The Tamarac housing market is shifting, and which direction depends entirely on what you’re buying or selling.
Key takeaway
Current supply points to Tamarac staying a buyer’s market into 2027, but mostly for condos. With 8.7 months of condo supply, condo buyers have the most room to negotiate, while single-family homes sit much closer to balance. If you want a house, expect smaller discounts, and look at townhouses, the one property type whose median price rose.
Who this guide is for
You’re deciding whether to buy or sell in Tamarac now or wait, and you need to know which way prices are heading for the type of home you’re dealing with.
Tamarac housing market outlook: two markets heading different ways
Tamarac’s citywide 6.7 months of supply blends two markets heading in different directions. Florida Realtors treats 5.5 months of inventory as balanced: above that, buyers have the advantage; below it, sellers do.
Condos make up 367 of the city’s 673 active listings and sit well past that line, while single-family homes are at 5.1 months. That condo inventory pulls the citywide figure into buyer’s market territory. As a result, a citywide forecast understates how much room a condo buyer has to negotiate and overstates it for a house buyer. Your bargaining position over the next year depends far more on property type than on any citywide number.
Condo vs house forecast in Tamarac
Condos
Condos are the deepest buyer’s market in Tamarac. A typical condo now waits 115 days for a buyer, and the median sale price fell 8.8% year over year. Sellers who need to move are competing against a long list of active units, so buyers can ask for price cuts, repairs or closing credits.
The catch is that a falling price can reflect a pending special assessment or rising dues, so the cheapest unit can end up costing more to own. Before you count the discount as a win, ask the association for:
- its milestone inspection and reserve study status
- any planned assessments
- current dues
Single-family homes and townhouses
Houses and townhouses sell at a similar price point and in the same median 73 days, but they moved in opposite directions over the past year. The single-family median slipped 6%, while townhouses were the only Tamarac property type whose median price rose, gaining 4%. Townhouse price per square foot now edges past single-family homes, which suggests buyers will pay more for lower-maintenance space.
The catch: the townhouse gain rests on just 33 sales in one quarter, and none of them sold above list price. A rising median may reflect which units happened to sell rather than real buyer competition, so it could reverse next quarter.
What could change the Tamarac forecast
Condo associations are working through structural inspections and reserve funding studies:
- Milestone inspections: Under Florida Statute 553.899, condo buildings three habitable stories or taller must complete a milestone structural inspection by December 31 of the year they turn 30, or 25 where the local enforcement agency requires it. Buildings that reached 30 years of age before July 1, 2022, had to complete their first milestone inspection before December 31, 2024.
- Reserve studies: Structural integrity reserve studies were due by December 31, 2025, for most associations. No association may complete one after December 31, 2026.
These reviews can lead to special assessments. If owners keep listing units to avoid them, condo supply rises and prices are likely to soften further.
Holding costs will also shape demand. Citizens Property Insurance approved a statewide average decrease for 2026 homeowners policies. However, its recommended filing showed some Broward County condo unit-owner (HO-6) tiers rising by up to 12.2%, which adds to the cost of owning a condo and thins the buyer pool. Property taxes look steadier. Preliminary 2026 estimates put the median taxable value of a Tamarac single-family home at $202,379 and a condo at $92,110, and the city is proposing to keep its millage rate flat at 7.0000.
Demand is the final piece. Realtor.com’s 2026 forecast, as reported by Florida Realtors, points to a steadier Florida market as easing mortgage rates, rising incomes and growing inventory give buyers more choice. It expects buyer conditions to improve gradually and the recovery to be slow. If Tamarac’s growing inventory meets only slowly returning buyers, the condo surplus will take time to clear.
What the forecast means for buyers and sellers
Negotiating as a buyer
The median Tamarac condo sold for about 94 cents on the listed dollar. For illustration only: a condo listed at $150,000 that closes at the condo median sale-to-list ratio sells for about $141,450, roughly $8,550 under asking. An offer near that gap is normal in the condo market right now.
Single-family homes are different. A house listed at $385,000 that closes at the single-family ratio of 97.3% sells for about $374,600, roughly $10,400 under asking. That’s a much smaller share of the price, so an offer at a condo-sized discount will read as aggressive on a house.
A discount in a segment that’s still falling isn’t automatically a bargain. If condo prices keep sliding, a good negotiation can still leave you underwater on a short hold, so plan to own long enough to ride it out.
Pricing a home to sell
With about five months of single-family supply, price to the most recent closed sales, not to last year’s peaks. Only about 1 in 13 Tamarac houses sold above asking price last quarter. An overpriced listing sits while competitors cut their prices, and buyers who watch the days on market climb offer less. The first price matters more than it did in a tighter market.
Condo sellers face the most competition and should have their association documents ready immediately, because buyers will ask. Raul Lopez can pull recent closed sales for your specific building or street to help you set the right starting number.
Questions to narrow your next step
Start with property type. For a condo, read Condos and then Negotiating as a buyer. For a house or townhouse, read Single-family homes and townhouses.
If you couldn’t hold the home for several years while prices keep sliding, read What could change the Tamarac forecast before buying into the segment that is still falling. If the condo building you’re considering faces inspection, reserve or special-assessment work, do the association checks in Condos before you offer or list. If you need to sell before you buy, start with Pricing a home to sell, then read Negotiating as a buyer to see the other side of the table.
If you need a building- or street-level read on values, contact us to look at the latest closed sales in your exact neighborhood.
At a glance
- All homes: median sale price $299,857, down 6.3% year over year (90 days ending 2026-09-30)
- All homes: 308 sold, median 89 days on market, 96.1% sale-to-list, 5.9% sold above list (90 days ending 2026-09-30)
- All homes: 6.7 months of supply, 673 active listings, $220 median price per sq ft (90 days ending 2026-09-30)
- Single-family: median sale price $374,851, down 6% year over year; 146 sold; median 73 days on market (90 days ending 2026-09-30)
- Single-family: 97.3% sale-to-list, 7.6% sold above list, 5.1 months of supply, 243 active listings, $257 median price per sq ft (90 days ending 2026-09-30)
- Condo: median sale price $139,936, down 8.8% year over year; 129 sold; median 115 days on market (90 days ending 2026-09-30)
- Condo: 94.3% sale-to-list, 5.6% sold above list, 8.7 months of supply, 367 active listings, $132 median price per sq ft (90 days ending 2026-09-30)
- Townhouse (based on 33 sales): median sale price $371,954, up 4% year over year; median 73 days on market (90 days ending 2026-09-30)
- Townhouse (based on 33 sales): 97.6% sale-to-list, 0% sold above list, 5.5 months of supply, 59 active listings, $264 median price per sq ft (90 days ending 2026-09-30)
Tamarac housing market forecast FAQs
Are home prices going up in Tamarac?
Not overall. The all-homes median sale price fell 6.3% year over year to $299,857 in the 90 days ending September 30, 2026, with townhouses the exception. Statewide, the September 2026 single-family median rose 1.2% to $415,000, while condo and townhouse medians fell nearly 2%.
Is it better to buy a house in Tamarac now or wait until 2027?
It depends on your timeline and property type. Waiting may bring lower condo prices where supply is heaviest, but mortgage rates could move either way into 2027, and buyers already have the most negotiating room in condos today.
Is Tamarac a buyer’s or seller’s market right now?
It leans toward a buyer’s market overall, with just 5.9% of all homes selling above list price. Condos are deep in buyer territory, while single-family homes are close to balance.
Is the housing market slowing down in Tamarac like the rest of Florida?
Tamarac homes sell more slowly than the state average. The all-homes median was 89 days on market in the 90 days ending September 30, 2026. Statewide, single-family homes took a median of 51 days to go under contract in September 2026, 7 days shorter than a year earlier.
Where will Tamarac home prices be in 5 years?
No reliable city-level five-year forecast exists for Tamarac. Watch the quarterly months of supply for your property type as the leading signal for price direction.
Will Florida’s condo safety rules affect Tamarac condo prices?
They can. Inspection repairs and reserve funding often arrive as special assessments or higher dues, which push some owners to sell and weigh on prices in affected buildings.
Can I get an FHA loan on a condo in Tamarac?
Only if the condo project is FHA-approved or qualifies for a single-unit approval. Check the building on HUD’s Condominium Search tool, the only current source of approval status, or ask your lender to confirm.
Sources
- Redfin: Data Center
- Florida DBPR: Condominium Inspections
- Citizens Property Insurance: 2026 Recommended Rate Filing
- Tamarac Talk: Tamarac Proposes Flat Tax Rate
- Florida Realtors: Florida Housing Market Holds Steady in September
- Florida Realtors: 2026 Outlook
- Miami Realtors: Broward County Mid-Market Condo Sales Rise Again
- Florida Realtors: Stats Glossary
- Move With Momentum: News
