FIPS 12011 · population 1,977,129 · part of Miami, FL
The latest county-level Zillow ZORI is $2,517 per month in 2026-06. It is a typical asking-rent index across rental types—not an arithmetic average, signed lease or quote for one property.
| Bedrooms | HUD monthly FMR | Geography | Measurement boundary |
|---|---|---|---|
| Studio | $1,737 | Broward County, FL | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 1 bedroom | $1,900 | Broward County, FL | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 2 bedrooms | $2,333 | Broward County, FL | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 3 bedrooms | $3,216 | Broward County, FL | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 4 bedrooms | $3,810 | Broward County, FL | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
Zillow asking rent, ACS gross rent and HUD FMR describe different housing universes. They remain separate and no metro, city or neighboring-county value replaces missing county evidence.Zillow pulled 2026-07-26 · HUD pulled 2026-07-26
Everything here joins on the county FIPS code, so each figure comes from the agency that publishes it with no name matching in between.
Zillow estimates a current home value. FHFA tracks repeat mortgage transactions. Their growth rates should be read side by side, not averaged.
Survey source: Census ACS 5-year — county housing value, tenure and stock · ACS 2024 5-year · pulled 2026-07-30. These values describe different housing universes and are not combined into gross yield.
Workplace source: BLS QCEW — county employment and wages · annual county employment and wages 2021-2025; latest 2025 vs 2024 · pulled 2026-08-02. QCEW counts covered jobs located in the county, not employed residents or the metro score’s CES/LAUS series.
BEA per-capita personal income divides all personal income by the county population. It is broader than wages, but it is not household income or a measure of what renters can afford.
HUD CHAS separates renter households by income relative to local HAMFI. Moderate burden means housing costs above 30% through 50% of income; severe burden means more than 50%.
These Apartment List observations match the exact county Census code 12011. They are kept separate from Zillow asking rent, Census occupied-home rent and wider metro measures.
Monthly overall-rent index; missing observations are not filled from another geography.
Broward’s decision tension is an income case set against softer values and material carrying-cost uncertainty. Investors able to underwrite individual flood exposure and expenses should investigate; buyers dependent on appreciation or fast resale should be cautious. In Zillow’s county 2026-06 reading, the median home value was $424,261, down 3.58%, while median asking rent was $2,517 and the supplied gross yield was 7.12%. That spread supports screening income, not treating county figures as a property-level return.
Measured market asking rent—not HUD—underlies that gross yield. HUD’s two-bedroom FMR was $2,333 per month, a payment standard rather than an estimate of asking rent, so it cannot substitute for market rent. The effective property-tax rate was 0.94% and median annual tax was $3,890; the stated yield is before taxes and other costs. Insurance, HOA, maintenance, vacancy and financing costs are not published, preventing a net-yield conclusion.
Price direction is not uniform across methods or vintages: the annual 2025 FHFA repeat-transaction HPI rose 0.45%, whereas Zillow’s 2026-06 home-value measure declined. These must not be averaged. Realtor.com’s 2026-06 MLS listing market showed median asking prices down 4.51% and 16.53% of listings reduced; active listings also fell. Those are seller and visible-supply indicators, not closed-sale prices or proof of buyer demand. Net migration was a loss of 6,182 tax-return households, but inbound movers’ average AGI exceeded outbound movers’ by $15,695, a calculation that complicates a simple demand reading. The 11.29% investor share should be weighed against 18,706 total purchases, not assumed to describe all buyer behavior.
Risk evidence narrows the screen. Modeled expected annual building loss equals 0.21% of building value, with inland flood the dominant hazard; it is a modeled ratio, not an insurance quote or a property-specific loss estimate. QCEW measures annual covered jobs at county workplaces, not residents or unemployment; Trade, transportation, and utilities is merely the largest disclosed private supersector, not the whole economy. Obtain parcel flood and elevation data, insurance and association quotes, lease and vacancy history, operating statements, financing terms, and closed-sale comparables. Without them, the record cannot establish insured carrying cost, durable rent collection, net yield, or an executable acquisition price.
This view uses 12 direct Zillow ZIP markets matched to Census ZCTAs. Each ZIP is assigned by its largest HUD residential county share; this is not an exhaustive county inventory.
Across the 12 selected direct-evidence ZIP entries, Zillow’s June 2026 ZORI, a typical observed asking-rent index, ranges from $2,005 to $3,195. The $1,190 spread is substantial relative to the selected-set median of $2,384.50 and the county ZORI of $2,517. The practical question is not which entry is best, but whether a renter’s target unit and income can withstand the relevant current asking-rent level, and whether the search should prioritize a lower price point, a particular bedroom standard, or a broader availability screen. The distribution argues against treating Broward County’s countywide index as a quote for every ZIP. It is a current comparison rather than a forecast.
Do not merge the three rent measures. The selected ZIP Zillow readings are current asking-rent indices; their year-over-year changes run from -2.0% to 4.0%, signaling mixed movement within this set rather than one direction. ACS 2024 five-year median gross rent, a survey estimate with a different period and construct, runs from $1,461 to $2,568. HUD’s FY2026 two-bedroom FMR is $2,333 across the displayed entries and is an administrative standard, not asking rent. The ZORI-to-FMR relationship ranges from 85.9% to 136.9%; it only indicates where the index sits relative to that bedroom-specific standard, not the price of an exact two-bedroom unit.
The affordability and availability screens do not point in a single direction. The ACS share of renter households paying 30% or more of income toward gross rent extends from 39.7% to 73.9%, compared with 65.2% countywide. ACS vacancy ranges from 4.8% to 32.2%, versus 12.9% for the county. A lower ZORI should therefore be checked against local income and burden evidence rather than treated as automatically easier to carry. Likewise, a higher vacancy estimate is not a live count of suitable units or concessions; it is a separate survey signal that can justify a more current listing and availability check. This creates a trade-off between price screening, household budget fit, and search conditions—not a ranking.
Coverage and geography constrain use of the comparison. The direct-evidence selection contains 12 of 48 eligible ZIP/ZCTA matches and covers 121,361 renter households; it is a prioritized comparison, not an exhaustive county inventory. ZIP display assignment follows the county with the largest HUD residential-address share, and ZIPs can cross county lines. ACS geography is ZCTA, which is a statistical area rather than the same thing as a USPS delivery ZIP. Before acting on any entry, verify the exact address, current asking rent, bedroom count, lease term, utilities or fees, income rules, and actual availability at the property level.
48 ZIP profiles passed the county gate; the 12 with the most renter households are shown.
| ZIP / ZCTA | Zillow asking rent | ACS gross rent | HUD 2BR | Burden 30%+ | Vacancy | Income screen | HUD county share |
|---|---|---|---|---|---|---|---|
| 33025 → | $2,454 | $2,109 | $2,333 | 66.2% | 4.8% | $98k | 100.0% |
| 33311 → | $2,361 | $1,461 | $2,333 | 67.5% | 9.9% | $94k | 100.0% |
| 33020 | $2,165 | $1,536 | $2,333 | 64.0% | 11.5% | $87k | 100.0% |
| 33313 | $2,005 | $1,683 | $2,333 | 73.9% | 9.8% | $80k | 100.0% |
| 33065 | $2,248 | $1,913 | $2,333 | 63.9% | 6.1% | $90k | 100.0% |
| 33009 | $2,408 | $1,649 | $2,333 | 57.2% | 32.2% | $96k | 100.0% |
| 33024 | $2,426 | $1,848 | $2,333 | 61.2% | 5.1% | $97k | 100.0% |
| 33324 | $2,512 | $2,286 | $2,333 | 60.5% | 10.6% | $100k | 100.0% |
| 33064 | $2,322 | $1,789 | $2,333 | 61.8% | 11.2% | $93k | 100.0% |
| 33023 | $2,523 | $1,750 | $2,333 | 61.4% | 6.1% | $101k | 99.6% |
| 33301 | $3,195 | $2,568 | $2,333 | 39.7% | 21.8% | $128k | 100.0% |
| 33068 | $2,267 | $2,053 | $2,333 | 67.9% | 5.2% | $91k | 100.0% |
Open a five-digit report for asking rent, affordability, rent history and resale liquidity. Each row keeps its ZIP/ZCTA measurement scope.
| ZIP report | City label | Zillow rent | 1Y change | ACS burden 30%+ | Population |
|---|---|---|---|---|---|
| ZIP 33301 rental reportBroward County | Fort Lauderdale, FL | $3,195 | ▲ 3.1% | 39.7% | 19,503 |
| ZIP 33312 rental reportBroward County | Fort Lauderdale, FL | $2,762 | ▲ 2.3% | 59.1% | 52,798 |
| ZIP 33308 rental reportBroward County | Fort Lauderdale, FL | $2,759 | ▲ 4.8% | 60.4% | 27,935 |
| ZIP 33304 rental reportBroward County | Fort Lauderdale, FL | $2,576 | ▲ 1.5% | 55.9% | 18,332 |
| ZIP 33442 rental reportBroward County | Deerfield Beach, FL | $2,520 | ▲ 0.8% | 69.4% | 31,296 |
| ZIP 33025 rental reportBroward County | Miramar, FL | $2,454 | ▼ 2.0% | 66.2% | 76,967 |
| ZIP 33024 rental reportBroward County | Pembroke Pines, FL | $2,426 | ▲ 0.2% | 61.2% | 76,585 |
| ZIP 33311 rental reportBroward County | Fort Lauderdale, FL | $2,361 | ▲ 2.7% | 67.5% | 74,898 |
| ZIP 33064 rental reportBroward County | Deerfield Beach, FL | $2,322 | ▲ 2.4% | 61.8% | 64,563 |
| ZIP 33021 rental reportBroward County | Hollywood, FL | $2,288 | ▲ 1.2% | 65.2% | 48,464 |
| ZIP 33020 rental reportBroward County | Hollywood, FL | $2,165 | ▲ 0.5% | 64.0% | 46,322 |
Zillow ZORI is an asking-rent index. ACS burden and population describe the Census ZCTA; missing observations remain n/a.
Census-recognized incorporated places and CDPs that intersect this county. The list does not pretend to include every neighborhood or informal community.
Population is the total place-wide ACS estimate, not an allocated county share. A place crossing a county line is labelled explicitly. Source: Census ACS 5-year — cities and communities · ACS 2024 5-year · pulled 2026-07-30.
0.211% of building value expected lost per year
$3,890 median annual bill
51,616 in · 57,798 out
$90,659 arriving · $74,964 leaving
2,112 of 18,706 mortgages
Listing price is an asking price, not a closed sale. Quality-flagged county rows are withheld instead of displayed.
A metro is an average of these. Which side of a county line a property sits on can change the tax bill, the hazard profile and the tenant pool.
| County | Population | Price | Rent | Yield | Hazard |
|---|---|---|---|---|---|
| Broward County | 1,977,129 | $424k | $2,517 | 7.1% | inland flooding |
| Miami-Dade County | 2,738,356 | $523k | $2,886 | 6.6% | hurricane |
| Palm Beach County | 1,533,806 | $473k | $2,662 | 6.8% | hurricane |
No. Published market asking rent is separate from HUD FMR, which is a two-bedroom payment standard.
No. Zillow is a 2026-06 county home-value observation, while FHFA is a 2025 annual repeat-transaction index.
No. It measures annual covered jobs located at workplaces in the county.