WHERE WE OPERATE
Broward Medical Office Market
The one South Florida market with room in it — highest vacancy, lowest rent, and $747 million of hospital construction going up behind it.
THE MARKET
Room between two expensive neighbours.
Broward sits between the two priciest medical office markets in Florida and trades at a discount to both. Space costs $34.71 a foot to rent here against $49.17 in Miami-Dade. Buildings sell for $364 a foot against $524.
The reason is straightforward: Broward has vacancy. Just over one in ten square feet is empty — 1.4 million feet of it — while Miami-Dade and Collier both run above 94% occupied. In a county of two million people with $747 million of hospital construction underway, that space is not going to stay empty indefinitely.
Broward County, at a glance
1.98M
Broward County residents
$77,633
median household income — highest of our South Florida markets
936
medical office buildings
1.4M SF
medical office sitting vacant
Why owners should care
Three forces, one direction
Vacancy is the opportunity, not the problem.
1.4M SF empty in a county of two million people.
You’re buying at a discount to both neighbours.
$364/SF against Miami-Dade’s $524 and Palm Beach’s $380.
$747M of hospital construction generates demand for the clinical space around it.
THE HEALTHCARE BUILDOUT
$747M+ going up.
Phase 1 · 2029
$670M
Memorial Regional surgical & patient bed tower
400,000+ SF of new construction, 150 acuity-adaptable beds. Largest healthcare project in any market we cover.
Mid 2026
$61.8M
Memorial emergency departments
Two adult and pediatric facilities — Miramar and Pembroke Pines.
Open
$15.59M
Memorial Cardiac & Vascular Institute
~20,000 SF of clinical space at Memorial Hospital West.
Broke ground Feb 2026
—
Baptist Health, west Broward
Cost not public.
The two markets CoStar · August 2026
Broward has two medical office markets.
The market as a whole carries real vacancy — more than any other market we cover. What’s actually for sale is the way into it.
The full marketEverything that exists
10.5%vacancy — 89.5% occupied13.2M SFacross 936 medical office buildings
8.0%market cap rate
+16.6K SFabsorbed, past 12 months
What’s for sale~6% of the market
74buildings and suites for sale right now735K SFon the market
$364/SFmedian closed sale, trailing 12 months
8.0 motypical time to sell
The opportunity
How you get into a market this tight.
The market is 94% full.
Tenants are competing for space, and almost nothing new is being built.
A few of the buildings for sale sit empty.
Value-add buildings offers brokers overlook because they're not stabilized.
Buy one and lease it up.
You end up owning income-producing medical office in a market where owners cannot get in.
Recent tradesCoStar · August 2026
What’s actually traded in Broward.
The five most recent single-building medical office sales in Broward County. Below them, where a building like yours has been landing.
| Property | Size | Price | Per SF | Closed |
|---|---|---|---|---|
| 3251 N State Rd 7Margate · built 2020 | 31,246 SF | $14.7M | $470 | Aug 2026 |
| 407 SE 24th StFort Lauderdale · built 1954 | 6,200 SF | $3.22M | $519 | Aug 2026 |
| 7100 W Commercial BlvdLauderhill · built 1985 | 16,645 SF | $6.8M | $409 | Aug 2026 |
| 2900 W Cypress Creek RdFort Lauderdale · built 1984 | 43,444 SF | $8.1M | $186 | Jul 2026 |
| 2701 NE 14th Street CswyPompano Beach · built 1977 | 8,286 SF | $2.78M | $335 | Jul 2026 |
By building size
Mid-sized buildings carry the discount.
| Building size | Trades | Median | Middle half of trades |
|---|---|---|---|
| Under 5,000 SF | 10 | $429/SF | $365 – $564/SF |
| 5,000 – 15,000 SF | 14 | $311/SF | $250 – $400/SF |
| Over 15,000 SF | 6 | $325/SF | $179 – $424/SF |
Suites
The lowest entry price of any market we cover.
30· $112.6M
Whole-building sales. Buying the building.27· $19.1M
Individual suite sales. Buying the floor.Broward’s median suite ticket is $450,000 — roughly 60% of Miami-Dade’s.
condominium units and multi-property portfolio allocations excluded from medians.
Where We Work
Coverage across Broward County
We work medical office throughout Broward — from Las Olas through the Memorial and Cleveland Clinic corridors.
Fort Lauderdale
Downtown & Las Olas
Weston
Cleveland Clinic Florida
Hollywood
Memorial Regional
Pembroke Pines
Memorial West & Miramar
Coral Springs
Coconut Creek & Parkland
Plantation
Sunrise & Davie
median $/SF — Downtown Ft Lauderdale $630 · SW Broward $397 · Hollywood $333 · Pompano $316 · Coral Springs $297 · Plantation $285
FAQs
The questions we get most
What is a medical office building worth in Broward County right now?
It depends on whether it's leased or owner-occupied, what the build-out supports, and on how well it’s leased. Broward carries more vacancy than any market in South Florida, so income matters more here. A Broker Opinion of Value is free and confidential, and it's the fastest way to get a real number for your specific building rather than a market average.
I still practice in my building — can I sell without relocating?
Yes. A sale-leaseback lets you sell the building and sign a lease to stay in the space you've built your practice around — you take the equity out without moving. It's a natural fit for owners who want liquidity, not a move.
How do you find buildings that never get listed?
Anyone can see the listings. The off-market positions behind them are what we bring. We work exclusively in medical office and we've built our own tools for sourcing off-market — sellers get a quiet exit, buyers get first look.
Does White Coat Capital cover all of Broward County?
Yes — from Fort Lauderdale and Hollywood through Coral Springs, Plantation, Pembroke Pines, and Pompano Beach.
Own medical office in Naples
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