Investor-friendly real estate agents in Fort Lauderdale, FL
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Get matched in Fort LauderdaleVetted investor agents across the Fort Lauderdale metro
Fort Lauderdale is part of the Miami metro, one of the most expensive housing markets in the South and one that's losing residents to other states fast. Typical home values across the metro are about $477,000, about 4% below the September 2024 peak, and typical rent is a record ~$2,650, which works out to about 0.56% a month. Net domestic migration was about -114,000 people in 2025, the biggest outflow on record in our data, and population was flat. Jobs are still about 9% above 2019. A median-priced rental won't cash flow with a mortgage, and condo assessments and insurance are what usually break deals here. Florida is landlord-friendly, and Fort Lauderdale runs its own vacation rental certificate program on top of state licensing. Our vetted partners cover Broward County; one has a multifamily management background and has handled leasing for large single-family rental investors.
Duplexes and small apartment buildings, with a partner whose background is multifamily property management.
Rent and portfolio analysis from a partner who has handled leasing for large single-family rental investors.
Investor purchases across Broward County with a Fort Lauderdale-area agent.
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Is Fort Lauderdale worth investing in? The long-term trends
People, jobs, rents and prices for the Miami-Fort Lauderdale-West Palm Beach metro, straight from the Census Bureau, the Bureau of Labor Statistics and Zillow. Hover or tap a chart for exact values.
View data table
| Period | Value |
|---|---|
| 2010 | 5,582,528 |
| 2011 | 5,663,808 |
| 2012 | 5,737,663 |
| 2013 | 5,811,053 |
| 2014 | 5,878,469 |
| 2015 | 5,950,105 |
| 2016 | 6,031,735 |
| 2017 | 6,088,510 |
| 2018 | 6,109,715 |
| 2019 | 6,130,259 |
| 2020 | 6,133,159 |
| 2021 | 6,110,225 |
| 2022 | 6,233,455 |
| 2023 | 6,353,900 |
| 2024 | 6,399,981 |
| 2025 | 6,391,072 |
View data table
| Period | Value |
|---|---|
| 2011 | +7,447 |
| 2012 | +2,221 |
| 2013 | -1,209 |
| 2014 | -12,855 |
| 2015 | -16,029 |
| 2016 | -19,259 |
| 2017 | -45,385 |
| 2018 | -58,192 |
| 2019 | -49,123 |
| 2020 | -46,036 |
| 2021 | -47,214 |
| 2022 | -37,124 |
| 2023 | -66,305 |
| 2024 | -102,362 |
| 2025 | -113,724 |
View data table
| Period | Value |
|---|---|
| 2010 | 2,195,200 |
| 2011 | 2,234,100 |
| 2012 | 2,285,400 |
| 2013 | 2,347,200 |
| 2014 | 2,426,200 |
| 2015 | 2,508,400 |
| 2016 | 2,582,500 |
| 2017 | 2,629,200 |
| 2018 | 2,680,300 |
| 2019 | 2,727,100 |
| 2020 | 2,552,500 |
| 2021 | 2,661,800 |
| 2022 | 2,812,500 |
| 2023 | 2,908,000 |
| 2024 | 2,962,100 |
| 2025 | 2,979,600 |
View data table
| Period | Value |
|---|---|
| Dec 2015 | $1,532/mo |
| Dec 2016 | $1,555/mo |
| Dec 2017 | $1,605/mo |
| Dec 2018 | $1,661/mo |
| Dec 2019 | $1,712/mo |
| Dec 2020 | $1,763/mo |
| Dec 2021 | $2,258/mo |
| Dec 2022 | $2,519/mo |
| Dec 2023 | $2,555/mo |
| Dec 2024 | $2,595/mo |
| Dec 2025 | $2,608/mo |
| Sep 2026 | $2,654/mo |
View data table
| Period | Value |
|---|---|
| Dec 2010 | $157,039 |
| Dec 2011 | $148,627 |
| Dec 2012 | $158,316 |
| Dec 2013 | $189,253 |
| Dec 2014 | $213,704 |
| Dec 2015 | $236,113 |
| Dec 2016 | $256,064 |
| Dec 2017 | $276,103 |
| Dec 2018 | $293,650 |
| Dec 2019 | $303,236 |
| Dec 2020 | $325,595 |
| Dec 2021 | $384,663 |
| Dec 2022 | $459,358 |
| Dec 2023 | $487,755 |
| Dec 2024 | $496,663 |
| Dec 2025 | $473,451 |
| Sep 2026 | $476,815 |
View data table
| Period | Value |
|---|---|
| Dec 2015 | 12.8× |
| Dec 2016 | 13.7× |
| Dec 2017 | 14.3× |
| Dec 2018 | 14.7× |
| Dec 2019 | 14.8× |
| Dec 2020 | 15.4× |
| Dec 2021 | 14.2× |
| Dec 2022 | 15.2× |
| Dec 2023 | 15.9× |
| Dec 2024 | 15.9× |
| Dec 2025 | 15.1× |
| Sep 2026 | 15.0× |
Data retrieved October 16, 2026. Figures cover the Miami-Fort Lauderdale-West Palm Beach metro area.
The numbers and rules that matter in Fort Lauderdale
Zillow Home Value Index, Miami-Fort Lauderdale-West Palm Beach metro, Sep 2026 (+0.3% YoY).
Zillow Observed Rent Index, all home types, Sep 2026 (+1.8% YoY). Single-family 3-beds rent higher.
Typical rent ÷ typical home value. Well under the 1% rule; plan on cash flow from buying right, not from rents.
Over the past year: home values +0.3%, rents +1.8%.
Florida landlord-tenant basics
Florida's Residential Landlord and Tenant Act (Chapter 83, Part II) is generally landlord-friendly, and since 2023 the state, not cities or counties, sets the rules. The points investors ask about most:
- Nonpayment: give a written 3-day notice to pay or leave. Saturdays, Sundays and court-observed legal holidays don't count toward the 3 days (F.S. 83.56(3)).
- Security deposit: Florida doesn't cap the amount. After move-out, return it within 15 days if you aren't claiming any of it, or send a written notice of your claim by certified mail within 30 days. The tenant then has 15 days to object. Miss the 30-day notice and you lose the right to deduct from the deposit (F.S. 83.49(3)).
- State preemption: HB 1417 (2023) created F.S. 83.425, which preempts the regulation of residential tenancies to the state and voids local tenant ordinances on things like screening, deposits and notice requirements. It also lengthened the notice to end a month-to-month tenancy from 15 to 30 days (F.S. 83.57(3)).
- No rent control: state law (F.S. 125.0103 and 166.043) bars cities and counties from controlling rents. The 2023 Live Local Act (SB 102) removed the old housing-emergency exception.
- Entry: give at least 24 hours' notice and enter between 7:30 a.m. and 8:00 p.m. for repairs, except in an emergency (F.S. 83.53).
- Landlord registration: Fort Lauderdale requires owners of long-term residential rentals to register contact information with the city through its LauderBuild portal. Vacation rentals and owner-occupied homes register separately or not at all.
- Condos: Florida's post-Surfside laws (SB 4-D and later changes) require milestone structural inspections for older condo buildings of three or more stories and structural integrity reserve studies. Ask for the association's inspection, reserve study and budget before buying a condo rental.
Short-term rental rules in Fort Lauderdale
Florida limits how far cities can go on vacation rentals, but Fort Lauderdale still requires every vacation rental in the city to be registered, inspected and certified before it operates.
- Who registers: any single-family home, duplex, triplex, fourplex or condo advertised for stays of 30 days or less (timeshares excluded). Get the state DBPR vacation rental license and Broward County tourist development tax account first.
- Cost and renewal: the city's fee is $880 for up to four units under one folio, including the first inspection, and $100 for a reinspection. Certificates expire September 30 each year, and the renewal deadline is August 1.
- Occupancy: no more than two overnight guests per sleeping room, confirmed by a city inspection, and the certificate of compliance has to be posted inside the main entrance. Listings must match the approved maximum.
- Enforcement: in September 2026 the City Commission approved a civil penalty of $1,000 a day for advertising or operating a vacation rental without a valid city certificate.
- Taxes: stays of six months or less owe Florida's 6% state sales tax, any county discretionary surtax, and Broward County's 6% tourist development tax, which you report and pay to the county directly.
- State preemption: a local law can't prohibit vacation rentals or regulate how often or how long they're rented, unless it was adopted on or before June 1, 2011 (F.S. 509.032(7)(b)). That's why the city regulates them through registration and inspections instead. Condo and HOA documents can still ban short stays.
Last reviewed October 16, 2026. General information, not legal or tax advice — rules and fees change, so confirm with the city, the statute, or your attorney before you rely on them. Sources: Zillow Research data (ZHVI, ZORI) — Miami metro; Florida Statutes 83.56 — Termination of rental agreement; Florida Statutes 83.49 — Deposit money or advance rent; Florida Statutes 83.53 — Landlord's access to dwelling unit; Florida Statutes 83.425 — Preemption (HB 1417, 2023); Laws of Florida ch. 2023-314 (CS/HB 1417) — enacted text; Florida Statutes 125.0103 — Rent control; Florida DBPR — Chapter 509, Florida Statutes (July 2026); Florida DBPR — Vacation rental licensing guide; Florida Department of Revenue — Transient rental accommodations; Florida Department of Revenue — Local option transient rental tax rates (DR-15TDT); Broward County — Tourist development tax; City of Fort Lauderdale — Vacation rental program; City of Fort Lauderdale — Vacation rental registration; Fort Lauderdale Code of Ordinances, Ch. 15, Art. X — Vacation rental; City of Fort Lauderdale — Application and registration programs (landlord registration); Withum — Florida HB 913 (2025): condo inspections and reserves; Florida Realtors — Citizens policies fewest since 2019 (Nov 2025).
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Across the state on the Gulf side, under the same Florida law, at lower prices; one of our Fort Lauderdale partners also covers Tampa Bay.
About three hours north on Florida's Turnpike: a job-growth market under the same Florida landlord law.
Questions investors ask about Fort Lauderdale
Which areas do your Fort Lauderdale agents cover?
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Our vetted agent partners cover Fort Lauderdale and Broward County. One is a Broward agent; the other covers South Florida and Tampa Bay, has a multifamily property management background, and has handled leasing and portfolio analysis for large single-family rental investors. Tell us your strategy, budget and target area and we'll match you.
Is Fort Lauderdale a good market for cash-flowing rentals?
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Not at median prices with a mortgage. Typical rent is about 0.56% of home value per month across the metro, and insurance, flood exposure and condo dues take more on top. Prices have eased since 2024, so buying below median is more realistic than it was, but run the numbers with real insurance quotes and association budgets.
Should I buy a condo in Fort Lauderdale as a rental?
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Be careful. Florida's post-Surfside laws require structural inspections for older condo buildings of three or more stories and fully funded structural reserves, which has led to big special assessments and dues increases in many buildings. Ask for the association's milestone inspection, reserve study and budget, and check the rental rules in the condo documents.
Can I run an Airbnb in Fort Lauderdale?
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Yes, with the right licenses. You need a state DBPR vacation rental license, a Broward County tourist development tax account, and a city vacation rental certificate, which requires an inspection and an annual renewal. Occupancy is capped at two overnight guests per sleeping room, and operating without a certificate can cost $1,000 a day. Condo and HOA documents often ban short stays.
Is Florida landlord-friendly?
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Yes. Nonpayment evictions start with a 3-day notice (weekends and holidays excluded), cities can't impose rent control, and since 2023 the state preempts local tenant ordinances. Deposits aren't capped, but the 15-day and 30-day return and notice deadlines are strict.
Why do the charts show the whole Miami metro?
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Census, BLS and Zillow publish this data for the Miami-Fort Lauderdale-West Palm Beach metro, which covers Miami-Dade, Broward and Palm Beach counties. Prices and rents vary a lot within it, so ask your agent for Broward comps.
What does it cost to get matched with a Fort Lauderdale agent?
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Nothing. Agents Invest is free for investors. The agent pays us a referral fee only if you close a deal with them.
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