MEDIAN SALE PRICE
$943K
▲ 24.4% YoY
MEDIAN $/SF
$359
▲ 6.5% YoY
ACTIVE INVENTORY
7
for sale
SOLD VS. ORIGINAL ASK
97.0%
NEW97.9% of final list
DAYS TO CONTRACT
23
NEW51 to close
MARKET PULSE
0.37
shown at Cooper City level
MEDIAN SALE PRICE OVER TIME
MARKET PULSE
embassy-lakes
BUYER'S ADVANTAGE
Shown at Cooper City level
MARKET SUMMARY · 12 MONTHS
| Median sale price | $943K | |
| Median $/SF | $359 | |
| Median days on market | 91 | |
| Total sales (12mo) | 31 | |
| New listings (12mo) | 36 | |
| Sold ÷ original ask NEW | 97.0% | |
| Sold ÷ final list price NEW | 97.9% | |
| Sold below original ask NEW | 71% | |
| Median days to contract NEW | 23 | |
| Median days to close NEW | 51 | |
| How buyers paid NEW | 32% cash · 68% fin. · 0% n/d | |
| Months of supply | — | 2.7 |
| 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
NEW23
days, listing → contract
36
days, contract → closing
51
days, listing → closing
How long single-family homes took to go under contract
Medians of 31 closed sales, Nov 2025 – Oct 2026. Days are counted from the listing date.
HOW BUYERS PAID
NEW32%
cash share of disclosed sales
Financing reported on 100% of sales (31 of 31).
Cash: paid entirely in cash. Financed: any mortgage or loan, including a mix of cash and loan. Not disclosed: payment method not reported, or reported only as “Other” / 1031 exchange. 31 closed sales of single-family homes, Nov 2025 – Oct 2026.
WHAT LISTING SITES CAN'T SEE PUBLIC RECORDS · RECORDED DEEDStax-roll figures cover all homes · appreciation is single-family homes
63.4%
Owner-occupied (homestead) COUNTY
1.10×
Sale-to-just-value ratio COUNTY
46.3%
Homes sold, 10-yr COUNTY
+2.5%
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 single-family homes cost in Embassy Lakes?
The median sale price in Embassy Lakes is $943K over the trailing 90 days, and the median list price is $930,000.
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 0.43; readings at or above 0.60 favor sellers and below 0.40 favor buyers.
How many single-family homes are for sale in Embassy Lakes?
There are 7 active for-sale listings of single-family homes in Embassy Lakes as of snapshot 2026-W45, updated weekly.
How long do single-family homes take to sell in Embassy Lakes?
Single-family homes in Embassy Lakes spend a median of 91 days on market.
What is the price per square foot in Embassy Lakes?
The median list price per square foot in Embassy Lakes is $359.
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 single-family home prices in Embassy Lakes rising or falling?
The median sale price in Embassy Lakes is $943K, up 24.4% year over year and the median price per square foot is up 6.5%. 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 2.7 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-W45.