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 | 9.2% | $275,334 | $2,108/mo | – | $2,420/yr | +773 |
| 2 | Gulf County | 8.8% | $409,562 | $3,016/mo | – | $2,147/yr | +332 |
| 3 | St. Lucie County | 7.7% | $373,333 | $2,383/mo | +1.4% | $2,332/yr | +10,167 |
| 4 | Charlotte County | 7.6% | $299,141 | $1,896/mo | +0.5% | $2,298/yr | +3,727 |
| 5 | Highlands County | 7.6% | $235,940 | $1,490/mo | +0.6% | $1,753/yr | +1,558 |
| 6 | Okeechobee County | 7.5% | $291,319 | $1,825/mo | – | $2,802/yr | +441 |
| 7 | Citrus County | 7.5% | $273,929 | $1,708/mo | +1.7% | $1,410/yr | +4,216 |
| 8 | Polk County | 7.4% | $298,826 | $1,848/mo | +1.2% | $1,931/yr | +18,556 |
| 9 | Pasco County | 7.3% | $331,852 | $2,029/mo | -0.1% | $1,659/yr | +18,430 |
| 10 | Indian River County | 7.2% | $365,308 | $2,184/mo | +2.2% | $2,145/yr | +1,968 |
| 11 | Hernando County | 7.1% | $310,999 | $1,848/mo | -0.5% | $1,699/yr | +4,826 |
| 12 | Broward County | 7.1% | $424,261 | $2,517/mo | +1.2% | $1,561/yr | -13,129 |
| 13 | Escambia County | 7.0% | $283,690 | $1,660/mo | +2.8% | $2,364/yr | +975 |
| 14 | Marion County | 7.0% | $273,513 | $1,599/mo | -0.4% | $1,263/yr | +11,408 |
| 15 | Osceola County | 6.9% | $362,791 | $2,091/mo | +2.0% | $1,735/yr | +5,703 |
| 16 | Wakulla County | 6.8% | $289,715 | $1,649/mo | +2.3% | $1,456/yr | +872 |
| 17 | Lake County | 6.8% | $364,340 | $2,055/mo | +1.1% | $1,756/yr | +12,855 |
| 18 | Columbia County | 6.8% | $274,669 | $1,546/mo | +2.3% | $1,009/yr | +650 |
| 19 | Palm Beach County | 6.8% | $473,295 | $2,662/mo | +2.5% | $1,753/yr | -1,374 |
| 20 | Santa Rosa County | 6.7% | $353,844 | $1,988/mo | +2.6% | $2,444/yr | +3,756 |
| 21 | Okaloosa County | 6.7% | $357,488 | $1,995/mo | +3.7% | $2,644/yr | -352 |
| 22 | Brevard County | 6.7% | $344,481 | $1,914/mo | +1.1% | $2,348/yr | +10,298 |
| 23 | Clay County | 6.6% | $339,079 | $1,875/mo | +2.0% | $1,189/yr | +3,611 |
| 24 | Lee County | 6.6% | $338,437 | $1,874/mo | -1.5% | $2,197/yr | +4,899 |
| 25 | Miami-Dade County | 6.6% | $522,601 | $2,886/mo | +0.4% | $1,891/yr | -40,258 |
| 26 | Sarasota County | 6.6% | $399,487 | $2,185/mo | -1.0% | $2,126/yr | +4,764 |
| 27 | Alachua County | 6.5% | $307,828 | $1,675/mo | +1.5% | $1,020/yr | -802 |
| 28 | Pinellas County | 6.5% | $371,631 | $2,021/mo | -0.7% | $1,911/yr | -1,182 |
| 29 | Duval County | 6.5% | $297,493 | $1,616/mo | +1.1% | $1,315/yr | +912 |
| 30 | Flagler County | 6.5% | $350,829 | $1,906/mo | +1.1% | $1,626/yr | +4,355 |
| 31 | Volusia County | 6.5% | $326,543 | $1,762/mo | +0.5% | $1,807/yr | +8,035 |
| 32 | Hillsborough County | 6.4% | $380,041 | $2,025/mo | -1.1% | $1,816/yr | -1,186 |
| 33 | Martin County | 6.1% | $449,805 | $2,291/mo | +4.9% | $2,580/yr | +1,335 |
| 34 | Manatee County | 6.1% | $409,246 | $2,072/mo | -1.9% | $2,019/yr | +9,619 |
| 35 | Leon County | 6.1% | $298,358 | $1,507/mo | +1.5% | $990/yr | -2,089 |
| 36 | Bay County | 5.9% | $346,095 | $1,704/mo | +1.0% | $1,928/yr | +4,173 |
| 37 | Orange County | 5.8% | $404,959 | $1,955/mo | +0.2% | $1,409/yr | -9,037 |
| 38 | Collier County | 5.8% | $555,973 | $2,675/mo | +0.3% | $2,147/yr | +2,411 |
| 39 | Seminole County | 5.7% | $404,888 | $1,911/mo | +1.1% | $1,572/yr | -99 |
| 40 | Nassau County | 5.5% | $486,173 | $2,238/mo | +4.7% | $1,159/yr | +2,988 |
| 41 | Sumter County | 5.4% | $388,599 | $1,751/mo | +1.5% | $1,728/yr | +5,343 |
| 42 | St. Johns County | 5.2% | $492,885 | $2,116/mo | +1.3% | $1,378/yr | +10,642 |
| 43 | Monroe County | 4.1% | $966,261 | $3,320/mo | +2.7% | $4,380/yr | -713 |
| 44 | Walton County | 3.7% | $654,437 | $2,012/mo | +0.1% | $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.
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 2026-06-16; deemed reliable but not guaranteed. Not investment advice. Equal Housing Opportunity.