While national headlines warn of Florida's real estate slowdown, savvy investors are finding the state's most profitable opportunities in 2026, and they're not always where you'd expect. With Realtor.com's 2026 forecast, cited in Alliant National's market outlook, projecting median prices for existing homes and condos across major Florida metro areas to decline by an average of 1.9%, certain markets are creating entry points that haven't existed in years.
Florida's combination of no state income tax, sustained population growth, and diverse economic drivers continues attracting both residents and investors. For those looking to build a real estate portfolio without the typical headaches of property management, mogul, a fractional real estate investment club founded by former Goldman Sachs executives, offers headache-free access to professionally vetted and managed single-family rentals across high-performing markets.
We analyzed rental yields, price forecasts, population trends, and economic data across Florida's major metros to identify the 10 cities where your investment dollars can work hardest in 2026.
Disclaimer: The information provided in this guide is for educational purposes only and does not constitute financial, tax, or legal advice. Always consult with a licensed professional before making any financial or investment decisions.
Key Takeaways
- Orlando leads the pack: With 7.9% gross rental yields, Orlando combines strong rental fundamentals with tech sector and tourism-driven demand; Realtor.com's 2026 forecast projects a -1.6% median-price change for the Orlando-Kissimmee-Sanford metro
- Buyer's markets exist: Cape Coral/Fort Myers and Naples offer negotiation leverage with elevated inventory levels
- Jacksonville delivers value: The lowest median price among major FL metros at $297,000 with 8.6% yields
- Short-term rentals thrive near theme parks: GetChalet estimates Kissimmee short-term rentals at roughly 11.7% gross yield, with occupancy and revenue varying by season and property type
- Miami stands alone: Among the major Florida metros included in Realtor.com's 2026 forecast, the Miami-Fort Lauderdale-West Palm Beach metro is the only one projected to post positive median-price growth, at +1.1%
Why Florida Remains a Top Contender for Real Estate Investors
Florida's investment appeal extends beyond sunny weather. The state's economic fundamentals create sustained rental demand that other markets struggle to match.
Key drivers include:
- No state income tax: Continues attracting relocations from high-tax states like New York, California, and Illinois
- Population growth: Jacksonville's population grew approximately 22.9% between 2010 and 2024, according to U.S. Census data
- Tourism infrastructure: Orlando alone welcomed 75.3 million visitors in 2024, according to Visit Orlando
- Corporate relocations: Tampa and Orlando have emerged as legitimate business hubs with diversified economies
The current market also presents unique timing advantages. According to Florida Realtors President Tim Weisheyer, "With prices easing and interest rates improving, he is hopeful buyers will step back in to the market in 2026." This creates a buyer's market in select regions where investors can negotiate favorable terms.
1) Orlando: Best Overall for Diversification
Best For: Investors seeking multiple strategy options (LTR, MTR, STR) in a single market
Key Investment Metrics:
- Median Sale Price: $410,000 (March 2026, Redfin)
- Average Rent: $2,030/month
- Gross Yield: 7.9%
- 5-Year Appreciation: 53%
- Unemployment: 3.1%
Why It Made the List
Orlando has evolved far beyond theme parks. As Casey Foster from AmeriSave notes, the city has become "a legitimate business hub" with at least 272 foreign-owned companies from 32 countries establishing operations in the region, according to the Orlando Economic Partnership.
With over 60% of the population renting, demand spans long-term, mid-term, and short-term strategies. Hot neighborhoods include Lake Nona (healthcare/tech), Horizon West (new development), and Winter Garden (family-oriented).
Use mogul's investment property calculator to analyze potential returns on any Orlando address.
2) Tampa Bay: Corporate Hub with Current Opportunity
Best For: Cash-flow investors willing to buy during a temporary supply absorption period
Key Investment Metrics:
- Median Price: $395,000-$450,000
- Average Rent: $2,145-$2,289/month
- Gross Yield: 8.7%
- 5-Year Appreciation: 58%
- 2026 Outlook: Realtor.com projects Tampa-St. Petersburg-Clearwater median prices to decline 3.6%, with sales down 3.1%
Why It Made the List
Tampa's 10.3% vacancy rate reflects temporary supply absorption, not weak demand. With 7,400 multifamily units delivered in 2025 and 11,000 more expected in 2026, smart investors are securing properties at favorable prices.
Tampa's diversified economy spans tourism, healthcare, finance, and technology. Major employers like Raymond James and Publix anchor a job market that supports sustained rental demand. The #5 ranking in AmeriSave's national list reflects long-term fundamentals despite short-term headwinds.
3) Jacksonville: Best Value Among Major Metros
Best For: New investors seeking affordable entry with institutional-grade fundamentals
Key Investment Metrics:
- Median Price: $297,000-$300,000
- Average Rent: $1,592/month (last updated May 1, 2026, Zillow)
- Gross Yield: 8.6%
- 5-Year Appreciation: 47%
- Inventory: 4.7 months (balanced market)
Why It Made the List
Jacksonville offers the lowest median price among major Florida metros while maintaining strong yields. The city's 198 neighborhoods provide incredible diversity, from $125,000 investment properties to $600,000+ waterfront homes.
Yahoo Finance named Jacksonville the fifth fastest-growing U.S. city in 2022. Jacksonville combines 22 miles of beaches with affordable prices that Orlando and Tampa can't match. This is where investors scale portfolios without overextending capital.
4) Kissimmee: Short-Term Rental Powerhouse
Best For: STR investors seeking year-round theme park demand
Key Investment Metrics:
- Median Listing Price: $389,000 (Realtor.com)
- Annual STR Revenue (avg): ~$38,350 (GetChalet, 2026)
- Average Daily Rate: ~$225 (GetChalet, 2026)
- Average Occupancy: roughly mid-50% (GetChalet, 2026; figure varies by metric definition)
- STR Gross Yield: ~11.7% (GetChalet, 2026)
Why It Made the List
Kissimmee's proximity to Disney and Universal creates year-round demand that beach markets can't match. Some resort-style homes may achieve very high occupancy during holiday periods, but market-wide occupancy is materially lower and season-dependent, averaging roughly mid-50% annually according to GetChalet, though the exact figure varies depending on the metric definition used. Nightly rates for homes with pools and resort features can reach $250-$500.
Unlike seasonal coastal markets, theme park tourism delivers consistent bookings 12 months per year. Wise Getaways estimates that some 4-bedroom Kissimmee villas can start near $300,000 and produce 9-15% ROI under optimized assumptions; independent STR datasets should be used before underwriting.
Run the numbers on any Kissimmee property with mogul's Airbnb calculator.
5) Miami: International Luxury Resilience
Best For: High-net-worth investors seeking premium market exposure
Key Investment Metrics:
- Median Price: $620,000-$625,000
- Price per Sq Ft: $485 (Realtor.com)
- 2026 Price Projection: +1.1%
- Condo Volume: In January 2025, $578.8M transaction volume (+2.2% YoY)
Why It Made the List
RentCafe ranked Miami the most competitive large rental market in its 2026 Yardi-based multifamily analysis. High ownership costs may support rental demand, while RentCafe's multifamily data independently shows Miami remains highly competitive for renters.
Among the major Florida metros included in Realtor.com's 2026 forecast, the Miami-Fort Lauderdale-West Palm Beach metro is the only one projected to post positive median-price growth, at +1.1%. International buyers continue viewing Miami as the primary US entry point for Latin American and European capital.
6) Fort Lauderdale: Coastal Alternative to Miami
Best For: Investors wanting beach proximity with a distinct coastal rental profile
Key Investment Metrics:
- Median Price: $630,000 (Realtor.com)
- Average Rent: $2,595/month (Realtor.com)
- Economic Base: Maritime trade, tourism, aviation, healthcare
Why It Made the List
Fort Lauderdale delivers a "more relaxed atmosphere" and a distinct coastal rental profile compared to Miami. Fort Lauderdale can offer a different investment dynamic, though current city-level median listing data does not show a significant price discount versus Miami. The strong short-term rental market benefits from Fort Lauderdale-Hollywood International Airport's international passenger flow.
Nova Southeastern University adds student housing demand, creating a third investment strategy alongside traditional LTR and vacation rentals. This coastal positioning, with maritime trade, aviation, and healthcare anchoring the local economy, makes Fort Lauderdale a compelling alternative for investors seeking beach-market exposure with diversified economic fundamentals.
7) Cape Coral/Fort Myers: Contrarian Opportunity
Best For: Long-term investors willing to buy into temporary weakness
Key Investment Metrics:
- Median Listing Prices: Fort Myers $334,900; Cape Coral $420,000 (Realtor.com)
- Average Rent: $2,000-$2,100/month
- 2026 Projection: -10.2% (Cape Coral)
- Fort Myers/Naples Condo Supply: 9.8 months (buyer's market)
Why It Made the List
Florida Connexion characterizes this region as entering a new growth cycle following post-hurricane rebuilding activity. Florida Connexion also reports population growth exceeding 10% in some districts, though a primary Census source for this figure was not cited; demand fundamentals remain under review.
Local realtor Jenna Scharf reports seeing "more price reductions and incentives", creating negotiation leverage for buyers. Florida Connexion rates this region "best for investors seeking high appreciation" as the recovery cycle unfolds.
8) Ocala: Lowest Entry Barrier
Best For: Investors with limited capital seeking strong yields
Key Investment Metrics:
- Median Price: $295,000
- Average Rent: $1,850/month (Realtor.com)
- Gross Yield: approximately 7.5% (based on Realtor.com median listing rent and price)
- Projected Appreciation: Florida Connexion lists Ocala as a low-entry, steady-returns market but does not provide a specific Ocala appreciation forecast
Why It Made the List
Ocala delivers the most affordable entry point on this list with homes starting from $280,000. Known for its equestrian culture, the city is "now booming with new communities and diverse buyers."
Strong long-term rental demand combined with expanding residential developments creates what Florida Connexion calls "steady returns" without the volatility of larger markets. For investors building portfolios incrementally, Ocala offers the path of least resistance.
Analyze any Ocala property with mogul's rental property calculator.
9) Sarasota: Stable High-Rent Market
Best For: Income-focused investors seeking affluent tenant pools
Key Investment Metrics:
- Median Price: $595,000
- Average Rent: $3,100/month (Realtor.com)
- Market Status: 5.2-month inventory (balanced)
Why It Made the List
Sarasota's combination of population growth and high tourist volume creates dual demand for both vacation and long-term rentals. With a 5.2-month single-family inventory supply and resilient pricing, Sarasota has demonstrated relative stability compared to growth-oriented metros during the current market cycle.
The arts scene, beaches, and quality of life attract affluent retirees relocating from the Northeast and Midwest. These tenants tend toward longer stays and lower turnover, reducing management headaches while maintaining premium rents.
10) Naples: Premium Segment Opportunity
Best For: Luxury investors seeking highest gross yields
Key Investment Metrics:
- Median Price: $699,000 (Realtor.com)
- Average Rent: $5,900/month (Realtor.com)
- Estimated Gross Yield: approximately 10.1% (based on Realtor.com median listing rent and median listing price)
- Market Status: 9.8 months condo supply (buyer's market)
Why It Made the List
Naples carries some of the highest listed rents on this list at $5,900/month, generating an estimated gross yield of approximately 10.1% based on Realtor.com's median listing rent and median listing price, a proxy for potential returns that varies by property-level expenses and actual occupancy. The city is a popular destination for retirees seeking warm climate, active lifestyle, and quality services.
Current buyer's market conditions create entry opportunities that haven't existed in years. For investors comfortable with higher entry prices, Naples offers an affluent, stable tenant pool that justifies premium acquisition costs.
How Fractional Ownership Opens These Markets
Traditional real estate investing in Florida requires significant capital, often $75,000+ for down payments plus closing costs, repairs, and reserves. Fractional real estate investing changes this equation.
mogul, a fractional real estate investment club founded by former Goldman Sachs executives, allows investors to purchase fractional ownership interests in property-specific investment club LLCs that own professionally vetted and managed single-family rentals, reducing the capital and operational barriers of direct ownership. Each property is placed into a state-registered LLC and fractionalized into shares, providing:
- Monthly dividends: Actual distributions proportional to ownership stake
- Potential tax benefits: Including depreciation-related benefits, depending on each investor's tax situation
- Potential appreciation upside and pro-rata sale proceeds: When properties sell after expected 3-10 year holds
- Professional management: No 3 AM tenant calls
- Community rewards: mogul Clubs distribute up to 2% in rewards to members
New members receive mogul's first $10k protection, covering up to $10k in losses in year one. With an average member investment of around $10k, mogul makes real estate investing more accessible and headache-free.
With mogul's rigorous selection process, less than 1% of properties reviewed pass diligence, giving you exposure to institutional-quality properties without institutional capital requirements.
Browse current investment properties to see what's available.
Disclaimer: The information provided in this guide is for educational purposes only and does not constitute financial, tax, or legal advice. Always consult with a licensed professional before making any financial or investment decisions.
Frequently Asked Questions
What rental yields should I expect from Florida investment properties?
Gross rental yields across major Florida metros vary significantly by market and property type. Most markets in this analysis fall between 7-9% gross yield, according to AmeriSave, with Naples reaching approximately 10.1% gross yield based on Realtor.com's median listing rent and price data. Net yields vary materially by property-level expense structure, including insurance, taxes, HOA, and management fees. Short-term rentals in tourist areas like Kissimmee can achieve approximately 11.7% gross yield according to GetChalet, though this varies by season and property type.
Is 2026 a good time to invest in Florida real estate?
Market conditions vary significantly by location. While Realtor.com's 2026 forecast projects median prices for existing homes and condos across major Florida metro areas to decline by an average of 1.9%, this creates buying opportunities in specific markets. Among the major Florida metros in Realtor.com's forecast, only the Miami-Fort Lauderdale-West Palm Beach metro is projected to post positive median-price growth, while Cape Coral/Fort Myers offers contrarian entry points during temporary softness.
What's the minimum capital needed to invest in Florida real estate?
Traditional direct ownership requires significant upfront capital. At 15%-25% down plus 2%-5% closing costs, a $300,000-$600,000 property can require roughly $51,000-$180,000 before reserves. Fractional platforms like mogul reduce this barrier significantly, allowing investors to build diversified portfolios across multiple properties and markets.
Which Florida cities work best for short-term rentals?
Kissimmee offers the strongest STR fundamentals due to year-round theme park demand, with GetChalet estimating roughly 11.7% gross yield and an average daily rate around $225 in 2026. Fort Lauderdale, Sarasota, and Naples also support vacation rental strategies, though seasonal demand patterns differ from Kissimmee's consistent tourism.
How does Florida's lack of state income tax benefit real estate investors?
Florida has no individual state income tax, so individuals generally do not pay Florida personal income tax on rental income or capital gains. Federal income and capital-gains taxes still apply, and other Florida taxes may apply depending on ownership structure. This advantage continues driving population migration from high-tax states, supporting sustained rental demand across Florida markets.