Question 1

Do you have Fort Lauderdale office, industrial, or multifamily cap rate and vacancy numbers?

Accepted Answer

Not published ones we're willing to quote you. A current sourced pull of Broward-specific office, industrial, retail, hospitality, and multifamily vacancy, absorption, rent, and cap rate data was not available when we researched this page. Rather than repeat a stale or unverified figure, we underwrite your asset on its actual rent roll, trailing operating statements, and a fresh appraisal, and an agency or wholesale lender will do the same. If a broker quotes you a metro cap rate, ask for the source and the date.

Question 2

What's the demand story behind Port Everglades for a commercial permanent lender?

Accepted Answer

Real cargo and cruise volume, not a growth headline you should repeat. In fiscal 2025 (October 2024 through September 2025), Port Everglades generated $48.3 billion in economic activity, supported 295,166 jobs statewide including 13,139 direct jobs, moved a record 1.167 million TEUs, and handled a record 4.7 million cruise passengers. The port's own release also reports that economic impact grew 72% year over year, but that jump is substantially a methodology change: the study began capturing energy-related user impacts it hadn't fully accounted for before. The levels are citable. The 72% growth figure is not something you should build a pro forma around.

Question 3

Is Broward County actually growing enough to support long-term commercial demand?

Accepted Answer

Not on the population count, no. Broward's population fell by 372 people in the year to July 1, 2025, the net of 29,517 domestic out-migration against 24,944 international arrivals. Total nonfarm employment in the Fort Lauderdale metro division was 909,100 in June 2026, down from 914,100 a year earlier and 915,500 two years earlier, and county unemployment rose to 4.5% from 3.7%. Health care and education, at 126,100 jobs and up 2.4% year over year, is the only named sector adding jobs. Underwrite the asset's own tenant demand and location, not a growth story the county-level data doesn't support.

Question 4

How does Florida's judicial foreclosure process factor into permanent-loan risk in Broward?

Accepted Answer

It's slower than a non-judicial state, and Broward runs in the state's worst litigation tier. Florida foreclosures go through the circuit court; the national average time to complete a foreclosure was 563 days in Q2 2026, against 155 days in non-judicial Texas. The Palm Beach, Broward, and Miami-Dade region has 27.27% of property insurance claims litigated, more than three times the 8.16% rate in the rest of Florida and well above the 12.10% statewide figure. That tri-county litigation environment is a real input into how a permanent lender prices risk on a Broward asset, separate from the foreclosure timeline itself.

Question 5

What will my property tax bill look like after I close on a stabilized Broward asset?

Accepted Answer

Plan for a reset to market, and check the millage where the asset actually sits. 2025 total millage in Broward ranges from 16.2843 in Weston to 23.1875 in Lauderdale Lakes, with Fort Lauderdale proper at 18.4464, a spread of nearly 7 mills inside one county, worth about $2,800 a year on a $400,000 assessment. Florida's 10% non-homestead assessment cap resets on change of ownership, so a seller's tax bill understates what a buyer pays in the first full year. Run the actual parcel's millage code, not a single county average, before you size a permanent loan.

Question 6

Does Broward's deed tax structure work the same as Miami-Dade's for a commercial closing?

Accepted Answer

No, and it costs less. Broward pays the standard statewide documentary stamp rate of 70 cents per $100 of consideration on the deed and 35 cents per $100 on the note and mortgage. Miami-Dade alone runs a different structure, a 60 cent base plus a 45 cent discretionary surtax, which is not due on a document that transfers only a single-family dwelling. On a commercial deed that surtax applies, so Miami-Dade runs higher than Broward. Don't budget a Broward acquisition or refinance against a Miami-Dade closing-cost estimate. For a deal that needs to season before it's ready for this kind of long-term debt, see our CRE bridge financing.

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