Northeast Broward County Summary
Fort Lauderdale, Lauderdale-by-the-Sea, Pompano Beach, Hillsboro Beach and Deerfield Beach
Through August 2026, the Northeast Broward waterfront condo market is showing stronger buyer demand and improving market conditions across several important coastal segments. Sales activity is running ahead of last year in the broader oceanfront market, Fort Lauderdale Beach, Galt Ocean Mile, Pompano Beach and condos with boat slips, while inventory levels have moved several oceanfront markets into seller-advantage territory.
The improvement is particularly notable after several years of adjustment in the South Florida condo market. Buyers continue to pay close attention to insurance costs, reserve funding, assessments and building condition, but the latest six-month data shows that demand has strengthened even as buyers remain selective. The result is a market where conditions vary considerably by location, but several key segments are performing better than they were a year ago.
The broader Northeast Broward County oceanfront condo market provides the clearest view of the regional trend. The market now shows a seller advantage, with 8.8 months of supply and a Waterfront Market Index of 64. Sales activity increased 15.4% year over year during the latest six-month period, while median sale price rose 9.4% to $700,000 and median price per square foot increased 6.9% to $499. The sale-to-list price ratio also improved to 95%, while days on market remained relatively stable at 74 days.
Fort Lauderdale Beach continues to stand out for its increase in sales activity and pricing. Closed sales increased 44.2% year over year, while median sale price rose 20.2% to $1,575,000 and median price per square foot increased 7.3% to $826. The market now has 12.9 months of supply and a Waterfront Market Index of 66, placing it in seller-advantage territory. Days on market increased to 83 days and the sale-to-list ratio eased to 92%, showing that buyers are still taking time to evaluate properties and negotiate even as overall demand has strengthened.
Galt Ocean Mile also remains in seller-advantage territory, with 7.3 months of supply and a Waterfront Market Index of 66. Sales increased 14.3% year over year, while median price per square foot was essentially stable at $428. Marketing time improved significantly, with median days on market declining from 84 to 67 days, and the sale-to-list price ratio increased from 92% to 94%. These figures show stronger transaction activity and improved market efficiency even though pricing has remained relatively stable on a per-square-foot basis.
Lauderdale-by-the-Sea is also currently showing a seller advantage, with 8.4 months of supply and a Waterfront Market Index of 61. Sales activity declined 21.1% year over year, while median sale price fell 7.8% to $560,000 and median price per square foot declined 3.9% to $446. At the same time, days on market improved substantially from 71 to 53 days and the sale-to-list price ratio remained steady at 95%. Because this is a smaller market, changes in the size and mix of units sold can have a greater impact on short-term pricing and sales statistics.
Pompano Beach continues to post some of the strongest year-over-year gains among the oceanfront markets we track. Sales activity increased 32.5%, while median sale price rose 30.1% to $735,000 and median price per square foot increased 15.2% to $500. With 8.0 months of supply and a Waterfront Market Index of 63, the market remains in seller-advantage territory. The median size of units sold also increased 12.1%, which contributed to the rise in median sale price, while the increase in price per square foot confirms that pricing strengthened as well.
Fort Lauderdale condos with boat slips remain in balanced market territory, but the latest data shows improving sales and pricing. Closed sales increased 13.2% year over year and median sale price rose 11.1% to $461,250. Median price per square foot held steady at $364, while days on market and the sale-to-list price ratio were unchanged at 71 days and 95%. With 10.2 months of supply and a Waterfront Market Index of 53, this specialized segment continues to offer relatively balanced conditions for both buyers and sellers.
The most important takeaway is that buyer demand has improved across much of the Northeast Broward waterfront condo market. Fort Lauderdale Beach, Galt Ocean Mile, Lauderdale-by-the-Sea and Pompano Beach are all currently showing a seller advantage, while Fort Lauderdale condos with boat slips remain balanced.
The latest data points to a healthier waterfront condo market, but performance continues to vary by location and property type. Stronger sales activity and improving pricing are supporting several oceanfront segments, while buyers remain focused on building finances, insurance costs, assessments, property condition and overall value. That makes individual building and property analysis especially important in the current market.
Local Market Watch Reports – Dig Deeper
This article provides a high-level overview of Northeast Broward County’s waterfront condo market. For a deeper dive into a specific area or property type, explore the full market reports below.
Northeast Broward County Oceanfront Condos
Start here for the broadest perspective. This report covers oceanfront condos in Fort Lauderdale, Lauderdale-by-the-Sea, Pompano Beach, Hillsboro Beach and Deerfield Beach. The latest data shows stronger sales activity and pricing, with the broader regional market now showing a seller advantage.
Median Sale Price: $700,000 | Supply: 8.8 months | Waterfront Market Index: 64 (Seller Advantage)
Fort Lauderdale Beach Oceanfront Condos
This report provides a closer look at the Fort Lauderdale Beach oceanfront condo market, excluding the Galt Ocean Mile. Sales activity and pricing have increased substantially compared with the same six-month period last year, placing this higher-priced oceanfront segment in seller-advantage territory despite a relatively large selection of available properties.
Median Sale Price: $1,575,000 | Supply: 12.9 months | Waterfront Market Index: 66 (Seller Advantage)
Galt Ocean Mile Oceanfront Condos
This report focuses on the Galt Ocean Mile, one of Fort Lauderdale’s most established oceanfront condo corridors. Sales activity has improved, marketing times have shortened and the sale-to-list price ratio has increased, while price per square foot has remained relatively stable. These conditions continue to support a seller advantage.
Median Sale Price: $622,000 | Supply: 7.3 months | Waterfront Market Index: 66 (Seller Advantage)
Lauderdale-by-the-Sea Oceanfront Condos
This report examines oceanfront condos located directly on the sand in Lauderdale-by-the-Sea. Sales and pricing were lower than the same six-month period last year, but properties sold more quickly and current inventory levels place the market in seller-advantage territory. Because Lauderdale-by-the-Sea is a smaller market, short-term statistics can be influenced more heavily by the mix of units sold.
Median Sale Price: $560,000 | Supply: 8.4 months | Waterfront Market Index: 61 (Seller Advantage)
Pompano Beach Oceanfront Condos
This report examines Pompano Beach’s oceanfront condo market, which continues to show strong sales and pricing momentum. Sales increased sharply compared with the same period last year, while both median sale price and median price per square foot posted significant gains. Inventory remains below the local balanced-market benchmark for this segment.
Median Sale Price: $735,000 | Supply: 8.0 months | Waterfront Market Index: 63 (Seller Advantage)
Fort Lauderdale Condos with Boat Slips
This report focuses on Fort Lauderdale condominium communities that offer boat slips, private docks or marina facilities with ocean access. Sales activity and median pricing improved compared with the same six-month period last year, while price per square foot, days on market and the sale-to-list ratio remained stable. The segment continues to provide balanced conditions for buyers and sellers.
Median Sale Price: $461,250 | Supply: 10.2 months | Waterfront Market Index: 53 (Balanced)
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. Months of Supply is one of the most important factors in determining whether a particular market favors buyers or sellers, or if it is balanced.
What is a “Balanced” waterfront condo market in South Florida?
Waterfront condo markets in South Florida typically carry more inventory than traditional non-waterfront residential markets. Many units are second homes or investment properties, and their owners may be willing to leave them on the market longer while waiting for an acceptable price. The amount of inventory associated with a balanced market also varies by location and price range, which is why months of supply should be considered together with sales activity, days on market, sale-to-list ratios and recent pricing trends.
Why is the trailing six-month analysis important?
The trailing six-month analysis combines the most recent six months of sales instead of relying on a single month. This is especially useful in waterfront and luxury condo markets, where lower monthly sales volume and differences in price, size, view, building and condition can create significant short-term fluctuations. Comparing the latest six months with the same six-month period one year earlier also helps reduce the effects of seasonality.
Why can two nearby oceanfront condo buildings perform differently?
Oceanfront condo values are influenced by more than location and square footage. Buyers also consider the building’s financial condition, reserve funding, insurance costs, pending assessments, completed inspections, maintenance history, amenities, parking, rental restrictions and unit condition. These differences can create meaningful variations in demand and pricing, even between neighboring buildings with similar ocean views.
What should buyers review before purchasing a waterfront condo?
Buyers should carefully review the condominium budget, financial statements, reserve information, milestone inspection reports, structural integrity reserve studies, insurance coverage, meeting minutes, pending assessments and building rules. For condos with boat slips, buyers should also confirm slip ownership or assignment, vessel restrictions, water depth, bridge clearance, marina fees and access to the Intracoastal Waterway or ocean.
