South Florida Rental Market Index · updated daily · as of September 7, 2026 · five counties
South Florida rents: the median listing asks $2,800/mo across 25,733 homes and condominiums for lease
As of September 7, 2026, the median asking rent across 25,733 residential lease listings in Miami-Dade, Broward, Palm Beach, Martin and St. Lucie counties is $2,800 a month; half ask between $2,100 and $4,290, the median listing has been on the market 27 days, and 31% are offered furnished. 67,673 leases closed in the twelve months to 2026-09-01 at a median of $2,575 a month.
Rents shown are asking rents as entered by the listing office in the multiple listing service, not what a landlord will accept. Information is deemed to be reliable but not guaranteed.
Source: BeachesMLS residential lease listings permitted for internet display, via PBP Real Estate's brokerage feed. Asking rents as entered by the listing office, monthly; deemed reliable but not guaranteed. As of Sep 7, 2026.
South Florida runs two rental markets at once. The annual lease houses a working household for twelve months. The winter season - November into late April or early May - lets furnished units for a few months at a time, and the association's minimum term decides who can actually stay. This index reads both from our own multiple listing service feed every morning, city by city, with no estimates and no models.
Which South Florida city fits your budget?
Every city with ten or more lease listings, or twenty or more leases closed in the last twelve months, has its own daily page: asking rents by size and property type, the furnished premium, when season inventory comes available, what the listings say about minimum terms, and what actually leased.
Miami-Dade County rentals: median $3,000 a month across 12,820 listings
| City | Listings | Median asking rent | Days on market | Furnished premium |
|---|---|---|---|---|
| Coconut Grove | 15 | $11,000 | 9 | — |
| Key Biscayne | 169 | $8,500 | 28 | 23% |
| Miami Shores | 25 | $7,500 | 20 | — |
| Bal Harbour | 108 | $6,600 | 35.5 | 80% |
| Sunny Isles Beach | 753 | $5,500 | 40 | 113% |
| Surfside | 82 | $4,900 | 40 | 25% |
| Pinecrest | 55 | $4,500 | 14 | — |
| Biscayne Park | 12 | $4,325 | 37.5 | — |
| El Portal | 16 | $4,275 | 61 | — |
| Bay Harbor Islands | 105 | $4,100 | 42 | 2% |
| Coral Gables | 240 | $4,075 | 23.5 | 10% |
| Miami Beach | 1,787 | $3,500 | 39 | 80% |
| Aventura | 543 | $3,300 | 35 | 32% |
| Doral | 323 | $3,200 | 16 | 27% |
| Miami | 6,059 | $2,950 | 20 | 62% |
| Palmetto Bay | 68 | $2,935 | 28 | — |
| Miami Gardens | 138 | $2,863 | 22.5 | 25% |
| West Miami | 3 | $2,806 | 103 | — |
| North Bay Village | 127 | $2,800 | 17 | 5% |
| Florida City | 111 | $2,700 | 17 | — |
| Miami Lakes | 45 | $2,700 | 13 | — |
| Homestead | 724 | $2,506 | 18 | 26% |
| South Miami | 45 | $2,400 | 32 | 9% |
| Cutler Bay | 116 | $2,398 | 15 | 52% |
| North Miami Beach | 283 | $2,350 | 25 | 164% |
| Miami Springs | 27 | $2,300 | 10 | — |
| North Miami | 288 | $2,200 | 23.5 | 29% |
| Sweetwater | 36 | $2,200 | 154 | — |
| Hialeah | 463 | $2,200 | 11 | — |
| Hialeah Gardens | 33 | $2,150 | 28 | — |
| Opa Locka | 39 | $1,800 | 27 | — |
Broward County rentals: median $2,500 a month across 7,622 listings
| City | Listings | Median asking rent | Days on market | Furnished premium |
|---|---|---|---|---|
| Parkland | 14 | $7,125 | 13.5 | — |
| Hillsboro Beach | 26 | $4,500 | 37 | — |
| Cooper City | 38 | $3,813 | 14.5 | — |
| Weston | 181 | $3,750 | 21 | — |
| Lauderdale By The Sea | 124 | $3,725 | 61 | 47% |
| Lighthouse Point | 45 | $3,250 | 34 | 110% |
| Fort Lauderdale | 1,414 | $2,750 | 32.5 | 131% |
| Miramar | 235 | $2,700 | 16 | -44% |
| Hollywood | 1,208 | $2,600 | 41 | 63% |
| Hallandale Beach | 844 | $2,600 | 41 | 73% |
| Pompano Beach | 619 | $2,500 | 33 | 71% |
| Plantation | 168 | $2,495 | 21.5 | 213% |
| Sunrise | 265 | $2,400 | 25 | 6% |
| Dania Beach | 226 | $2,400 | 26 | 8% |
| North Lauderdale | 83 | $2,400 | 22 | — |
| Deerfield Beach | 236 | $2,350 | 22 | 29% |
| Pembroke Pines | 352 | $2,350 | 20 | -5% |
| Coconut Creek | 79 | $2,300 | 10 | — |
| Davie | 192 | $2,300 | 19.5 | — |
| West Park | 45 | $2,275 | 9 | — |
| Pembroke Park | 4 | $2,225 | 117.5 | — |
| Wilton Manors | 63 | $2,200 | 20 | 151% |
| Coral Springs | 344 | $2,100 | 22 | — |
| Tamarac | 186 | $2,000 | 24.5 | — |
| Oakland Park | 173 | $1,975 | 22 | 70% |
| Margate | 122 | $1,900 | 25.5 | — |
| Lauderhill | 254 | $1,850 | 21.5 | -3% |
| Lauderdale Lakes | 82 | $1,698 | 36.5 | -7% |
Palm Beach County rentals: median $2,950 a month across 4,358 listings
| City | Listings | Median asking rent | Days on market | Furnished premium |
|---|---|---|---|---|
| Ocean Ridge | 22 | $9,750 | 91 | — |
| Palm Beach | 98 | $8,390 | 60 | — |
| Highland Beach | 41 | $7,500 | 34 | 2% |
| Juno Beach | 44 | $7,350 | 68.5 | — |
| Singer Island | 83 | $6,500 | 93 | — |
| Tequesta | 26 | $5,750 | 45.5 | — |
| Lake Park | 51 | $5,200 | 46 | 294% |
| Wellington | 266 | $5,050 | 36.5 | 91% |
| Jupiter | 267 | $4,750 | 50 | 55% |
| South Palm Beach | 28 | $4,750 | 47.5 | — |
| Westlake | 23 | $4,400 | 14 | — |
| The Acreage | 32 | $4,275 | 13 | — |
| Palm Beach Shores | 13 | $3,800 | 45 | — |
| Loxahatchee | 43 | $3,750 | 12 | — |
| Palm Beach Gardens | 221 | $3,600 | 38 | 75% |
| Boca Raton | 679 | $3,000 | 27 | 67% |
| Royal Palm Beach | 76 | $2,875 | 22 | 69% |
| Riviera Beach | 98 | $2,800 | 36.5 | 163% |
| North Palm Beach | 87 | $2,800 | 51 | 72% |
| Boynton Beach | 287 | $2,750 | 32 | 40% |
| Delray Beach | 493 | $2,650 | 26 | 47% |
| Lantana | 51 | $2,500 | 39 | 84% |
| Hypoluxo | 23 | $2,300 | 33 | 9% |
| West Palm Beach | 835 | $2,200 | 26 | 80% |
| Palm Springs | 51 | $2,200 | 24 | — |
| Greenacres | 99 | $2,100 | 22 | 2% |
| Lake Worth Beach | 110 | $2,038 | 26 | 28% |
Martin County rentals: median $2,850 a month across 249 listings
| City | Listings | Median asking rent | Days on market | Furnished premium |
|---|---|---|---|---|
| Palm City | 21 | $3,500 | 52 | — |
| Stuart | 132 | $2,700 | 34.5 | 46% |
| Hobe Sound | 35 | $2,650 | 50 | 59% |
St. Lucie County rentals: median $2,500 a month across 681 listings
| City | Listings | Median asking rent | Days on market | Furnished premium |
|---|---|---|---|---|
| Hutchinson Island | 32 | $3,175 | 34 | — |
| Jensen Beach | 61 | $3,000 | 38 | 76% |
| Port St Lucie | 396 | $2,606 | 24 | -2% |
| Fort Pierce | 231 | $2,300 | 26 | 46% |
Source: BeachesMLS residential lease listings permitted for internet display, via PBP Real Estate's brokerage feed. Asking rents as entered by the listing office, monthly; deemed reliable but not guaranteed. As of Sep 7, 2026. Furnished premium compares median furnished with median unfurnished asking rent in that city and is shown only where both sides carry ten or more listings; it reflects the mix of what is furnished locally. City pages carry a like-for-like two-bedroom condominium comparison as well.
How much more does furnished cost across the region?
Furnished two-bedroom condominiums ask a median $4,500 a month against $2,300 unfurnished, a 96% difference across 2,720 furnished and 3,818 unfurnished listings in the five counties. Across all listings, furnished asks $4,200 against $2,500. Furnished inventory concentrates where the season is: coastal condominium cities, not inland single-family neighborhoods.
10% of listings with a stated availability date come available between October and December, and 22% between November and May. That is the practical calendar: season stock is listed and taken in the autumn.
Owners
Rent my property
An empty month is not a discount you give: it is a month of rent you never get back - $2,800/mo at the South Florida median. The question is not whether to lease, it is which lease pays you more: twelve months of certainty, or a furnished season at a premium that is running 96% right now.
- 40 daysfrom listing to a closed lease, across 67,673 leases closed in the five counties in the last twelve months. A November arrival is priced and on the market in September.
- 6,694 under contractagainst 25,733 still asking today. Your competition is what a tenant can still see, not what leased last winter.
- 22% open in seasonof listings that state an availability date, it falls between November and May; 10% open between October and December, which is when season stock is taken.
Gia Freer, Broker of Record, prices your unit against the listings a tenant sees next to yours in your city and the leases that actually closed there - then tells you which of the two nets more once the vacant months, the furnishing and the association's rules are counted. Not an automated estimate. No listing agreement to get the number.
- Send the address, bedrooms, furnished or not, and when it is available.
- You get both numbers in writing within one business day, with the comparable listings shown.
- If you list it with us, we handle the association application and the approval that decides whether your tenant may move in.
Rent my propertyI am looking to rent instead
Season stock is priced and listed in early autumn, so a November arrival is decided in September and October. We write annual leases up to twelve months; a longer term is drafted by an attorney.
What decides whether you can rent for three months?
Either the association or the owner - it can be either. Many South Florida condominium and homeowner associations set a minimum lease term, and four months is common; some allow three, others require six or twelve, and some limit how often a unit may be leased in a year. An owner can also hold out for a longer term than the association requires. The multiple listing service carries no reliable minimum-term field, so our city pages publish what the listings state as shares of listings - never as a verified rule - and tell you to confirm the minimum with the association and with the owner before you plan travel.
And in a condominium the association has the final word on the tenant. The owner chooses who they want; the prospective tenant then applies to the association, and the association's approval - not the signed lease - is what permits occupancy. That holds for seasonal and annual rentals alike, usually with an application, a fee and two to four weeks to decide. Plan arrival dates around it.
If your stay is shorter than the minimum, a hotel or a licensed short-term host is the better option, and we will say so. We are paid only when we write a lease, annual or seasonal, so there is no reason to keep you looking at units that cannot work. On the lease itself: a Florida licensee prepares annual residential leases of twelve months or less, and a longer term is drafted by an attorney.
Questions people actually ask about South Florida rentals
What is the average rent in South Florida?
We report the median rather than the average, because a handful of oceanfront rentals would drag an average upward. As of September 7, 2026, the median asking rent across 25,733 lease listings in the five counties is $2,800 a month, with half between $2,100 and $4,290 and a median $2.63 per square foot. By county the medians run Miami-Dade $3,000, Broward $2,500, Palm Beach $2,950, Martin $2,850, St. Lucie $2,500. Leases that actually closed over the last twelve months ran a median $2,575 a month.
How much more does a furnished seasonal rental cost?
Furnished units carry a clear premium because an owner can ask more for a furnished winter stay than for twelve months unfurnished. Across the five counties, furnished listings ask a median $4,200 against $2,500 unfurnished. Holding size and type constant, furnished two-bedroom condominiums ask a median $4,500 against $2,300 unfurnished, a 96% difference. City pages show the same comparison locally, which matters: the premium in a beach city is not the premium inland.
What is the minimum rental period in a South Florida condominium?
Either the association or the owner sets it, and four months is a common minimum, though some allow three and others require six or twelve. The multiple listing service has no reliable minimum-term field, so our city pages report what the listings themselves state as shares - the share mentioning three, four, six or twelve months - and label them as agent-written remarks rather than verified rules. Always confirm the minimum with the association or its management company before booking travel. If your stay is shorter than the minimum, a hotel or a licensed short-term host is the better option and we will tell you so.
Who gives final approval on a South Florida condominium rental?
The association. The owner chooses the tenant and signs the lease, but in a condominium or homeowner association the prospective tenant must apply to the association, and the association's approval is what permits occupancy - the lease alone does not. It applies to seasonal and annual rentals alike wherever the association requires approval, and it usually means a written application, a fee, sometimes an interview and two to four weeks for a decision. An accepted offer is not an approval: plan arrival dates, notice to a current landlord and travel around the association's timeline.
How long a lease can a Florida real estate licensee write?
Up to twelve months. A Florida licensee may prepare an annual residential lease of twelve months or less; a longer term has to be drafted by an attorney, and PBP refers those out rather than improvising. Seasonal leases are shorter by nature and still have to satisfy the association's minimum term and tenant approval process.
When is South Florida rental season?
Demand runs from November into late April or early May, when winter residents arrive. The inventory for that season is listed and taken earlier: 10% of listings with a stated availability date come available between October and December. Anyone booking a January arrival in December is choosing from what is left rather than choosing first.
Where does this rental data come from?
PBP Real Estate's own BeachesMLS data feed, restricted to residential lease listings permitted for internet display, rebuilt every morning; this version is as of September 7, 2026. Asking rents are as entered by each listing office. Listings quoted by the week, by the night or as a one-time amount are excluded from the rent statistics rather than converted, and the top and bottom 1% per city are trimmed as likely data-entry errors. Lease listings are never blended with listings for sale.
Leasing a unit out in South Florida, or renting here?
Two different questions, two different answers. Pick your side.
Tell us your dates and we will send the rentals that actually fit
Most rental searches fail on a rule rather than a price: a four-month minimum set by the association or the owner, a board approval that takes three weeks, a pet policy that stops at twenty pounds. Send your dates, budget and must-haves. Gia Freer's team confirms those rules first, then sends a shortlist that can actually be approved.
- Send your dates, budget, size and pets.
- We confirm the minimum term and approval process for the buildings that fit.
- You see a shortlist you can lease, with the rent, the term and the rules stated.
What would your unit lease for, annual or season?
Send the address and Gia works out two numbers from the listings competing with you and the leases that actually closed in your city: what an annual lease should ask, and what a furnished season from November through May should ask. She also tells you which of the two nets you more once the vacant months are counted. No automated estimate, and no listing agreement to sign to get the number.
- Send the address, bedrooms, whether it is furnished and when it is available.
- Gia prices it against live competition and closed leases in that city, annual and seasonal.
- You get both numbers in writing within one business day, with the comparable listings shown.
Weighing a lease against a sale? Start with what a website will never know about your home.
How these figures are built
Method: medians and percentiles over residential lease listings permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily. Asking rent is the monthly rent as entered by the listing office; listings quoted by the week, by the night or as a one-time amount are excluded rather than converted; listings whose stated frequency is annual carry a monthly amount in this feed and are included. Per city, the top and bottom 1% of asking rents are trimmed as likely data-entry errors. Closed figures cover leases closed between 2025-08-01 and 2026-09-01, twelve full months ending the prior full month, because lease closings are reported late.
Minimum-term, association-approval and pet shares on city pages are keyword classifications of agent-written public remarks: signals to ask about, never verified association or owner rules. Lease listings are never blended with listings for sale, and nothing here is an opinion of value on any property or legal or tax advice. Rents shown are asking rents as entered by the listing office in the multiple listing service, not what a landlord will accept. Information is deemed to be reliable but not guaranteed.
South Florida rentals: know what yours leases for, or find one that fits your dates.
Rent my propertyFind me a rental
All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc.
IDX information is provided exclusively for consumers' personal, non-commercial use, and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed accurate by the MLS. Data last updated September 7, 2026.