Florida counties ranked by cap rate
| # | Market | Cap rate | Median price | Median rent | Cash flow | Analyze |
|---|---|---|---|---|---|---|
| 1 | Gulf County, FL | 5.7% | $409,562 | $3,016 | -$309 | Run numbers |
| 2 | Jackson County, FL | 5.3% | $179,815 | $1,230 | -$197 | Run numbers |
| 3 | Highlands County, FL | 5.1% | $231,284 | $1,517 | -$295 | Run numbers |
| 4 | Citrus County, FL | 5.1% | $268,688 | $1,755 | -$348 | Run numbers |
| 5 | Putnam County, FL | 4.9% | $216,313 | $1,370 | -$308 | Run numbers |
| 6 | Wakulla County, FL | 4.9% | $288,738 | $1,828 | -$411 | Run numbers |
| 7 | Saint Lucie County, FL | 4.9% | $370,781 | $2,329 | -$540 | Run numbers |
| 8 | Charlotte County, FL | 4.8% | $298,906 | $1,851 | -$453 | Run numbers |
| 9 | Polk County, FL | 4.8% | $295,509 | $1,814 | -$458 | Run numbers |
| 10 | Pasco County, FL | 4.7% | $328,125 | $1,985 | -$527 | Run numbers |
| 11 | Marion County, FL | 4.6% | $267,911 | $1,593 | -$448 | Run numbers |
| 12 | Hernando County, FL | 4.6% | $306,116 | $1,809 | -$520 | Run numbers |
| 13 | Escambia County, FL | 4.6% | $280,027 | $1,646 | -$481 | Run numbers |
| 14 | Indian River County, FL | 4.6% | $363,705 | $2,128 | -$631 | Run numbers |
| 15 | Broward County, FL | 4.5% | $422,344 | $2,457 | -$742 | Run numbers |
| 16 | Santa Rosa County, FL | 4.4% | $350,823 | $1,975 | -$659 | Run numbers |
| 17 | Palm Beach County, FL | 4.4% | $475,754 | $2,673 | -$898 | Run numbers |
| 18 | Columbia County, FL | 4.4% | $267,659 | $1,499 | -$508 | Run numbers |
| 19 | Osceola County, FL | 4.3% | $359,224 | $1,988 | -$697 | Run numbers |
| 20 | Okaloosa County, FL | 4.3% | $352,929 | $1,957 | -$683 | Run numbers |
| 21 | Brevard County, FL | 4.3% | $342,346 | $1,887 | -$670 | Run numbers |
| 22 | Pinellas County, FL | 4.3% | $368,917 | $2,028 | -$725 | Run numbers |
| 23 | Alachua County, FL | 4.3% | $298,912 | $1,640 | -$590 | Run numbers |
| 24 | Lee County, FL | 4.3% | $334,485 | $1,827 | -$665 | Run numbers |
| 25 | Duval County, FL | 4.3% | $294,079 | $1,603 | -$587 | Run numbers |
| 26 | Sarasota County, FL | 4.2% | $399,023 | $2,168 | -$801 | Run numbers |
| 27 | Lake County, FL | 4.2% | $360,055 | $1,951 | -$726 | Run numbers |
| 28 | Clay County, FL | 4.2% | $335,274 | $1,805 | -$684 | Run numbers |
| 29 | Flagler County, FL | 4.2% | $350,266 | $1,881 | -$718 | Run numbers |
| 30 | Volusia County, FL | 4.2% | $324,665 | $1,736 | -$670 | Run numbers |
| 31 | Miami-Dade County, FL | 4.2% | $523,240 | $2,789 | -$1,085 | Run numbers |
| 32 | Hillsborough County, FL | 4.1% | $375,501 | $1,978 | -$794 | Run numbers |
| 33 | Leon County, FL | 3.9% | $291,390 | $1,473 | -$656 | Run numbers |
| 34 | Bay County, FL | 3.9% | $343,009 | $1,735 | -$772 | Run numbers |
| 35 | Martin County, FL | 3.9% | $448,233 | $2,263 | -$1,012 | Run numbers |
| 36 | Manatee County, FL | 3.9% | $408,269 | $2,031 | -$941 | Run numbers |
| 37 | Orange County, FL | 3.8% | $400,964 | $1,933 | -$964 | Run numbers |
| 38 | Collier County, FL | 3.7% | $552,087 | $2,607 | -$1,363 | Run numbers |
| 39 | Seminole County, FL | 3.6% | $400,341 | $1,856 | -$1,011 | Run numbers |
| 40 | Sumter County, FL | 3.5% | $387,784 | $1,723 | -$1,028 | Run numbers |
| 41 | Nassau County, FL | 3.5% | $484,963 | $2,144 | -$1,293 | Run numbers |
| 42 | Saint Johns County, FL | 3.2% | $492,987 | $2,020 | -$1,418 | Run numbers |
| 43 | Monroe County, FL | 3.0% | $962,885 | $3,671 | -$2,948 | Run numbers |
| 44 | Walton County, FL | 2.4% | $660,738 | $2,020 | -$2,347 | Run numbers |
Looking for every county in the state, including those without rent data? Browse the full Florida market directory.
How this ranking is calculated
We scored 44 counties in Florida and ranked them by capitalization rate, calculated as annual net operating income divided by median home price. Markets without both a median home price and a median rent are excluded, because cash flow cannot be estimated without both.
Every figure assumes a median-priced home rented at the local median rent, financed with 20 percent down on a 30-year loan at 7.40%, with closing costs at 3 percent of price and operating costs at 35 percent of rent. Operating costs cover taxes, insurance, maintenance, vacancy, and management.
These are modeled estimates for comparing markets, not quotes on a specific property. A real deal turns on the individual property, its condition, and the actual rent it can command. Run any market that interests you through the calculator with real numbers before you make an offer.
National rankings
Compare Florida against the rest of the country.
Best Cash Flow Markets for Rental Property
US counties ranked by estimated monthly cash flow on a median-priced rental, after mortgage and operating costs.
Highest Cap Rate Markets for Rental Property
US counties ranked by estimated cap rate on a median-priced rental, using local median rent and a 35 percent operating cost assumption.
Best Rental Markets Under $200,000
US counties with a median home price under $200,000, ranked by estimated cap rate on a median-priced rental.
Cheapest Markets With Positive Cash Flow
The lowest-priced US counties where a median-priced rental still covers its mortgage and operating costs.
Best Appreciation Markets for Real Estate Investors
US counties ranked by appreciation score, blending recent home price growth with the risk of an overheated market.
Best Overall Real Estate Markets to Invest In
US counties ranked by overall investment score, blending cash flow, appreciation, stability, and affordability.
Other states
States with fewer than 5 counties reporting both price and rent are omitted, because a ranking that short would not be meaningful.