Tamarac Market Report

Tamarac, Florida sits in central Broward County between Coral Springs, North Lauderdale, and Sunrise. Tracking the local real estate market helps buyers and sellers align list pricing, timing, and expectations with what is actually happening on the ground. This Tamarac Florida real estate market report compiles the latest pricing, sales activity, time on market, and value real estate trends based on 2025 data, then pairs those numbers with broader Broward context so decisions are grounded rather than speculative.

The market has shifted over the past year as mortgage rates eased from 2024 highs and inventory built across parts of the FL housing market. Tamarac real estate remains primarily a resale market with a mix of single family homes, villas, and a large share of condos and 55-plus communities. Conditions vary by product type, but the headline story is longer marketing periods, more price reductions, and stable to slightly lower median prices compared with last year, even as Broward County overall held relatively steady.

What is the Current State of the Tamarac, FL Real Estate Market?

Year to date through September 2025, Tamarac’s housing market has shifted toward buyers. The median sale price has hovered around $315,000–$320,000, down roughly 3% year over year, and typical days on market have stretched from the low-60s into the ~100-day range, giving buyers more breathing room. 

Sales volume has held up, with about 114 closings in September 2025, essentially flat versus 2024, while Broward County as a whole logged just over 2,100 closed sales, a slight uptick that shows demand is still there when homes are priced to today’s norms. At the same time, inventory in Tamarac has climbed into the 900–950 active-listing range, in line with a broader Broward trend of more choice and more price cuts as sellers adjust to a slower pace.

Tamarac market at a glance (through Sept 2025)

• Median sale price: ≈ $316,000–$320,000 (down ~3% YoY)
• Typical days on market: up from ~60 to about 100+ days
• Closed sales (Sept 2025): ~114 in Tamarac; 2,100+ countywide
• Active listings: roughly 900–950 homes on the market, with a rising share needing price reductions

Average List Price

List prices in Tamarac have clearly come off the 2022–2023 highs. As of early fall 2025, most sources peg the median listing price in the city around $242,000–$249,000, with Realtor.com showing about $245,000 and Zillow’s citywide median list near $242,483. That translates to roughly $200–$210 per square foot on typical listings. With around 900 active listings on the market, Tamarac’s pricing reflects its condo-heavy and age-restricted mix, and 2025 list prices are running mid-single-digits below last year’s ZHVI home-value readings.

For context, Broward County’s median list price is closer to $395,000–$400,000, so Tamarac’s asking prices sit at roughly 40% below the county median, which is a key part of its “value play” story within Broward. That spread helps explain why competitively priced Tamarac listings can still draw showings even as days on market lengthen: buyers trading down from coastal or eastern submarkets see more house or condo for the money here.

Average Sales Price

Closed prices tell a similar story in the low-to-mid $300Ks. Zillow’s September 2025 data shows a median sale price around $310,833, while Realtor.com reports a typical sold price near $317,500. Redfin’s October 2025 update comes in slightly higher at a $325,000 median sale price, up about 2.4% year over year, with homes taking about 110 days to sell versus around 80 days a year earlier. Taken together, that puts Tamarac’s recent closings in a fairly tight $310,000–$325,000 band, with longer marketing times and a median sale-to-list ratio just under 1.0 (about 0.975), meaning most homes close at a small discount to list.

Countywide numbers sit noticeably higher. Broward’s median sale price runs in the $420,000–$455,000 range depending on the source and month, roughly 30–35% above Tamarac’s typical closing price. That gap underscores how Tamarac’s mix of condos, villas, and smaller single-family homes keeps its median lower than the broader county, even as individual neighbourhoods within Tamarac still see competitive bidding on well-presented listings.

Number of Homes Listed

Active inventory in Tamarac approached the low-to-mid nine hundreds by late September 2025, with roughly one hundred fifty new listings that month. That pace is healthier than the lean 2023 period and gives buyers more properties to compare by price, square footage, and condition. Data current to September 2025.

Late 2025 snapshots showed seven hundred to nine hundred active Tamarac listings on major search sites at any given time, which still supports the theme of improved selection relative to last year. Data current to late 2025.

Number of Homes Sold

Closed sales in Tamarac hovered in the low hundreds per month through Q3 2025. September 2025 posted approximately one hundred fourteen sales, essentially matching the prior year, which indicates that buyers remain engaged despite longer decision cycles. Countywide, Broward recorded roughly two thousand one hundred thirty two September 2025 sales, up from two thousand in 2024, reinforcing that demand has not disappeared even as days on market increased. Data current to September 2025.

The stability in closings suggests a market trending toward balance. Homes priced at or near fair market value, with recent system updates and accurate disclosures, are still moving within the standard marketing period for this cycle.

Average Days on Market

Marketing time lengthened materially in 2025. In September 2025, Tamarac’s average days on market was around one hundred one days, up from roughly sixty four days in 2024. The nearby 33321 zip, which covers much of Tamarac, showed a similar pattern with marketing time in the upper nineties. Data current to September 2025.

Longer days on market reflect several drivers: more inventory to choose from, seasonality coming off summer, and buyer sensitivity to carrying costs. Sellers comparing days last year should expect a wider spread between list date and effective contract date than during the faster 2021–2022 period.

Price Drops

Late-summer metrics showed a median sale-to-list ratio just under one, with more than three quarters of sales closing under original list price. These signals line up with what agents see during showings: buyers are negotiating for repairs or credits and targeting realistic list prices. Data as of August–September 2025.

The rise in price reductions is consistent with countywide conditions, where marketing windows lengthened and sellers made mid-listing adjustments to keep pace with nearby comparable properties. Buyers using sale price per square foot as a benchmark should compare by property type and HOA scope to avoid misreads across condos and fee-simple homes. Data current to September 2025.

How Have Home Values Changed in Tamarac, FL?

Home values in Tamarac have changed over the years, here is a quick snapshot of how the prices changes over various time periods:

One-Year Change

Over the past year, Tamarac’s median sale price has eased from roughly $325,000–$330,000 in Aug–Sept 2024 to about $315,000–$320,000 in Aug–Sept 2025, a drop of around 3%. Typical days on market have stretched from about 60–65 days to roughly 100+ days, and more homes now sell at a small discount to list. It is a mild reset, not a sharp downturn, similar to the “flat to slightly down” pattern across Broward.

Three-Year Change

Compared with 2022, Tamarac is still up. Median prices that were often in the $270,000–$280,000 range then now sit around $315,000–$320,000, roughly 12–18% appreciation over three years. The difference is in pacing: homes that moved in 35–45 days in 2022 now more often take close to three months, giving buyers more room to negotiate.

Five-Year Change

In 2020, Tamarac’s typical sale prices hovered around $220,000–$230,000; by 2025 they are in the low-to-mid $300,000s, a gain of about 35–45%. Most of that jump came in the 2021–2022 surge, when low rates and in-migration pushed prices up quickly. Limited new single-family construction has helped those higher values stick, even with some softening in 2025.

Ten-Year Change

Around 2015, many Tamarac homes traded in the low-to-mid $200,000s; today’s low $300,000s median implies roughly 30–50% appreciation over a decade. Condo and villa communities show more variation by building and HOA, but the overall slope is clearly upward. Long-term owners still sit on substantial equity gains, and a softer 2025 looks more like a pause inside a strong 10-year trend than a reversal.

How Are Mortgage Rates?

Mortgage rates influence monthly affordability and the pace of offers. As of November 6, 2025, the average 30-year fixed mortgage rate measured 6.22 percent according to Freddie Mac’s Primary Mortgage Market Survey. This rate is close to the lowest levels seen in 2025 and lower than many weeks in 2024, indicating better purchasing power compared to earlier this year.

Predictions for the next three, six, and twelve months are that rates will move within a mid-six band based on the development of inflation and Treasury yields. 

Is it a Buyer or Seller’s Market in Tamarac, FL?

On balance, Tamarac leans toward a neutral to buyer-tilted market in late 2025. The evidence is longer days on the market, a higher proportion of sales closing under list price, and a growing active inventory count. Buyers have more time to conduct inspections and compare sale price per square foot across similar properties. Sellers still succeed when pricing is aligned with the most recent closed comps in the same HOA or subdivision, but aspirational pricing tends to extend marketing periods in this period. Data current to August–September 2025.

Broward County’s flat median sale price year over year shows the region has not experienced a broad decline, which tempers downside risk. Tamarac’s condo share amplifies list-to-sale negotiation and days on market compared with single family-heavy suburbs. Accurate presentation, clean disclosures, and value-oriented list pricing remain the standard approach for achieving a fair outcome in this market cycle. Data current to September 2025.

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