DeSoto County today
What this means
Values in DeSoto County are about flat (+1% in a year), now 4.9% below the Aug 2022 peak.
Permits January to September 2026: 132 homes, 40% more than 2025.
Treat these as area figures and confirm rent with comps. Sources and method: how these figures are built.
Quick facts
| DeSoto County | Compared with Florida | |
|---|---|---|
| Population, 2025 estimate | 37,078 | 0.2% of Florida |
| Growth since 2020 | 9.1% | +0.2 pts |
| Median home value | $174,100 | 52% lower |
| Median gross rent | $932 | 44% lower |
| Median household income | $54,417 | 27% lower |
| Owner occupied homes | 72.5% | +4.9 pts |
| Residents 65 and older | 23.8% | +2.5 pts |
| Average commute | 30 min | 9% higher |
| Homes built 2010 or later | 11.5% | -2.7 pts |
| Housing units permitted in 2025 per 1,000 residents | 4.3 | 43% lower |
| Veterans, share of adults | 7.9% | +0.5 pts |
| Median property tax paid | $1,447 | 47% lower |
| Average homeowners insurance with wind | $3,421 |
Census figures are 2020 to 2024 averages; see sources and methods.
Living in DeSoto County
Three things set apart DeSoto County: 31.8% of housing in manufactured homes; rents below the state median ($932 vs $1,669); and a median home value of $174,100, far less than the $359,000 state figure.
Florida Heartland county seated at Arcadia, roughly half urban and half rural, along the Peace River. The county was formed in 1887 and is governed from Arcadia.
The population centers are Arcadia and Southeast Arcadia. Arcadia alone has about 7,707 residents.
Arcadia is the hub, reached by US 17 and State Roads 31, 70 and 72; Interstate 75 only clips the southwest corner. Hurricane Charley crossed the county in August 2004 and damaged most structures. The county is part of the North Port, Bradenton and Sarasota combined area, which links it to coastal jobs.
What anchors the area
- Known for: Peace River
Growth and where it is heading
Population went from 33,979 in April 2020 to 37,078 in July 2025 (9.1%; Florida 8.9%). In the latest year it gained 0.51%.
| 2025 building permits | Units |
|---|---|
| Single family | 159 |
| 2 to 4 units | 0 |
| 5 or more units | 0 |
| Total | 159 |
| Per 1,000 residents | 4.3 (well below Florida, 7.6) |
Regional context lives in the Southwest investor guide.
Risks to price in
No direct landfalls here since 2000; inland wind and flood damage from passing storms is the main exposure.
Insurance runs about $285 a month here on average ($3,421 a year with wind, per state regulators).
Older stock (31.9% built before 1980) means insurers will look hard at roofs, wiring and plumbing. Insurance and inspections
Manufactured homes are 31.8% of housing; foundation and title rules decide financing. Manufactured home loans
Flood, storms and jobs
| DeSoto County | Florida | |
|---|---|---|
| Homes in a FEMA high risk flood zone | 879 (6.6%) | 13.3% |
| Homes with federal flood insurance | 434 (3.2%) | 13.7% |
| Insured share inside high risk zones | 31.6% | |
| Flood insurance claims since 2000 | 349, $15,900,006 paid | |
| Costliest flood events for insured homes | Hurricane Ian ($10,770,343); Hurricane Irma ($2,275,004); Hurricane Helene ($937,198) | |
| Major federal disasters declared since 2000 | 15 (10 hurricane, 1 tropical storm, 1 biological) |
No flood insurance discount: the county (unincorporated areas) is in the federal program but has no CRS rating (map dated 10/07/21).
DeSoto County counted 6,281 private jobs in 2023; the largest sectors were transportation and warehousing (20%), retail (18%), health care and social assistance (17%). Tourism signal: 8% work in hotels and restaurants, well below the state's 13%.
Buying a home in DeSoto County
| 2026 loan limit, one unit | Amount |
|---|---|
| FHA | $541,287 |
| Conforming (above this is jumbo) | $832,750 |
FHA works at the median price here. FHA limits
The median home equals 3.2 years of median household income (4.8 for the state). Monthly payments are more manageable relative to local incomes.
Loans made here in 2025
| Loan type | Loans | Share | Florida share | Average loan |
|---|---|---|---|---|
| Conventional | 299 | 68% | 72.2% | $221,221 |
| FHA | 109 | 24.8% | 17.8% | $261,789 |
| VA | 25 | 5.7% | 9.9% | $361,000 |
| USDA | 7 | 1.6% | 0.2% | $253,571 |
| Purpose | Share of 2025 loans |
|---|---|
| Home purchase | 58.9% |
| Cash out refinance | 13.2% |
| Rate and term refinance | 11.1% |
| Home improvement | 6.4% |
Lending volume grew 0.2% versus 2024, when lenders made 439 loans. FHA share runs well above the state.
Loans that fit the local numbers
- Conventional: used for 68% of loans; mortgage insurance comes off later.
- FHA: lower scores and higher debt ratios allowed; limit $541,287.
- VA: veterans are 7.9% of adults (Florida 7.4%).
- USDA: a county of 37,078 people likely has eligible addresses; check the map.
Down payment help and taxes
Assistance with cash to close is offered statewide by the Florida Housing Finance Corporation. Current owners pay a median $1,447 a year in property tax; plan on more after a sale resets the value. Homestead and tax caps
Investing in DeSoto County
DSCR loans often price above this rate. Method. DSCR loans
Run your own numbers
Long term rentals
| DeSoto County | vs Florida | |
|---|---|---|
| Renter occupied homes | 27.5% | -4.9 pts |
| Rent as share of renter income | 28.6% | -6.6 pts |
| Rental vacancy | 5.8% | -1.8 pts |
Short term rentals
| Item | Here |
|---|---|
| County tourist tax | 3% |
| Plus state sales tax | 6% (plus any county surtax) |
| Homes held for seasonal use | 12% (+4.2 pts vs Florida) |
Before you underwrite nightly income, get the zoning and HOA answer in writing. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 48.7% |
| Buildings with 5+ units | 6.3% |
| Manufactured homes | 31.8% |
| 2025 loans on 2 to 4 unit properties | 2.27% |
Largest cities and towns in DeSoto County
| Place | Population | Median value | Median rent | Median income |
|---|---|---|---|---|
| Arcadia | 7,707 | $177,700 | $956 | $39,677 |
| Southeast Arcadia | 7,555 | $169,200 | $939 | $60,169 |
Census places, including unincorporated communities. Linked places have their own guide.
Compare with neighboring counties
1 of its 5 neighbors is cheaper by median value.
| County | Median value | Median rent | Growth since 2020 |
|---|---|---|---|
| DeSoto County | $174,100 | $932 | 9.1% |
| Charlotte County | $328,900 | $1,464 | 16.3% |
| Hardee County | $153,600 | $962 | 2.4% |
| Highlands County | $187,900 | $1,035 | 9.8% |
| Manatee County | $391,400 | $1,671 | 17.1% |
| Sarasota County | $411,800 | $1,818 | 10.6% |
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.