Fort Lauderdale today
What this means
Twelve month change in Fort Lauderdale: +0.1%, essentially flat, now 5.1% below the May 2024 peak.
Permits January to September 2026: 551 homes, 58% fewer than 2025.
Rents are area estimates; check comps for the exact house. Sources and method: how these figures are built.
Quick facts
| Fort Lauderdale | vs Broward County | vs Florida | |
|---|---|---|---|
| Population | 188,677 (2025 estimate) | ||
| Growth since 2020 | 3.3% | -0.2 pts | -5.6 pts |
| Median home value | $486,700 | 17% higher | 36% higher |
| Median gross rent | $1,854 | 3% lower | 11% higher |
| Median household income | $83,130 | 7% higher | 11% higher |
| Owner occupied homes | 54.1% | -9.5 pts | -13.5 pts |
| Residents 65 and older | 19.6% | +1.7 pts | -1.7 pts |
| Average commute (minutes) | 26 | 10% lower | 7% lower |
| Homes built 2010 or later | 13% | +6.1 pts | -1.2 pts |
| Median property tax paid | $4,516 | 16% higher | 65% higher |
Census survey figures are 2020 to 2024 averages; methods.
Living in Fort Lauderdale
Atlantic coast city in Broward County with miles of canals, incorporated in 1911 on the site of Second Seminole War forts.
Fort Lauderdale is an incorporated city in Broward County, with its own zoning and rental rules.
Known for: Port Everglades cruise port; Fort Lauderdale International Boat Show; Bonnet House; Riverwalk Arts and Entertainment District
Getting around and growth: Served by Fort Lauderdale Hollywood International Airport and Tri Rail commuter trains.
Against the Broward County averages, households are smaller (2.25 vs 2.60 people); fewer homes are owner occupied (54.1% vs 63.6%); more homes are seasonal or vacation homes (12.5% vs 7.2%) and homes are pricier than the county median ($486,700 vs $414,600).
Closest matches on price and rent: Bonita Springs ($497,100, $1,882), Destin ($490,300, $1,936), Tamiami ($482,100, $1,939).
Growth and housing
Fort Lauderdale changed 3.3% in population from 2020 to 2025 (county 3.5%, Florida 8.9%).
| 2025 building permits | Fort Lauderdale |
|---|---|
| Single family | 262 |
| 5 or more units | 1,052 |
| Total units | 1,372 |
| Per 1,000 residents | 7.3 |
The typical home here was built around 1973. This is a multifamily heavy market (49.1% in buildings of 5+ units). Households average 2.25 people.
2.9% of residents moved in from another state in the past year (county 1.8%).
Risks to price in
| Risk item | Detail |
|---|---|
| County average homeowners insurance with wind | $6,136 a year |
| Hurricanes tied to Broward County since 2000 | Katrina (2005) |
| Coastal county | check flood zone and elevation per address |
Older homes (65.1% built before 1980) draw insurer questions about roofs and wiring. Inspections
Condo towers and big complexes (37.6% of homes) mean assessments and building approval matter. Condo financing
Flood, storms and jobs
Flood premiums in Fort Lauderdale get a 15% discount in high risk zones because the city holds CRS class 7. Since 2000, flood insurance has paid $205,863,173 on 4,583 claims inside Fort Lauderdale. For county flood claims, disaster history and jobs, see the Broward County guide (18.9% of homes there are in high risk zones).
Buying a home in Fort Lauderdale
| 2026 loan limits (county) | Amount |
|---|---|
| FHA, one unit | $667,000 |
| Conforming, one unit | $832,750 |
| Median home value here | $486,700 |
Price to income: 5.8x, compared with 5.3x for the county.
- Conventional: mortgage insurance drops off as equity builds.
- FHA: the Fort Lauderdale median of $486,700 fits under the $667,000 limit.
Investing in Fort Lauderdale
Long term rentals
| Fort Lauderdale | vs Broward County | |
|---|---|---|
| Renter occupied homes | 45.9% | +9.5 pts |
| Rental vacancy | 6.9% | +0.3 pts |
| Rent as share of renter income | 34.6% | -3.7 pts |
Short term rentals
Fort Lauderdale is one of Florida's vacation rental markets: 12.5% of homes are held for seasonal or vacation use.
| Short term rental taxes | Rate |
|---|---|
| County tourist development tax | 6% |
| State sales tax | 6% plus any county surtax |
Nightly rentals depend on local zoning and the HOA; check both. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 34% |
| Buildings with 5+ units | 49.1% |
| Manufactured homes | 1% |
Nearby
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.
- Wikipedia article for this place (history, setting, roads). 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.