Key West is a premium-priced metro in the South with a small but investable metro of 50,000. At a 2.63% estimated cap rate, this is a appreciation-focused market where rents of $3,530/mo lag behind home prices. With a median home price of $935,000 and steady population growth supports long-term rental demand, Key West is primarily an appreciation play that requires creative strategies to generate positive cash flow.
Market data powered by Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI) · Updated Feb 2026
Key West's 0.4% rent-to-price ratio is well below the 1% rule. At median prices of $935,000, the $3,530/mo rent produces only $2,053/mo in NOI. Investors here need to target below-median properties or pursue value-add strategies to make the numbers work.
At current rates, a 20% down conventional loan ($187K at 7%) would result in approximately $-2,921/mo cash flow — negative at median prices. Larger down payments, seller financing, or buying 15–25% below median are strategies to turn the numbers positive.
Property taxes consume 19% of gross rent here — one of the highest ratios in our dataset. This significantly compresses margins and makes Key West a market where tax-conscious underwriting is essential. Every deal should be stress-tested with potential assessment increases.
Pre-filled with Key West medians. Adjust to match a specific property.
Factor in financing to see your actual return on invested capital in Key West.
Key West, FL has a population of 50,000 and has been growing at 1.9% annually — above the national average, suggesting steady demand pressure on housing. The median home price of $935,000 paired with median rents of $3,530/mo produces an estimated cap rate of 2.63%.
Property taxes at 0.86% fall within the national average range and shouldn't present unusual challenges. The vacancy rate of 5.2% is moderate and within normal parameters for a healthy rental market.
At a price-to-income ratio of 18.5x, homes cost about 18.5 times the local median income of $50,639. This elevated ratio means homeownership is stretched, supporting rental demand but limiting buyer pools. Home values have appreciated at roughly 3.7% annually. Above-average appreciation adds an equity component to total returns, though deals should still pencil on cash flow alone.
Bottom line: At current median prices, Key West is challenging for pure cash flow investing. Consider BRRRR strategies with below-market purchases, or look at neighboring metros with stronger price-to-rent ratios.