Where the numbers come from
- 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)
- U.S. Census Bureau county adjacency file (2024)
- Zillow Home Value Index (ZHVI), all homes, middle tier, smoothed and seasonally adjusted (September 2026)
- Zillow Observed Rent Index (ZORI), all homes and apartments, smoothed (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)
Census survey figures are five year averages, so they lag the market. They are best for comparing places with each other, not for pricing a specific home.
Today's values, rents and market speed
The cards at the top of each guide pair like with like. House value is the Zillow Home Value Index for single family homes (middle tier, September 2026). House rent starts from the Zillow Observed Rent Index for single family homes in the metro area, then is scaled by how local asking rents compare with the metro (for example 1.09 times the metro in a city whose rents run 9% higher). Condo value is the Zillow condo and co op index, paired with the metro apartment and condo rent index scaled the same way. Condo yields look higher on paper, but HOA dues and special assessments come out of that rent. A specific house can rent well above or below these figures, so always pull rental comps for the address. Where Zillow has no house rent (some rural counties), the Census 3 bedroom median rent is used and labeled. When Zillow does not cover a city, the value starts from the Census 2020 to 2024 median and is updated with the FHFA house price index change since 2023 (a county index when it is steady, otherwise the metro or state index). Census survey figures stay in the Quick facts table as the long view.
Flood, storms and jobs
Flood figures come from FEMA OpenFEMA: the share of homes in a high risk flood zone (Special Flood Hazard Area) and the share with federal flood insurance (NFIP residential penetration, as of August 2026), flood claims paid since 2000, and the Community Rating System class from the NFIP Community Status Book. A CRS class cuts federal flood premiums in high risk zones by 5% per class step below 10 (class 5 means 25% off). Major disaster counts are FEMA major disaster declarations since 2000, including the 2020 pandemic declaration. Job counts are private employers only, from County Business Patterns 2023, so schools, prisons, bases and other government jobs are not included.
Short term rental rules
Rules were read from each city or county's own website or code, checked October 2026. Each box says how sure we are: high means the official page listed the rules; medium means an official page was found but did not list everything; low means no official page confirmed the rules. Florida Statute 509.032 bars new local bans on vacation rentals but keeps rules adopted by June 1, 2011, and lets local governments require registration, inspections, occupancy and parking limits. HOA and condo documents can still ban rentals. Always confirm the exact address before you buy.
Gross rent yield and cap rate
Gross rent yield is the median gross rent times 12, divided by the median home value. Gross rent includes apartments, so rents for single family homes usually run higher.
The estimated net cap rate starts with a year of median rent, subtracts 5% to 8% vacancy, 5% to 10% repairs and capital items, 0% to 10% management, property tax at the local effective rate and the county average insurance premium, then divides by the median value. The low end assumes the higher costs. Investors are taxed on a non homestead assessment, which can rise up to 10% a year, so taxes after purchase can run higher than the owner median used here.
DSCR and down payment
DSCR is monthly rent divided by the full payment: principal and interest, property tax, insurance and any HOA. The page shows the payment at 25% down at the current Freddie Mac 30 year average, then solves for the down payment that brings DSCR to 1.0 and 1.25. DSCR and investor loans usually price above that average, which lowers DSCR. When rent does not cover taxes and insurance alone, no down payment gets there.
Sample FHA payment
The example uses the county median value, 3.5% down, a 1.75% upfront FHA premium added to the loan, FHA annual mortgage insurance of 0.55%, the weekly Freddie Mac 30 year average, property tax at the local effective rate and the county average insurance premium. It leaves out HOA and CDD fees. Income needed assumes a 45% total debt ratio with no other debts. Real approvals depend on credit, debts, the property and the lender.
Insurance
Insurance figures are county averages for homeowners policies that include wind, from the Florida Office of Insurance Regulation as of March 31, 2026. They are not quotes. Roof age, construction, wind mitigation features and flood zone change the price, and landlord policies are priced differently.
The investing signal
Each page compares the local gross rent yield and population growth since 2020 with Florida. A yield at least 0.4 points above the state counts as high; growth at least 2 points above the state counts as strong. The label describes those two signals only. It is not a forecast or a recommendation.
Property taxes and the 2026 ballot
Florida homesteads get an exemption and the Save Our Homes cap on yearly assessment increases. Non homestead property, including rentals and second homes, has a 10% yearly cap on non school taxes. A sale resets the assessed value to market value. An amendment on the November 3, 2026 ballot would raise the homestead exemption and lower the non homestead cap to 5% starting in 2027 if 60% of voters approve it (Ballotpedia). These pages will be updated after the vote.
What these pages do not do
They do not price a home, predict values or approve a loan. Rules for vacation rentals, condos and HOAs change by city and by building. Use the pages to compare places and to know which questions to ask, then confirm the details for the property you want.