Broward County today
| Typical value | |
|---|---|
| Single family house | $535,000 |
| Condo or townhome | $204,000 |
What this means
Values in Broward County are about flat (−0.8% in a year), now 4.9% below the Jun 2024 peak.
Permits January to September 2026: 1,898 homes, 20% fewer than 2025.
About 19% of homes sit in a FEMA high risk flood zone, where a mortgage requires flood insurance. Get a flood quote before you make an offer.
Treat these as area figures and confirm rent with comps. Sources and method: how these figures are built.
Quick facts
| Broward County | Compared with Florida | |
|---|---|---|
| Population, 2025 estimate | 2,013,317 | 8.6% of Florida |
| Growth since 2020 | 3.5% | -5.4 pts |
| Median home value | $414,600 | 15% higher |
| Median gross rent | $1,907 | 14% higher |
| Median household income | $77,633 | 4% higher |
| Owner occupied homes | 63.6% | -4.0 pts |
| Residents 65 and older | 17.9% | -3.4 pts |
| Average commute | 29 min | 4% higher |
| Homes built 2010 or later | 6.9% | -7.3 pts |
| Housing units permitted in 2025 per 1,000 residents | 1.3 | 83% lower |
| Veterans, share of adults | 3.9% | -3.5 pts |
| Median property tax paid | $3,890 | 42% higher |
| Average homeowners insurance with wind | $6,136 |
Census figures are 2020 to 2024 averages; see sources and methods.
Living in Broward County
Compared with the rest of Florida, Broward County has higher than average insurance ($6,136 a year); a small veteran community (3.9% of adults); and light building (1.3 new units per 1,000 residents in 2025).
Densely populated South Florida county in the Miami metro, between the Atlantic and the Everglades, with about 23 miles of beaches. Fort Lauderdale is the county seat, and the county dates to 1915.
The population centers are Fort Lauderdale, Pembroke Pines and Hollywood. Fort Lauderdale alone has about 185,604 residents.
What anchors the area
- Colleges: Nova Southeastern University (Davie); Broward College (Davie)
- Major teams: Florida Panthers (NHL, Sunrise)
- Commercial airports: Fort Lauderdale Hollywood International Airport (FLL)
- Economy: nurseries and sod farming; Spirit Airlines headquarters
- Known for: Sawgrass Mills; Everglades Holiday Park; Butterfly World
Growth and where it is heading
From 1,944,376 residents in 2020 to 2,013,317 in 2025: that is 3.5%, compared with 8.9% statewide. In the latest year it lost 0.02%.
| 2025 building permits | Units |
|---|---|
| Single family | 712 |
| 2 to 4 units | 74 |
| 5 or more units | 1,904 |
| Total | 2,690 |
| Per 1,000 residents | 1.3 (well below Florida, 7.6) |
What the regional research shows
Apartment asking rents in Broward averaged $2,486 in July 2026, up 1.2% (Miami Realtors rental report). Much of the condo stock is older, so reserves and assessments need a close look before you buy.
See the South Florida and Keys investor guide for regional corridors.
Risks to price in
| Year | Hurricane | Category at landfall |
|---|---|---|
| 2005 | Katrina | 1 |
Landfalls and named damage since 2000, from the state record.
Budget around $6,136 a year for a homeowners policy with wind; that is the county average reported to state regulators.
Coastal county: check the flood zone and elevation of every address.
50% of homes predate 1980, so expect four point inspections and roof questions from insurers. Insurance and inspections
With 28.8% of homes in large buildings, read reserve studies and minutes before buying a condo. Condo financing
Flood, storms and jobs
| Broward County | Florida | |
|---|---|---|
| Homes in a FEMA high risk flood zone | 123,414 (18.9%) | 13.3% |
| Homes with federal flood insurance | 125,204 (19.2%) | 13.7% |
| Insured share inside high risk zones | 76.1% | |
| Flood insurance claims since 2000 | 21,503, $428,097,209 paid | |
| Costliest flood events for insured homes | April Florida Flooding ($245,480,532); Other or unnamed flooding ($79,721,173); June South Florida Flooding ($34,529,980) | |
| Major federal disasters declared since 2000 | 15 (11 hurricane, 1 flood, 1 biological) |
Good news for flood premiums: the county (unincorporated areas) earned CRS class 6, so policies in high risk zones get 20% off. Flood map date: 07/31/24.
Private employers in Broward County: 780,632 jobs (2023), led by health care and social assistance (15%), retail (14%), hotels and restaurants (12%). Hotels and restaurants hold 12% of those jobs (close to Florida's 13%).
Buying a home in Broward County
| 2026 loan limit, one unit | Amount |
|---|---|
| FHA | $667,000 |
| Conforming (above this is jumbo) | $832,750 |
FHA works at the median price here. FHA limits
The median home equals 5.3 years of median household income (4.8 for the state). Down payment and debt ratio matter more than usual.
Loans made here in 2025
| Loan type | Loans | Share | Florida share | Average loan |
|---|---|---|---|---|
| Conventional | 25,739 | 82.2% | 72.2% | $414,324 |
| FHA | 4,333 | 13.8% | 17.8% | $428,508 |
| VA | 1,215 | 3.9% | 9.9% | $534,786 |
| USDA | 9 | 0% | 0.2% | $17,222 |
| Purpose | Share of 2025 loans |
|---|---|
| Home purchase | 54.2% |
| Cash out refinance | 17.6% |
| Rate and term refinance | 10.2% |
| Home improvement | 8.5% |
Lending volume shrank 1.7% versus 2024, when lenders made 31,822 loans. Most buyers here use conventional financing.
Loans that fit the local numbers
- Conventional: 82.2% of local loans.
- FHA: lower scores and higher debt ratios allowed; limit $667,000.
Down payment help and taxes
Down payment help: use the statewide programs from the Florida Housing Finance Corporation. Owners paid a median $3,890 in property tax (0.94% of value). Homestead and tax caps
Investing in Broward County
DSCR loans often price above this rate. Method. DSCR loans
Run your own numbers
Long term rentals
| Broward County | vs Florida | |
|---|---|---|
| Renter occupied homes | 36.4% | +4.0 pts |
| Rent as share of renter income | 38.3% | +3.1 pts |
| Rental vacancy | 6.6% | -1.0 pts |
High rent burden limits how far rents can climb.
Short term rentals
| Item | Here |
|---|---|
| County tourist tax | 6% |
| Plus state sales tax | 6% (plus any county surtax) |
| Homes held for seasonal use | 7.2% (-0.6 pts vs Florida) |
| Commercial airport | Fort Lauderdale Hollywood International Airport (FLL) |
Vacation rental towns with guides: Fort Lauderdale, Hollywood. Zoning, registration and HOA rules decide if a home can rent nightly. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 40% |
| Buildings with 5+ units | 41.4% |
| Manufactured homes | 2.6% |
| 2025 loans on 2 to 4 unit properties | 2.1% |
Largest cities and towns in Broward County
Among places with at least 1,000 residents, Coral Springs has the highest median value ($545,400) and Deerfield Beach the lowest ($309,600); Sunrise shows the best rent to price ratio (7.24% gross).
| Place | Population | Median value | Median rent | Median income |
|---|---|---|---|---|
| Fort Lauderdale | 185,604 | $486,700 | $1,854 | $83,130 |
| Pembroke Pines | 173,194 | $439,500 | $2,046 | $85,104 |
| Hollywood | 155,082 | $410,600 | $1,653 | $67,203 |
| Miramar | 138,600 | $462,700 | $2,117 | $89,125 |
| Coral Springs | 136,103 | $545,400 | $2,084 | $93,602 |
| Pompano Beach | 114,147 | $349,300 | $1,724 | $67,195 |
| Davie | 108,346 | $462,900 | $2,066 | $87,250 |
| Sunrise | 97,918 | $354,500 | $2,140 | $77,652 |
| Plantation | 96,293 | $483,500 | $2,240 | $92,541 |
| Deerfield Beach | 88,093 | $309,600 | $1,774 | $59,730 |
Census places, including unincorporated communities. Linked places have their own guide.
Compare with neighboring counties
| County | Median value | Median rent | Growth since 2020 |
|---|---|---|---|
| Broward County | $414,600 | $1,907 | 3.5% |
| Collier County | $540,700 | $1,862 | 11% |
| Hendry County | $219,200 | $1,003 | 21.8% |
| Miami-Dade County | $463,000 | $1,829 | 3.7% |
| Palm Beach County | $447,300 | $1,916 | 5.6% |
Other Florida markets
Sources
- U.S. Census Bureau, American Community Survey 2020 to 2024 5 year estimates. 2020 to 2024.
- U.S. Census Bureau, Population Estimates, Vintage 2025. July 1, 2025.
- U.S. Census Bureau, Building Permits Survey, 2025 annual. 2025.
- FFIEC HMDA Data Browser, originated loans. 2025 and 2024.
- LendingTree: 2026 FHA loan limits in Florida by county (HUD figures). 2026.
- Florida Realtors: FHFA sets 2026 conforming loan limits. 2026.
- Florida Office of Economic and Demographic Research: 2026 local option tourist tax rates. 2026.
- Florida Office of Insurance Regulation, July 2026 Insurance Stability Unit report (average homeowners premium with wind, as of March 31, 2026). March 31, 2026.
- Freddie Mac Primary Mortgage Market Survey. week of October 22, 2026.
- Wikipedia: List of counties in Florida. checked October 2026.
- U.S. Census Bureau county adjacency file. 2024.
- Wikipedia county article and statewide lists (colleges, teams, airports); Florida Defense Support Task Force installation map. checked October 2026.
- Zillow Home Value Index (ZHVI), all homes, middle tier, smoothed and seasonally adjusted. September 2026.
- Federal Housing Finance Agency House Price Index (county annual, metro and state quarterly, all transactions). through Q2 2026.
- U.S. Census Bureau, Building Permits Survey, January to September 2026 and 2025. September 2026.
- FEMA OpenFEMA, NFIP Residential Penetration Rates. as of August 2026.
- FEMA OpenFEMA, FIMA NFIP Redacted Claims (2000 to 2026). as of September 2026.
- FEMA OpenFEMA, NFIP Community Status Book (Community Rating System class). August 2026.
- FEMA OpenFEMA, Disaster Declarations Summaries (2000 to 2026). October 2026.
- U.S. Census Bureau, County Business Patterns 2023. 2023.
- U.S. Census Bureau, ACS 2020 to 2024, median gross rent by bedrooms (B25031). 2020 to 2024.
- Hurricane landfalls: Wikipedia, List of Florida hurricanes (2000 to present). checked October 2026.
Estimates from public data; they change over time. General information, not investment, tax or legal advice, and not a loan offer. Methods and assumptions.