In court-decided eviction outcomes for Conway, FL, tenants prevail in roughly 15.1% 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
28d
filing → judgment
From the moment an unlawful-detainer notice is filed in Conway, FL until a money judgment is entered, a contested eviction takes about 28 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$1.1-3.9k
legal + lost rent
A typical eviction in Conway, FL costs landlords $1,093 to $3,930 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$1,682
36% stretched on rent
Average gross rent in Conway, FL is $1,682 per month per the U.S. Census American Community Survey (5-year 2023). 36% of renter households here spend more than 30% of pre-tax income on rent, the federal cost-burden threshold.
Renters
13.6%
of households
13.6% of occupied housing units in Conway, 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
7.4%
2.6% unemp.
7.4% of Conway, FL residents live below the federal poverty line, and unemployment runs at 2.6%. 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
Dem margin +13.6% (2024)
6.5
Regional political climate
County-weighted neighbor mix
6.5
State political climate
Florida legislature & governorship
1.5
Economic stress
7.4% poverty · 2.6% unemp.
4.3
Supply constraint
$1,682 average · 13.6% renters
6.1
Rent Control risk
36.0% of income on rent
8.3
Eviction process difficulty
28 days filing → judgment
1.8
Tenant organizing strength
13.6% renters
3.8
Housing court bias
County bench composition
6.2
Geographic context
Risk heat across Conway and the region
Click any city to see its score
How Conway compares
Risk score vs. peers, county, state, and the U.S.
Rank in Orange County
Moderate
#26of 46 cities
#26 of 46 cities in Orange County for landlord eviction risk.
Rank in Florida
High
#138of 949 cities
#138 of 949 cities in Florida for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
3.7
/ 10 · LOW
The verdict
A Low-tier market.
Composite 3.7/10. Mid-range market; standard documentation usually wins. The 50-year curve shows a slow, steady climb.
50-yr trend+1.5 over 50 yr
197620012026
Steady ratchet · no large swings
28d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $1,682/mo. A contested eviction takes 28 days and costs $1,093-$3,930 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
13.6%
Renters
The renters
Who you'll be renting to.
Out of 12,928 residents, 13.6% rent. 36% are spending 30%+ income on rent, 7.4% below the poverty line.
50-yr trendRenter share rising
197620012026
ACS 1970-present · once the migration overlay is in.
6.5
Local + regional
The politics
Mid-range climate. Not a coastal market.
Local & regional political climate score 6.5 and 6.5 (Dem margin +13.6% (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 1.8, housing court bias 6.2, rent-control risk 8.3. Standard process speed for the state.
50-yr trendProcess difficulty +-3.2 since '00
197620012026
Court-clerk data lands in the next release.
4.3
Economic stress
The stress
Economic pressure is the background risk.
Economic stress: 4.3. Supply constraint: 6.1. The numbers behind those: 7.4% poverty, 2.6% unemployment, 36% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
Conway sits in the quick & cheap quadrant
Bubble size = population · color = risk score
Conway · 28d · ~$2.5k all-in ($90/day) · score 3.7National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0-4 4-7 7-10
Landlording in Conway, Florida, presents a manageable operating environment for documented landlords. The Eviction Risk Score is 3.7/10 (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.
Conway is a city of 12,928 residents where 13.6% of occupied units are renter-occupied, and the typical renter spends 36.0% of income on rent. At an average rent of $1,682/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 Conway eviction process actually works
Eviction process difficulty here reads 1.8/10, 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 Conway closes 28 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 Conway's timeline is usually the calendar, not the motion practice. Housing court bias scores 6.2/10 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 Conway runs $1,093 to $3,930 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 28 days of typical timeline and $1,682/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 3.8/10 in Conway, 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 Conway: 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 $3,930 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in Conway
Trap · 6.2/10
For landlords, the 5.1/10 score is most actionable when combined with Orange County's specific court behavior. Housing-court bias sub-score: 6.2/10. Use proactive screening and documented notices.
05FAQ
Frequently asked questions
Q1
Can I evict a tenant for non-payment of utilities in Conway?
If your lease agreement specifies that utilities are part of the rent, or that non-payment of utilities is a lease violation, then yes, you can initiate an eviction. For non-payment of utilities that are the tenant's responsibility and not part of the rent, you would typically issue a 7-day notice to cure or quit for a lease violation, not a 3-day non-payment notice.
Q2
What if my tenant claims a hardship and can't pay rent?
While you can sympathize, Florida law does not generally recognize "hardship" as a defense against non-payment of rent for an eviction. Your obligation is to follow the legal process. You can choose to work with them (e.g., a payment plan, cash for keys), but you are not legally required to. Be consistent with all tenants to avoid fair housing issues.
Q3
Can I change the locks or turn off utilities if my tenant stops paying?
Absolutely not. This is an illegal "self-help" eviction and can result in significant penalties, including fines and having to pay the tenant damages. You must follow the legal eviction process through the courts, or you'll find yourself on the wrong side of the law.
Q4
Is there rent control in Conway or Orange County?
No. Florida has a statewide preemption against rent control, meaning local governments cannot enact rent control ordinances. This is reflected in Conway's low rent-control-risk sub-score of 1.8/10. For more, see Florida rent control rules. This means you can raise rents as market conditions dictate, with proper notice per your lease agreement (typically 15 days for month-to-month).
Q5
How long do I have to wait after a notice expires before filing in court?
Once the 3-day or 7-day notice period expires, you can file the eviction complaint with the Orange County Clerk of Courts immediately. There is no additional waiting period required by Florida law. Don't delay; time is money in an eviction.
A 3.7/10 places Conway in the 86th 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.
Neighborhoods in Conway (2 with eviction-risk data)
Click a neighborhood to see its pop-weighted score, constituent census tracts, and demographics. Sorted by population.
