Brokers Corner with Tanya Chappell | September 2026 | Cooler Mornings, Rental Turnovers & What’s Happening Behind the Scenes
Broker/Owner – Secure Investments Realty & Management Corp.
Hello, Cooler Mornings!
Can you feel that ever-so-slight shift in the weather? Cooler mornings and evenings are finally starting to arrive in North Central Florida, and I am here for it!
It has me itching for mountain views, cool evenings around an outdoor fire pit, and a sky full of stars. I’m definitely smelling like a mountain trip in the near future!
The timing couldn’t be better because we’re finally wrapping up another busy summer season at Secure Investments Realty & Management.
A Busy September for Rental Property Turnovers
September brought us another good handful of rental property turnovers, and several involved homes occupied by the same tenants for eight years or more.
Long-term tenants can be wonderful for a rental property owner, but when those homes finally turn over, there is usually quite a bit to do. This month we’ve coordinated everything from full interior painting and flooring replacement to new appliances, landscaping and yard cleanups, repairs, and general updating.
One of those renovation projects happens to be especially close to my heart—my own very first home!
I bought that house more than 30 years ago for $52,000, and it is now getting a major renovation. We’re renovating both bathrooms, refinishing the original hardwood floors, rebuilding the back deck, replacing siding, and tackling a long list of other improvements.
It has certainly been a walk down memory lane!
Where Good Property Management Really Matters
Large rental property turnovers can become overwhelming very quickly, particularly for owners who don’t live nearby or don’t have established relationships with contractors and vendors.
This is one of the areas where I think our experience at Secure Investments Realty & Management really shines.
Because we perform periodic property inspections throughout the tenancy, we generally have a good idea of the property’s condition long before a tenant moves out.
That allows our property management team to anticipate larger maintenance items, obtain estimates when appropriate, budget with our owners, and begin planning ahead instead of discovering everything for the first time after the keys are returned.
When move-out day arrives, we can quickly evaluate the property, coordinate contractors and vendors, oversee repairs and renovations, and work toward getting the home rent-ready and back on the Gainesville and North Central Florida rental market as efficiently as possible.
For an investment property owner, reducing vacancy time matters—but so does doing the work correctly and protecting the long-term condition and value of the property.
Some of my favorite messages from owners this month have been:
“We sincerely appreciate your efforts and the work by the crews that you use.”
And another:
“Wow, you guys made what I thought would be a stressful situation so easy.”
That is exactly why I love what I do.
There is something incredibly rewarding about taking a situation that feels overwhelming to a property owner and saying, essentially, We’ve got it.
Our job isn’t simply collecting rent and finding tenants. Good property management is about protecting the owner’s investment, planning ahead, maintaining the property, controlling unnecessary vacancy, and helping that property perform at its highest and best over the long term.
Gainesville Real Estate & Rental Market Update
As we head into the final months of 2026, we are also entering what is traditionally a slower leasing and home-sales season.
The Gainesville real estate market has been relatively balanced this year, but today’s market continues to reward sellers who prepare and price their properties appropriately. Buyers have more choices than they did during the extremely competitive markets of a few years ago, which means condition, presentation, and pricing matter.
August market data showed Gainesville homes spending a median of approximately 74 days on the market, with homes selling for about 97% of asking price on average. Gainesville was classified as a balanced market, meaning housing supply and buyer demand were relatively even.
The rental side remains remarkably steady as well. Current Gainesville rental data puts average rent at approximately $1,600 per month, essentially unchanged from the previous month and about $50 higher than the same time last year.
For rental property owners, I think the takeaway is pretty simple: this is not a market where we want to chase unrealistic rents and lose weeks or months of occupancy.
A well-maintained property that shows well and is priced appropriately for its specific neighborhood, size, condition, and amenities continues to be our best strategy.
Every property is different, of course, which is why we evaluate rental rates and sales pricing individually rather than relying solely on broad market averages.
And on a Personal Note… Pepper Is on Wheels
This summer has been challenging on a personal level, too.
My sweet boy Pepper has had a very difficult few month. In what felt like the blink of an eye, he went from chasing balls, swimming, and running around like crazy to losing much of the use of his back legs because of spinal degeneration, IVDD, and hip dysplasia.
Like most pet owners facing something like this, I went searching for anything that might help him—or at least slow things down.
We tried acupuncture, chiropractic treatments, Chinese herbs, medications, and other therapies. Unfortunately, nothing gave him the improvement I had hoped for.
So, Pepper is now officially a pup on wheels!
After a lot of research, I found a Walkin’ Pets wheelchair with larger rear wheels that can handle our dirt roads—and he absolutely loves it.
It has given him a piece of his dog life back.
He can get outside with me again, follow the other dogs around, sniff every bush he can find, explore the neighborhood, and generally get back to the very important business of being a dog.
It has also given my hips and back a much-needed break. Pepper is close to 90 pounds, and before the wheelchair I was essentially holding up his back end while he attempted to run down the road with his front legs.
It was quite a sight. Pepper was having the time of his life while I was completely exhausted!
We still take him swimming at the neighborhood Boat ramp on the Sante Fe several days a week so he can swim, which he absolutely loves.
I’ll admit, watching him go through this has been heartbreaking. I’ve had many dogs throughout my life, but Pepper is my soul dog. I’ve never had quite the bond with another dog that I have with him, so all the extra work is worth it when I see him happy.
Our newest challenge is the stairs.
Our main living area is upstairs, and apparently Pepper believes that going outside should be approached like an Olympic event. The moment it’s time to go, he wants to charge down those stairs while I’m supporting his back end.
Imagine trying to control a 90-pound dog sled while simultaneously walking down a flight of stairs.
That’s pretty much my life right now!
I’m seriously considering installing a lift. Yes, I realize that sounds a little extreme for a dog—but this is my forever home, I’m not getting any younger, and I’m starting to think Pepper might simply be encouraging me to plan ahead!
Time for a Little Mountain Air
With our September turnovers finally wrapping up, my mind is officially turning toward some cooler mountain air, beautiful fall scenery, a cabin in the woods, and perhaps a little whitewater rafting thrown in for excitement.
After this summer, I think Pepper and I have both earned a change of scenery.
So I’m off to find the perfect mountain cabin and plan a much-needed mountain break.
Until next month,
Tanya Chappell
Broker/Owner
Secure Investments Realty & Management Corp.
— Tanya ChappellOwner/BrokerSecure Investments Realty & Management Corp.