Broward County, Florida Eviction Risk: Low

Broward County scores 2.7/10 (Low risk) on average across its 38 cities, placing it third-riskiest among Florida's 67 counties. Only two Florida eviction laws counties carry higher eviction risk, and 64 are less risky, which puts Broward firmly in the higher-risk third of the state. For landlords, that statewide ranking is a caution flag even though the county-level score looks moderate on its own terms. Average rent sits at $1,987 per month, and a 38.8% average rent burden signals that a large share of tenants are paying close to their financial limit, a condition that correlates with lease-default pressure when income disruptions hit.

The intra-county spread, from a low of 2.5 to a high of 4.8, is wide enough that a landlord in the wrong submarket faces conditions roughly comparable to some of the toughest metros in Florida eviction laws. With 36.3% of households renting, the overall rental pool is large, but the 12.2% poverty rate is a variable worth pricing into underwriting assumptions before acquiring additional units.

The cities inside Broward County

Concentration of risk inside Broward is sharp and highly localized. Pompano Beach leads the county at 3/10, followed by Lauderdale Lakes and Pembroke Park (both 2.7/10), Lauderhill and West Park (both 2.8/10), and Franklin Park (2.2/10). These smaller municipalities, all clustered in the county's central and western corridors, carry profiles that look nothing like the county average. A landlord running the same lease template and screening standard in Roosevelt Gardens as in a lower-risk city is accepting materially different exposure.

At the other end, Coral Springs scores 2.7/10 (population 136,103) and Pembroke Pines scores 2.6/10 (population 173,194), both of which are among the largest cities in the county and show that the lower-risk tier is not small or illiquid. Hollywood (population 155,082) comes in at 2.9/10, and Miramar (population 138,600) at 2.7/10. Davie and Sunrise both hit 2.6/10, a level that warrants the same due diligence as the explicitly riskiest zip codes. Risk here is hyper-local, and the city-level grid below is the right unit of analysis before committing capital.

State-level laws that apply here

Every Broward landlord operates under Fla. Stat. § 83 Part II (Residential Tenancies). For non-payment of rent, Florida eviction laws law requires only a 3-day notice to pay or vacate, one of the shorter notice windows in the country. Material non-compliance, whether curable or non-curable, triggers a 7-day notice. Month-to-month tenancies require 15 days to terminate at end of lease. Florida's 2024 squatter statute (Fla. Stat. § 82.036, HB-621) allows immediate removal of unauthorized occupants with no rental agreement, bypassing the standard notice clock entirely. Understanding the full Florida eviction process, including which notice type applies to a given situation, is critical to keeping timelines tight.

If a case goes uncontested, resolution typically runs 20 to 30 days; contested cases stretch to 45 to 110 days. Out-of-pocket costs range from a $185 to $400 court filing fee, a $90 to $175 sheriff lockout fee, and attorney fees spanning $750 to $3,500, depending on complexity. Florida eviction costs therefore vary widely, and contested cases in particular can accumulate quickly. On landlord protections, Florida state law preempts local rent control except during a declared housing emergency (FL Stat § 125.0103), and just-cause eviction is not required statewide, giving landlords meaningful flexibility at lease renewal.

With a 12.2% county poverty rate and 36.3% of households renting, the aggregate risk profile is shaped by a large but financially stretched tenant base. Use the city grid above to compare individual markets before drawing portfolio conclusions from the county average alone.