Oakland Park today
What this means
Oakland Park home values slipped 1.7% in 12 months, now 8.1% below the May 2024 peak.
Permits January to September 2026: 27 homes, 18% fewer than 2025.
Rents are area estimates; check comps for the exact house. Sources and method: how these figures are built.
Quick facts
| Oakland Park | vs Broward County | vs Florida | |
|---|---|---|---|
| Population | 45,332 (2025 estimate) | ||
| Growth since 2020 | 2.1% | -1.4 pts | -6.8 pts |
| Median home value | $385,000 | 7% lower | 7% higher |
| Median gross rent | $1,804 | 5% lower | 8% higher |
| Median household income | $72,708 | 6% lower | 2% lower |
| Owner occupied homes | 58.3% | -5.3 pts | -9.3 pts |
| Residents 65 and older | 13.7% | -4.2 pts | -7.6 pts |
| Average commute (minutes) | 26 | 12% lower | 9% lower |
| Homes built 2010 or later | 6.2% | -0.7 pts | -8.0 pts |
| Median property tax paid | $2,930 | 25% lower | 7% higher |
Census survey figures are 2020 to 2024 averages; methods.
Living in Oakland Park
Broward city next to Wilton Manors, incorporated as Floranada in 1925 and reincorporated as Oakland Park in 1929.
As an incorporated city, Oakland Park sets its own zoning inside Broward County.
Known for: Funky Buddha Brewery; historic Oakland Park Elementary
Getting around and growth: New zoning aims for a walkable mixed use downtown along the railroad, with a proposed commuter rail stop.
Compared with Broward County as a whole, commutes are shorter (26 vs 29 minutes); the population is younger (13.7% age 65 or older vs 17.9%); fewer homes are seasonal or vacation homes (4.1% vs 7.2%) and fewer homes are owner occupied (58.3% vs 63.6%).
Closest matches on price and rent: Miami Gardens ($378,500, $1,787), Carrollwood ($384,600, $1,715), Winter Springs ($378,700, $1,867).
Growth and housing
The Census estimates 45,332 residents in 2025, up from 44,401 in 2020: 2.1% growth.
| 2025 building permits | Oakland Park |
|---|---|
| Single family | 16 |
| 5 or more units | 30 |
| Total units | 46 |
| Per 1,000 residents | 1.0 |
The typical home here was built around 1972. This is a multifamily heavy market (40.3% in buildings of 5+ units). Average household size is 2.60.
Each year about 2.3% of residents arrive from other states.
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 |
With 66.4% of the stock built before 1980, budget for roof, electrical and plumbing updates. Inspections
24% of homes are in buildings of 20 or more units; condo reserves and inspections decide financing. Condo financing
Flood, storms and jobs
Flood premiums in Oakland Park get a 20% discount in high risk zones because the city holds CRS class 6. 589 flood claims ($7,015,065) have come from Oakland Park since 2000. The Broward County guide covers storms, flood claims and employers; 18.9% of county homes are in high risk flood zones.
Buying a home in Oakland Park
| 2026 loan limits (county) | Amount |
|---|---|
| FHA, one unit | $667,000 |
| Conforming, one unit | $832,750 |
| Median home value here | $385,000 |
Homes cost 5.3 times median household income here (Broward County 5.3, Florida 4.8).
- Conventional: the default for buyers with solid credit and 5% or more down.
- FHA: works for the typical $385,000 home here.
Investing in Oakland Park
Long term rentals
| Oakland Park | vs Broward County | |
|---|---|---|
| Renter occupied homes | 41.7% | +5.3 pts |
| Rental vacancy | 6.5% | -0.1 pts |
| Rent as share of renter income | 35.7% | -2.6 pts |
Short term rentals
Seasonal and vacation homes: 4.1% of the stock, against 7.2% countywide.
| Short term rental taxes | Rate |
|---|---|
| County tourist development tax | 6% |
| State sales tax | 6% plus any county surtax |
Confirm zoning, registration and HOA rules for the exact address. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 42.1% |
| Buildings with 5+ units | 40.3% |
| Manufactured homes | 1.7% |
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.