Broward County, Florida · Wholesaling

Wholesaling Real Estate in Broward County, FL: Local Data, Off-Market Leads and Deal Math

Broward County is almost fully built out, running from beach cities on the coast to master-planned suburbs that stop at the edge of the Everglades.

In Broward, every foreclosure is a court case, so a wholesaler who reaches the owner soon after the filing has the best shot at a deal.

With little vacant land left, nearly every wholesale deal is a resale of existing housing, from older coastal ranch homes to gated subdivisions out west.

Wholesale leads Broward County, FL 3D hero: blue house with an assigned contract, SOLD sign, cash and keys with assignment deals, cash buyers and updated daily badges

Cross-referenced tax rolls and property appraiser records

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Where Broward County wholesale leads come from

About 2 million people live in Broward County, where the median home value is near $415,000, and the median household income is around $78,000.

Countywide, the median home value is $414,600 and median household income is $77,633, so affordability is tight and buyers chase anything priced below retail. Owner-occupancy stands at 63.6% with median gross rent of $1,907, meaning more than a third of households rent and investor demand for rentable single-family homes and townhomes stays strong.

1 Pre-foreclosures and tax-delinquent homesAll foreclosure lawsuits in the county are filed with the Broward County Clerk of Courts and heard in the Seventeenth Judicial Circuit, so one court docket covers every city. Property taxes are collected by the Broward County Tax Collector, now an independently elected office that took over from a county department. Unpaid bills are sold as tax certificates at an annual sale, and the county's Records, Taxes and Treasury Division runs the tax deed auctions. A certificate holder can apply for a tax deed two years after the April 1 delinquency date, so older delinquencies deserve a closer look.See tax late leads

2 Probate and inherited homesCountywide probate is handled by the Probate Division of the Seventeenth Judicial Circuit, which posts its own required forms and local procedures. A cooperative personal representative with court authority can often move a sale forward without long delays.See probate leads

3 Tired landlords and vacant homesRoughly 36% of Broward homes are rented, with heavy concentrations in older coastal cities and some central suburbs. Rental registration and code rules vary by city, so pull code enforcement cases from the specific municipality, and watch for abandoned-property registrations that lenders file when a home in default sits empty.See eviction leads

Official offices

Broward County, FL offices that hold the public records

Wholesalers in Broward County, FL pull their records from the offices below. Visit each one for its current search tools, fees and sale calendars.

Broward County Clerk of Courts

Countywide circuit civil dockets, foreclosure sales and probate case filings

Broward County Records, Taxes and Treasury Division

Tax deed auctions and the county's statutory repository for Official Records

Broward County Records (Official Land Records)

Recorded deeds, mortgages and liens used in title and lien searches

Broward County Tax Collector

Independent constitutional office collecting real estate and tangible property taxes

Broward County Property Appraiser

Parcel values, exemptions and owner mailing addresses countywide

Seventeenth Judicial Circuit Probate Division

Required probate forms and local procedures for Broward estates

Broward County neighborhoods worth a closer look

01 Entry-level ZIP codesIn 33319 (Fort Lauderdale), 33313 (Fort Lauderdale), and 33442 (Deerfield Beach), median values are near $247,000 to $264,000, the lowest in the area. Entry-level prices tend to appear in central cities such as Lauderhill, Lauderdale Lakes, and North Lauderdale, where older homes and condos are common.See verified leads

02 High-value ZIP codesBy contrast, 33301 (Fort Lauderdale), 33076 (Pompano Beach), and 33067 (Pompano Beach) have medians near $746,000 to $885,000. High-value areas include Parkland, Weston, and Southwest Ranches, with large lots and newer construction near the western edge.Get fresh data

03 Owner-occupied ZIP codesMeanwhile, in 33029 (Hollywood), 33026 (Hollywood), and 33331 (Fort Lauderdale), about 83% to 90% of homes are owner-occupied. Owner-occupied suburbs such as Coral Springs, Pembroke Pines, and Miramar are full of single-family homes in planned communities.Look up owners

04 Renter-heavy ZIP codesFinally, 33020 (Hollywood), 33314 (Fort Lauderdale), and 33004 (Dania) have the highest renter shares, about 61% to 64% of occupied homes. Renter-heavy markets include Lauderhill and Pompano Beach, along with many condo-heavy areas east of Interstate 95.See lead generation

Local snapshot

Broward County, FL in numbers

Census QuickFacts estimates comparing Broward County, FL with the state of Florida and the nation.

Median home value

Broward County, FL

$414,600

Florida

$359,000

United States

$332,700

Median gross rent

Broward County, FL

$1,907

Florida

$1,669

United States

$1,413

Median household income

Broward County, FL

$77,633

Florida

$74,568

United States

$80,734

Owner-occupied homes

Broward County, FL

63.6%

Florida

67.6%

United States

65.2%

Sample wholesale math at the Broward County, FL median

After-repair value (Census median)	$414,600
Repair allowance (15% example)	$62,000
Maximum allowable offer (70% of ARV minus repairs)	$228,000
Example assignment fee	$12,500
Your contract price with the seller	$215,500
Gross rent yield for a buyer at median rent	7.9%

This is only an example. A real Broward offer rests on recent sold comps, a contractor's repair bid and the condition of the house itself, never on a countywide median.

33301 · Fort Lauderdale: snapshot

$884,800

Median home value

$124,812

Median household income

19,503

Population

14,581

Housing units

37.2%

Owner-occupied homes

62.8%

Renter-occupied homes

21.5%

Single-unit homes

21.8%

Vacancy rate

FLORIDA FORECLOSURE DATA

1 in 2,397

Housing units with a foreclosure filing

#3 of 50

State foreclosure rate rank

1 in 3,569

U.S. rate, for comparison

Judicial

Florida foreclosure process

$415,000

Broward County median home value

RENT AND EQUITY ESTIMATES

$2,568

Median gross rent per month

3.5%

Est. gross rent yield (rent x 12 / value)

Market note: Vacancy is 21.8% and the median home value is $884,800. 37.2% of occupied homes are owner-occupied and 62.8% are renter-occupied. With this many rentals, a large share of potential sellers here are landlords. The Census counts seasonal and vacation homes as vacant, so some of this vacancy is part-time residents rather than empty houses.

Broward County housing stock: what wholesalers need to know

Broward's housing ages from east to west. The coastal cities hold older block homes and mid-rise condos, many built decades ago.

Moving west, you find suburbs developed later, with newer construction, planned communities, and active HOAs. A wholesaler working the whole county needs to adjust repair estimates and buyer expectations as the property moves from older eastern neighborhoods to newer western ones.

Condos are a large part of the county's stock. Florida's post-Surfside laws now require milestone inspections and structural reserve studies for older buildings of three or more stories.

Some associations have levied large special assessments to fund repairs. Owners who cannot pay become motivated sellers, but buyers need full disclosure of assessments, so gather association documents before marketing the contract.

Western suburbs offer a different kind of deal. Homes there are usually in better shape, but HOA rules, leasing limits, and transfer fees can narrow your buyer pool.

Pre-foreclosure and probate leads in these areas often carry real equity, because many owners bought years ago. Matching each property to a buyer who understands the specific community will help you close faster and protect your reputation.

See probate leads

Florida foreclosure law and Broward County wholesale deals

Broward County at a glance

2,013,317

Population (2025 estimate)

63.6%

Homes that are owner-occupied

$414,600

Median owner-occupied home value

$1,907

Median gross rent

$77,633

Median household income

In Broward, every foreclosure is a lawsuit in the Seventeenth Judicial Circuit, and the Clerk of Courts sells the property at an online auction.

Owners keep the right to redeem only until the Broward Clerk files the certificate of sale, which leaves a borrower behind on payments little time. A contract signed early in the case gives that owner a way out before the auction date arrives.

Figures from U.S. Census Bureau QuickFacts, Broward County, Florida use the 2020–2024 American Community Survey and the July 1, 2025 population estimate; foreclosure steps follow the state foreclosure law summary.

Florida is a judicial foreclosure state, so a lender must win a court judgment before any sale. After the complaint and lis pendens, the owner has 20 days from service to respond, and cases that are fought can take a long time.

The sale is generally set 20 to 35 days after judgment, and redemption is cut off once the clerk files the certificate of sale. Since Broward's docket is large, track case status regularly so you reach owners before a sale date is set.

Broward's buyer pool leans toward landlords and rental funds buying suburban single-family homes, plus local flippers working older coastal neighborhoods.

See eviction leads

Timeline

Florida foreclosure timeline for Broward cases

Florida foreclosures run through the courts. Below are the usual stages and typical timing for a Broward case, so you know when an owner is most open to a conversation.

Missed payments and federal 120-day wait

Months 1-4

Before a Broward foreclosure can be filed, federal servicing rules generally require the loan to be more than 120 days delinquent.

Complaint filed and lis pendens recorded

Typically month 4 or later

The lender files suit with the Broward County Clerk of Courts and records a lis pendens in the Official Records kept by Broward's Records, Taxes and Treasury Division, which puts the case on the public record.

Service and answer deadline

20 days after service

Once served, the Broward owner gets 20 days to file a response; if that deadline passes, the lender can ask the Seventeenth Judicial Circuit for a default.

Litigation and summary or final judgment

Often several months to a year or more if contested

A case nobody fights moves quickly through the Broward docket, but motions and mediation in a contested file can drag it out much longer.

Sale date set and notice published

Sale 20 to 35 days after judgment; notice for 2 consecutive weeks

The final judgment fixes the sale date, and notice runs in a newspaper or on a public website, with the second newspaper notice appearing at least 5 days before the Broward Clerk of Courts' online auction.

Clerk auction, redemption cutoff and certificate of title

Redemption until the certificate of sale is filed; objections within 10 days

Redemption stays open until the Broward County Clerk of Courts files the certificate of sale (or a later time the judgment sets), and if nobody objects within 10 days, the Clerk issues the buyer a certificate of title.

Best outreach window: In Broward, the stretch from the lis pendens to the final judgment leaves owners the widest set of options, so check the Clerk's docket weekly and make calm, no-pressure contact during those months.

Lining up Broward attorneys and title agents

Title company

Because Broward records deeds through its Records, Taxes and Treasury Division rather than the clerk, have your title agent search those official records closely for association liens and municipal code liens.

Confirm early whether the agent will insure a closing that follows an assignment or a same-day double close.

Florida closing

Florida deals close through title agencies or real estate attorneys, and neither is legally required in every sale.

Broward custom has the buyer pay for the owner's title policy and select the agent, and the state's documentary stamp tax on deeds is 70 cents per $100, customarily paid by the seller.

Look up owners

Costly wholesaling errors in Broward County

A common Broward error is underestimating HOA and condo restrictions in planned suburbs, including leasing caps and buyer approval. A landlord buyer who learns the community bans rentals will cancel, so check the rules before you sign.

Another mistake is ignoring insurance cost on older homes east of Interstate 95, where roof age and flood exposure push premiums up. Add those costs to your buyer's numbers so the deal still works after closing.

See verified leads

Building a repeatable process

Step 01 · Build the systemOnce a week, export new foreclosure and probate filings from the Clerk, then match them against the Tax Collector's delinquent accounts and the tax deed auction list. Group leads by city so you can check each city's code cases, and reach out to the newest filings first.See probate leads

Step 02 · Learn and refocusTrack lead volume and contract rates by city and by property type, such as condo, townhome, or single-family. Record which buyers close on time and which cities' lien searches slow closings.Look up owners

OUTREACH

Wholesale within the rules

Distressed Broward owners deserve clear explanations and time to consider an offer with family or a lawyer.

Florida has no specific wholesaling statute, yet Chapter 475 generally requires a license to sell or advertise another person's property for pay, so unlicensed wholesalers should market only their equitable interest and tell sellers openly that they may assign.

Get fresh data

Next steps

To get started in Broward County, pick the ZIP codes and price band you will work, sign up for a steady feed of distressed leads such as ForeclosuresDaily.com lead lists, and check the new filings every week.

The Census profile for Broward County carries the current population and housing figures. Before you make a first offer, have cash buyers and a title agent ready to go.

See lead generation

FAQ

Broward County, FL wholesaling FAQ

What does a Broward County wholesale deal look like from contract to closing?

You sign a purchase contract with a motivated Broward owner, then assign your equitable interest in that contract to a cash buyer for a fee. The buyer closes, usually taking the house as-is, through a Florida title agency or real estate attorney. Suburban landlords and flippers working older coastal blocks are the usual end buyers.

What does Florida's Chapter 475 mean for wholesalers?

Florida has no statute aimed at wholesaling, but Chapter 475 generally requires a real estate license to sell or advertise another person's property for pay. Unlicensed wholesalers in Broward should market only their contract interest, tell sellers openly that they may assign, and have a Florida real estate attorney review the paperwork before the first deal.

What do Broward wholesalers earn on a deal?

No fee is standard; each spread depends on the contract price and what the end buyer can pay. In Broward, condo special assessments, HOA transfer fees and insurance on older homes east of Interstate 95 all cut into a buyer's margin, so your fee has to fit after those costs are counted.

Why do Broward wholesalers use ForeclosuresDaily.com?

ForeclosuresDaily.com has supplied off-market seller leads since 2004 and adds new leads daily. For a Broward wholesaler, that steady flow is a chance to contact motivated sellers ahead of the competition and to start conversations before other investors working the same county do.

Can I legally assign a purchase contract in Broward County?

Yes, assigning your equitable interest in a contract is generally allowed because Florida has no wholesaling statute. The catch is Chapter 475, which requires a license to sell or advertise someone else's property for pay, so market only your contract and disclose the assignment.

How long does a Broward County foreclosure usually last?

Broward cases go through the Seventeenth Judicial Circuit and can run many months if the borrower responds and contests. The owner has 20 days after service to answer, and once a final judgment is entered the sale is usually set 20 to 35 days out.

Who runs tax deed auctions in Broward County?

The county's Records, Taxes and Treasury Division conducts tax deed auctions. Tax certificates are sold earlier by the Broward County Tax Collector, and a holder can apply for a deed two years after the April 1 delinquency date.

How do I buy a house that is in probate in Broward County?

Look up the case through the Clerk and work with the personal representative the Seventeenth Judicial Circuit has appointed. If the court must approve the sale, build that step into your timeline and keep your buyer informed.

How do closings work for Broward wholesale deals?

Title agencies and real estate attorneys both close deals, and Broward custom has the buyer pay for the owner's title policy and pick the agent. The seller customarily pays deed stamps of 70 cents per $100, and you should confirm early that the agent will insure an assignment or double close.

Who are the cash buyers for Broward wholesale deals?

Landlords and rental funds are a large share of buyers for suburban single-family homes, while local flippers work older coastal neighborhoods. HOA leasing limits and insurance costs east of Interstate 95 can narrow the pool for a given house.