Tampa's multifamily market just delivered its biggest supply wave in history—approximately 12,500 units completed in 2024, surpassing the previous record by more than 4,000 units. Vacancy rates have climbed above 10% for the first time in 15 years, according to CRE Daily.
For property managers and investors across Tampa Bay, this means every amenity matters. The access control system you choose isn't just about security—it's about operational efficiency, resident satisfaction, and staying competitive in a market where renters have options.
This guide compares three leading access control solutions for Tampa multifamily properties: Gatewise, ButterflyMX, and Brivo. We'll examine how each platform handles the unique challenges of Florida's Gulf Coast, from hurricane resilience to garden-style property requirements.
The numbers tell a compelling story. According to MMG Real Estate Advisors, Tampa delivered approximately 12,500 multifamily units in 2024—a new record that pushed vacancy above 10% for the first time in 15 years.
The good news? Absorption remains remarkably strong. MMG Real Estate Advisors reports Tampa absorbed nearly 9,400 units in 2024—a historic high that more than doubled 2023's total. But with Cushman & Wakefield showing occupancy at its lowest level in a decade, every competitive advantage counts.
The construction pipeline is cooling significantly. Fewer than 350 units broke ground in Q4 2024—the lowest quarterly total in nine years. Projected completions drop to approximately 7,400 units in 2025 and only 3,500 in 2026. This tapering means current properties need to maximize appeal now, while competition remains fierce.
Tampa's development mix includes everything from suburban garden-style communities in Pasco County to Downtown high-rises and mixed-use developments combining residential units with retail space. Each property type has distinct gate access requirements that influence which access control products make the most sense.
Any apartment security system in Tampa must answer one question: What happens when the power goes out for days?
This isn't hypothetical. According to the U.S. Energy Information Administration, Hurricane Irma knocked out power to 6.7 million electricity customers—64% of all accounts in Florida. Rural Florida counties experienced power outages of 7-8 days on average during major hurricanes.
For multifamily properties, this raises critical questions about access control system reliability. Does your gate access system require internet connectivity at each access point? What happens to video intercom system features when WiFi goes down? Can residents still enter their community when infrastructure fails?
Standard 24-hour battery backup doesn't cut it during Florida hurricane season. The access control solutions you choose determine whether residents can get home during the worst storms.
MMG Real Estate Advisors reports Tampa multifamily insurance costs increased 28.2% year-over-year—the highest expense growth category. Operating expenses overall climbed 5.1%, while net operating income growth limped along at just 1.0%.
Understanding what is NOI and how it's calculated matters here: when your net operating income meaning translates to "barely breaking even," every technology investment needs to demonstrate clear return. Access control products that require expensive hardware installations and complex infrastructure can quickly strain already tight budgets.
Our platform focuses on smartphone-based entry, allowing residents to open gates, amenities and unit doors with ease. This mobile access control approach means residents use the device they already carry everywhere. With voice command integration, users can enjoy hands-free access through Siri or Google Assistant. The system's cloud management portal offers seamless integration with property management systems like Yardi, RealPage, Entrata, and ResMan, simplifying administrative tasks.
What makes Gatewise particularly well-suited for Tampa's market is our cellular-based technology. Our access control system doesn't require internet connectivity at each access point—a critical advantage for garden-style properties with multiple gates spread across the community, and essential during Florida's hurricane season when internet infrastructure often fails before cellular networks.
Our cellular-powered reliability means gates work even during internet outages—a critical differentiator in a hurricane-prone market.
We support community managers with detailed access logs, quick installations (often completed in hours rather than weeks), and dual technology combining cellular data and Bluetooth for reliable gate access operations.
This platform specializes in video intercom systems, providing visitor management capabilities through camera-equipped units. Residents can see and speak with visitors through a smartphone app before granting access.
ButterflyMX is designed for properties that prioritize visual verification through their intercom system. The platform integrates with various property management systems and offers features like package delivery photo verification and time-stamped audit trails.
However, there are considerations for Tampa properties. ButterflyMX involves surface-mounted intercom units at each access point, typically requiring internet connectivity. This can increase installation time and costs, and creates potential vulnerabilities during storm-related outages when internet service is disrupted. The focus on video intercom system hardware means additional wiring and infrastructure considerations that may not align with garden-style property requirements.
For properties with multiple entry points spread across sprawling communities—common in Tampa's suburban developments—the infrastructure requirements can add complexity and cost.
Known for enterprise-grade security features, Brivo offers mobile access control credentials and real-time monitoring capabilities. The platform supports multi-site management and integrates with video surveillance systems, positioning it among commercial access control systems that serve larger organizations.
Brivo caters to properties with complex security needs and larger portfolios requiring centralized oversight. The system offers various software editions including a Multifamily option with guest management features.
However, Brivo's comprehensive feature set can present a steeper learning curve, and implementation often requires more extensive planning and coordination. Like ButterflyMX, the access control system relies on internet connectivity, which can be a limitation during Florida's frequent power and network disruptions. Pricing structures based on per-door fees can also lead to higher costs for properties with numerous gate access points.
Installation requirements directly impact deployment times, costs, and ongoing reliability—all critical factors for Tampa properties managing tight budgets and hurricane preparedness.
Our system is designed for simplicity. We don't require connectivity infrastructure at every access point. Each access point takes about 20 minutes to install, connecting directly to existing gate motors without running new wires.
This streamlined setup reduces both installation time and costs. With no need for internet at gate access points, properties can transition without extensive infrastructure investments. Our efficient setup is ideal for garden-style and gated communities—the dominant property type across Tampa's suburban developments in Pasco County, Southeast Hillsborough, and beyond.
Installation involves surface-mounted intercom system units with cameras at each access point. Each location typically requires internet connectivity, which means running data cables or ensuring WiFi coverage reaches all gates and doors.
For high-rise buildings with centralized entry points and existing network infrastructure, this may be straightforward. For sprawling garden-style communities with gates at multiple vehicle and pedestrian access points, the infrastructure requirements add complexity. Properties must factor in both the hardware costs (starting at $3,995 for an 8-inch video intercom panel) and the networking infrastructure needed to support each unit.
Installation varies based on chosen hardware and integrations. The flexibility allows for customized access control solutions but can lead to varying levels of complexity. Depending on specific security needs and technology selected, deployment times and costs may fluctuate significantly.
Properties considering Brivo should plan for comprehensive implementation coordination, particularly for multi-site deployments or mixed-use properties with both residential and commercial access control systems requirements.
When evaluating access control solutions, upfront pricing tells only part of the story. The real question is: what will this system cost over 3-5 years, including installation, maintenance, and operational overhead?
Our tiered approach—Essential, Advanced, and Complete—lets properties choose the features they need without paying for what they don't. While we do have per-unit costs, they're structured to remain competitive, and our per-access-point pricing means costs stay predictable as your community grows. There are no hidden fees.
Because our cellular-based system doesn't require internet infrastructure at each access point, you avoid the ongoing costs of running data cables to remote gates or maintaining WiFi networks across sprawling garden-style communities.
Hardware investments can be substantial. Video intercom panels require significant upfront capital—often thousands per unit—plus ongoing per-unit software fees that scale with your property size. For communities with 200+ units and multiple access points, this structure can accumulate quickly.
The infrastructure requirements also add hidden costs. Each access point typically needs internet connectivity, which means either running data cables or ensuring reliable WiFi coverage reaches every gate and door. Contract terms are not publicly disclosed, requiring direct negotiation.
Per-door pricing models require careful calculation for properties with multiple gate access points. Monthly software fees vary by edition, and additional costs may apply for mobile credentials and advanced features like anomaly detection.
Like ButterflyMX, internet connectivity requirements at each access point can add infrastructure costs that aren't immediately apparent in initial quotes. Contract terms require direct discussion with representatives.
Each platform approaches security differently, with implications for Tampa's specific challenges.
Our dual-technology approach uses both cellular data and Bluetooth. This ensures residents can access gates and doors even if internet connectivity is down—a critical advantage during hurricane season when WiFi networks often fail.
The access control system eliminates keypads and codes, reducing common vulnerabilities like shared or forgotten access details. With detailed access logs, community managers can monitor entries and exits, track vendor activity, and investigate security incidents.
For visitor access, our Virtual Call Box provides a hardware-free intercom solution. Visitors scan a QR code at the gate to connect directly with residents, who can grant access from anywhere using their smartphone—no expensive video intercom panels required.
Automatic move-out access removal, integrated with property management software, prevents former residents from retaining entry credentials—a common security gap with traditional apartment security systems.
Camera-equipped video intercoms allow residents to see and verify visitors before granting access. This visual verification through the intercom system can help prevent unauthorized entry by allowing residents to confirm identities.
The system stores time-stamped photos for audit purposes. However, security features depend on continuous internet connectivity. During network outages, video verification capabilities may be compromised.
The hardware required for video intercoms is often subject to vandalism, creating additional replacement and repair costs—a particular concern for properties in high-traffic areas or communities experiencing security challenges.
Enterprise-grade features include real-time monitoring and video surveillance integration. The platform offers anomaly detection capabilities in higher-tier editions, using pattern recognition to identify unusual access activity.
Multi-site management allows portfolio-level security oversight. However, comprehensive features require corresponding infrastructure and connectivity to function fully.
Selecting an access control system comes down to matching platform strengths with property characteristics.
Tampa's suburban expansion—particularly in Pasco County and Southeast Hillsborough, which accounted for nearly half of recent completions—has produced primarily garden-style developments with multiple vehicle gates and pedestrian access points spread across the property.
For these communities, Gatewise offers clear advantages: cellular technology that doesn't require internet infrastructure at remote gate access locations, and installation that connects to existing gate operators without complex wiring.
Downtown Tampa and Channelside have seen several high-rise projects with centralized entry points and existing network infrastructure. Mixed-use developments combining residential units with retail or office space may have different access control products requirements for different areas of the building.
Properties prioritizing visual visitor verification through video intercom systems and willing to invest in hardware may find those features align with their positioning. However, even high-rise properties should consider hurricane resilience. Generator backup can maintain power, but internet connectivity during major storms remains unpredictable.
Regional managers overseeing multiple Tampa properties need portfolio-wide visibility. Our cloud management portal provides multi-site oversight with consistent reporting across communities. For organizations requiring commercial access control systems capabilities or complex integrations beyond property management software, additional evaluation may be warranted.
Tampa's universities create significant off-campus housing demand with specific access control solutions requirements.
The University of South Florida serves approximately 50,000 students, with only about 11-20% living on-campus according to various sources. The University of Tampa has reached record enrollment of over 11,400 students. This drives substantial demand for off-campus housing with modern amenities.
Student housing presents unique apartment security system challenges:
Our seamless integration with property management systems automatically handles move-in and move-out gate access, eliminating manual credential updates during peak turnover periods.
Tampa's multifamily market demands access control solutions that deliver operational efficiency, hurricane resilience, and competitive differentiation.
For property managers balancing daily operations with resident satisfaction, the right access control system simplifies tasks like vendor access, guest management, and move-in coordination while providing reliable security.
For regional managers overseeing portfolios, visibility across multiple properties and consistent reporting enable better oversight and faster response to issues.
For property owners and developers focused on net operating income, transparent pricing without per-unit fees or surprise hardware costs protects margins while enhancing property appeal to modern renters who expect mobile access control convenience.
Tampa delivered record supply in 2024, and competition for renters remains intense. The gate access control system you choose today impacts resident experience, operational efficiency, and property value for years to come.
Ready to see how Gatewise transforms gate access for Tampa properties? Request a demo or call (832) 271-7750 to discuss your specific community needs.
Gatewise offers a simple and modern gate entry system that provides residents with a mobile app and managers with a cloud-based management portal.
