Florida industrial is a port-and-population story. PortMiami, Port Everglades, Port Tampa Bay, and JaxPort together moved roughly 3.5 million TEU in 2024 and tens of millions of tons of cargo (Florida Ports Council), and JaxPort is the largest vehicle-handling port in the U.S. by volume (JaxPort Annual Report, 2024). On top of port-driven distribution demand, Florida's net domestic in-migration ranked first in the country in absolute terms in the most recent Census release , pushing last-mile e-commerce and consumer-goods demand sharply higher across South Florida, the I-4 corridor, and the I-95 spine from Jacksonville to Palm Beach.
Active capital sources
- Life Companies
- CMBS Lenders
- Florida Regional Banks
- National Debt Funds
Loan programs we place
- Last-Mile Distribution Debt
- Port-Logistics Financing
- Build-to-Suit Construction-to-Perm
- Industrial Refinance
Source notes
- Census Vintage 2024 estimates
Frequently asked questions
What is the LTV for Florida industrial?
Stabilized institutional product near the major ports or along I-4 typically clears 60% to 70% LTV through life companies and CMBS, with debt yields in the 8.5% to 10.5% range driving sizing more than appraised value on most files .
How does coastal exposure affect lender sizing?
Materially. Wind and named-storm deductibles in Miami-Dade, Broward, Palm Beach, and Tampa coastal submarkets have hardened sharply since 2022 (Florida OIR rate filings, 2025); lenders typically require all-perils policies with named-storm sublimits and underwrite a higher per-square-foot insurance line item than they would for comparable inland product, which can move underwritten NOI by 50 to 150 basis points of yield depending on submarket.
Are last-mile and cold-storage executions both available?
Yes. Last-mile is highly contested across all four major Florida MSAs. Cold storage is a specialized lender pool, fewer bidders, but life companies and a handful of debt funds focused on cold-chain remain active for institutional sponsors with operating partners. Cold-storage construction is typically structured with higher equity (40% to 50% of cost is common) and meaningful interest reserves to bridge the long lease-up period typical for the asset class.
What construction-financing options exist for spec industrial?
Spec construction in Florida is achievable for experienced sponsors in supply-constrained submarkets. Miami-Dade infill, Hialeah, Medley, and select Orlando airport-area locations. The construction lender pool narrows materially versus build-to-suit (typically debt funds and a few regional banks), with required equity in the 30% to 40% range and pre-leasing covenants common at 50% or higher before the construction lender will fund the final draws.