Northeast Broward County Summary
Fort Lauderdale, Lauderdale-by-the-Sea, Pompano Beach, Lighthouse Point, Deerfield Beach and Wilton Manors
The latest Local Market Watch reports show a stronger August 2026 picture for single family ocean access homes across Northeast Broward County. Sales activity has improved meaningfully across each of the waterfront segments we track, while months of supply has moved lower and Market Index readings now favor sellers throughout the region.
This is an important shift because the ocean access market spent the past several years moving through a post-pandemic adjustment period. Inventory is no longer at the extremely tight levels seen during the peak of the market, but buyer demand has strengthened enough to absorb available supply more efficiently. For many buyers, the appeal remains clear: private dockage, access to the Intracoastal or Atlantic Ocean, and the ability to keep a boat behind the house remain difficult to duplicate.
The broader Northeast Broward Single Family Ocean Access market provides the clearest view of the current trend. Current conditions favor sellers, with 6.0 months of supply and a Waterfront Market Index of 80. Sales activity increased 27.6% year over year in the latest six-month period, while median sale price rose 11.3% to $2,025,000 and median price per square foot increased 10.5% to $823. That combination of stronger sales volume, higher pricing, and slightly faster market pace suggests the segment has regained momentum.
Fort Lauderdale remains the largest ocean access home segment in Northeast Broward, making it one of the most important indicators for the broader waterfront market. The August data shows a strong seller’s market, with 6.8 months of supply and a Market Index of 85. Sales activity increased 30.6% year over year, while median sale price rose 18.1% to $2,775,000 and median price per square foot increased 4.0% to $889. Days on market also improved, although the sale-to-list price ratio eased slightly, suggesting that buyers are active but still paying close attention to condition, dockage, insurance costs and pricing.
Pompano Beach is showing one of the tighter inventory positions among the ocean access markets we track. With 4.3 months of supply and a Market Index of 79, the August report shows a seller-advantaged market supported by stronger sales activity and improved pricing. Sales increased 28.6% year over year, while median sale price rose 18.0% to $1,475,000 and median price per square foot increased 8.7% to $746. Market pace also improved, with days on market falling from 74 to 61, suggesting stronger buyer engagement and more efficient absorption of available inventory.
Lighthouse Point remains one of Northeast Broward’s most specialized boating markets. With 5.7 months of supply and a Market Index of 78, current conditions favor sellers, supported by limited inventory and stronger sales activity. Closed sales increased 22.2% year over year, while median price per square foot rose 6.6% to $857. The median sale price declined 3.2%, but the median size of homes sold also declined 7.5%, suggesting that changes in the size and mix of homes sold had a meaningful impact on the headline price trend.
Non-waterfront single family homes east of US-1 are also an important part of the coastal lifestyle story. These homes are not on the water, but they remain highly desirable for buyers who want to live close to the beach, restaurants, parks, marinas and yacht clubs without paying direct waterfront pricing. With 5.3 months of supply and a Market Index of 74, this segment is also showing a seller advantage. Median sale price rose 4.8% year over year and median price per square foot increased 6.2%, showing that demand for near-the-coast single family homes remains strong even without private dockage.
The most important takeaway from the August reports is that buyer demand strengthened across both waterfront and near-the-coast single family markets. Ocean access homes are benefiting from renewed sales activity and limited waterfront supply, while non-waterfront homes east of US-1 are also showing stronger pricing as buyers continue to value coastal location.
The data suggests that the coastal single family market has moved beyond simple stabilization. Buyers are still selective, especially when it comes to condition, insurance costs, dockage, seawall condition and pricing, but stronger sales activity and improved pricing trends suggest that well-positioned homes are still attracting serious demand.
Local Market Watch Reports – Dig Deeper
This article provides a high-level overview of Northeast Broward County’s single family home market near the coast. For a deeper dive into a specific area or property type, explore the full market reports below.
Northeast Broward County Single Family Ocean Access Homes
Start here for the broadest perspective. This report covers single family ocean access homes across Northeast Broward County, including Fort Lauderdale, Pompano Beach, Wilton Manors, Lauderdale-by-the-Sea, Lighthouse Point, and Deerfield Beach. The report provides valuable context for understanding how the region’s waterfront single family market is performing as a whole.
Median Sale Price: $2,025,000 | Supply: 6.0 months | Waterfront Market Index: 80 (Seller Advantage)
Fort Lauderdale Single Family Ocean Access Homes
This report provides a closer look at Fort Lauderdale’s ocean access home market, one of the most active and influential waterfront single family segments in South Florida. The latest data shows stronger sales activity, higher median pricing, and a strong seller’s market reading, suggesting that buyer demand remains healthy even as buyers continue to evaluate condition, boating characteristics and pricing carefully.
Median Sale Price: $2,775,000 | Supply: 6.8 months | Waterfront Market Index: 85 (Strong Seller’s Market)
Pompano Beach Single Family Ocean Access Homes
This report examines Pompano Beach’s single family ocean access market, where waterfront homes continue to attract buyers looking for boating access, coastal proximity, and relative value compared to some nearby waterfront markets. The August data shows stronger sales activity, rising median price, improved price per square foot, and a faster market pace.
Median Sale Price: $1,475,000 | Supply: 4.3 months | Waterfront Market Index: 79 (Seller Advantage)
Lighthouse Point Single Family Ocean Access Homes
This report focuses on Lighthouse Point’s single family ocean access market, one of Northeast Broward’s most established boating communities. The latest data shows a seller-advantaged market, supported by limited inventory and stronger sales activity. Because Lighthouse Point is a smaller and more specialized market, changes in the size and mix of homes sold can have a noticeable impact on median price from one period to the next.
Median Sale Price: $2,700,000 | Supply: 5.7 months | Waterfront Market Index: 78 (Seller Advantage)
Northeast Broward County Single Family Non-Waterfront
This report focuses on single family non-waterfront homes east of US-1 in Northeast Broward County, including Fort Lauderdale, Lauderdale-by-the-Sea, Pompano Beach, Lighthouse Point and Deerfield Beach. These properties are not on the water, but they remain popular with buyers who want to live near the coast.
Price per square foot for these homes is about 27% lower than the broader ocean access segment, making this segment an important alternative for buyers who want the coastal lifestyle without direct waterfront pricing.
Median Sale Price: $1,200,000 | Supply: 5.3 months | Market Index: 74 (Seller Advantage)
Frequently Asked Questions
What is the Waterfront Market Index?
The Waterfront Market Index uses a proprietary methodology to give consumers a concise view of overall market conditions. Because every market segment is different, each area requires specialized analysis to understand its true balance between buyers and sellers. The index also considers recent buyer demand, days on market, and sale-to-list price ratios to provide a more complete picture than inventory alone.
A score near 50 generally indicates a balanced market, while higher scores favor sellers and lower scores favor buyers.
How is “Months of Supply” calculated?
Months of Supply estimates how long it would take for all current listings to sell if no new properties came on the market and sales continued at their current pace. It is calculated by dividing the number of active listings by the average monthly sales volume.
How are ocean access homes different from non-waterfront homes?
Ocean access homes are influenced by many factors that do not apply to traditional non-waterfront homes. In addition to location, size, condition, and recent comparable sales, buyers also evaluate dockage, bridge clearance, water depth, canal width, seawall condition, boating access, insurance costs, elevation, and proximity to the inlet. These details can create meaningful differences in value, even between homes that appear similar at first glance.
Non-waterfront homes near the coast are different. They do not offer private dockage or direct water access, but they can still offer strong lifestyle value because of their proximity to beaches, restaurants, parks, marinas, yacht clubs, and coastal neighborhoods.
Can I own a boat without owning a waterfront home?
Yes. Many coastal homeowners keep their boats at local marinas, yacht clubs, or dry-storage facilities instead of owning a home with private dockage. For some buyers, this can be a more practical option because it may reduce maintenance responsibilities, insurance considerations, and the premium associated with direct waterfront ownership while still allowing them to enjoy the boating lifestyle.
