Broward County vs Pinellas County: The Numbers, Side by Side
Deciding between Broward County and Pinellas County? Skip the anecdotes — here is every measurable difference between the two counties: home values and list prices, property taxes at each side’s verified millage, insurance, rents, growth, investor yield and migration — each figure from the named source that produced it.
The head-to-head table
| Metric | Broward County | Pinellas County |
|---|---|---|
| Typical home value (Zillow) | $424,261 | $371,631 |
| Median list price | $381,950 | $430,000 |
| 1-yr value change | -3.6% | -3.3% |
| 5-yr value change | 5.1% | 3.4% |
| Median days on market | 82 days | 76 days |
| Active listings | 14,870 | 6,940 |
| Listings with a price cut | 16.5% | 26.1% |
| Typical millage (property tax) | 19.84 mills | 19.39 mills |
| Avg Citizens insurance | $1,561/yr | $1,911/yr |
| Typical rent (ZORI) | $2,517/mo | $2,021/mo |
| Modeled monthly cost to own | $2,581/mo | $2,236/mo |
| Gross cap rate | 7.1% | 6.5% |
| Net migration (people/yr) | -13129 | -1182 |
| Residential permits (2025) | 2,690 | 4,198 |
Bold marks the side a cost-or-yield metric favors. Values from Zillow research series, Realtor.com Economic Research, verified county millage, Citizens Property Insurance filings, Zillow Observed Rent Index, IRS SOI migration and Census permits; all change over time.
What the table actually says
On price, Pinellas County is the cheaper market — typical values run about $52,630 lower than Broward County.
On carrying costs, Pinellas County has the lower typical millage and Broward County the lower average Citizens premium; the own-versus-rent gap is narrower in Broward County.
On momentum, Pinellas County shows the stronger 1-year value change (-3.3% vs -3.6%); five-year growth favors Broward County.
For rental investors, Broward County carries the higher gross cap rate (7.1% vs 6.5%).
On demand, IRS migration data shows Pinellas County gaining more net residents per year (-1,182 vs -13,129).
The costs people forget to compare
Two Florida specifics matter more than the sticker gap. First, property tax RESETS to your purchase price when you buy — compare the two markets at YOUR price with the property tax calculator, not at the sellers’ current bills. Second, insurance varies more by home age, construction and distance-to-coast than by county average — quote the specific home. The buyer closing costs calculator builds both into a real cash-to-close for either market.
Dig deeper on Broward County
Run the numbers in Broward County
- Find the best agent in Broward County
- Get a cash offer in Broward County
- Broward County housing scorecard
- What would selling net you
- Buyer closing costs calculator
Dig deeper on Pinellas County
Run the numbers in Pinellas County
- Find the best agent in Pinellas County
- Get a cash offer in Pinellas County
- Pinellas County housing scorecard
- What would selling net you
- Buyer closing costs calculator
Common questions
Is Broward County or Pinellas County cheaper to buy a home?
Which has lower property taxes, Broward County or Pinellas County?
Which is better for rental investors?
A factual comparison of market data only, from the sources named above as of 2026-06-16; figures change over time and are deemed reliable but not guaranteed. It describes markets, not people, and is not advice about where anyone should live. Equal Housing Opportunity.