MEDIAN SALE PRICE
$470K
trailing 90d
MEDIAN $/SF
$282
per sqft
ACTIVE INVENTORY
1
for sale
SOLD VS. ORIGINAL ASK
96.9%
NEW97.3% of final list
DAYS TO CONTRACT
34
NEW81 to close
MARKET PULSE
0.62
shown at Cooper City level
MEDIAN SALE PRICE OVER TIME
MARKET PULSE
embassy-lakes
SELLER'S ADVANTAGE
Shown at Cooper City level
MARKET SUMMARY · 12 MONTHS
| Median sale price | $470K | |
| Median $/SF | $282 | |
| Median days on market | 56 | |
| Total sales (12mo) | 8 | |
| New listings (12mo) | 10 | |
| Sold ÷ original ask NEW | 96.9% | |
| Sold ÷ final list price NEW | 97.3% | |
| Sold below original ask NEW | 75% | |
| Median days to contract NEW | 34 | |
| Median days to close NEW | 81 | |
| Months of supply | — | — |
| Sale-to-just-value ALL HOMES COUNTY | — | 1.10× |
| Owner-occupied ALL HOMES 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.
TIME TO SELL · LISTING TO CLOSING
NEW34
days, listing → contract
35
days, contract → closing
81
days, listing → closing
Medians of 8 closed sales, Nov 2025 – Oct 2026. Days are counted from the listing date.
WHAT LISTING SITES CAN'T SEE PUBLIC RECORDS · RECORDED DEEDStax-roll figures cover all homes · appreciation is condos and townhomes
63.4%
Owner-occupied (homestead) COUNTY
1.10×
Sale-to-just-value ratio COUNTY
46.3%
Homes sold, 10-yr COUNTY
-1.6%
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 →
FREQUENTLY ASKED · EMBASSY LAKES
How much do condos and townhomes cost in Embassy Lakes?
The median sale price in Embassy Lakes is $470K over the trailing 90 days, and the median list price is $475,000.
Is Embassy Lakes a buyer's or seller's market?
Embassy Lakes is currently a seller's market. Its market pulse — pending sales divided by active listings — is 2.00; readings at or above 0.60 favor sellers and below 0.40 favor buyers.
How many condos and townhomes are for sale in Embassy Lakes?
There are 1 active for-sale listings of condos and townhomes in Embassy Lakes as of snapshot 2026-W45, updated weekly.
How long do condos and townhomes take to sell in Embassy Lakes?
Condos and townhomes in Embassy Lakes spend a median of 56 days on market.
What is the price per square foot in Embassy Lakes?
The median list price per square foot in Embassy Lakes is $282.
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.
Every figure above appears elsewhere on this page · snapshot 2026-W45.