If you have been scouring listings in Broward County lately, you’ve probably noticed a pattern: Fort Lauderdale is getting pricier, and Coral Springs has very little inventory under half a million dollars. That is usually the moment buyers start looking at Tamarac. It has built a reputation as a “value pocket”—a place where you can still find decent square footage without draining your savings account.
But if you look at the raw data for early 2026, you might see a median sale price hovering around $325,000. I need to stop you right there because that number is incredibly misleading. Tamarac is unique because its market is split almost evenly between traditional houses and 55+ condos. That blended number drags the average down, making the city look cheaper on paper than it might be for a buyer looking for a standalone three-bedroom home.
The good news is that the market temperature right now is definitely in your favor. We are seeing a shift toward a Buyer’s Market, with inventory up about 15% year-over-year. Homes are sitting on the market for roughly 105 to 113 days, which means you have breathing room to negotiate. You don’t have to rush into a decision overnight like you did a few years ago. However, while sticker prices are attractive, you need to keep a close eye on the “hidden” costs, specifically rising HOA fees and insurance premiums, which we will get into shortly.
Tamarac Home Prices by Property Type
To really understand what you’ll pay, we have to separate the single-family homes from the condos. If you are looking for a standard house with a yard and a driveway, that median price of $325,000 isn’t going to get you far. The “real” entry-level price for a solid single-family home in Tamarac is significantly higher.
- Single-Family Homes: For a standard 3-bedroom, 2-bathroom home, you should budget between $415,000 and $460,000. If you are looking in premium subdivisions like Woodmont, that number can easily climb to $550,000 or more. Even with these higher numbers, the price per square foot here sits around $235, which is still a bargain compared to the $278+ you would pay just across the street in Coral Springs.
- Condos & Townhomes: This is where the numbers get skewed. You will see listings for condos priced between $150,000 and $185,000. In older 55+ communities like Bermuda Club or parts of Kings Point, prices can even dip as low as $120,000. This huge stock of affordable condos is what pulls the city-wide average down, but it is a completely different market segment than the single-family sector.
The Impact of 55+ Communities on Pricing
You can’t talk about Tamarac real estate without talking about the active adult communities. Places like Kings Point and The Mainlands make up a massive chunk of the housing stock here. If you are a retiree, this is great news; if you aren’t, it explains why some listings seem too good to be true.
The trade-off here is usually a very low purchase price versus a high monthly carrying cost. For example, you might see a unit in Kings Point listed for $130,000. That looks like a steal until you see the monthly association fees.
In many of these communities, monthly HOA dues are now ranging from $600 to over $800. This covers things like guard gates, clubhouses, extensive amenities, and increasingly, fully funded reserves for insurance and roof maintenance. So while the mortgage on a $130,000 condo is tiny, the total monthly payment might be closer to what you’d pay for a much more expensive property elsewhere. It is vital to look at the total monthly output, not just the asking price.
Cost by Neighborhood: Where to Look
Pricing in Tamarac isn’t uniform; it varies wildly depending on which side of McNab or Commercial Boulevard you are on. If you are trying to narrow down your search, here is a quick look at what different budgets will get you in the key areas.
- Woodmont: This is generally considered the premium choice in town. You get golf course views, larger lots, and a more upscale feel. Consequently, you are paying for it—single-family homes here average around $550,000, while condos in the area hover near $280,000.
- The Mainlands: If you are looking for a single-family home but want to stay budget-conscious, this is a common stop. Most sections are 55+ active adult communities. The homes are smaller, but they are detached single-family houses with a median price typically between $330,000 and $370,000.
- Westwood & Heathgate: For buyers who aren’t looking for age-restricted communities, these neighborhoods offer great value. You can find solid, all-ages single-family homes here that offer more space for your dollar compared to similar areas further east.
Tamarac vs. The Neighbors: Price Comparison
When clients ask me if Tamarac is “worth it,” I usually pull up the comps for the surrounding cities. It is the easiest way to see the value proposition. The most common comparison is Coral Springs, which shares a border with Tamarac.
- Vs. Coral Springs: Living in Tamarac is roughly 40% cheaper than Coral Springs. The median price in Coral Springs is upwards of $640,000. While Coral Springs has a stricter aesthetic code and arguably a more uniform look, you are paying a massive premium for it. If you are willing to drive five minutes south, you save hundreds of thousands of dollars.
- Vs. Sunrise: Sunrise is another popular option, especially near the Sawgrass Mills mall. However, Sunrise tends to be much busier and more commercial. Tamarac is generally quieter, and you will find that single-family homes here are often $50,000 to $70,000 cheaper than comparable homes in Sunrise.
- Vs. Fort Lauderdale: Comparing Tamarac to Fort Lauderdale is a bit like comparing apples to oranges, but the main factor is space. In Tamarac, you get much more square footage and a yard for your money. The trade-off, of course, is the commute; you are looking at a 20 to 25-minute drive to get to the beach or downtown Fort Lauderdale.
Beyond the Mortgage: HOAs, Taxes, and Insurance
If you only calculate your mortgage principal and interest, you are going to be in for a rude awakening. In Florida—and specifically in Broward County—your carrying costs can sometimes equal your mortgage payment.
- HOA Fees As mentioned earlier, condo fees are seeing massive hikes due to new state laws requiring fully funded reserves. You should expect condo HOAs to run $400 to $900 per month. For single-family homes in non-gated neighborhoods, fees are often zero. In governed communities, they are much more modest, typically $100 to $250 per month.
- Property Taxes Tamarac has a slightly higher millage rate than some of its neighbors, with an effective tax rate of around 1.44%. However, because home values are lower here, your actual bill might still be lower than in a city with a lower rate but higher home prices. The median tax bill is roughly $3,325 annually.
- Insurance This is the “Florida Factor” everyone talks about. Insurance rates have stabilized slightly but are still high. For a single-family home, especially one with a roof older than 10 years, you should budget between $3,260 and $4,000 per year. If the roof is brand new, you might see that number drop closer to $2,500.
What Can You Buy for Your Budget in 2026?
To put all these numbers into perspective, let’s look at what specific budgets can actually buy you right now.
If your budget is around $200,000, you are likely looking at a renovated 2-bedroom, 2-bathroom condo, almost certainly in a 55+ community. Alternatively, you might find a smaller townhome that needs some cosmetic work.
Bump that budget up to $450,000, and you are in the sweet spot for a single-family home. This gets you a solid 3-bedroom, 2-bathroom house in a neighborhood like Heathgate or a very nice, updated home in The Mainlands.
At the $650,000 mark, you are looking at the top of the local market. This budget gets you a large, fully updated home in Woodmont, likely with a private pool and a view of the golf course or water.
Frequently Asked Questions
Yes, significantly. On average, homes in Tamarac are about 40% cheaper than in Coral Springs. While Coral Springs has a higher median price point (over $640,000), Tamarac offers similar square footage and access to amenities for a much lower entry price.
It varies wildly by property type. For single-family homes, fees are generally low, around $100 to $250 per month, or non-existent in some areas. However, for condos—especially in 55+ communities—fees often range from $600 to over $900 per month due to amenities and reserve requirements.
As of early 2026, Tamarac is considered a Buyer-Friendly market. Inventory has risen, and homes are sitting on the market for an average of 105 to 113 days, giving buyers more leverage to negotiate price and repairs.
The low sticker prices (often under $160,000) are largely due to the high concentration of 55+ communities. These properties have age restrictions that limit the pool of buyers, and they often come with high monthly maintenance fees that suppress the initial purchase price.
