ZIP 33311 presents a decision question about which rent signal should frame a current search: the immediate asking-rent index, the household survey, or a bedroom-specific program standard. In June 2026, Zillow’s ZIP-level ZORI is $2,361 per month, after a 2.69% year-over-year increase. It is a typical observed asking-rent index blended across rental types, so it provides a market-level starting point rather than a quote for a given home. The five-digit label is both a Zillow ZIP market identifier and a Census ZCTA match. A ZCTA is a statistical area, however, and is not identical to a USPS delivery ZIP; address-level coverage therefore still requires verification.
That distinction becomes material when the ACS is set beside Zillow without merging their evidence universes. The matched ZCTA’s ACS 2024 five-year median gross rent is $1,461, with a $74 margin of error, and it covers occupied renter homes while including selected utilities. The ZORI is 62% above that survey median, but that gap is a comparison of unlike constructs, not an indication that either series is wrong or a direct price change for any particular home. Separately, the FY2026 HUD two-bedroom FMR is $2,333, 1.2% below ZORI. HUD FMR is an administrative bedroom-specific standard, not asking rent, whereas Zillow is asking-rent evidence and ACS is a survey measure of occupied renters.
Affordability signals point to a second decision question: whether an asking-rent benchmark fits the income and burden profile recorded by the survey. The ZCTA median household income is $53,973, with a $3,183 margin of error. Applying the stated 30% screen to the $2,361 monthly index produces required annual income of $94,440, about 75% above the median. This is arithmetic, not advice or an applicant qualification rule. Renters occupy 13,022 of 24,641 occupied units, a 52.8% renter share. Among the ACS renter households counted for burden, 8,788, or 67.5%, report spending at least the threshold share of income on rent; that observed burden cannot establish affordability for any household or unit.
The housing stock gives needed composition, but not a live listing count. Of 27,337 housing units in the ZCTA, 2,696 are vacant, yielding a 9.9% overall vacancy rate at the survey’s reference point. Vacancy categories include 769 units for rent, 811 seasonal units, and 117 for sale; these categories should not be treated as proof that a particular unit is available, comparable, or priced near ZORI. The stock also records 14,712 single-family units and 4,905 large-multifamily units. Together, those figures describe surveyed inventory composition and vacancy categories, not the condition, lease terms, or current rent of a specific property.
The local bedroom ladder is useful for internal budgeting only when its construction is explicit. The estimates are modelled monthly ZIP figures that scale the $2,361 ZORI with the local HUD ladder; they are not measured bedroom rents. The modelled sequence is $1,809 for a studio, $1,924 for one bedroom, $2,361 for two bedrooms, $3,165 for three bedrooms, and $3,656 for four bedrooms. The FY2026 HUD standards rise from $1,788 for a studio to $3,613 for four bedrooms, which supplies the relative size pattern used in the model. It does not confirm that currently advertised homes at those sizes ask these amounts, nor does it convert the HUD standard into market evidence.
Wider geographies put the ZIP index in perspective but cannot replace ZIP-level evidence. The city-scope Fort Lauderdale context rent is about $2,794, the county-scope Broward County context rent is $2,517, and the metro-scope Miami-Fort Lauderdale-Pompano Beach, FL context rent is $2,695; each exceeds the ZIP’s current index. These are city-, county-, and metro-scope context values, respectively, rather than observations for the matched ZCTA. The City of Fort Lauderdale context also has a lower renter share than the ZIP, while Broward County and metro figures are wider-context measures as well. The comparison establishes differences in reported rent benchmarks, not equivalence of housing, an explanation for those differences, or a substitute for an address-level check.
Several limits should govern a property decision. ZORI is an index rather than an offer, ACS rent and burden figures here are survey results for occupied renter homes and carry sampling uncertainty, and HUD FMR is a standard rather than a listing-price series. Confirm the property address and its relevant market coverage, and recognize that ZCTA boundaries do not replicate USPS delivery ZIP boundaries. At the listing level, verify the advertised asking price, bedroom count, included and separately billed utilities, lease term, recurring fees, availability date, property type, and whether the advertised home—not a different unit—supports the quoted price. Compare those specifics with the appropriate evidence universe before drawing conclusions about rent or affordability.
","findings":[{"body":"At $2,361 in June 2026, the ZIP ZORI is a current asking-rent index, not a lease quote. The 2.69% annual increase describes index movement. Its matched ZCTA status aids comparison with ACS, but the ZCTA remains a Census statistical geography rather than the same thing as a USPS delivery ZIP.","title":"Current ZIP signal is an index, not a quote"},{"body":"ACS median gross rent of $1,461 and Zillow ZORI of $2,361 should be read side by side, not blended. ACS covers occupied renter homes and selected utilities in a five-year survey, while ZORI reflects typical observed asking rents across rental types. The higher ZORI therefore does not establish a price for a specific available home.","title":"Survey rent and asking-rent evidence diverge by design"},{"body":"Modelled ZIP bedroom estimates run from $1,809 for a studio to $3,656 for four bedrooms. They use the local HUD size ladder to scale the ZIP ZORI and are not measured rents. The local FY2026 HUD standards are administrative bedroom-specific benchmarks, so their relationship to the model does not turn either measure into listing evidence.","title":"Bedroom figures are modelled from the HUD ladder"},{"body":"Survey conditions show a renter-majority occupied base and substantial observed rent burden, while overall vacancy includes units designated for rent, seasonal use, sale, and other purposes. This combination is informative about the ZCTA’s survey composition but cannot identify a unit’s availability, tenant costs, condition, or suitability. Wider city, county, and metro metrics remain context rather than ZIP substitutes.","title":"Survey composition does not identify available units"}],"risks":["Treating the Zillow index, ACS gross-rent median, and HUD FMR as interchangeable prices would erase differences in asking versus occupied rents, utility coverage, bedroom specificity, timing, and administrative purpose.","Because the bedroom ladder is intentionally derived from the HUD pattern, reading its values as independently observed bedroom-market rents would overstate precision and could obscure different asking prices, fees, utility treatment, or lease terms.","The burden statistic is an ACS household-level survey measure. It cannot show that a current renter, a new applicant, or any individual property faces the same payment share or affordability outcome.","Vacancy categories are survey counts rather than an availability feed. Seasonal, sale, and rental vacancy counts do not verify that a particular home is actively marketed, habitable on the needed date, or offered at the reported benchmark."],"qa":[{"a":"Zillow reports a $2,361 June 2026 ZORI for ZIP 33311. It is a typical observed asking-rent index blended across rental types, so it summarizes a market signal. It is not an advertised price, an executed lease rent, or a guarantee for a particular address.","q":"What does the current Zillow figure represent?"},{"a":"The ACS gross-rent median is from a matched ZCTA five-year survey of occupied renter homes and includes selected utilities. Zillow ZORI tracks typical observed asking rents across rental types. HUD FMR is instead an administrative bedroom-specific standard. Different universes and construction methods can produce variation without identifying any specific listing price.","q":"Why is the ACS gross-rent median lower than Zillow ZORI?"},{"a":"The supplied bedroom figures are calculated by applying the local HUD ladder’s relative bedroom amounts to ZIP ZORI. They are modelled monthly estimates, not measured bedroom rents. Their purpose is to show a consistent size pattern around the ZIP index; they do not verify advertised rents for available studio or larger units.","q":"How were the bedroom estimates created?"},{"a":"Verify the exact address and market coverage, advertised asking rent, bedroom count, utilities included or billed separately, recurring fees, lease term, availability date, property type, and whether the marketed unit matches the quoted price. Those facts establish a listing-specific comparison that ZIP ZORI, ACS, HUD, vacancy, and burden aggregates cannot provide.","q":"What should be checked for a specific property?"}],"sources":[{"key":"apartment_list_time_on_market","name":"Apartment List Time on Market — listing liquidity","release":"Apartment List 2026-07","pulledAt":"2026-08-08","url":"https://www.apartmentlist.com/research/category/data-rent-estimates"},{"key":"apartment_list_vacancy","name":"Apartment List Vacancy Index — rental vacancy","release":"Apartment List 2026-07","pulledAt":"2026-08-08","url":"https://www.apartmentlist.com/research/apartment-list-vacancy-index-methodology"},{"key":"census_zcta_facts","name":"Census ACS five-year — ZCTA housing and income","release":"ACS 2024 5-year ZCTA","pulledAt":"2026-08-08","url":"https://api.census.gov/data/2024/acs/acs5.html"},{"key":"hud_zip","name":"HUD USPS crosswalk and Small Area FMRs — ZIP rent fallback","release":"ZIP-CBSA 2025Q4 + SAFMR FY2026","pulledAt":"2026-07-26","url":"https://www.huduser.gov/portal/datasets/usps_crosswalk.html"},{"key":"realtor_county","name":"Realtor.com Economic Research — county listing inventory","release":"county inventory 2026-06","pulledAt":"2026-07-28","url":"https://www.realtor.com/research/data/"},{"key":"redfin","name":"Redfin Data Center — inventory, days on market, and price cuts","release":"metro tracker through 2026-05-01","pulledAt":"2026-07-26","url":"https://www.redfin.com/news/data-center/"},{"key":"redfin_zip","name":"Redfin Data Center — ZIP resale activity and supply","release":"ZIP rolling 3 months through 2026-06-30; updated 2026-07-03","pulledAt":"2026-08-12","url":"https://www.redfin.com/news/data-center/"},{"key":"zillow_county","name":"Zillow ZHVI and ZORI — county values and rents","release":"county ZHVI/ZORI 2026-06","pulledAt":"2026-07-26","url":"https://www.zillow.com/research/data/"},{"key":"zillow_zori","name":"Zillow ZORI — metro market rents","release":"Metro_zori_uc_sfrcondomfr_sm_sa_month.csv","pulledAt":"2026-07-26","url":"https://www.zillow.com/research/data/"},{"key":"zillow_zori_city","name":"Zillow ZORI — city market rents","release":"zillow_zori_city.csv","pulledAt":"2026-07-29","url":"https://www.zillow.com/research/data/"},{"key":"zillow_zori_zip","name":"Zillow ZORI — ZIP market rents","release":"ZORI ZIP 2026-06","pulledAt":"2026-08-08","url":"https://www.zillow.com/research/data/"}],"history":[{"period":"2015-01-01","rent":1138.231527},{"period":"2015-02-01","rent":1139.339146},{"period":"2015-03-01","rent":1147.657159},{"period":"2015-04-01","rent":1153.333464},{"period":"2015-05-01","rent":1172.002555},{"period":"2015-06-01","rent":1172.881633},{"period":"2015-07-01","rent":1179.454635},{"period":"2015-08-01","rent":1170.959044},{"period":"2015-09-01","rent":1179.668991},{"period":"2015-10-01","rent":1187.617398},{"period":"2015-11-01","rent":1194.075201},{"period":"2015-12-01","rent":1189.476395},{"period":"2016-01-01","rent":1198.627099},{"period":"2016-02-01","rent":1222.134662},{"period":"2016-03-01","rent":1239.622829},{"period":"2016-04-01","rent":1246.884766},{"period":"2016-05-01","rent":1231.795254},{"period":"2016-06-01","rent":1226.443545},{"period":"2016-07-01","rent":1234.331222},{"period":"2016-08-01","rent":1245.219123},{"period":"2016-09-01","rent":1266.01521},{"period":"2016-10-01","rent":1273.201755},{"period":"2016-11-01","rent":1291.26115},{"period":"2016-12-01","rent":1289.045323},{"period":"2017-01-01","rent":1289.007291},{"period":"2017-02-01","rent":1285.39071},{"period":"2017-03-01","rent":1295.211101},{"period":"2017-04-01","rent":1317.927994},{"period":"2017-05-01","rent":1328.089507},{"period":"2017-06-01","rent":1331.574302},{"period":"2017-07-01","rent":1322.457139},{"period":"2017-08-01","rent":1334.388187},{"period":"2017-09-01","rent":1340.495895},{"period":"2017-10-01","rent":1344.282665},{"period":"2017-11-01","rent":1341.949651},{"period":"2017-12-01","rent":1349.624669},{"period":"2018-01-01","rent":1353.108212},{"period":"2018-02-01","rent":1355.152405},{"period":"2018-03-01","rent":1359.01095},{"period":"2018-04-01","rent":1369.345035},{"period":"2018-05-01","rent":1384.949997},{"period":"2018-06-01","rent":1395.89754},{"period":"2018-07-01","rent":1397.818175},{"period":"2018-08-01","rent":1397.08449},{"period":"2018-09-01","rent":1399.741556},{"period":"2018-10-01","rent":1399.690913},{"period":"2018-11-01","rent":1402.652443},{"period":"2018-12-01","rent":1416.074326},{"period":"2019-01-01","rent":1430.50515},{"period":"2019-02-01","rent":1438.719898},{"period":"2019-03-01","rent":1440.665493},{"period":"2019-04-01","rent":1433.245436},{"period":"2019-05-01","rent":1432.492302},{"period":"2019-06-01","rent":1437.165324},{"period":"2019-07-01","rent":1451.83164},{"period":"2019-08-01","rent":1457.741696},{"period":"2019-09-01","rent":1461.026591},{"period":"2019-10-01","rent":1470.426957},{"period":"2019-11-01","rent":1477.878298},{"period":"2019-12-01","rent":1476.446069},{"period":"2020-01-01","rent":1475.132183},{"period":"2020-02-01","rent":1479.616872},{"period":"2020-03-01","rent":1496.483594},{"period":"2020-04-01","rent":1489.995556},{"period":"2020-05-01","rent":1496.309283},{"period":"2020-06-01","rent":1511.420234},{"period":"2020-07-01","rent":1527.255844},{"period":"2020-08-01","rent":1539.814009},{"period":"2020-09-01","rent":1542.464617},{"period":"2020-10-01","rent":1550.00556},{"period":"2020-11-01","rent":1549.300736},{"period":"2020-12-01","rent":1555.601101},{"period":"2021-01-01","rent":1574.728342},{"period":"2021-02-01","rent":1585.589575},{"period":"2021-03-01","rent":1612.340774},{"period":"2021-04-01","rent":1626.633981},{"period":"2021-05-01","rent":1646.871386},{"period":"2021-06-01","rent":1661.25141},{"period":"2021-07-01","rent":1658.464837},{"period":"2021-08-01","rent":1693.847008},{"period":"2021-09-01","rent":1717.406898},{"period":"2021-10-01","rent":1786.595691},{"period":"2021-11-01","rent":1813.033389},{"period":"2021-12-01","rent":1861.176224},{"period":"2022-01-01","rent":1849.149566},{"period":"2022-02-01","rent":1892.426846},{"period":"2022-03-01","rent":1902.861285},{"period":"2022-04-01","rent":1948.172097},{"period":"2022-05-01","rent":1970.262322},{"period":"2022-06-01","rent":1989.393009},{"period":"2022-07-01","rent":2040.905731},{"period":"2022-08-01","rent":2068.321906},{"period":"2022-09-01","rent":2116.43526},{"period":"2022-10-01","rent":2094.195504},{"period":"2022-11-01","rent":2110.843251},{"period":"2022-12-01","rent":2109.662845},{"period":"2023-01-01","rent":2138.160091},{"period":"2023-02-01","rent":2141.302357},{"period":"2023-03-01","rent":2163.474768},{"period":"2023-04-01","rent":2194.788202},{"period":"2023-05-01","rent":2211.647967},{"period":"2023-06-01","rent":2231.021949},{"period":"2023-07-01","rent":2219.238922},{"period":"2023-08-01","rent":2201.383121},{"period":"2023-09-01","rent":2191.458983},{"period":"2023-10-01","rent":2195.36769},{"period":"2023-11-01","rent":2211.783338},{"period":"2023-12-01","rent":2230.292629},{"period":"2024-01-01","rent":2264.558959},{"period":"2024-02-01","rent":2260.746363},{"period":"2024-03-01","rent":2264.332357},{"period":"2024-04-01","rent":2235.982071},{"period":"2024-05-01","rent":2259.87933},{"period":"2024-06-01","rent":2251.850039},{"period":"2024-07-01","rent":2278.55352},{"period":"2024-08-01","rent":2282.149832},{"period":"2024-09-01","rent":2302.183033},{"period":"2024-10-01","rent":2296.883016},{"period":"2024-11-01","rent":2301.258223},{"period":"2024-12-01","rent":2285.091327},{"period":"2025-01-01","rent":2285.720036},{"period":"2025-02-01","rent":2273.822647},{"period":"2025-03-01","rent":2285.745526},{"period":"2025-04-01","rent":2297.971798},{"period":"2025-05-01","rent":2293.260722},{"period":"2025-06-01","rent":2299.079299},{"period":"2025-07-01","rent":2289.715779},{"period":"2025-08-01","rent":2304.285046},{"period":"2025-09-01","rent":2298.126997},{"period":"2025-10-01","rent":2316.839156},{"period":"2025-11-01","rent":2315.174843},{"period":"2025-12-01","rent":2330.827083},{"period":"2026-01-01","rent":2321.749659},{"period":"2026-02-01","rent":2343.862805},{"period":"2026-03-01","rent":2341.369767},{"period":"2026-04-01","rent":2351.125046},{"period":"2026-05-01","rent":2352.444025},{"period":"2026-06-01","rent":2360.881138}],"historySummary":{"pointCount":138,"firstPeriod":"2015-01-01","latestPeriod":"2026-06-01","coverageMonths":138,"coverageRatio":1,"changes":{"1":{"years":1,"startPeriod":"2025-06-01","endPeriod":"2026-06-01","startRent":2299.079299,"endRent":2360.881138,"change":0.026881125425678665,"cagr":0.026881125425678665},"3":{"years":3,"startPeriod":"2023-06-01","endPeriod":"2026-06-01","startRent":2231.021949,"endRent":2360.881138,"change":0.05820614586880524,"cagr":0.019037328895887384},"5":{"years":5,"startPeriod":"2021-06-01","endPeriod":"2026-06-01","startRent":1661.25141,"endRent":2360.881138,"change":0.42114620567876604,"cagr":0.07282220036324638}},"maxDrawdown":-0.017733113749836993,"annualizedVolatility":0.02822477669595235,"consecutiveReturnCount":137}}