If you have been looking at investing in Broward County lately, you know the story. Fort Lauderdale prices have pushed well past the half-million mark for starter homes, and Miami feels like a different financial planet entirely. This is usually the moment when savvy investors start looking west, away from the beach, searching for numbers that actually pencil out.
That search often lands on Tamarac.
As of February 2026, Tamarac is arguably one of the last value plays left in South Florida. With a median home price hovering around $325,000, it sits significantly below the county average. But “cheap” doesn’t always mean “good investment.” Tamarac is not a speculative market where you buy a shack and flip it for double next year. Instead, it is a cash flow consistency play. The city is evolving from its reputation as a sleepy retirement village into a practical, urban-suburban hub for the local workforce.
However, the buy-in price is only half the story. While the purchase price is accessible, operating costs—specifically HOAs and insurance—can be the barrier to entry. If you are looking for South Florida real estate trends that favor the buy-and-hold strategy, Tamarac deserves a look, but you need to go in with your eyes wide open regarding the monthly expenses.
Tamarac Real Estate Market Trends: 2026 Forecast
The red-hot frenzy of the pandemic era is officially in the rearview mirror. What we are seeing in early 2026 is a market that is stabilizing, which is actually good news for investors who like to negotiate.
Inventory has risen about 15% year-over-year. Sellers are finally adjusting to the reality of normalized interest rates, and homes are sitting on the market a bit longer—around 105 days on average. This shift has moved us firmly into “buyer’s market” territory, giving you leverage on inspection items and closing costs that you wouldn’t have had two years ago.
There is also a significant “Affordability Gap” driving the rental market here. Because interest rates have kept mortgage payments high, many would-be buyers are stuck in the rental cycle. This sustains demand for landlords. From a value perspective, you are looking at roughly $235 per square foot in Tamarac, compared to $350 or more just a few miles east. The appreciation here is steady—think 4% to 5% annually—rather than explosive, which aligns with a long-term wealth preservation strategy.
Rental Market Analysis: Rents, Vacancy, and Tenant Profile
If you are running numbers to calculate rental property cash flow, Tamarac offers a compelling case, particularly if you target the right property type.
The tenant profile here has shifted dramatically. It’s no longer just retirees. You have a massive influx of healthcare professionals working at the nearby University Hospital, service workers, and households priced out of more expensive neighbors like Coral Springs. Consequently, vacancy rates are hovering low, around 3.7%.
What the numbers look like:
- Average Rent: ~$2,126 across all property types.
- 1-Bedroom Units: Typically range from $1,750 to $1,900.
- 3-Bedroom Single-Family Homes: The sweet spot, commanding $2,800 to $3,100+.
For most investors, the single-family home or townhome (3 bedrooms) is the safest bet. While condos are cheaper to buy, the rent-to-HOA ratio is often tighter. A standard single-family home attracts long-term tenants who stay for years, reducing your turnover costs and stabilizing your yield.
Top Neighborhoods for Investors in Tamarac
One of the most confusing aspects for out-of-town investors is distinguishing between age-restricted (55+) communities and all-ages neighborhoods. Tamarac has a lot of both. If you buy in a 55+ community, your tenant pool is restricted by law, so knowing the map is crucial.
Woodmont
This is an established area featuring a mix of single-family homes and villas, many with golf course views. It attracts a wide variety of residents due to the green space and layout. The inventory here is generally well-maintained, but be sure to check the specific HOA fees for each subdivision, as they vary wildly from $150 to over $600 per month depending on the amenities included.
The Woodlands
If you are looking for a value-add project or a flip, look here. The Woodlands features older, larger custom homes on generous lots. Many of these properties haven’t been updated since the 80s or 90s. There is potential here to renovate and hold as a high-end executive rental, or flip to a retail buyer looking for space.
Welleby
Welleby is a classic, solid workforce housing neighborhood. It offers a traditional suburban feel with winding streets and mature trees. The HOA fees here are generally lower and less intrusive than in the golf communities, making it a favorite for investors focused on net operating income.
Kings Point (55+ Restricted)
This is the “elephant in the room” on every property search engine. You will see condos listed for $130,000 to $170,000 and think you’ve struck gold. Proceed with caution. Kings Point is a 55+ community. The buy-in is cheap, but the monthly HOAs are aggressive—often $500 to $900 per month. While this covers water, cable, internet, and buses, the high fixed costs and age restrictions limit your exit strategy and tenant pool.
Note: Always review the “condo docs” for rental restrictions. Some communities require you to own the unit for 12 to 24 months before you are allowed to lease it out.
The “Big Three” Expenses: Taxes, Insurance, and HOAs
This section is where many deals die. In Tamarac, a “cheap” house can easily have negative cash flow if you underestimate the carrying costs. When you are estimating net operating income, you must be precise with these three line items.
Property Taxes
Tamarac has a higher millage rate than some neighboring cities to compensate for the lower property values. You should budget for a total tax bill that is roughly 1.2% to 1.4% of the assessed value. Do not rely on the current owner’s tax bill, as it is likely capped by exemptions that will disappear when you buy.
Insurance: The Deal Breaker
This is the reality of Florida investing in 2026. If you are buying an older home (especially with a roof installed before 2002), windstorm insurance premiums can be shocking. It is not uncommon to see quotes of $6,000 to $8,000 per year for a single-family home with an older roof.
- Pro Tip: Always demand a wind mitigation inspection during your due diligence period. A newer roof or hurricane straps can cut this premium in half.
HOA & Condo Fees
High fees in Tamarac often cover essential items like roof maintenance and exterior painting, which can be helpful. However, you must watch out for the “40-Year Recertification” (or safety inspection) laws. Many condos built in the 70s and 80s are facing mandatory concrete restoration and electrical updates. If the reserve funds aren’t there, owners get hit with massive Special Assessments. Avoid 3-story+ condos unless they have fully funded reserves.
Landlord Laws & Short-Term Rental Rules
Investors often ask about turning a Tamarac property into an Airbnb. While the search volume for this strategy is high, the reality is complicated.
Short-term rentals (STRs) are technically allowed in Tamarac, but they are strictly regulated. You must obtain a City Certificate of Use, a Business Tax Receipt, and pass safety inspections. Furthermore, most HOAs in the city—even the non-gated ones—have bylaws that explicitly ban leases under 3, 6, or 12 months.
For most investors, the path of least resistance is the traditional annual rental. Florida is generally a landlord-friendly state under Statute 83. However, Tamarac has active code enforcement. They keep a close eye on exterior maintenance, so if your tenant lets the lawn die or leaves trash cans out, you will be the one getting the fine.
Tamarac vs. The Competition: Coral Springs & Sunrise
If you are on the fence, it helps to compare Tamarac to its immediate neighbors.
Vs. Coral Springs: Coral Springs is generally considered “higher end” with highly-rated schools and higher rents. However, the entry price is roughly 40% higher than Tamarac. If your goal is appreciation and Class-A tenants, pick Coral Springs. If your goal is better cash-on-cash return for a starter home, Tamarac usually wins.
Vs. Sunrise: Sunrise is much busier and more commercial, anchored by the massive Sawgrass Mills mall. Tamarac feels quieter and more residential. Taxes in Sunrise can be slightly higher due to various city bonds. Overall, Tamarac offers a calmer environment that often appeals to long-term tenants looking for a quiet place to live.
Frequently Asked Questions
Kings Point can be a viable investment for cash flow, but only if you buy at a very low price point to offset the monthly fees. The HOA fees range from $500 to $900+ per month, and the 55+ age restriction significantly shrinks your pool of potential tenants. It is vital to calculate these fixed costs before making an offer.
You can, but it is difficult. While the city allows it with the proper licenses and inspections, the vast majority of homeowners associations (HOAs) in Tamarac strictly prohibit rentals of less than one year. You would likely need to find a single-family home in a non-HOA neighborhood to make this strategy work legally.
Condo prices appear low because the monthly carrying costs are high. Many units are priced under $150,000 because they come with HOA fees of $600+ per month and potential special assessments for 40-year safety certifications. The purchase price is discounted to account for these ongoing financial liabilities.
