In court-decided eviction outcomes for Beverly Beach, FL, tenants prevail in roughly 12.3% 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
29d
filing → judgment
From the moment an unlawful-detainer notice is filed in Beverly Beach, FL until a money judgment is entered, a contested eviction takes about 29 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$1.2-3.3k
legal + lost rent
A typical eviction in Beverly Beach, FL costs landlords $1,169 to $3,268 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$825
34% stretched on rent
Average gross rent in Beverly Beach, FL is $825 per month per the U.S. Census American Community Survey (5-year 2023). 34% of renter households here spend more than 30% of pre-tax income on rent, the federal cost-burden threshold.
Renters
4.9%
of households
4.9% of occupied housing units in Beverly Beach, 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
7.8%
13.2% unemp.
7.8% of Beverly Beach, FL residents live below the federal poverty line, and unemployment runs at 13.2%. 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 +28.2% (2024)
4.6
Regional political climate
County-weighted neighbor mix
4.6
State political climate
Florida legislature & governorship
1.5
Economic stress
7.8% poverty · 13.2% unemp.
6.8
Supply constraint
$825 average · 4.9% renters
4.4
Rent Control risk
34.2% of income on rent
8.7
Eviction process difficulty
29 days filing → judgment
1.0
Tenant organizing strength
4.9% renters
2.3
Housing court bias
County bench composition
6.5
Geographic context
Risk heat across Beverly Beach and the region
Click any city to see its score
How Beverly Beach compares
Risk score vs. peers, county, state, and the U.S.
Rank in Flagler County
Elevated
#3of 6 cities
#3 of 6 cities in Flagler County for landlord eviction risk.
Rank in Florida
Low
#753of 949 cities
#753 of 949 cities in Florida for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
2.1
/ 10 · VERY LOW
The verdict
A Very low-tier market.
Composite 2.1/10. Mid-range market; standard documentation usually wins. The 50-year curve shows a slow, steady climb.
50-yr trend+0.0 over 50 yr
197620012026
Steady ratchet · no large swings
29d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $825/mo. A contested eviction takes 29 days and costs $1,169-$3,268 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
4.9%
Renters
The renters
Who you'll be renting to.
Out of 607 residents, 4.9% rent. 34% are spending 30%+ income on rent, 7.8% below the poverty line.
50-yr trendRenter share rising
197620012026
ACS 1970-present · once the migration overlay is in.
4.6
Local + regional
The politics
Mid-range climate. Not a coastal market.
Local & regional political climate score 4.6 and 4.6 (GOP margin +28.2% (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, housing court bias 6.5, rent-control risk 8.7. Standard process speed for the state.
50-yr trendProcess difficulty +-4.0 since '00
197620012026
Court-clerk data lands in the next release.
6.8
Economic stress
The stress
Economic pressure is the background risk.
Economic stress: 6.8. Supply constraint: 4.4. The numbers behind those: 7.8% poverty, 13.2% unemployment, 34% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
Beverly Beach sits in the quick & cheap quadrant
Bubble size = population · color = risk score
Beverly Beach · 29d · ~$2.2k all-in ($77/day) · score 2.1National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0-4 4-7 7-10
Landlording in Beverly Beach, Florida, presents a manageable operating environment for documented landlords. The Eviction Risk Score is 2.1/10 (VERY 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 Beach is a city of 607 residents where 4.9% of occupied units are renter-occupied, and the typical renter spends 34.2% of income on rent. At an average rent of $825/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 Beach eviction process actually works
Eviction process difficulty here reads 1/10, 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 Beach closes 29 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 Beach's timeline is usually the calendar, not the motion practice. Housing court bias scores 6.5/10 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 Beach runs $1,169 to $3,268 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 29 days of typical timeline and $825/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 2.3/10 in Beverly Beach, and the city sits at the top of the rent control risk spectrum (8.7/10). 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 Beach: 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 VERY 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 $3,268 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in Beverly Beach
Trap · PRACTICAL TRAP
Cost-versus-timeline trade-off: at 29 days and roughly $3,268 on the high end, cash-for-keys at $1,307 to $1,960 typically beats the legal route for non-aggravated cases. Default judgment frequency is high under FS Chapter 83 Part II.
05FAQ
Frequently asked questions
Q1
What's the fastest way to get a tenant out if they stop paying rent?
The fastest way is often a combination of prompt action and, if feasible, a cash-for-keys agreement. Serve the 3-day notice immediately after the grace period. If they don't pay, file in court without delay. If they're willing to move out for a small payment and leave the unit clean, cash-for-keys can be much faster than a full eviction process.
Q2
Do I need a lawyer for every eviction in Beverly Beach?
No, not every eviction. For straightforward non-payment cases where the tenant doesn't respond to the complaint, many landlords handle it themselves. However, if the tenant files an answer, raises defenses, or if there are any complexities (e.g., lease violations other than non-payment), you should hire an attorney. It's an investment in getting it done right and faster.
Q3
Can I just change the locks if my tenant won't pay?
Absolutely not. That's an illegal self-help eviction in Florida and can lead to significant penalties, including having to pay the tenant damages. You must follow the legal eviction process through the courts. Always get a writ of possession from the court before changing locks or removing a tenant's property.
Q4
How much notice do I need to give for a rent increase?
Florida law doesn't specify a notice period for rent increases unless it's written into your lease. However, for month-to-month tenancies, it's generally recommended to give at least 15 days' notice, similar to a no-cause termination. For longer lease terms, the lease itself should outline how and when rent can be increased.
Q5
What if my tenant damages the property beyond the security deposit amount?
If the damages exceed the security deposit, you can sue the tenant in small claims court for the difference. Document everything with photos and repair estimates. This is a separate legal action from the eviction itself, but it's important to pursue if the damages are significant.
Q6
Is there a specific way to serve the 3-day notice?
Yes, it must be properly served. You can hand-deliver it to the tenant, mail it (certified mail with a return receipt is best), or if the tenant is absent from the premises, by posting it on the door of the dwelling. Make sure to keep a record of how and when it was served.
A 2.1/10 places Beverly Beach in the 21st 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 Beach (2.1/10)
Same risk band nationally · click any city for its full breakdown.
