If you are looking at real estate in Broward County, you’ve almost certainly circled both Tamarac and Coral Springs on your map. They sit right next to each other, share borders, and to an outsider, might look fairly similar on paper. But as any local agent will tell you, these two cities have distinct personalities, price points, and lifestyles.
Choosing between living in Tamarac vs. Coral Springs usually comes down to a trade-off between affordability and aesthetics. Tamarac is the central, budget-friendly option that is rapidly modernizing. Coral Springs is the polished, master-planned neighbor known for its strict building codes and cohesive look.
Let’s break down the differences so you can decide which side of the city line belongs in your property search.
Lifestyle & Vibe: Master-Planned vs. Relaxed Evolution
When you cross from Tamarac into Coral Springs, you can often tell immediately—not because of a sign, but because of the trees and the signage.
Coral Springs was built with a master plan in mind. The city is famous for its strict aesthetic codes; you won’t see towering golden arches or flashing neon signs here. Businesses are required to keep signage low and discreet, and the landscaping is lush and uniform. It feels polished, suburban, and very established. It has a strong reputation among households with children looking for a cohesive community feel.
Tamarac, on the other hand, has a more eclectic history. It started largely as a retiree haven—places like Kings Point are local landmarks—but the city is evolving fast. Today, it’s a mix of 1970s charm and brand-new mixed-use developments. While the median age in Tamarac is still about 10 years higher than its neighbor, a wave of younger buyers is moving in, drawn by the value. It feels more relaxed and diverse in its housing styles, shifting from a “retirement village” vibe to a bustling, modern suburb.
Real Estate Market: Affordability vs. Value
This is usually where the decision is made. The price gap between these two neighbors is significant, and your budget might make the choice for you.
Coral Springs is dominated by single-family homes on larger lots. While there are condos and townhomes, the market is driven by subdivisions of detached houses. Because of the master-planned nature and the demand for school zones, you pay a premium here.
- Median Home Value: Roughly $545,000.
- Inventory: Mostly 3+ bedroom single-family homes and upscale townhomes.
Tamarac is the king of value in this part of the county. The inventory here is heavily weighted toward condos, villas, and townhomes, specifically in 55+ communities, though all-ages housing is plentiful too. You can find single-family homes, but they tend to be older (1970s builds) and smaller than the sprawling layouts next door.
- Median Home Value: Roughly $295,000.
- Inventory: High volume of condos and villas; smaller single-family footprint.
If you are looking at the rental market, Tamarac generally offers more budget-friendly entry points. Coral Springs rentals often command a premium, especially if the home is zoned for specific charter or top-rated public schools.
Cost of Living: Taxes, HOAs, and Fees
It is dangerous to look only at the mortgage payment when comparing these two. You have to look at the total monthly nut, because taxes and HOAs behave differently in each city.
Let’s talk property taxes. Coral Springs actually has a lower millage rate (around 6.0 mills) compared to Tamarac (around 7.0 mills). However, because property values are so much higher in Coral Springs, your actual tax bill will likely be significantly higher there. A lower rate on a $600,000 house is still more money out of pocket than a higher rate on a $300,000 condo.
Then there are the HOA fees. This is the “gotcha” for many Tamarac buyers. Because so much of Tamarac’s inventory consists of condos and maintained villas, monthly HOA fees can be high—often $400 to $700+ per month. However, these fees often cover the roof, exterior, cable, water, and amenities.
In Coral Springs, most single-family homes have much lower HOA fees (or sometimes none in older non-gated sections), but you are responsible for your own roof, lawn, and pool maintenance. When calculating your budget for life in Tamarac, make sure you add that HOA fee on top of the mortgage to get a true comparison.
Schools and Education Options
For many buyers, this is the single biggest driver for moving to Coral Springs. The city has a long-standing reputation for high-performing public schools.
Coral Springs schools consistently score in the top tiers on sites like GreatSchools and Niche. The city is also home to highly competitive charter options, such as Coral Springs Charter School, which draws students from all over the area. If being zoned for an A-rated public school is your non-negotiable, Coral Springs is often the target.
Tamarac schools are more variable. While there are good local options, ratings tend to fluctuate more than they do next door. However, many Tamarac residents utilize Broward County’s magnet programs or charter schools to find the right academic fit while enjoying the lower cost of housing. It requires a bit more research and navigation, whereas Coral Springs is more “plug and play” regarding school zones.
Safety and Crime Trends
Safety is always a priority, and both cities have different profiles here.
Coral Springs consistently ranks as one of the safest cities in Florida for its size. The city has a well-funded police force and a lower population density, which helps keep crime rates low. It frequently earns “A” grades or “Very Safe” designations on crime indices.
Tamarac has a more complex safety profile. Statistically, crime rates are higher per capita than in Coral Springs, but real estate is hyper-local. The northwest section of Tamarac—the part that physically borders Coral Springs—tends to be statistically safer and quieter than the southeastern sections closer to the Turnpike.
When looking at a Tamarac real estate guide or listing, it is smart to check the specific neighborhood stats. In Coral Springs, the safety feel is fairly consistent city-wide; in Tamarac, it varies by block and community.
Commuting & Location: Access to the Rest of South Florida
Here is where Tamarac arguably beats Coral Springs.
Tamarac is centrally located. It has excellent access to the Florida Turnpike and Commercial Boulevard. If you work in downtown Fort Lauderdale or want to hit the beach on weekends, you can usually get there in 20 to 25 minutes. It is a commuter’s dream if you need to go east or south.
Coral Springs is tucked further into the northwest corner of the county, bordering the Everglades. While it has great access to the Sawgrass Expressway (perfect for commuting to Boca Raton, Sunrise, or Miami), it can feel like a “bubble.” Driving from the heart of Coral Springs to downtown Fort Lauderdale involves fighting through traffic on surface streets to get to the highway. That drive can easily take 30 to 45 minutes.
If you love the feeling of being tucked away in a quiet suburb, Coral Springs is perfect. If you want to be able to zip onto the highway and get to the airport quickly, Tamarac has the edge.
Shopping, Dining, and Parks
Lifestyle isn’t just about the house; it’s about what you do on Saturday.
Shopping: Coral Springs is the retail hub of the northwest. It is home to the Coral Square Mall and “The Walk,” an upscale open-air dining and shopping corridor that serves as the city’s downtown. Tamarac relies more on traditional strip centers and big-box stores along McNab and Commercial Boulevard.
Parks: Both cities excel here, but in different ways. The Coral Springs Sportsplex is a regional destination with an aquatic center, tennis center, and even ice rinks. It is massive and supports organized sports leagues. Tamarac focuses on community parks. Parks like Caporella Park and Waters Edge offer lovely walking paths, splash pads, and fitness stations, but they are generally smaller and more neighborhood-focused.
Dining: Coral Springs has a high density of rated restaurants and popular chains. However, Tamarac is known among locals for hidden gems—small, authentic ethnic eateries tucked into strip malls that offer incredible food at lower prices than the trendy spots next door.
The Verdict: Which City Fits You?
There is no “better” city, only the one that fits your stage of life and budget.
Choose Tamarac if:
- You want to keep your housing costs low (under $350K).
- You prefer a low-maintenance lifestyle (condo or townhome).
- You commute to downtown Fort Lauderdale and want to shave time off your drive.
- You don’t mind a neighborhood that is in transition and modernizing.
Choose Coral Springs if:
- Top-rated public school zoning is your number one priority.
- You want the “master-planned” aesthetic with tree-lined streets and strict signage.
- You are looking for a single-family home with a yard and don’t mind a higher price tag.
- You prefer a quiet, tucked-away suburban feel over central convenience.
Frequently Asked Questions
Yes, generally speaking. The median home price in Tamarac is roughly 40% lower than in Coral Springs. While Tamarac has higher millage rates for taxes and often higher HOA fees for condos, the overall cost of entry for housing is significantly lower.
Coral Springs generally features higher-rated public schools, with many achieving “A” ratings consistently. While Tamarac has educational options, including magnets and charters, Coral Springs is widely considered to have the stronger public school district boundaries.
Tamarac is closer to the ocean. Depending on traffic, you can reach the beaches at Lauderdale-by-the-Sea or Pompano Beach in about 20–25 minutes. From Coral Springs, especially the western side, that drive is typically 30–45 minutes.
It depends on how you measure it. Tamarac has a higher tax rate (millage), but Coral Springs has much higher property values. Consequently, the actual dollar amount written on the tax check is usually higher for a home in Coral Springs than a comparable-sized home in Tamarac.
