499 | Do Property Taxes Really Hurt Long-Term Rental Property Returns? Artwork

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Not Your Average Investor Show

499 | Do Property Taxes Really Hurt Long-Term Rental Property Returns?

May 11, 2026 • Gregg Cohen / Pablo Gonzalez • Season 2 • Episode 499

0:00 | 1:05:39

Property taxes have been one of the biggest investor concerns in Florida. They rose sharply over the past few years, headlines have been everywhere, and now there’s talk about eliminating them altogether.

But are they actually hurting rental property investors?

In this episode of the Not Your Average Investor Show, Gregg Cohen and Pablo Gonzalez break down what’s really happening with property taxes, and more importantly, where they actually fit in your investment decision.

You’ll learn:

- What really happened to property taxes since 2020—and why that spike isn’t the norm
- How rent growth, cash flow, and equity gains have offset rising taxes over time
- What typical property tax increases look like in a more stable market
- What to make of Florida’s proposed property tax changes—and what’s real vs speculation

Smart investing requires understanding what truly moves the outcome over time.

Listen NOW!

Chapters:

01:33 Welcome to First Draft
02:56 Roll Call in Studio
04:19 New JWB Headquarters
05:08 500 Episodes Reflection
06:27 Why Property Taxes Matter
07:59 DeSantis Tax Headlines
10:47 House vs Senate Plan
13:14 Who Pays the Bill
19:38 Investor Upside and Risks
21:48 Myth of Florida Tax Pain
22:48 GC Data Breakdown
27:14 Jacksonville Numbers 2020-Now
29:39 Sticker Shock Taxes
31:07 Rents Beat The Hike
32:59 Net Gains Breakdown
35:40 High Floor High Upside
38:49 Normal Tax Reality
41:20 Pro Forma Math Explained
42:47 Forecasting The Future
45:29 Long Term Investor Lens
49:04 What Matters Most
53:05 Pay Yourself First
59:01 Reserves Reduce Pain
01:00:43 Tax Cut Q&A
01:03:36 Episode Wrap Up

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