Miami vs Fort Lauderdale

Florida real estate investing comparison — 2026 data.

Metric

Miami

Fort Lauderdale 🏆

Median SFH Price	$570K+	$495K
Average Cap Rate	5.0–5.8%	5.5–6.2%
Avg Monthly Cash Flow (20% down)	$0–$200	$100–$350
Airbnb / STR Demand	Very High	Very High
International Buyer Pool	Very High	High
Insurance Cost (avg SFH)	$4,500–$7,000/yr	$4,000–$6,500/yr
Property Tax Rate	~1.1%	~1.05%
Port Economy	PortMiami	Port Everglades
Airport Proximity Rental Demand	Moderate (MIA)	Strong (FLL)
Price Appreciation (5-yr)	Very High	High

Miami

Miami is the global real estate brand — unmatched international demand and appreciation. Best for investors with large capital who prioritize long-term equity over current cash flow.

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Fort Lauderdale 🏆

Fort Lauderdale offers South Florida returns at a 10–15% discount to Miami. Stronger cash flow fundamentals, Port Everglades demand, and lower entry prices make it the smarter South FL yield play.

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