Moving and neighborhoods
Choosing between Miami-Dade, Broward and Palm Beach as a renter
The three counties' median gross rents sit within about $90 of each other, from $1,829 in Miami-Dade to $1,916 in Palm Beach, so the bigger differences are in commute, housing type and pace. Miami-Dade has the largest share of renters and the most transit, Broward sits in the middle on almost everything, and Palm Beach is the most owner-heavy with the shortest commutes. Where you work narrows it faster than any rent table.
Updated Last checked 3 min read
Quick answer
- Median gross rent: $1,829 Miami-Dade, $1,907 Broward, $1,916 Palm Beach.
- Average commute: 30.9, 29.1 and 26.5 minutes.
- Miami-Dade and Broward fair housing ordinances name source of income, including vouchers.
- Since 2023, cities and counties can't pass their own landlord-tenant rules, so Chapter 83 governs all three.
On this page
The three counties side by side
| Topic | Miami-Dade | Broward | Palm Beach |
|---|---|---|---|
| Population | 2,802,029 | 2,013,317 | 1,575,726 |
| Median gross rent | $1,829 | $1,907 | $1,916 |
| Owner-occupied homes | 52.2% | 63.6% | 70.1% |
| Median household income | $71,753 | $77,633 | $83,581 |
| Average commute, one way | 30.9 min | 29.1 min | 26.5 min |
The medians are close because each county mixes cheap and expensive areas. A one-bedroom in Brickell and a three-bedroom in Homestead both live inside Miami-Dade's $1,829. Comparing neighborhoods, not counties, is how you find the real gap.
How the counties feel different
Miami-Dade
The most renters, the most towers and the most transit, with Metrorail, the free Metromover downtown, and Brightline and Tri-Rail meeting at MiamiCentral. The trade is the longest average commute of the three.
Broward
The middle on rent, income and commute, and the easiest base if you work in one county and play in another. Fort Lauderdale has beach and downtown towers, and suburbs like Plantation, Davie and Pembroke Pines have more houses and townhomes.
Palm Beach
Seven in ten homes are owner-occupied, so more rentals are condos and houses let by individual owners, often inside associations. Winter brings seasonal residents and a separate furnished market. Commutes are the shortest, if your job is in the county.
Rules that differ, and rules that don't
Since July 1, 2023, Florida law has preempted local regulation of residential tenancies, so the county you pick doesn't change your deposit, notice or eviction rights. Chapter 83 governs all three. Fair housing is the open question. Miami-Dade and Broward ordinances bar refusing tenants because they pay with a housing voucher or other lawful source of income, and nobody has settled whether the 2023 law reaches them, so careful landlords still follow them. More in renting with a housing voucher.
Taxes on short stays and condo rules vary by place too, but those rarely touch a 12-month lease.
Choosing
Step 1: Start with the job
Map the commute at the hour you would drive it, or find the rail line that reaches your office.
Step 2: Set the budget
Use how much rent you can afford with tolls, parking and power included.
Step 3: Pick the housing type
Tower, garden apartment, townhome or house. That choice narrows the map faster than any county line.
Step 4: Check storm and flood risk
Evacuation zone and flood zone for each address, before you apply.
Beach or west of I-95 is the other big fork. East means water, walkability and higher rents per square foot. West means newer buildings, more parking and bigger floor plans for the money, with more driving to the coast.
Questions people ask
Which South Florida county has the cheapest rent?
By Census median gross rent, Miami-Dade, at $1,829 a month, but the three counties are within about $90. Neighborhoods inside each county vary far more.
Are tenant laws different in Miami-Dade and Broward?
Not for deposits, notices or evictions. Florida preempted local tenant rules in 2023, so Chapter 83 applies everywhere. County fair housing ordinances, including source-of-income rules, still differ, and whether the 2023 law reaches them is unsettled.
Which county has the shortest commutes?
Palm Beach, at an average of 26.5 minutes one way, against 29.1 in Broward and 30.9 in Miami-Dade.
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Words in this guide
Sources
- U.S. Census Bureau QuickFacts: Miami-Dade County, Floridacensus.gov
- U.S. Census Bureau QuickFacts: Broward County, Floridacensus.gov
- U.S. Census Bureau QuickFacts: Palm Beach County, Floridacensus.gov
- Florida Statutes, section 83.425: Preemptionleg.state.fl.us
- CBS News Miami: Gov. DeSantis signs landlord-tenant bill that overrides local regulations (June 29, 2023)cbsnews.com
- Florida Realtors: State law preempts many local rental rules (August 2023)floridarealtors.org
- MIAMI REALTORS: Changes in fair housing laws in South Florida (source of income, Section 8 vouchers)miamirealtors.com
- Miami-Dade County: Transit fare guide (February 2026)miamidade.gov
Checked against these sources on by Rentvana Editorial. If something has changed, email hello@rentvana.com and we'll fix it.
Questions?
Call 888-601-8344 to talk to a licensed agent, or email hello@rentvana.com and one gets back to you within 1 hour, 8am to 9pm. Renters never pay Rentvana.