’s payment. And that directly impacts what people can afford.

Here is why this matters right now.

The spring market was starting to build momentum. Buyers were slowly coming back as rates dipped.

Now rates are moving up again.

And when that happens, hesitation comes back with it.

This is why the market feels stuck.

Not because demand is gone
But because affordability keeps shifting

If you want to understand what is happening in real estate right now, watch mortgage rates.

They are driving everything.

Source: https://www.floridarealtors.org/news-media/news-articles/2026/03/mortgage-rates-climb-3-month-high

03/23/2026

A 100-unit multifamily deal in Central Florida just came together involving Avanath and Atrium Management.

That might not sound like a big headline.

But it is a signal.

This is not luxury development. This is institutional money targeting workforce and affordable housing.

Instead of building new, investors are buying existing properties and focusing on how they are operated.

That is a shift.

Construction is getting more expensive
Affordability is becoming the biggest issue
And demand for rental housing is still strong

So the strategy is changing.

Buy what already exists
Improve operations
And create stable, long-term income

If you want to understand where the market is going, watch what investors are doing.

Because they are usually ahead of everyone else.

Source: https://www.bizjournals.com/orlando/news/2026/03/19/100-units-costar-atrium-management-company-avanath.html

03/23/2026

A 433-unit retirement community is coming to the Sarasota area.

That is not a small project.

That is a statement.

Developers do not build at that scale unless they are confident in long-term demand. And in Florida, that demand is being driven by one thing more than anything else.

People are still moving here.

Especially retirees.

Projects like this are not just housing. They bring healthcare, retail, and service demand with them. They create entire micro-economies around them.

And when you see them happening in places like Lakewood Ranch, it reinforces what is already happening there.

Growth is not slowing down.

It is getting more targeted.

If you want to understand where Florida real estate is going, follow the demographics. They tell the story before anything else does.

Source: https://www.heraldtribune.com/story/business/real-estate/2026/03/19/433-unit-retirement-community-coming-to-sarasota-area/

03/23/2026

Tanger Outlets in Daytona Beach is adding new retailers this spring, including Lululemon.

That is not just a store opening.

That is a signal.

Brands like Lululemon do not expand into markets randomly. They follow demographics, income growth, and long-term demand.

This tells you exactly what is happening in the LPGA corridor.

More rooftops
More traffic
More spending power

And more confidence from national retailers.

Add in everything else happening nearby, and this area is quickly becoming one of the strongest retail and residential corridors in Volusia County.

If you are watching growth in Daytona Beach, this is where you should be paying attention.

Source: whatnow.com/orlando/retail/tanger-outlets-daytona-beach-adds-new-retailers-this-spring/

03/23/2026

Everyone loves to ask
“What does $4 million get you in Florida?”

Here’s one answer.

A 13,000+ sq ft waterfront estate
6 bedrooms, 8 bathrooms
11-car garage
Pool, dock, and over 2 acres

That is what $4M buys you in the Tampa area.

Now here is the part most people miss.

Location changes everything.

That same $4M in Miami might get you a condo. In Central Florida, maybe a luxury home. In certain parts of Tampa, you are getting a full estate like this.

Same money. Completely different outcome.

Real estate is not just about price.

It is about where you deploy it.

Source: https://www.pennlive.com/life/2026/03/you-wont-believe-what-4-million-gets-you-at-antonio-browns-former-florida-estate.html

03/23/2026

Florida lawmakers just wrapped up their latest session, and when it comes to housing affordability, not much changed.

Several major bills aimed at lowering housing and insurance costs failed to pass. That includes efforts to reduce property insurance, protect renters, and expand long-term affordability.

There was one small win around mobile home assistance, but overall, the bigger issue remains.

And here is the reality.

Affordability is now the number one issue in Florida. But there is no easy fix.

This is not something one bill or one policy can solve.

Rising prices
Insurance costs
Interest rates
Construction challenges

Those are bigger forces than any one legislative session.

So, while people are waiting for relief, the market keeps moving.

This is why understanding local trends matters more than headlines.

Because the real story is not what gets passed.

It is what continues to drive the market underneath it.

Source: https://www.news4jax.com/news/local/2026/03/19/its-just-really-difficult-florida-lawmakers-struggle-to-deliver-affordability-relief-as-key-housing-bills-fail/

03/23/2026

New Smyrna Beach is backing a regional push to grow the aerospace industry in Volusia County.

That might not sound like a real estate story.

But it is.

Aerospace brings high-skill, high-income jobs. And those jobs drive housing demand, long-term stability, and population growth.

With Embry-Riddle, proximity to Kennedy Space Center, and ongoing industrial development, this area is already positioned for it.

Now it is being pushed forward intentionally.

This is how markets evolve.

Not overnight
Not from headlines
But from jobs, infrastructure, and long-term planning

If you are watching where Central Florida is going next, pay attention to this.

Because real estate always follows jobs.

Source: https://www.hometownnewsvolusia.com/news/local/new-smyrna-beach-backs-regional-push-to-grow-aerospace-industry/article_545a825c-7c9c-5033-81c1-c2da56bfacbc.html

Mr. Frank Real Estate

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