A number that survives the lender
Real income, real expenses, and the cap rate buyers are actually paying this year. Not an average of your ZIP code. Your building.
No fairy tales.
Long live the number.
Here's What Your Apartments Would Sell For Today.
Every building and every recorded sale in Florida is already in my files, so your number comes from what actually closed, not what someone hoped for. And if you sell, your owner portal shows every step on one screen.
- Priced off 81,595 recorded sales, not asking prices
- No obligation to list, ever. Your tenants never know.
- Four questions, about sixty seconds. Nothing to dig up first.
Step 1
No costNo obligationPrivate
Chris Minchin, Licensed Florida Real Estate Broker BK3282270. Apartment buildings only.
Would rather just talk it through? Call or text 321-275-KING, that is my cell, not an office line.
Working out your number…
$0
County record · your rents · what sold nearby
Closed Live Oak, FL 50 units $2,850,000
Closed Lake Panasoffkee, FL 16 units $1,600,000
Closed Lake Wales, FL 16 units $1,056,000
Closed Tavares, FL 8 units $1,000,000
165,319 buildings · 81,595 sales · 128,858 owners on file
Why the files matter
The files are what make it simple.
Because every building, owner and sale is already on record, there's nothing for you to dig up before I can price yours, and nothing to guess at when a buyer's lender asks where the number came from. Give me an address and I'm opening a drawer, not making a pitch.
165,319Apartment buildings on recordAll 67 Florida counties. Not a sample, the whole state.
81,595Qualified, arms-length salesRecorded with the county, verified, and used to price yours.
128,858Owners on recordWho owns what, and since when. Odds are you're in here already.
Updated from county records, current as of September 2026. How the number is built →
What you get
The King's three rules.
Any broker can win your listing with a big number. It costs him nothing to say it. Then the buyer's lender orders the appraisal, the financing comes up short, and forty-five days later you are cutting the price on a building that now looks stale. So every number that leaves my desk has to survive these three. Most brokers' numbers don't survive the first one.
Insurance priced the way a new owner will pay it
In Florida the deal lives or dies on the buyer's insurance quote, and it reprices at the sale. I underwrite what a new owner will be charged, not what is on your current declarations page.
The line most brokers skip.You get me, start to finish
The broker who prices your building is the one who answers the phone, works the buyers, and carries the lender, estoppels and appraisal himself. No team skimming your outcome. 321-275-KING
One guy. One crown.
Scoreboard
Final. Closed, recorded, filed with the county.
Not a pipeline, not "over $100 million in career volume," not a number I can't show you. These are Florida apartment buildings that changed hands, on the public record, seller represented, priced the way rule one says. Real prices and unit counts, so you can go check them.
$2,850,000
Live Oak, FL
$1,600,000
Lake Panasoffkee, FL
$1,056,000
Lake Wales, FL
$1,000,000
Tavares, FL
$850,000
Lake City, FL
$825,000
Wildwood, FL
$750,000
Lake City, FL
$700,000
Inverness, FL
$629,000
Belleview, FL
$394,700
Sumterville, FL
"Every time I called, Chris picked up with the same cheery greeting. And every time we hit a snag, he already knew the easiest path to get the deal across the finish line."
Van R. · Buyer & Seller Client
Owner portal · Owners only
Selling a building used to be a stack of paper and a lot of waiting. Now it's one screen.
Your owner portal is where the whole sale happens, in the order it happens, with nothing hidden. Your building's file is already in it. From there, every step opens when you're ready for it, and you always know what's next, who's doing it, and when it's due.
Owners only.
Open my file
Your building's file is already waiting. One tap, no password, and you're in.
Open my fileYou'll get a one-tap key by email. It works once and stays good for 30 days. Need a hand? Call Chris, 321-275-KING.
Your number, with the receipts.The market's number and every recorded sale behind it, then the bank's number after our call. No guessing, no flattery.
The agreement, one page, signed in your file.4%, 90 days, every line readable. Sign it there, keep it there.
Marketing you can watch.Every brochure view, e-blast click and buyer inquiry, live. You see who's looking instead of waiting for a weekly call.
The contract on a clock.Deposit, inspection, title, financing, closing: every date and deadline in one place, and the day something is late you know first.
Seven doors, opened in order. Nothing starts, nothing is shared, your tenants never know. See what's inside →
Straight talk
What owners say before they say yes.
Most of them are good reasons. Here is the honest version of each.
"I think this market is inflated."
You might be right, and it is the reason I price the way I do.
Owners who bought decades ago look at today's asking prices and do not believe them. Often that instinct is sound. Asking prices and closing prices have been further apart than usual, and a number no lender will finance is not a real number at all.
What I will show you is not what buildings like yours are listed at. It is what they have actually closed at, and what a lender will finance today. If that comes in lower than what someone else told you, that is the point.
"I'm waiting for my balloon to come due."
Then you need this number sooner, not later.
When you go to refinance, the lender orders an appraisal and runs the same arithmetic a buyer's lender would, real income, real expenses, today's cap rates. If it comes back short, you find out with weeks to spare and no room to fix it.
Getting the number now tells you which conversation you are actually in: a refinance, a sale, or two more years of collecting rent on purpose instead of by accident. All three are fine. Not knowing which is the only bad one.
"The tax bill would eat me alive."
Sometimes. Sometimes not, and it is worth ten minutes to find out which.
Most owners know about capital gains and get blindsided by depreciation recapture, which comes back at its own rate. A 1031 defers it, but forty-five days to identify and a hundred and eighty to close is a real constraint, and plenty of owners trade into something worse purely to avoid a tax. Seller financing spreads the gain across years instead of taking it in one, and almost nobody brings it up because it slows the closing down.
And if you are older with a low basis, holding may beat selling outright, your heirs get a stepped-up basis and much of the gain disappears. That is the one case where the right answer is do not sell, and I will tell you so.
I am a broker, not a tax advisor, and none of this is tax advice. Your CPA is the one who applies it to your situation.
"Whatever you say, it's going to feel low to me."
It might. And often what an owner means by low is that the number does not account for what the building took to own, the years, the calls at midnight, the vacancies you carried.
They are right. It does not. No buyer's lender will finance what this building meant to you, and no honest number ever will. What I can tell you is what it will trade for, and what that leaves in your hands when it is done. If that is not enough to move on, that is a real answer too, and better to know now than after a listing has gone stale.
"I'm just not ready."
That is the most common answer and it does not need defending.
Nothing here asks you to be ready. Get the number, put it somewhere, and come back to it when something changes, a renewal, a tenant, a partner, a birthday. No one calls you afterward. If you want to talk, the number is at the top of the page.
Who you're dealing with
One guy. One phone. Thirteen years of Florida apartment buildings.
I'm Chris Minchin. I started selling apartment buildings in 2013 at Marcus & Millichap, and in 2018 I opened The Apartment King so I could do it my own way. Thirteen years, one asset class, and a Florida broker's license in my own name. When you call 321-275-KING, it rings in my pocket, not at a call center, and the person who priced your building is the person who sells it.
I've been doing this long enough to know exactly where deals get stuck, almost always the due diligence or the financing, so I stay on that part myself and get yours to the finish line.
Chris Minchin
The Apartment King · Licensed Florida Real Estate Broker BK3282270
4% CommissionNo team splitting it, no bought leads.
90-Day ListingIf I can't sell it in ninety days, I'm wasting your time.
One-Page AgreementLong contracts protect the broker, not you.
Same deal for everybody. Paid at closing, out of proceeds. Nothing before that, ever. No marketing fee, no cancellation fee, no automatic renewal. More about me, licenses included →
That's me.Answers his own phone.
Still reading? Your number is a few scrolls up the page.
Address, building, numbers, done. About sixty seconds, no obligation to list. Or call. I read every message myself and get back, usually within a day. Your information stays with me. I don't sell it, and running the valuator doesn't enroll you in anything.
Call
321-275-KINGMy cell, not an office line
Email
Chris@TheAptKing.comRead by me, answered within a day
File
Open my fileOwners only · one tap, no password
Looking to buy instead? Tell me your criteria and I'll send you deals that fit before they hit a website. Send me your buy box →
Not selling? Then don't. I'll send you a quarterly note on what buildings in your county actually traded for, and nothing else. Put my building on that list →
Not sure selling is the move? Sometimes it's refinancing, and sometimes it's holding two more years on purpose instead of by accident. Ask me on the phone, that conversation costs nothing too.