The Best Florida Counties for Rental Property, by the Numbers
Every Florida county covered by Zillow’s value and rent series, ranked by gross cap rate — with the columns that decide whether a headline yield survives contact with reality: rent growth, average insurance, net migration, and each county’s full investor page one click away. High cap rates usually price real risks (insurance, employment concentration, appreciation drag); low ones usually buy growth. The ranking tells you where to look, not what to buy.
All covered counties, ranked by gross cap rate
| # | County | Gross cap rate | Typical value | Typical rent | Rent growth | Avg insurance | Net migration |
|---|---|---|---|---|---|---|---|
| 1 | Hendry County | 8.7% | $274,141 | $1,989/mo | – | $2,420/yr | +773 |
| 2 | Jackson County | 8.0% | $183,076 | $1,218/mo | – | $1,491/yr | +443 |
| 3 | Gadsden County | 7.9% | $201,883 | $1,325/mo | – | $1,241/yr | +140 |
| 4 | Highlands County | 7.8% | $233,871 | $1,513/mo | +1.2% | $1,753/yr | +1,558 |
| 5 | Citrus County | 7.7% | $272,870 | $1,739/mo | +1.5% | $1,410/yr | +4,216 |
| 6 | St. Lucie County | 7.6% | $373,341 | $2,377/mo | +1.6% | $2,332/yr | +10,167 |
| 7 | Charlotte County | 7.5% | $299,360 | $1,863/mo | -0.8% | $2,298/yr | +3,727 |
| 8 | Polk County | 7.4% | $298,059 | $1,847/mo | +1.1% | $1,931/yr | +18,556 |
| 9 | Putnam County | 7.4% | $220,059 | $1,363/mo | +0.6% | $1,345/yr | +1,111 |
| 10 | Pasco County | 7.3% | $331,637 | $2,025/mo | -0.0% | $1,659/yr | +18,430 |
| 11 | Escambia County | 7.1% | $282,520 | $1,678/mo | +2.7% | $2,364/yr | +975 |
| 12 | Hernando County | 7.1% | $310,262 | $1,835/mo | +0.5% | $1,699/yr | +4,826 |
| 13 | Indian River County | 7.1% | $366,117 | $2,156/mo | +2.6% | $2,145/yr | +1,968 |
| 14 | Broward County | 7.0% | $425,778 | $2,498/mo | +1.3% | $1,561/yr | -13,129 |
| 15 | Marion County | 7.0% | $272,792 | $1,593/mo | -0.3% | $1,263/yr | +11,408 |
| 16 | Columbia County | 6.9% | $271,440 | $1,552/mo | +1.9% | $1,009/yr | +650 |
| 17 | Lake County | 6.8% | $363,142 | $2,062/mo | +1.2% | $1,756/yr | +12,855 |
| 18 | Levy County | 6.7% | $292,391 | $1,642/mo | – | $1,385/yr | +1,068 |
| 19 | Santa Rosa County | 6.7% | $353,670 | $1,981/mo | +2.6% | $2,444/yr | +3,756 |
| 20 | Osceola County | 6.7% | $363,472 | $2,026/mo | +0.2% | $1,735/yr | +5,703 |
| 21 | Palm Beach County | 6.7% | $474,780 | $2,648/mo | +2.9% | $1,753/yr | -1,374 |
| 22 | Wakulla County | 6.7% | $288,466 | $1,607/mo | +2.3% | $1,456/yr | +872 |
| 23 | Brevard County | 6.7% | $344,703 | $1,914/mo | +1.0% | $2,348/yr | +10,298 |
| 24 | Okaloosa County | 6.7% | $356,683 | $1,976/mo | +2.4% | $2,644/yr | -352 |
| 25 | Lee County | 6.6% | $337,352 | $1,864/mo | -1.2% | $2,197/yr | +4,899 |
| 26 | Clay County | 6.6% | $337,847 | $1,863/mo | +1.5% | $1,189/yr | +3,611 |
| 27 | Duval County | 6.6% | $296,317 | $1,628/mo | +1.6% | $1,315/yr | +912 |
| 28 | Miami-Dade County | 6.5% | $523,890 | $2,860/mo | +0.7% | $1,891/yr | -40,258 |
| 29 | Flagler County | 6.5% | $351,559 | $1,912/mo | +1.5% | $1,626/yr | +4,355 |
| 30 | Sarasota County | 6.5% | $399,679 | $2,173/mo | -1.2% | $2,126/yr | +4,764 |
| 31 | Alachua County | 6.5% | $306,456 | $1,662/mo | +1.5% | $1,020/yr | -802 |
| 32 | Pinellas County | 6.5% | $374,245 | $2,023/mo | -0.0% | $1,911/yr | -1,182 |
| 33 | Volusia County | 6.4% | $327,100 | $1,746/mo | +0.8% | $1,807/yr | +8,035 |
| 34 | Hillsborough County | 6.4% | $380,147 | $2,016/mo | -1.0% | $1,816/yr | -1,186 |
| 35 | Manatee County | 6.1% | $409,772 | $2,076/mo | -1.6% | $2,019/yr | +9,619 |
| 36 | Martin County | 6.1% | $449,539 | $2,272/mo | +4.4% | $2,580/yr | +1,335 |
| 37 | Bay County | 6.0% | $344,902 | $1,735/mo | +1.3% | $1,928/yr | +4,173 |
| 38 | Leon County | 6.0% | $296,441 | $1,482/mo | +1.4% | $990/yr | -2,089 |
| 39 | Orange County | 5.8% | $403,786 | $1,950/mo | +0.5% | $1,409/yr | -9,037 |
| 40 | Collier County | 5.7% | $553,842 | $2,620/mo | +1.7% | $2,147/yr | +2,411 |
| 41 | Seminole County | 5.6% | $405,396 | $1,893/mo | +1.7% | $1,572/yr | -99 |
| 42 | Nassau County | 5.4% | $485,655 | $2,193/mo | +3.1% | $1,159/yr | +2,988 |
| 43 | Sumter County | 5.4% | $387,864 | $1,732/mo | +1.5% | $1,728/yr | +5,343 |
| 44 | St. Johns County | 5.1% | $492,832 | $2,078/mo | +0.6% | $1,378/yr | +10,642 |
| 45 | Monroe County | 4.4% | $960,827 | $3,489/mo | +2.8% | $4,380/yr | -713 |
| 46 | Walton County | 3.6% | $659,313 | $1,955/mo | +0.2% | $1,942/yr | +2,430 |
Gross cap rate = typical annual ZORI rent divided by typical Zillow value; before taxes, insurance, vacancy, maintenance and management. Sources as dated on each county page.
How to actually use this table
Read columns together: a 7%% cap with falling rents and heavy new supply is worse than a 6%% cap with rising rents and restrained permits. Then underwrite the specific deal — Florida investors carry the non-homestead tax rules (no exemption, 10%% assessment cap, reset at purchase) and landlord insurance pricing, both worked through on every county page. The closing costs calculator handles the acquisition side.
Financing and acquisition, for the same investor: DSCR loans in Florida, 1031 exchanges into Florida, tax deed sales; live inventory on homes for sale by city and county.
Common questions
Which Florida county has the highest cap rate?
What is a good cap rate in Florida?
Is this investment advice?
Rankings computed from Zillow research series and the Zillow Observed Rent Index as of 2026-09-11; deemed reliable but not guaranteed. Not investment advice. Equal Housing Opportunity.