BreakThru Realty South Florida Rental Market Report: September 2026
This is the September 2026 edition of the BreakThru Realty South Florida Rental Market Report, published by BreakThru Realty Research on October 21, 2026. It covers every residential lease that closed through BeachesMLS in September 2026 in the cities BreakThru Realty covers across the six counties, with the rent each one actually closed at, and the homes for rent on October 21, 2026. The figures are frozen: this page will always show what the South Florida rental market did in September 2026.
Key Findings: September 2026
- 5,231 homes, condos and apartments leased through BeachesMLS across the six counties in September 2026, against 5,672 in August 2026.
- The median South Florida lease in September 2026 closed at $2,650/mo, or $2.48/sq ft of living area.
- Homes that leased in September 2026 closed at a median 100.0% of their asking rent, after a median 17 days on market.
- Houses leased for a median $3,738/mo (1,038 leases) and condos, townhomes and apartments for $2,450/mo (4,193).
- By size, studios $1,650/mo, 1 bedroom $1,950/mo, 2 bedrooms $2,500/mo, 3 bedrooms $3,300/mo and 4 or more bedrooms $5,000/mo.
- Miami-Dade County recorded the most leases in September 2026 with 2,727 at a median $2,900/mo, followed by Broward County with 1,367 at $2,400/mo.
- 195 leases closed at $10,000/mo or more, at a median $16,000/mo; the highest monthly rent recorded in September 2026 was $140,000/mo.
- 79 season or stay leases closed in September 2026, at a median total of $4,000 for the stay; they are counted apart from the monthly rents.
- Miami was the busiest city with 1,800 leases at a median $2,800/mo.
- 1,841 of the 5,231 leases in September 2026 were recorded with one day on market or none, which in practice means a tenant was found before the home was entered in the MLS.
- On October 21, 2026, 22,004 homes were for rent across the 54 cities the report covers.
Closed Leases by County, September 2026
5,231 residential leases closed through BeachesMLS in September 2026 in the cities the report covers. Miami-Dade County had the most, 2,727. Each county's medians are its own; the last row is the median over every lease in the six counties, not an average of the rows. A season or stay total is counted in the last column and never in a rent median.
| County | Leases | Median rent | Median rent per sq ft | Lease-to-ask | Median days to lease | Leases at $10,000+ | Season leases |
|---|---|---|---|---|---|---|---|
| Miami-Dade County | 2,727 | $2,900/mo | $2.98/sq ft | 100.0% | 12 days | 139 | 3 |
| Broward County | 1,367 | $2,400/mo | $2.25/sq ft | 100.0% | 19 days | 25 | 13 |
| Palm Beach County | 836 | $2,483/mo | $2.24/sq ft | 100.0% | 26 days | 30 | 56 |
| Martin County | 79 | $2,500/mo | $1.88/sq ft | 100.0% | 37 days | 1 | 2 |
| St. Lucie County | 199 | $2,400/mo | $1.57/sq ft | 100.0% | 16 days | 0 | 5 |
| Indian River County | 23 | $2,200/mo | $1.57/sq ft | 100.0% | 16 days | 0 | 0 |
| Six counties | 5,231 | $2,650/mo | $2.48/sq ft | 100.0% | 17 days | 195 | 79 |
A dash means fewer than 5 leases qualified for that median. Lease-to-ask is the closing rent as a share of the final asking rent.
Houses Against Condos, Townhomes and Apartments, September 2026
Single-family houses and everything else that leases as a home, each with its own medians. A house usually leases for more and takes longer to lease than a condo in the same city, so the two are never averaged together.
| Home type | Leases | Median rent | Median rent per sq ft | Lease-to-ask | Median days to lease |
|---|---|---|---|---|---|
| Houses | 1,038 | $3,738/mo | $2.32/sq ft | 100.0% | 15 days |
| Condos, townhomes and apartments | 4,193 | $2,450/mo | $2.53/sq ft | 100.0% | 17 days |
Home type is the MLS property subtype: Single Family Residence against condominium, townhouse, apartment and villa.
Closed Leases by Bedrooms, September 2026
What a studio, a one-bedroom, a two-bedroom, a three-bedroom and a larger home leased for across the six counties in September 2026. These are closing rents, not asking rents, so they are the figures to price a home against.
| Bedrooms | Leases | Median rent | Median rent per sq ft | Lease-to-ask | Median days to lease |
|---|---|---|---|---|---|
| Studios | 210 | $1,650/mo | $3.84/sq ft | 100.0% | 2 days |
| 1 bedroom | 1,461 | $1,950/mo | $2.86/sq ft | 100.0% | 16 days |
| 2 bedrooms | 1,905 | $2,500/mo | $2.41/sq ft | 100.0% | 19 days |
| 3 bedrooms | 1,176 | $3,300/mo | $2.22/sq ft | 100.0% | 16 days |
| 4 or more bedrooms | 479 | $5,000/mo | $2.26/sq ft | 100.0% | 18 days |
A home whose listing gives no bedroom count is in the county and region figures but in none of these rows.
Luxury and Seasonal Leases, September 2026
Leases at $10,000/mo or more across the six counties, with their own medians, and the season and stay leases whose closing amount is the whole stay rather than a month.
| Group | Leases | Median rent | Median rent per sq ft | Lease-to-ask | Median days to lease |
|---|---|---|---|---|---|
| Monthly leases at $10,000/mo or more | 195 | $16,000/mo | $6.12/sq ft | 95.8% | 12 days |
| Season and stay leases (total for the stay) | 79 | — | — | — | — |
Season leases: 79, median total $4,000 for the stay. A stay total is never shown as a monthly rent. City rows use each city's own luxury line; this row uses $10,000 a month for the whole region.
Closed Leases by City, September 2026
Every city with at least 5 monthly leases in September 2026, busiest first. City names link to that city's rentals; the luxury column counts leases at the city's own luxury line, because the same rent is a different market position in different cities.
| City | Leases | Median rent | Median rent per sq ft | Lease-to-ask | Median days to lease | Luxury leases |
|---|---|---|---|---|---|---|
| Miami | 1,800 | $2,800/mo | $2.84/sq ft | 100.0% | 12 days | 53 at $10,000/mo+ |
| Brickell | 389 | $3,650/mo | $3.94/sq ft | 98.7% | 14 days | 16 at $10,000/mo+ |
| Miami Beach | 369 | $2,800/mo | $3.81/sq ft | 100.0% | 11 days | 35 at $10,000/mo+ |
| Fort Lauderdale | 336 | $2,200/mo | $2.52/sq ft | 100.0% | 14 days | 30 at $7,000/mo+ |
| West Palm Beach | 299 | $2,100/mo | $2.12/sq ft | 100.0% | 29 days | 14 at $7,000/mo+ |
| Hollywood | 206 | $2,100/mo | $2.35/sq ft | 100.0% | 9 days | 6 at $7,000/mo+ |
| Pembroke Pines | 148 | $2,600/mo | $2.10/sq ft | 100.0% | 17 days | 3 at $7,000/mo+ |
| Doral | 144 | $3,150/mo | $2.38/sq ft | 100.0% | 12 days | 3 at $7,000/mo+ |
| Port St. Lucie | 137 | $2,500/mo | $1.55/sq ft | 100.0% | 16 days | 0 at $7,000/mo+ |
| Pompano Beach | 134 | $2,150/mo | $2.16/sq ft | 100.0% | 21 days | 6 at $7,000/mo+ |
| Coral Springs | 129 | $2,300/mo | $2.00/sq ft | 100.0% | 16 days | 1 at $7,000/mo+ |
| Delray Beach | 124 | $2,500/mo | $2.28/sq ft | 100.0% | 18 days | 10 at $7,000/mo+ |
| Aventura | 105 | $3,100/mo | $2.67/sq ft | 97.1% | 16 days | 8 at $7,000/mo+ |
| Jupiter | 94 | $3,100/mo | $2.44/sq ft | 100.0% | 25 days | 4 at $10,000/mo+ |
| Boynton Beach | 90 | $2,338/mo | $2.20/sq ft | 100.0% | 31 days | 2 at $7,000/mo+ |
| Coral Gables | 88 | $3,650/mo | $3.45/sq ft | 100.0% | 4 days | 12 at $10,000/mo+ |
| Palm Beach Gardens | 88 | $3,000/mo | $2.17/sq ft | 100.0% | 26 days | 8 at $10,000/mo+ |
| Sunny Isles Beach | 85 | $2,800/mo | $2.98/sq ft | 97.7% | 17 days | 10 at $10,000/mo+ |
| Davie | 77 | $2,600/mo | $2.11/sq ft | 100.0% | 24 days | 9 at $7,000/mo+ |
| Deerfield Beach | 74 | $2,588/mo | $2.23/sq ft | 100.0% | 22 days | 2 at $7,000/mo+ |
| Weston | 69 | $3,300/mo | $2.31/sq ft | 100.0% | 25 days | 2 at $10,000/mo+ |
| Plantation | 61 | $2,650/mo | $2.08/sq ft | 100.0% | 29 days | 1 at $7,000/mo+ |
| Fort Pierce | 58 | $1,990/mo | $1.63/sq ft | 100.0% | 17 days | 0 at $7,000/mo+ |
| Wellington | 56 | $3,200/mo | $2.00/sq ft | 100.0% | 40 days | 1 at $10,000/mo+ |
| Oakland Park | 55 | $1,950/mo | $2.19/sq ft | 100.0% | 24 days | 0 at $7,000/mo+ |
| Lake Worth Beach | 48 | $1,725/mo | $2.56/sq ft | 100.0% | 20 days | 0 at $7,000/mo+ |
| Stuart | 42 | $2,250/mo | $1.82/sq ft | 100.0% | 38 days | 0 at $7,000/mo+ |
| Bay Harbor Islands | 36 | $3,750/mo | $3.02/sq ft | 98.7% | 0 days | 7 at $7,000/mo+ |
| Coconut Creek | 34 | $2,300/mo | $2.05/sq ft | 100.0% | 25 days | 0 at $7,000/mo+ |
| Key Biscayne | 31 | $7,500/mo | $4.73/sq ft | 95.8% | 26 days | 9 at $10,000/mo+ |
| Jensen Beach | 21 | $2,500/mo | $2.09/sq ft | 100.0% | 41 days | 0 at $7,000/mo+ |
| Lauderdale-by-the-Sea | 18 | $2,275/mo | $2.59/sq ft | 100.0% | 55 days | 1 at $7,000/mo+ |
| North Palm Beach | 18 | $2,075/mo | $2.64/sq ft | 100.0% | 19 days | 0 at $7,000/mo+ |
| South Miami | 18 | $2,300/mo | $3.18/sq ft | 100.0% | 22 days | 3 at $7,000/mo+ |
| Vero Beach | 18 | $2,238/mo | $1.67/sq ft | 100.0% | 20 days | 0 at $7,000/mo+ |
| Bal Harbour | 14 | $3,800/mo | $4.41/sq ft | 95.6% | 49 days | 5 at $10,000/mo+ |
| Surfside | 14 | $3,425/mo | $3.43/sq ft | 98.6% | 33 days | 4 at $7,000/mo+ |
| Parkland | 12 | $5,650/mo | $2.46/sq ft | 100.0% | 17 days | 1 at $10,000/mo+ |
| Coconut Grove | 11 | $7,000/mo | $5.53/sq ft | 100.0% | 0 days | 4 at $10,000/mo+ |
| Pinecrest | 11 | $2,200/mo | $2.64/sq ft | 100.0% | 39 days | 1 at $10,000/mo+ |
A district (Brickell, Fisher Island) is listed on its own and also counted inside its city. A dash means fewer than five leases for that median.
Median Closing Rent by City and Bedrooms, September 2026
The same cities, by size: the median closing rent for each bedroom count, with the number of leases in brackets. A dash with a count means too few leases for a median.
| City | Studio median rent | 1 bed median rent | 2 beds median rent | 3 beds median rent | 4+ beds median rent |
|---|---|---|---|---|---|
| Miami | $1,675/mo (84) | $2,350/mo (598) | $2,670/mo (654) | $3,300/mo (345) | $4,700/mo (119) |
| Brickell (district) | $2,500/mo (24) | $3,000/mo (183) | $4,150/mo (149) | $7,600/mo (29) | — (4) |
| Miami Beach | $1,700/mo (60) | $2,400/mo (164) | $3,995/mo (110) | $9,125/mo (24) | $24,000/mo (11) |
| Fort Lauderdale | $1,400/mo (21) | $1,800/mo (109) | $2,430/mo (119) | $3,600/mo (67) | $6,350/mo (20) |
| West Palm Beach | — (4) | $1,525/mo (89) | $2,000/mo (128) | $2,500/mo (60) | $4,100/mo (18) |
| Hollywood | $1,850/mo (11) | $1,660/mo (84) | $2,000/mo (51) | $3,145/mo (46) | $4,150/mo (14) |
| Pembroke Pines | — (1) | $1,700/mo (27) | $2,200/mo (55) | $3,400/mo (38) | $4,500/mo (27) |
| Doral | — (2) | $2,000/mo (25) | $2,700/mo (33) | $3,525/mo (62) | $4,575/mo (22) |
| Port St. Lucie | — | $1,475/mo (12) | $2,100/mo (21) | $2,500/mo (66) | $2,825/mo (38) |
| Pompano Beach | — (2) | $1,690/mo (37) | $2,150/mo (60) | $3,475/mo (30) | $3,400/mo (5) |
| Coral Springs | — (2) | $1,625/mo (12) | $2,000/mo (43) | $2,600/mo (49) | $5,000/mo (23) |
| Delray Beach | — | $1,800/mo (32) | $2,425/mo (58) | $3,800/mo (23) | $6,500/mo (11) |
| Aventura | — | $1,850/mo (19) | $3,150/mo (67) | $5,500/mo (18) | — (1) |
| Jupiter | — (1) | $2,100/mo (9) | $2,600/mo (39) | $3,800/mo (39) | $9,125/mo (6) |
| Boynton Beach | — | $1,875/mo (22) | $2,300/mo (37) | $3,100/mo (22) | $4,500/mo (9) |
| Coral Gables | $1,800/mo (7) | $2,200/mo (23) | $3,650/mo (28) | $7,500/mo (17) | $12,500/mo (13) |
| Palm Beach Gardens | — | $2,200/mo (11) | $2,600/mo (27) | $3,450/mo (24) | $7,100/mo (26) |
| Sunny Isles Beach | — (1) | $2,000/mo (26) | $2,850/mo (41) | $6,750/mo (14) | — (3) |
| Davie | — | $1,650/mo (11) | $2,200/mo (33) | $3,300/mo (19) | $7,500/mo (14) |
| Deerfield Beach | — (2) | $1,600/mo (15) | $2,425/mo (30) | $3,500/mo (22) | $3,300/mo (5) |
| Weston | — | — | $2,550/mo (27) | $3,700/mo (19) | $5,950/mo (23) |
| Plantation | — | $1,700/mo (11) | $2,300/mo (20) | $2,975/mo (20) | $5,925/mo (10) |
| Fort Pierce | — | $1,400/mo (7) | $1,800/mo (23) | $2,200/mo (22) | $2,775/mo (6) |
| Wellington | — (1) | — (3) | $2,500/mo (16) | $3,050/mo (26) | $3,850/mo (10) |
| Oakland Park | — (2) | $1,653/mo (13) | $2,000/mo (29) | $3,500/mo (10) | — (1) |
| Lake Worth Beach | $1,750/mo (5) | $1,563/mo (24) | $2,223/mo (14) | $2,800/mo (5) | — |
| Stuart | — | — (3) | $1,875/mo (20) | $2,950/mo (13) | $3,600/mo (6) |
| Bay Harbor Islands | — | $2,200/mo (10) | $3,100/mo (19) | $9,900/mo (7) | — |
| Coconut Creek | — | — (4) | $2,100/mo (17) | $3,150/mo (11) | — (2) |
| Key Biscayne | — | — (1) | $6,175/mo (14) | $8,000/mo (10) | $15,000/mo (6) |
| Jensen Beach | — | $1,700/mo (5) | $2,300/mo (9) | — (4) | — (3) |
| Lauderdale-by-the-Sea | — (2) | $1,950/mo (8) | $3,000/mo (5) | — (1) | — (2) |
| North Palm Beach | — | $1,800/mo (7) | $2,325/mo (8) | — (1) | — (2) |
| South Miami | — | $2,075/mo (8) | — (4) | — (3) | — (3) |
| Vero Beach | — | — (2) | — (4) | $2,275/mo (10) | — (2) |
| Bal Harbour | — (1) | $2,500/mo (7) | — (3) | — (1) | — (2) |
| Surfside | — (1) | — (4) | $3,500/mo (5) | — (3) | — (1) |
| Parkland | — | — | — | $3,500/mo (5) | $6,500/mo (7) |
| Coconut Grove | — | $2,550/mo (5) | — (1) | — (4) | — (1) |
| Pinecrest | — | — (4) | — (4) | — | — (3) |
City names link to that city's recently leased homes, where each lease is listed with the rent it closed at.
Homes for Rent by County, October 21, 2026
The homes for rent on October 21, 2026 in the cities the report covers, counted once per city (a district is not added to its city).
| County | For rent | Cities reporting |
|---|---|---|
| Miami-Dade County | 10,379 | 14 |
| Broward County | 5,807 | 16 |
| Palm Beach County | 4,297 | 14 |
| Martin County | 547 | 5 |
| St. Lucie County | 839 | 3 |
| Indian River County | 135 | 2 |
| Six counties | 22,004 | 54 |
A county total covers the cities with a rental hub, not every address in the county.
Homes for Rent by City, October 21, 2026
Asking rents on the day of publication, for comparison with the closing rents above. The gap between the two is the negotiating room, and it differs by city.
| City | For rent | Median asking rent | Houses for rent | Houses, median asking | Condos & apartments for rent | Condos & apartments, median asking |
|---|---|---|---|---|---|---|
| Miami | 6,172 | $3,100/mo | 1,744 | $3,200/mo | 4,428 | $3,000/mo |
| Miami Beach | 1,747 | $3,450/mo | 136 | $8,250/mo | 1,611 | $3,365/mo |
| Fort Lauderdale | 1,483 | $2,750/mo | 598 | $3,900/mo | 885 | $2,350/mo |
| Hollywood | 1,279 | $2,650/mo | 416 | $3,400/mo | 863 | $2,464/mo |
| Brickell | 1,264 | $3,900/mo | 63 | $3,500/mo | 1,201 | $3,900/mo |
| West Palm Beach | 988 | $2,200/mo | 335 | $2,800/mo | 653 | $1,900/mo |
| Boca Raton | 801 | $3,100/mo | 328 | $4,900/mo | 473 | $2,300/mo |
| Sunny Isles Beach | 752 | $5,000/mo | 11 | $15,000/mo | 741 | $4,900/mo |
| Pompano Beach | 707 | $2,500/mo | 178 | $3,200/mo | 529 | $2,200/mo |
| Delray Beach | 684 | $2,550/mo | 277 | $3,998/mo | 407 | $2,100/mo |
| Aventura | 541 | $3,200/mo | 22 | $5,225/mo | 519 | $3,150/mo |
| Port St. Lucie | 498 | $2,713/mo | 408 | $2,850/mo | 90 | $1,750/mo |
| Coral Springs | 423 | $2,150/mo | 106 | $3,000/mo | 317 | $2,000/mo |
| Wellington | 400 | $5,500/mo | 324 | $5,600/mo | 76 | $2,775/mo |
| Pembroke Pines | 365 | $2,350/mo | 133 | $3,450/mo | 232 | $2,087/mo |
| Doral | 356 | $3,100/mo | 126 | $4,600/mo | 230 | $2,700/mo |
| Boynton Beach | 341 | $2,600/mo | 159 | $3,398/mo | 182 | $2,150/mo |
| Deerfield Beach | 336 | $2,400/mo | 119 | $3,200/mo | 217 | $2,025/mo |
| Jupiter | 305 | $4,500/mo | 125 | $4,500/mo | 180 | $4,575/mo |
| Fort Pierce | 301 | $2,400/mo | 164 | $2,400/mo | 137 | $2,350/mo |
| Palm Beach Gardens | 281 | $4,025/mo | 188 | $5,500/mo | 93 | $2,800/mo |
| Stuart | 273 | $2,995/mo | 88 | $3,175/mo | 185 | $2,750/mo |
| Coral Gables | 237 | $4,465/mo | 94 | $7,925/mo | 143 | $2,750/mo |
| Davie | 220 | $2,385/mo | 92 | $3,325/mo | 128 | $2,100/mo |
| Oakland Park | 216 | $1,900/mo | 69 | $3,000/mo | 147 | $1,800/mo |
| Plantation | 205 | $2,350/mo | 88 | $3,800/mo | 117 | $2,000/mo |
| Jensen Beach | 188 | $3,250/mo | 41 | $3,225/mo | 147 | $3,390/mo |
| Key Biscayne | 176 | $9,000/mo | 30 | $18,700/mo | 146 | $8,000/mo |
| Weston | 167 | $3,800/mo | 126 | $4,000/mo | 41 | $2,480/mo |
| Lake Worth Beach | 158 | $1,995/mo | 64 | $2,850/mo | 94 | $1,800/mo |
| Palm Beach | 155 | $9,500/mo | 35 | $37,500/mo | 120 | $7,000/mo |
| Lauderdale-by-the-Sea | 140 | $3,725/mo | 23 | $6,738/mo | 117 | $3,300/mo |
| Coconut Creek | 132 | $2,200/mo | 27 | $3,298/mo | 105 | $2,150/mo |
| Vero Beach | 128 | $2,200/mo | 69 | $2,500/mo | 59 | $1,800/mo |
| North Palm Beach | 102 | $2,825/mo | 23 | $4,350/mo | 79 | $2,650/mo |
| Bal Harbour | 100 | $6,650/mo | 1 | $15,000/mo | 99 | $6,600/mo |
| Bay Harbor Islands | 92 | $4,200/mo | 8 | $8,700/mo | 84 | $4,100/mo |
| Surfside | 85 | $4,225/mo | 12 | $6,950/mo | 73 | $3,950/mo |
| Lighthouse Point | 59 | $3,100/mo | 30 | $6,450/mo | 29 | $2,300/mo |
| Pinecrest | 54 | $3,848/mo | 31 | $8,600/mo | 23 | $2,000/mo |
| Palm City | 50 | $3,350/mo | 38 | $3,350/mo | 12 | $5,350/mo |
| Highland Beach | 48 | $7,350/mo | 8 | $9,000/mo | 40 | $7,200/mo |
| South Miami | 45 | $2,900/mo | 18 | $4,800/mo | 27 | $2,100/mo |
| Hutchinson Island | 40 | $3,350/mo | 2 | $28,400/mo | 38 | $3,350/mo |
| Fisher Island | 36 | $29,000/mo | 0 | — | 36 | $29,000/mo |
| Hillsboro Beach | 34 | $5,000/mo | 4 | $9,500/mo | 30 | $4,900/mo |
| Parkland | 32 | $6,998/mo | 30 | $7,125/mo | 2 | $3,998/mo |
| Hobe Sound | 31 | $3,000/mo | 25 | $3,500/mo | 6 | $2,000/mo |
| Ocean Ridge | 25 | $10,000/mo | 15 | $14,250/mo | 10 | $4,500/mo |
| Coconut Grove | 14 | $14,125/mo | 4 | $17,375/mo | 10 | $10,500/mo |
| Southwest Ranches | 9 | $11,750/mo | 9 | $11,750/mo | 0 | — |
| Golden Beach | 8 | $27,500/mo | 8 | $27,500/mo | 0 | — |
| Sebastian | 7 | $2,200/mo | 5 | $2,900/mo | 2 | $1,788/mo |
| Gulf Stream | 6 | $20,000/mo | 3 | $24,500/mo | 3 | $16,500/mo |
| Jupiter Island | 5 | $62,500/mo | 5 | $62,500/mo | 0 | — |
| Manalapan | 3 | $37,500/mo | 2 | $61,250/mo | 1 | $21,000/mo |
City names link to that city's homes for rent today.
Notable Changes
Month over month
- Six counties: 5,231 leases in September 2026, down 7.8% from 5,672 in August 2026. Rentals
- Six counties: the median closing rent was $2,650/mo in September 2026 against $2,700/mo in August 2026 (-1.9%). Rentals
- Six counties: homes took a median 17 days to lease in September 2026 against 16 in August 2026. Rentals
- Pinecrest: homes took a median 39 days to lease in September 2026 against 8 in August 2026. Rentals
- Bal Harbour: homes took a median 49 days to lease in September 2026 against 16 in August 2026. Rentals
- Wellington: homes took a median 40 days to lease in September 2026 against 16 in August 2026. Rentals
- Lake Worth Beach: homes took a median 20 days to lease in September 2026 against 10 in August 2026. Rentals
- Bay Harbor Islands: homes took a median 0 days to lease in September 2026 against 4 in August 2026. Rentals
- Weston: homes took a median 25 days to lease in September 2026 against 13 in August 2026. Rentals
Year over year
No year-over-year comparison is available for this edition.
Changes are given only where both months had at least 10 leases; read them as direction, not trend.
About This Edition
- Closed figures cover residential leases with a closing date in September 2026 that had been recorded in BeachesMLS by October 21, 2026; leases entered later are not added, because an edition is frozen. For-rent figures cover the homes listed for rent on October 21, 2026.
- A lease is a listing in the MLS Residential Lease class for a dwelling. Barns, stalls, boat slips, parking and storage, which the MLS also lists as residential leases, are left out, as is any row whose figures cannot be right (a unit carrying its building's square footage, for instance).
- The report reads each city that has a BreakThru rental hub (56 searches in this edition) across Miami-Dade, Broward, Palm Beach, Martin, St. Lucie and Indian River counties. A lease is counted once in the region and once in its county however many searches returned it; a district inside a city, such as Brickell, has its own row and is also counted in its city.
- A monthly rent is one quoted by the month; the feed marks an annual lease quoted monthly as "Annually", and those count as monthly. A lease quoted as a one-time, season, weekly or nightly amount is a season or stay lease: counted on its own, with the median total for the stay, and never in a rent median.
- Every rent figure is a median, and a median needs at least 5 leases; with fewer, the table shows a dash. A city appears in the city tables with at least 5 monthly leases. Changes against the month before are given only where both months had at least 10 leases.
- Rent per square foot divides the closing rent by the living area the listing reports; a listing reporting under 250 square feet is skipped. Lease-to-ask is the median of each lease's closing rent divided by its final asking rent; a pair under 50% or over 150% is treated as an entry error.
- Luxury is a monthly closing rent of $10,000 or more in the region and county figures. In the city table each city uses its own luxury line, the one its luxury rentals page uses, because the same rent is a different market position in different cities.
- Homes for rent are counted from the live rent figures each city's rental hub shows (mls-market-stats): active residential leases on the day, with the median asking rent. A county total counts each city once and covers the cities with a rental hub, not every address in the county.
- MLS leases are not the whole rental market. Apartment communities that lease from their own office, owners who lease privately and listings on rental portals alone are not entered in the MLS. Read these counts as the MLS-recorded market, and compare them from one edition to the next.
- A closing rent is the rent recorded at closing. It does not show concessions, a free month, included utilities or furnishings, which change what a tenant actually pays.
- A median from a handful of leases moves with which homes happened to lease. A city or bedroom row with few leases is shown for the record, not as a trend; read it across several editions.
- Days to lease is the MLS days-on-market count for the listing that leased. A lease recorded with one day on market or none was usually agreed before the listing was entered, and the report counts those separately.
- Cite this edition as: BreakThru Realty South Florida Rental Market Report, September 2026, BreakThru Realty Research, BeachesMLS data, published October 21, 2026.
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South Florida Rentals, September 2026: Questions
- What did homes rent for in South Florida in September 2026?
- 5,231 homes, condos and apartments leased through BeachesMLS across the six counties in September 2026, at a median closing rent of $2,650/mo, a median 100.0% of the asking rent, according to BreakThru Realty Research. These are the rents leases closed at, not asking rents.
- How much is rent for a two-bedroom in South Florida?
- studios leased for a median $1,650/mo (210 leases), 1 bedroom leased for a median $1,950/mo (1,461 leases), 2 bedrooms leased for a median $2,500/mo (1,905 leases), 3 bedrooms leased for a median $3,300/mo (1,176 leases) and 4 or more bedrooms leased for a median $5,000/mo (479 leases) in September 2026. A city's own figures are in the city table, because rents differ far more by city than by bedroom count.
- How long does it take to rent out a home in South Florida?
- Homes that leased in September 2026 had been on the market a median 17 days. 1,841 were recorded with a day on market or none, which means a tenant was found before the listing was entered. The city table shows days to lease by city.
- Which South Florida county had the most leases in September 2026?
- Miami-Dade County, with 2,727 leases at a median $2,900/mo. Broward County had 1,367 and Palm Beach County had 836.
- What is the difference between asking rent and closing rent?
- Asking rent is what the owner lists the home for; closing rent is what the signed lease records. Rental portals show asking rents. This report shows closing rents from the MLS, with the lease-to-ask ratio that tells you how far the two sat apart, so an owner can price a home against what tenants actually paid.
- Who publishes the South Florida Rental Market Report?
- BreakThru Realty Research, the market research of BreakThru Realty, a South Florida real estate brokerage. The methodology is reviewed by Tyson E. Sam, Founder and Broker of Record. The figures are computed from BeachesMLS by software and never edited by hand.
Renting in South Florida
The figures describe the market; the listings show what is for rent today. A BreakThru rental agent builds a shortlist, schedules tours and helps you apply with a complete file, and in most South Florida rentals the owner pays the agent. Search homes for rent
Leasing a Home Out
The achieved rents in this report are the numbers a rental valuation is built on. Ask what your home would rent for, or request a rental analysis from an agent who prices against closed leases, not asking rents. What would my home rent for?
South Florida Rentals
- South Florida homes and apartments for rent
- South Florida luxury rentals and seasonal homes
- Miami rentals: homes and apartments for rent
- Brickell rentals: homes and apartments for rent
- Miami Beach rentals: homes and apartments for rent
- Fort Lauderdale rentals: homes and apartments for rent
- West Palm Beach rentals: homes and apartments for rent
- Hollywood rentals: homes and apartments for rent
- Pembroke Pines rentals: homes and apartments for rent
- Doral rentals: homes and apartments for rent
- Port St. Lucie rentals: homes and apartments for rent
- Pompano Beach rentals: homes and apartments for rent
- What would my home rent for? A rent estimate from closed leases
- South Florida Rent Index
- South Florida Housing Market Report: the sales market, monthly
- BreakThru Realty Research: every South Florida market report
- Market data methodology
- Tyson E. Sam, Founder and Broker of Record