{"area":{"zip":"33311","state":"FL","stateName":"Florida","county":"Broward County","city":""},"counties":[{"name":"Broward County","fips":"12011","resRatio":1}],"splitZip":false,"disclosure":null,"homeValue":{"series":[{"date":"2021-09-01","value":277606},{"date":"2021-11-01","value":282025},{"date":"2022-01-01","value":291568},{"date":"2022-03-01","value":307848},{"date":"2022-05-01","value":323245},{"date":"2022-07-01","value":335839},{"date":"2022-09-01","value":340720},{"date":"2022-11-01","value":343063},{"date":"2023-01-01","value":345378},{"date":"2023-03-01","value":346900},{"date":"2023-05-01","value":350002},{"date":"2023-07-01","value":356648},{"date":"2023-09-01","value":364208},{"date":"2023-11-01","value":370488},{"date":"2024-01-01","value":376288},{"date":"2024-03-01","value":380729},{"date":"2024-05-01","value":383633},{"date":"2024-07-01","value":384802},{"date":"2024-09-01","value":384977},{"date":"2024-11-01","value":384677},{"date":"2025-01-01","value":385113},{"date":"2025-03-01","value":384218},{"date":"2025-05-01","value":378714},{"date":"2025-07-01","value":372383},{"date":"2025-09-01","value":367802},{"date":"2025-11-01","value":365680},{"date":"2026-01-01","value":364273},{"date":"2026-03-01","value":364875},{"date":"2026-05-01","value":363934},{"date":"2026-07-01","value":362574},{"date":"2026-09-01","value":363199}],"latest":363199,"yoy":-1.25148857265594,"fiveYr":30.832546846970168,"sinceStart":471.6968361404061},"rent":{"series":[{"date":"2021-09-01","value":1704},{"date":"2021-11-01","value":1800},{"date":"2022-01-01","value":1820},{"date":"2022-03-01","value":1869},{"date":"2022-05-01","value":1945},{"date":"2022-07-01","value":2013},{"date":"2022-09-01","value":2097},{"date":"2022-11-01","value":2082},{"date":"2023-01-01","value":2090},{"date":"2023-03-01","value":2120},{"date":"2023-05-01","value":2189},{"date":"2023-07-01","value":2194},{"date":"2023-09-01","value":2184},{"date":"2023-11-01","value":2188},{"date":"2024-01-01","value":2216},{"date":"2024-03-01","value":2223},{"date":"2024-05-01","value":2233},{"date":"2024-07-01","value":2260},{"date":"2024-09-01","value":2301},{"date":"2024-11-01","value":2266},{"date":"2025-01-01","value":2235},{"date":"2025-03-01","value":2252},{"date":"2025-05-01","value":2260},{"date":"2025-07-01","value":2281},{"date":"2025-09-01","value":2292},{"date":"2025-11-01","value":2268},{"date":"2026-01-01","value":2262},{"date":"2026-03-01","value":2308},{"date":"2026-05-01","value":2304},{"date":"2026-07-01","value":2342},{"date":"2026-09-01","value":2379}],"latest":2379,"yoy":3.7958115183246073,"fiveYr":39.61267605633803,"sinceStart":112.98119964189794},"census":{"medianIncome":77633,"population":1977129,"povertyRate":12.239169160373471,"medianHomeValue":414600,"medianGrossRent":1907,"medianPropertyTax":3890},"crime":{"scope":"state","state":"Florida","period":"11-2024 to 10-2026","window":{"from":"11-2024","to":"10-2026","fellBack":false},"violentCrime":{"total":95375,"ratePer100k":203.24971087928412},"propertyCrime":{"total":410246,"ratePer100k":874.2582530996885},"note":"State-level totals from the FBI CDE summarized offense endpoint."},"crimeVintage":{"from":"11-2024","to":"10-2026","fellBack":false},"priceToRentRatio":12.7,"ratioVerdict":"Mixed — at 12.7× (ZIP market indexes) price-to-rent favors buying; at 16.1× (county median home value × HUD 2-BR fair market rent) it is borderline, leaning renting. Which applies depends on the rent you actually face.","priceCagr":5.522811801946448,"rentCagr":6.902765116305787,"cashFlow":{"price":363199,"monthlyRent":2379,"grossRent":2379,"downPct":20,"ratePct":6.75,"units":1,"state":"FL","down":72639.8,"loan":290559.2,"mortgagePI":1884.5614406038349,"monthlyTax":283.9005516666667,"taxRatePct":0.938,"taxRateSource":"Census ACS county effective rate 0.94% ($3,890 tax ÷ $414,600 ACS median), applied to current value","monthlyInsurance":317.799125,"insuranceRatePct":1.05,"insuranceBasis":"Insurance: state-level estimate (FL avg 1.05%/yr)","insuranceHighRisk":true,"vacancyPct":5,"vacancyLoss":118.95,"egi":2260.05,"mgmtPct":10,"monthlyMgmt":237.9,"maintenancePct":5,"monthlyMaint":118.95,"capexPct":5,"monthlyCapex":118.95,"hoaMonthly":0,"monthlyHoa":0,"operatingExpenses":1077.4996766666666,"noi":1182.5503233333336,"totalExpenses":2962.061117270501,"cashFlow":-702.0111172705012,"annualCf":-8424.133407246016,"cocReturn":-11.597131885338362,"capRate":3.9071153499871976},"resilience":{"scenarios":[{"id":"rentDown","label":"Rent drops 10%","kind":"standard","detail":"Standard assumption","cashFlow":-880.4361172705017,"delta":-178,"survives":false},{"id":"vacancy","label":"Vacancy stretches to 8%","kind":"standard","detail":"Standard assumption","cashFlow":-773.3811172705016,"delta":-71,"survives":false},{"id":"insurance","label":"Insurance costs rise 25%","kind":"standard","detail":"Standard assumption","cashFlow":-781.4608985205014,"delta":-79,"survives":false},{"id":"rateReset","label":"If financed at 8.25% instead","kind":"standard","detail":"Fixed-rate comparison — the deal if you'd borrowed at a higher rate today; your actual fixed payment never resets","cashFlow":-1000.3239112642007,"delta":-298,"survives":false},{"id":"historyRent","label":"Worst rent drop in available history (since 2015-01-01) (−2.9% over 4 months)","kind":"history","detail":"History-derived: worst decline found in any window of up to 12 months in this market's rent series, 2024-09-01 → 2025-01-01","cashFlow":-753.1890833721964,"delta":-51,"survives":false}],"survived":0,"total":5,"score":0,"worstCashFlow":-1000.3239112642007,"baselineCashFlow":-702.0111172705012,"framing":"underwater","confidenceLabel":"crosscheck","omitted":[],"note":"Each scenario re-runs the same verified cash-flow engine with one shock applied, then re-checks the cash-flow identity before display. Standard shocks are fixed assumptions; the history-derived scenario is this market's own worst observed 12-month decline. Estimates only — not a guarantee of performance."},"rentVsBuy":{"years":7,"priceCagr":5.522811801946448,"rentCagr":6.902765116305787,"totalRentPaid":246322.10014857288,"totalCashOutlay":315372.6349887203,"insuranceBasis":"Insurance: state-level estimate (FL avg 1.05%/yr)","homeValueAfter":529138.2170392098,"equityBuilt":265346.86088699126,"netCostOfBuying":122665.57410172903,"buyingCheaper":true,"savings":123656.52604684385},"priceToIncome":{"ratio":4.678409954529646,"price":363199,"medianIncome":77633,"label":"Moderate (3–5x — tighter budgets)"},"countyTaxRatePct":0.938,"countyTaxSource":"Census ACS county effective rate 0.94% ($3,890 tax ÷ $414,600 ACS median), applied to current value","dataCheck":{"status":"crosscheck","checks":[{"metric":"home value (ZIP vs county)","primary":363199,"secondary":449216,"primarySource":"ZIP market index (ZIP, monthly)","secondarySource":"Census ACS county median × FHFA metro HPI (current)","ratio":0.81,"grade":"crosscheck","consistent":false,"hidePoint":false},{"metric":"market rent (ZIP cross-check)","primary":2379,"secondary":1780,"primarySource":"ZIP market-rent index (ZIP, monthly)","secondarySource":"HUD Small Area FMR (ZIP, FY2027)","ratio":1.34,"grade":"crosscheck","consistent":false,"hidePoint":false}],"confidence":{"homeValue":{"label":"crosscheck","ratio":0.81,"sources":["ZIP market index (ZIP, monthly)","Census ACS county median × FHFA metro HPI (current)"],"hidePoint":false,"range":{"low":363199,"high":449216}},"rent":{"label":"crosscheck","ratio":1.34,"sources":["ZIP market-rent index (ZIP, monthly)","HUD Small Area FMR (ZIP, FY2027)"],"hidePoint":false,"range":{"low":1780,"high":2379}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"note":"Every headline metric is checked against a second figure, and each check names its own basis. Home value: the current ZIP market-index figure is paired against the county ACS × FHFA HPI estimate (current) — the spread measures ZIP-vs-county geography and methodology, not data age. Rent: the current ZIP market-rent-index figure is paired against HUD Small Area FMR when one exists for the ZIP, otherwise against the Census ACS county gross rent INFLATED to current dollars with the same ACS rent trend the rent chart uses (a raw ~2021 ACS figure is never compared to a current one). 'Verified' means the two figures agree within 15%; 'Cross-checked' means they diverge more than 15%; 'Divergent' flags a >2x difference. A spread beyond 35% is too wide to defend a single point — the headline shows the source range instead, flagged 'sources disagree'."},"integrity":{"status":"pass","checks":[{"name":"home value freshness","status":"pass","detail":"latest 2026-09-01 (74d old — current for monthly cadence)"},{"name":"home value card↔chart","status":"pass","detail":"card matches chart"},{"name":"home value growth window","status":"pass","detail":"growth matches the 5.0yr available window"},{"name":"rent freshness","status":"pass","detail":"latest 2026-09-01 (74d old — current for monthly cadence)"},{"name":"rent card↔chart","status":"pass","detail":"card matches chart"},{"name":"rent growth window","status":"pass","detail":"growth matches the 5.0yr available window"},{"name":"cash flow identity","status":"pass","detail":"NOI − P&I = cash flow"},{"name":"cash-on-cash","status":"pass","detail":"annual CF ÷ down matches"},{"name":"cap rate","status":"pass","detail":"NOI×12 ÷ price matches"},{"name":"price-to-rent","status":"pass","detail":"price ÷ (rent×12) matches"},{"name":"income plausibility","status":"pass","detail":"within expected range"},{"name":"price-to-income","status":"pass","detail":"price ÷ income matches"},{"name":"buy-vs-rent: home value at term","status":"pass","detail":"compounds at 5.5%/yr"},{"name":"buy-vs-rent: total rent paid","status":"pass","detail":"geometric series matches"},{"name":"buy-vs-rent: equity built","status":"pass","detail":"home value − loan balance matches"},{"name":"buy-vs-rent: net cost","status":"pass","detail":"outlay − equity gain matches"},{"name":"buy-vs-rent: savings & verdict","status":"pass","detail":"savings = rent − net cost, verdict matches"}],"summary":"17/17 verified","freshness":{"homeValue":{"date":"2026-09-01","ageDays":74,"cadence":"monthly","current":true},"rent":{"date":"2026-09-01","ageDays":74,"cadence":"monthly","current":true}}},"confidence":{"homeValue":{"label":"crosscheck","ratio":0.81,"sources":["ZIP market index (ZIP, monthly)","Census ACS county median × FHFA metro HPI (current)"],"hidePoint":false,"range":{"low":363199,"high":449216}},"rent":{"label":"crosscheck","ratio":1.34,"sources":["ZIP market-rent index (ZIP, monthly)","HUD Small Area FMR (ZIP, FY2027)"],"hidePoint":false,"range":{"low":1780,"high":2379}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"verdict":"ZIP 33311, FL leans favorable for buying: a price-to-rent ratio of 12.7 favors owning at the median, and modeled investor cash flow is negative, so this is owner-occupant math — not a claim of strong rental yield.","faqs":[{"q":"Is ZIP 33311, FL a good rental market?","a":"For owning at the median, yes — ZIP 33311's price-to-rent ratio of 12.7 is in the favorable range, but modeled investor cash flow is negative, so it is not a claim of strong rental yield."},{"q":"What is the median home value in ZIP 33311?","a":"The typical home value in ZIP 33311 is about $363,199 (ZIP-level market index, cross-checked against the Census ACS county median updated by FHFA HPI), down 1.3% year-over-year, and up 30.8% over five years."},{"q":"What is the median rent in ZIP 33311?","a":"The typical rent in Fort Lauderdale is about $2,379/mo (ZIP-level market-rent index, cross-checked against HUD Small Area FMR), up 3.8% year-over-year."},{"q":"Is it cheaper to rent or buy in ZIP 33311?","a":"Over a 7-year horizon, buying is cheaper in ZIP 33311 — roughly $123,657 ahead of renting, with about $265,347 in equity built."},{"q":"Is ZIP 33311 affordable for homebuyers?","a":"ZIP 33311's median home value is 4.7x the local median household income — Moderate (3–5x — tighter budgets)."}],"takeaways":["The median home value in ZIP 33311, FL was $363,199 as of September 2026, down 1.3% year over year (ZIP market index, cross-checked against FHFA HPI).","The typical market rent in ZIP 33311, FL was $2,379/mo as of September 2026, up 3.8% year over year (ZIP market-rent index).","ZIP 33311, FL has a price-to-rent ratio of 12.7 — a reading that favors buying at the ZIP-index basis, while the like-for-like county basis (16.1x, county ACS value × county HUD FMR) favors renting — mixed, depending on the rent you actually face. (Computed by Areal from the figures above.)"],"citationSources":[{"name":"U.S. Census Bureau — ACS ACS 2024 5-year estimates","url":"https://www.census.gov/programs-surveys/acs/"},{"name":"FHFA House Price Index","url":"https://www.fhfa.gov/data/hpi"},{"name":"HUD Small Area Fair Market Rent","url":"https://www.huduser.gov/portal/datasets/fmr/smallarea/index.html"},{"name":"HUD Fair Market Rent","url":"https://www.huduser.gov/portal/datasets/fmr.html"},{"name":"FBI Crime Data Explorer","url":"https://cde.ucr.cjis.gov/"}],"jsonApi":{"function":"getZipReport","query":"zip=33311","url":"https://areal.studio/functions/getZipReport?zip=33311"},"assumptions":{"downPct":20,"ratePct":6.75,"years":7},"dataVintage":{"pulledAt":"2026-11-14T09:15:46.402Z","homeValueBasis":"ZIP market index (ZIP, monthly) — cross-checked against ACS county × FHFA metro HPI","rentBasis":"ZIP market-rent index (ZIP, monthly) — cross-checked against HUD Small Area FMR","zhviThrough":"2026-09-01","zoriThrough":"2026-09-01","fhfaHpiThrough":"2026-04-01","hpiLevel":"metro","hpiMetro":"Fort Lauderdale, FL HUD Metro FMR Area","acsVintage":"ACS 2024 5-year estimates","acsVintageMisses":[],"hudFy":"2027","safmrFy":"2027"},"zipAnchors":{"homeValueTier":"zillow-zhvi","rentTier":"zillow-zori","zhvi":{"latest":363199,"through":"2026-09-01","city":"Fort Lauderdale","county":"Broward County","metro":"Miami-Fort Lauderdale-Pompano Beach, FL"},"zori":{"latest":2379,"through":"2026-09-01"},"safmr":{"perUnit":1780,"zipCode":"33311","year":"2027","bedrooms":2,"estimated":false,"baseBedrooms":2},"countyHomeEstimate":449216,"countyFmr":2321,"countyRatio":16.1,"hpiLevel":"metro","hpiMetro":"Fort Lauderdale, FL HUD Metro FMR Area"},"links":{"countySlug":"broward-fl","countyDisplay":"Broward County","stateDir":"FL","cityPages":[]},"sources":["HUD Small Area FMR","FHFA HPI","Census ACS 5-year","HUD Fair Market Rent","FBI CDE"]}