Location: Fort Lauderdale, FL | Metro: Fort Lauderdale, FL HUD Metro FMR Area
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $1,620 |
| 1 Bedroom | $1,750 |
| 2 Bedrooms | $2,140 |
| 3 Bedrooms | $2,920 |
| 4 Bedrooms | $3,380 |
| 5 Bedrooms | $3,921 |
| 6 Bedrooms | $4,392 |
| 7 Bedrooms | $4,743 |
| 8 Bedrooms | $4,980 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $1,750 | $142,316 | 1.23% | A |
| 2BR | $2,140 | $249,058 | 0.86% | C |
| 3BR | $2,920 | $549,108 | 0.53% | F |
| 4BR | $3,380 | $619,670 | 0.55% | F |
U.S. Census Bureau data (2024)
Dania Beach, FL, ZIP code 33004, is characterized by a moderately sized population of 17,094 residents, with a significant rental market where 61.3% of the residents are renters. The area's median household income stands at $52,574, which places it squarely in the middle-income bracket. The median home value in this ZIP code is $325,914, indicating a relatively affordable housing market compared to some other parts of Florida.
The rent economics in 33004 are compelling for investors. The Fair Market Rent (FMR), which is set by HUD and used for determining payment standards for Section 8 vouchers, is $1,890 per month for the fiscal year 2024. In contrast, the Zillow Observed Rental Index (ZORI), which reflects actual market rents, shows an average of $2,603 per month. This suggests a potential gap between what voucher holders can pay and the market rate, offering opportunities for both hands-off operators and those looking to add value through property improvements.
For hands-off Section 8 operators, the ZIP code offers a steady stream of tenants who can rely on government subsidies to cover their rent. The lower FMR compared to market rates means that landlords can expect consistent occupancy without the need for extensive property management efforts. However, the higher market rent indicates that there is room for value-add strategies, such as improving properties to command higher rents from non-voucher tenants or converting units to market-rate rentals once they are no longer subsidized.
In conclusion, Dania Beach's ZIP 33004 presents a balanced opportunity for Section 8 investors. With a strong rental market and a mix of incomes, the area supports both passive income generation and active property management aimed at maximizing returns. The current economic landscape, marked by an FMR of $1,890 and a market rent of $2,603, provides a clear path for either approach depending on the investor's goals and resources.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.