Investing in Broward County, FL Real Estate: The Actual Numbers

Considering rental property in Broward County, FL? The typical home ($424,261, Zillow) against typical rent ($2,517/mo, Zillow Observed Rent Index) works out to a 7.1% gross cap rate. Gross is where analysis starts, not ends — below is the investor cost stack that turns it into a real number, and the demand-and-supply data that decides whether the rent holds.

Broward County yield at a glance

7.1%

Gross cap rate

$424,261

Typical value (Zillow)

$2,517/mo

Typical rent (ZORI)

14.0

Price-to-annual-rent

4.77%

After tax + insurance (approx.)

The investor cost stack, worked

Start with $30,200 of gross annual rent. Property tax: investors get NO homestead exemption and no 3% cap — at Broward County’s typical 19.84 mills on a $424,261 assessment, roughly $8,418 a year (non-homestead assessments can still rise up to 10% annually). Insurance: Citizens averages about $1,561/yr here, and landlord (DP-3) policies typically price above owner-occupied. That already takes the yield to about 4.77% before vacancy, maintenance, management and any HOA — the line items that separate real operators from spreadsheet optimists.

Will the rent hold? Demand and supply

Rent growth here is running +1.2% (Zillow index). On demand, IRS migration data shows a net 13,129 people per year out of the county; on supply, builders pulled 2,690 residential permits in 2025. Rising rents plus positive migration plus a restrained pipeline is the configuration that protects yields; the reverse erodes them. Our valuation model currently reads the county as overvalued by 15.6% versus income-and-rent fundamentals.

Where investors actually buy here

Community-level medians, days on market and price trends for every tracked Broward County community are on the county’s community and lifestyle pages — start with the affordability ranking and the county rent page (full rent-versus-own math).

The Broward County market, in context

Broward County sits between Miami-Dade and Palm Beach with Fort Lauderdale — the yachting capital of the world — at its heart. It offers a more attainable entry to the tri-county than Miami, a diversified economy spanning marine, cruise, aviation, and tech, and a nearly built-out landscape of established suburbs from Weston to Parkland.

The economy behind the market: {'drivers': 'the marine industry, tourism and cruise (Port Everglades), aviation, healthcare, and finance and tech', 'summary': "Broward's economy is unusually diversified for South Florida. Fort Lauderdale is the marine-industry capital — yacht building, refit, and the Fort Lauderdale International Boat Show — while Port Everglades is one of the world's busiest cruise ports and Fort Lauderdale-Hollywood International is a major airport. AutoNation, a Fortune 500 company, is headquartered here, Broward Health and Memorial Healthcare anchor one of the largest public health systems in the country, and a growing tech and finance presence rounds it out.", 'employers': ['Broward County Public Schools (6th-largest district in the U.S.)', 'Memorial Healthcare System', 'Broward Health', 'AutoNation (Fortune 500 HQ, Fort Lauderdale)', 'Nova Southeastern University', 'American Express', 'Port Everglades', 'Fort Lauderdale-Hollywood International Airport'], 'jobNote': 'AutoNation is headquartered in Fort Lauderdale; Port Everglades is among the busiest cruise ports in the world.'}

What could change it: As coastal South Florida, Broward carries high insurance and hurricane/storm-surge exposure, with sea-level rise and king-tide flooding affecting low-lying areas. The county is largely built out, so new single-family supply is limited, and older condos face post-Surfside reserve and assessment requirements that must be checked before buying.

Near-term outlook: Expect steady demand as the tri-county's relative-value option, with modest near-term price movement. Insurance and affordability are the brakes, and the condo market remains the softest segment as assessments work through; well-located single-family in top-school suburbs stays the most resilient.

Run the numbers in Broward County

Common questions

What is the cap rate in Broward County, FL?

About 7.1% gross - typical Zillow value against typical ZORI rent. After typical property tax (no homestead benefits for investors) and average insurance, roughly 4.77% before vacancy, maintenance and management.

Do investors pay more property tax in Florida?

Effectively yes: non-homestead property gets no $25-50K exemption and no 3%% Save Our Homes cap - assessments can rise up to 10%% per year, and the assessment resets to roughly your purchase price when you buy.

Is Broward County a good place to buy rental property?

That depends on your basis, financing and operations - this page gives the inputs: 7.1% gross yield, the tax-and-insurance stack, +1.2% rent growth, and migration and permit data. Not investment advice; run your own underwriting.

Figures from Zillow research series, Zillow Observed Rent Index, verified county millage, Citizens Property Insurance, IRS SOI migration and Census permits, as of 2026-06-16; deemed reliable but not guaranteed. Informational only - not investment, tax or legal advice. Equal Housing Opportunity.