MEDIAN SALE PRICE
$800K
▲ 16.6% YoY
MEDIAN $/SF
$316
▼ 10.5% YoY
ACTIVE INVENTORY
11
for sale
DAYS ON MARKET
63
▼ 27 days YoY
MONTHS OF SUPPLY
3.7
active ÷ 12mo sales pace
MARKET PULSE
0.55
Slight seller's
MEDIAN SALE PRICE OVER TIME
MARKET PULSE
embassy-lakes
BALANCED MARKET
Today 0.55 · Cooper City 0.33
MARKET SUMMARY · 12 MONTHS
| Median sale price | $800K | |
| Median $/SF | $316 | |
| Median days on market | 63 | |
| Total sales (12mo) | 3 | |
| New listings (12mo) | 4 | |
| Sold ÷ list price | 97.8% | |
| Sold below list | 67% | |
| Sale-to-just-value COUNTY | — | 1.10× |
| Owner-occupied COUNTY | — | 63.4% |
TIER HEALTH
Price-tier breakdown is published only for markets with 30+ active for-sale listings, so each tier's median clears the min-sample threshold (§2.2b · §7.4). This market reports at the summary level above.
WHAT LISTING SITES CAN'T SEE PUBLIC RECORDS · RECORDED DEEDS
63.4%
Owner-occupied (homestead) COUNTY
1.10×
Sale-to-just-value ratio COUNTY
46.3%
Homes sold, 10-yr COUNTY
+1.0%
Appreciation YTD · $/SF COUNTY CLOSED SALES
Appreciation YTD compares the median price per square foot of closed sales so far this year against the same period last year. Price per square foot rather than median price, because a median price moves with which homes sold — over this span South Beach ran +1.9% on median price but −4.3% per square foot. Effective tax rate: modeling in progress — the county roll carries no millage field, so we show “—” rather than an estimate.
Browse all condo buildings A–Z → · Monthly market report for Embassy Lakes → · Broward County market →
MARKET NARRATIVE
The for-sale market in Embassy Lakes, Cooper City, is carrying 11 active listings this week at a median list price of $748,900. Fresh supply arrived over the past month — 2 new listings — against 6 pending sales, putting the market pulse at 0.55, a balanced market. Homes are taking a median of 83 days on market. For context, Cooper City runs at a 0.3 pulse. If pending demand holds near this level, sellers keep the upper hand.
Generated from this week's snapshot · every figure cited appears on this page
FREQUENTLY ASKED · EMBASSY LAKES
How much do homes cost in Embassy Lakes?
The median sale price in Embassy Lakes is $800K over the trailing 90 days, and the median list price is $748,900.
Is Embassy Lakes a buyer's or seller's market?
Embassy Lakes is currently a balanced market. Its market pulse — pending sales divided by active listings — is 0.55; readings at or above 0.60 favor sellers and below 0.40 favor buyers.
How many homes are for sale in Embassy Lakes?
There are 11 active for-sale listings in Embassy Lakes as of snapshot 2026-W39, updated weekly.
How long do homes take to sell in Embassy Lakes?
Homes in Embassy Lakes spend a median of 63 days on market.
What is the price per square foot in Embassy Lakes?
The median list price per square foot in Embassy Lakes is $316.
What share of Embassy Lakes homes are owner-occupied?
About 63.4% of homes in surrounding Broward County are owner-occupied (homestead), per public property records — the county-level figure is shown because homestead data isn't published at the neighborhood level.
How often do homes sell in Embassy Lakes?
About 46.3% of homes in surrounding Broward County have changed hands over the past decade — roughly 4.6% per year — based on qualified arm's-length sales in public deed records. The county figure is shown because deed-level turnover isn't computed at the neighborhood level.
How long do homeowners typically own in Embassy Lakes?
Homeownership in Broward County skews long-term: only about 46% of homes had a qualified sale in the past decade, so roughly 54% of owners have held 10+ years, per public deed records.
Are home prices in Embassy Lakes rising or falling?
The median sale price in Embassy Lakes is $800K, up 16.6% year over year and the median price per square foot is down 10.5%. Figures compare the trailing 90 days to the same period a year earlier.
How much housing inventory does Embassy Lakes have?
Embassy Lakes has about 3.7 months of supply — active for-sale listings divided by the average monthly pace of closed sales over the trailing 12 months. Below roughly six months typically favors sellers; above it favors buyers.
Every figure above appears elsewhere on this page · snapshot 2026-W39.