NNN Properties
for Sale in Florida
Florida's zero income tax, explosive population growth, and deep retail corridors make it the most sought-after NNN market in America. The ESS Group provides accredited investors and 1031 exchange buyers exclusive access to off-market Florida NNN inventory.
Why Florida is the
#1 NNN State
Florida checks every box for NNN investing: a landlord-favorable legal environment, no state income tax on rental income, record population growth, and one of the most active retail development pipelines in the country. For 1031 exchange buyers from California or New York, the tax math alone is transformative.
Florida vs. California: Questions to Compare
A California resident may owe California tax on Florida rental income. Your tax advisers should assess the actual transaction and your circumstances.
1031 Exchange Into Florida NNN
Consider Florida replacement-property candidates based on your investment criteria. Coordinate eligibility and treatment with your qualified intermediary and tax advisers:
- Confirm whether eligible gains may be deferred
- Review residency and ongoing state tax obligations
- Step up to longer lease terms and passive income
- Access markets with stronger population growth
Top Florida NNN Markets
We source NNN investment properties across all major Florida markets — from institutional-grade Miami assets to high-cap-rate Jacksonville opportunities.
Top NNN Tenants in Florida
Florida's high-traffic retail corridors attract the strongest NNN tenant brands. These are the most active Florida NNN investment categories we source.
Florida's dominant c-store. Sub-5% cap rate, absolute NNN, 15+ year terms. Trophy asset in any Florida market.
Ground leases and fee-simple. Corporate-guaranteed absolute NNN. Florida has 1,000+ locations — high deal velocity.
Most prolific NNN category statewide. Standardized absolute NNN lease, 10–15 year terms, 5.25–6.75% cap rates.
Freestanding pharmacy NNN — high-traffic corners, 15–25 year primary terms, investment-grade credit.
Drive-through locations command strong pricing. Corporate guarantee. Extremely liquid — institutional and private buyer demand.
Florida has one of the highest 7-Eleven densities in the US. Long-term absolute NNN, strong sales volumes.
Founded in Miami. Exceptionally dense footprint in Florida — frequent sale-leaseback and off-market opportunities.
Franchise and corporate locations. 20-year absolute NNN leases. Strong 1031 exchange vehicle with predictable income.
Absolute NNN
Properties in Florida
Absolute NNN — also called "bondable NNN" — is the most passive ownership structure in real estate. The tenant pays 100% of every property expense, including taxes, insurance, maintenance, and structural repairs. You receive rent with zero landlord obligations.
Florida is one of the best states for absolute NNN because the most prolific absolute NNN tenants — McDonald's, Dollar General, Wawa, 7-Eleven, Burger King — have massive footprints here and execute new development and sale-leaseback transactions constantly.
Florida NNN FAQ
What cap rates can I expect for NNN properties in Florida?
Florida NNN cap rates typically range from 4.5% to 7.0% depending on the market and tenant. Miami and Tampa premium assets trade at 4.5–5.5%. Secondary markets like Jacksonville offer 5.5–7.0%. Wawa and McDonald's ground leases can trade below 5% in primary markets. Dollar stores and auto parts typically offer 5.5–6.75% statewide.
Does buying a Florida NNN property determine my state income tax?
No. Florida does not impose a personal state income tax, but your residency, entity structure, and other state rules can affect rental income and deferred gains. Buying in Florida does not change your residency or automatically remove obligations in another state. Your tax advisers should evaluate your circumstances.
Can I do a 1031 exchange into a Florida NNN property?
Absolutely. Florida NNN properties are among the most popular 1031 exchange replacement properties in the country. The combination of long lease terms, passive income, and no state income tax makes Florida NNN ideal for investors exchanging out of California, New York, or other high-tax state properties. We maintain active inventory to meet 45-day identification windows.
What is an absolute NNN property in Florida?
An absolute NNN (or 'bondable NNN') lease in Florida means the tenant is responsible for 100% of all operating expenses — property taxes, insurance, maintenance, repairs, and even structural items like the roof and parking lot. The landlord collects rent with zero management obligations. McDonald's, Dollar General, Wawa, and most QSR corporate leases in Florida are absolute NNN.
What are the best Florida markets for NNN investing?
Tampa and Orlando are the top primary markets — strong population growth, diverse economies, and active NNN development pipelines. Jacksonville offers the best cap rates in the state (5.5–7.0%) with strong fundamentals. Miami is the most expensive market but commands the strongest institutional demand and liquidity. Secondary Florida markets like Fort Lauderdale, Sarasota, and Fort Myers are seeing increasing NNN activity.
Do I need to be in Florida to invest in Florida NNN?
No. NNN properties are specifically designed for out-of-state investors. The absolute NNN lease structure means there is no local management required — no calls, no repairs, no tenant communication. We handle the entire process remotely: deal sourcing, due diligence, lease review, and closing coordination. Many of our clients are California-based investors exchanging into Florida NNN.
Other Top NNN Markets
Access Florida NNN Deals
Before They Hit the Market
The best Florida NNN properties never reach LoopNet or CoStar. Tell us your criteria — tenant preference, market, cap rate target, 1031 exchange timeline — and we'll match you with current off-market inventory.