If you are looking for a home west of I-95 in Broward County, you’ve likely narrowed your search down to two major contenders: Tamarac and Coconut Creek.
On a map, they sit right next to each other, but on the ground, they feel like distant cousins. Tamarac is often seen as the quiet, budget-friendly option with a lot of history. Coconut Creek, on the other hand, brands itself as the “Butterfly Capital of the World” and offers a greener, more upscale buzz.
Choosing between them usually comes down to three things: your budget, how much you care about school zones, and whether you prefer a renovated ranch-style home or a master-planned community. Here is a look at how living in Broward County looks from both sides of the city line.
Lifestyle & Vibe: Quiet Community vs. Eco-Centric Buzz
The biggest difference you will notice immediately is the pace of life.
Tamarac has historically been a retirement haven, and while that is changing rapidly, it still retains a relaxed, “bedroom community” atmosphere. The population is shifting younger, but the vibe remains unhurried. It is culturally diverse and feels like a mix of two eras: the older, established neighborhoods to the east and the newer, larger developments to the west. It’s the kind of place where neighbors know each other, but there isn’t a massive nightlife scene.
Coconut Creek feels more curated. The city has put a massive emphasis on environmental awareness, landscaping, and green spaces. The demographic here skews younger—the median age is around 38 compared to Tamarac’s 40-plus—and you see more young professionals and active families out and about.
The entertainment factor is where Coconut Creek really pulls ahead. It is home to The Promenade at Coconut Creek, an open-air lifestyle center that serves as the city’s “downtown.” With upscale dining, shopping, and the nearby Seminole Casino Coconut Creek (which hosts concerts and events, not just gambling), there is a legitimate social hub here that Tamarac lacks. If you live in Tamarac, you are likely driving to Coconut Creek or Coral Springs for your Friday night out.
Real Estate & Housing Costs: Renting and Buying
When we talk about the cost of living in South Florida, housing is the biggest variable. Generally speaking, your dollar goes further in Tamarac.
Tamarac is often the choice for buyers looking for an affordable entry point. The housing stock is generally older, with many single-family homes built in the 1970s and 80s. The trade-off is that you often get a larger lot and a solid concrete block home for a price that would only get you a townhouse in neighboring cities such as Sunrise. A typical single-family home here might hover around the $287,000 to $310,000 range, though renovated homes in western Tamarac can go higher.
Coconut Creek commands a premium. The median home value sits higher, often between $315,000 and $350,000 depending on the neighborhood. The inventory here is newer, with a lot of construction from the 1990s and 2000s. You will find more master-planned communities with uniform aesthetics, lakes, and winding sidewalks.
The HOA Factor
This is a critical detail for your monthly budget.
- In Coconut Creek: You will likely pay higher monthly HOA fees, but you are paying for visible value—gated entries, community pools, clubhouses, and immaculate landscaping.
- In Tamarac: Be careful with the “low” fees in older condo communities. While the monthly payment might look cheap, many older buildings are facing significant special assessments to keep up with new safety regulations. Always check the reserves if you are looking at older Tamarac condos.
Cost of Living Breakdown
Beyond the mortgage, the cost of living varies slightly between the two cities.
Property Taxes Both cities fall under Broward County tax laws, but your total tax bill will likely be higher in Coconut Creek. This is simply because the property values are higher, and newer infrastructure often comes with specific assessments. Tamarac’s older homes often have lower assessed values, keeping the yearly tax bite a bit softer.
Insurance Because both cities are inland—well west of the Intracoastal—windstorm insurance rates are somewhat better than what you would pay closer to the beach. However, rates are high across Florida. The age of the roof is the biggest factor here; a 1975 Tamarac home with an old roof will cost much more to insure than a 2005 Coconut Creek townhome with a new roof.
Discretionary Spending Daily expenses like groceries and utilities are comparable. However, the “lifestyle creep” is real in Coconut Creek. When you live five minutes from The Promenade, it is much easier to spend money on dinners, shopping, and entertainment than it is in the quieter pockets of Tamarac.
Schools and Family Friendliness
For families moving to the area, the school district is often the deciding factor.
Coconut Creek generally leads in public school ratings. Schools like Monarch High and several local elementary schools frequently maintain ‘A’ or ‘B’ ratings from the state. The feeder patterns here are a major draw for families who want to stick with the public school system.
Tamarac has a more mixed academic landscape. Many local zoned schools hold ‘C’ ratings or are in the process of developing their academic performance. Consequently, many families living in Tamarac opt for magnet programs, charter schools, or private education rather than utilizing their zoned school. If you are eyeing the neighborhoods in Tamarac or Plantation, you will want to have a plan for schooling, whether that’s a specific magnet program or a private option.
Parks and Recreation Both cities excel here, but in different ways.
- Coconut Creek is home to Tradewinds Park, one of the best regional parks in the county, featuring horse stables, a steam train, and the famous Butterfly World.
- Tamarac has invested heavily in community parks like Caporella Park and the Waters Edge Park, which are fantastic for local residents but operate on a smaller, neighborhood scale.
Safety and Community Perception
Safety is a top priority for anyone relocating to South Florida. Both cities are statistically safer than major urban centers like downtown Fort Lauderdale or Miami, but there are nuances.
Coconut Creek consistently ranks as one of the safer cities in Broward County. The abundance of gated communities and the heavy police presence near the casino and Promenade contribute to a very secure, upscale family reputation.
Tamarac is also statistically safe, ranking better than about 60% of U.S. cities, but the perception varies by neighborhood. The “New Tamarac” areas (North and West) generally have lower crime rates and feel very similar to Coral Springs or Coconut Creek. Some of the older sections in East Tamarac tackle higher rates of property crime. It is very much a street-by-street situation, so driving the neighborhood at night is always good advice.
Commute and Location Access
If you commute to Fort Lauderdale, Boca Raton, or Miami, both cities offer decent access to the major arteries.
Both cities hug the Florida Turnpike and the Sawgrass Expressway, making north-south or west-bound travel easy. However, Coconut Creek is physically located slightly further east than most of Tamarac. This geographical advantage can shave 5 to 10 minutes off a trip to I-95 or the beach.
Traffic patterns differ, too. Tamarac deals with standard rush-hour congestion on University Drive and Commercial Boulevard. Coconut Creek deals with “destination traffic”—Lyons Road and State Road 7 can get backed up with visitors heading to the casino or the shopping district, especially on weekends.
Pros and Cons: At a Glance
If you are trying to balance the checkbook against your lifestyle wish list, here is how the two compare.
Tamarac
- Pros: Significantly lower purchase price; larger yards; quiet, diverse neighborhoods; good access to the Sawgrass Expressway.
- Cons: Older homes often need renovation; public school ratings are mixed; lacks a true downtown or nightlife hub.
Coconut Creek
- Pros: “Move-in ready” newer homes; top-rated public schools; excellent dining and shopping at The Promenade; eco-friendly, manicured aesthetic.
- Cons: Higher cost of entry; strict and expensive HOAs; traffic congestion near major attractions.
Which City is Right for You?
So, where should you plant your roots?
Choose Tamarac if you are a value-conscious buyer who wants maximum square footage for your money. It is an excellent choice if you are handy and don’t mind updating a 1980s home, or if you are a retiree seeking a quiet, friendly community without the noise of a downtown center.
Choose Coconut Creek if you are looking for a turnkey lifestyle. If school zones are your number one priority, or if you want to live in a master-planned community where the pool and landscaping are taken care of for you, the premium you pay in Coconut Creek is worth it.
Frequently Asked Questions
Yes, generally speaking. While you can find luxury homes in Tamarac, the median home price and average rent in Coconut Creek are higher due to the newer housing stock and premium amenities.
Based on state ratings, Coconut Creek generally has higher-rated public schools, with several ‘A’ and ‘B’ rated options. Families in Tamarac often utilize charter schools or magnet programs to supplement the local zoned options.
No, Tamarac does not have a centralized downtown or lifestyle center. Residents looking for that “Main Street” walkability usually head to The Promenade in Coconut Creek or The Walk in Coral Springs.
Coconut Creek is slightly closer to the ocean. Depending on traffic, you can get to the beach in about 15–20 minutes from Coconut Creek, while the drive from western Tamarac is closer to 25–30 minutes.
