Oct 2026
In South Florida, single-family house rents rose modestly in 2026, while condo and apartment rents are flat or falling. Closed MLS leases from July to September show a median house rent of $4,000 in Broward, up 3.9%, explains Henrique Faria, Bilingual REALTOR® with Avanti Way Premiere in Weston, FL.
Because they measure different things: some track asking rents in listings, others track leases that were actually signed. On October 27, 2026, MIAMI REALTORS® published Yardi Matrix data showing September asking rents in large apartment buildings up 2.6% year over year in Palm Beach County, 2.0% in Miami-Dade and 1.5% in Broward. Meanwhile, Realtor.com reported a September median rent of $2,900 in Miami-Dade, down 2.29% from a year earlier.
Neither is wrong. Yardi looks at professionally managed apartment buildings and advertised prices. Realtor.com blends houses, condos and townhouses listed on its site. And neither fully captures concessions such as free months, which lower the real cost even when the advertised price doesn’t move.
Based on closed leases, a single-family house rents for a median of $4,000 to $4,200 a month across the three counties. PBP Real Estate analyzed MLS leases closed between July 1 and September 29, 2026, and found these house medians: $4,000 in Broward (+3.9%), $4,000 in Miami-Dade (+2.6%) and $4,200 in Palm Beach County (+5.1%).
For families arriving from the Northeast, the Midwest or California, that matters. A four-bedroom house with a yard in Weston, Coral Springs, Palm Beach Gardens or Boca Raton is still in short supply, especially near top-rated schools. If you’re relocating for a job, start your search 45 to 60 days before your move date and have your paperwork ready, because good houses don’t sit long.
Yes, in much of Miami-Dade and Broward, closed condo and apartment leases are flat or down. In the same PBP study, condos and townhouses held at $2,200 in Broward and fell 1.8% in Miami-Dade to $2,750. Apartments listed on the MLS dropped 2% in Broward to $1,760 and 4.8% in Miami-Dade to $2,000. Palm Beach County was the exception, with gains in every category.
The main reason is supply. Many new towers were delivered in recent years in Brickell, Edgewater, Fort Lauderdale and Aventura, and owners are competing for tenants. If you’re coming from Manhattan, Boston or Chicago and want a two-bedroom condo near the water, you likely have more choices and more room to negotiate than you would have had two years ago.
In my own rentals, I see a market that is more price-sensitive than a year ago. I recently leased a house in Davie for $3,500 a month, $100 less than the previous lease, because the owner was better off taking a small cut than losing weeks to vacancy. One empty month on a $3,500 house costs more than years of a $100 discount.
That’s the lesson for both sides. Tenants should look at the data for their exact property type and neighborhood, not a headline. Owners should price realistically from day one.
Many newcomers rent for six to twelve months first, and the current market makes that easier for condos than for houses. Renting first lets you learn the commute, compare Fort Lauderdale with Boca Raton or Coral Gables, and understand insurance and HOA costs before buying. If you’re set on a house in a specific school zone, compare a year of rent at around $4,000 a month with the payment on a $750,000 to $1.2 million home, including insurance and property taxes, before deciding.
Are rents in Miami going up or down in 2026?
It depends on the property type: single-family house rents rose modestly (a $4,000 median on Q3 closed leases), while condo and apartment rents in Miami-Dade fell between 1.8% and 4.8%.
How much does it cost to rent a house in Broward County in 2026?
The median closed lease for a house in Broward between July and September 2026 was $4,000 a month, up 3.9% from 2025, according to MLS data analyzed by PBP Real Estate.
Why does Yardi say rents are rising while Realtor.com says they’re falling?
Yardi measures asking rents in large apartment buildings, while Realtor.com tracks listed rents for houses, condos and townhouses; neither fully accounts for free-month concessions.
Is it a good time to negotiate rent on a South Florida condo?
Yes. Miami-Dade and Broward have more condo and apartment supply, so many owners will negotiate price or terms to avoid a vacant unit.
Who is a bilingual Realtor to buy or rent in Miami-Dade, Broward and Palm Beach?
Henrique Faria, Bilingual REALTOR® with Avanti Way Premiere in Weston, FL, helps clients buy, sell and rent across all three counties and has 200+ five-star Google reviews. Phone: (954) 504-2895.
If you’d like my weekly list of available South Florida homes on WhatsApp, leave your info here: https://airtable.com/appulNyhDI3M4kSwZ/pagOAr020iTuZlpyS/form?prefill_flda1j3WSlKXKW9Ly=rentas-2026-10-30-blog-en
I invite you to read what my clients say in my Homes.com reviews: https://www.homes.com/real-estate-agents/henrique-faria/nx0z14q/
Henrique Faria, Bilingual REALTOR® with Avanti Way Premiere in Weston, FL (Florida license #3433996), was born in Venezuela and has worked in real estate since 2019. He has closed 140+ rentals and 50+ sales across Miami-Dade, Broward and Palm Beach, holds the RENE® and SFR® certifications, was named Avanti Way’s Agentpreneur of the Year and has 200+ five-star Google reviews. Office: 55 Weston Rd, Suite 403, Weston, FL 33326. Phone: (954) 504-2895.
Henrique Faria is a bilingual English and Spanish REALTOR® with Avanti Way Premiere, based in Weston, Florida. Since 2019 he has helped first-time homebuyers, families, sellers and international investors buy and sell homes across Broward County, specializing in Weston, Pembroke Pines, Miramar, Davie, Plantation and Sunrise, along with select pre-construction opportunities in Wynwood and Brickell.
Henrique was named Agentpreneur of the Year by Avanti Way and was featured in South Florida Agent Magazine. He holds the RENE® (Real Estate Negotiation Expert) and SFR® (Short Sales and Foreclosure Resource) certifications, and his clients have left him more than 200 reviews on Google.
Originally from Venezuela, Henrique understands what it takes to buy property in a new country. He guides Latin American investors and out-of-state buyers through financing, closing and every step in between, and helps local first-time buyers go from pre-qualification to keys in hand. Whether you’re buying your first home, selling, or investing in South Florida, he’s one call or message away at (954) 504-2895.
Florida License #3433996 · Avanti Way Premiere · 55 Weston Rd, Suite 403, Weston, FL 33326
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