In court-decided eviction outcomes for Beverly Hills, FL, tenants prevail in roughly 17.0% of contested cases. A higher number means landlords face stronger tenant defenses, longer calendars, and more required documentation, and landlord-friendliness drops as this rises.
Timeline
26d
filing → judgment
From the moment an unlawful-detainer notice is filed in Beverly Hills, FL until a money judgment is entered, a contested eviction takes about 26 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$1.3–3.1k
legal + lost rent
A typical eviction in Beverly Hills, FL costs landlords $1,326 to $3,094 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$1,199
35% stretched on rent
Average gross rent in Beverly Hills, FL is $1,199 per month per the U.S. Census American Community Survey (5-year 2023). 35% of renter households here spend more than 30% of pre-tax income on rent, the federal cost-burden threshold.
Renters
31.1%
of households
31.1% of occupied housing units in Beverly Hills, FL are renter-occupied (vs owner-occupied). A higher renter share usually correlates with more eviction filings, more turnover, and a more active rental market.
Poverty
21.0%
8.9% unemp.
21.0% of Beverly Hills, FL residents live below the federal poverty line, and unemployment runs at 8.9%. Both feed into the economic-stress sub-score in our Eviction Risk Score model because rent payment problems track poverty + joblessness more reliably than any other single signal.
Time machine
Scrub 50 years
197619861996200620162026
2026
● LIVE · today◀ REPLAY · historical
Nine-axis profile
9-axis profile · today
Shape of the risk surface
1 landlord · 10 tenant
Sub-scores · with sparkline
Where the score comes from
1 → 10 scale
Local political climate
GOP margin +45.9% (2024)
3.7
Regional political climate
County-weighted neighbor mix
3.7
State political climate
Florida legislature & governorship
1.5
Economic stress
21.0% poverty · 8.9% unemp.
8.3
Supply constraint
$1,199 average · 31.1% renters
6.9
Rent Control risk
34.8% of income on rent
8.3
Eviction process difficulty
26 days filing → judgment
1.3
Tenant organizing strength
31.1% renters
6.8
Housing court bias
County bench composition
8.2
Geographic context
Risk heat across Beverly Hills and the region
Click any city to see its score
How Beverly Hills compares
Risk score vs. peers, county, state, and the U.S.
Rank in Citrus County
Very High
#2of 15 cities
#2 of 15 cities in Citrus County for landlord eviction risk.
Rank in Florida
High
#122of 949 cities
#122 of 949 cities in Florida for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
2.6
/ 10 · LOW
The verdict
A Low-tier market.
Composite 2.6/10. Mid-range market; standard documentation usually wins. The 50-year curve shows a slow, steady climb.
50-yr trend+0.1 over 50 yr
197620012026
Steady ratchet · no large swings
26d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $1,199/mo. A contested eviction takes 26 days and costs $1,326–$3,094 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
31.1%
Renters
The renters
Who you'll be renting to.
Out of 9,650 residents, 31.1% rent. 35% are spending 30%+ income on rent, 21.0% below the poverty line.
50-yr trendRenter share rising
197620012026
ACS 1970-present · once the migration overlay is in.
3.7
Local + regional
The politics
Light-statute interior market.
Local & regional political climate score 3.7 and 3.7 (GOP margin +45.9% (2024)). State climate at 1.5, a mid-range statehouse.
50-yr trendTracks county vote margin
197620012026
Built on 50-yr presidential margins back to 1976.
1.5
State politics
The process
Moderate calendar, moderate friction.
State political climate 1.5/10 sets the legislative ceiling for landlord remedies, and it shows up in the process. Eviction process difficulty reads 1.3, housing court bias 8.2, rent-control risk 8.3. Standard process speed for the state.
50-yr trendProcess difficulty +-3.7 since '00
197620012026
Court-clerk data lands in the next release.
8.3
Economic stress
The stress
Economic pressure is the real risk.
Economic stress: 8.3. Supply constraint: 6.9. The numbers behind those: 21.0% poverty, 8.9% unemployment, 35% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
Beverly Hills sits in the quick & cheap quadrant
Bubble size = population · color = risk score
Beverly Hills · 26d · ~$2.2k all-in ($85/day) · score 2.6National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0–4 4–7 7–10
Landlording in Beverly Hills, Florida, presents a manageable operating environment for documented landlords. The Eviction Risk Score is 2.6/10 (LOW tier), drawn from the nine sub-axes shown above, covering rent-control exposure, eviction-process difficulty, housing-court bias, tenant-organizing strength, supply constraint, economic stress, and local, regional, and state political climate. This is not a quick-fix market: it's a Mid-tier market where lease drafting, screening discipline, and well-documented notices materially change outcomes.
Beverly Hills is a city of 9,650 residents where 31.1% of occupied units are renter-occupied, and the typical renter spends 34.8% of income on rent. At an average rent of $1,199/month, the typical renter household here spends more than the federal 30% threshold on housing, a leading indicator of payment volatility and a precondition for the kinds of tenant defenses that show up most often in housing court.
01Process
How Beverly Hills eviction process actually works
Eviction process difficulty here reads 1.3/10, a number that combines statutory complexity (notice categories, just-cause rules, mandatory pre-filing disclosures) with operational realities (court calendar length and clerk responsiveness). The typical contested filing in Beverly Hills closes 26 days after the initial notice. For non-payment of rent the first step is a properly-formatted, properly-served pay-or-quit notice; for material lease breaches it's a cure-or-quit; for tenancies under just-cause protection an at-fault grounds notice (or a no-fault notice with statutory relocation assistance) is required.
The slow part of Beverly Hills's timeline is usually the calendar, not the motion practice. Housing court bias scores 8.2/10 here, meaning judges read borderline procedural defects in the tenant's favor more often than the national norm. The practical implication: every notice and every proof of service needs to be airtight before it gets filed.
02Cost
What it costs (and how long it takes)
An all-in eviction in Beverly Hills runs $1,326 to $3,094 per case once you account for filing fees, attorney time, lost rent during pendency, sheriff lockout, and unit turnover. That range is wide because the upper bound assumes a tenant answer plus motion practice, common when housing court bias is high. The lower bound assumes a default judgment after proper service.
For landlords running the numbers on holding costs vs. cash-for-keys: if your projected timeline times your monthly rent already exceeds the high-end cost number, cash-for-keys at 1–2 months' rent is typically the economically rational choice. With 26 days of typical timeline and $1,199/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 6.8/10 in Beverly Hills, and the city sits at the top of the rent control risk spectrum (8.3/10). Operations practice that survives audit in this environment looks like:
Screening discipline. Document income (verified at 2.5 to 3x rent), credit (with a clear minimum), and prior-tenancy reference checks, but do not screen on protected categories or source-of-income where banned. Keep a written, consistent screening criteria document for every applicant.
Lease specificity. Use a state-specific lease that names every term clearly: rent due date, late fees within statutory caps, deposit handling, smoke and CO disclosure, lead paint disclosure (pre-1978 stock), and a clean attorney's-fees clause.
Security deposit handling. Itemize deductions within the statutory window. Photograph move-in/move-out condition. In Florida, deposit cap and refund window are statute, so exceed them at your own risk.
Mid-tenancy documentation. Keep date-stamped records of every rent receipt, every habitability request, every notice served. The day you need them in court is too late to start.
04Strategy
What an everyday landlord should actually do here
If you own one to four units in Beverly Hills: hire a property manager who knows the local court. The pricing differential between self-managing and hiring out is small relative to the cost of one botched eviction in a LOW tier market. If you own five or more: build relationships with a local landlord-side attorney before you need one, since retainer fees are negligible compared to emergency-rate billing when an eviction is already moving.
The avoidable mistakes here are all upstream of the filing: weak screening, an informal lease, sloppy rent receipts, and notice templates pulled off the internet that don't match Florida's statutory language. Fix those four, and most cases settle or default. Skip them, and a $3,094 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in Beverly Hills
Trap · 8.2/10
For landlords, the 4.7/10 score is most actionable when combined with Citrus County's specific court behavior. Housing-court bias sub-score: 8.2/10. Standard documentation and prompt action typically resolve cases quickly.
05FAQ
Frequently asked questions
Q1
Can I evict a tenant for being late on rent by just a few days in Beverly Hills, FL?
Yes, you can initiate the eviction process as soon as rent is past due. Florida law allows you to serve a 3-day pay-or-quit notice immediately after the rent due date. However, most landlords offer a grace period (e.g., 3-5 days) before serving the formal notice. Your lease should specify any grace period.
Q2
Is rent control an issue for landlords in Beverly Hills, FL?
No, Florida has no statewide rent control, and local governments like Beverly Hills cannot implement it. Our data shows a rent-control-risk sub-score of 8.3/10, which indicates a high risk of future rent control measures if the political climate shifts. For now, however, you can set your rents as you see fit. Keep an eye on the state legislature for any changes. More on this at Florida rent control rules.
Q3
What's the biggest mistake landlords make during eviction in Florida?
The biggest mistake is failing to follow the precise legal steps, especially regarding notices and service. Missing a deadline, incorrect wording on a notice, or improper service can lead to your case being dismissed, forcing you to start over and costing you significant time and money. Always double-check your notices and consider legal counsel.
Q4
Do I need an attorney to evict a tenant in Beverly Hills?
You are not legally required to have an attorney for an eviction in Florida, especially if you own the property in your personal name. However, given the complexities of court procedures and the potential for costly errors, hiring an attorney for anything beyond a completely straightforward, uncontested eviction is highly recommended. It can save you headaches and money in the long run.
Q5
How long do I have to return a security deposit in Beverly Hills, FL?
You have 15 days to return the security deposit in full if you are not making any claims against it. If you intend to withhold any portion, you must send a written notice to the tenant by certified mail within 30 days, detailing your reasons. Failure to meet these deadlines can result in you forfeiting your right to claim any part of the deposit. Check Florida security deposit rules for more.
A 2.6/10 places Beverly Hills in the 88th percentile of Florida cities on the Eviction Risk Score index. The score is the average of the nine sub-axes, all calibrated on a national 1 to 10 scale where 1 is most landlord-friendly and 10 is most tenant-protective. The 50-year reconstruction shows this score has climbed steadily since 1976, a structural drift driven by court-calendar growth, rent-control adoption, and the rise of tenant-side legal aid. The trajectory matters more than the snapshot: the score is the climate, not the weather.
Cities with similar eviction risk to Beverly Hills (2.6/10)
Same risk band nationally · click any city for its full breakdown.
