Embassy Tower Ii
Homes for Sale in Fort Lauderdale, FL
True comps, carrying-cost math, and listings before the portals.
Embassy Tower II sits in Fort Lauderdale's high-rise condo corridor, and the $550,000 median reflects a tower where condition and view premium drive every transaction. With a median of 116 days on market and only three closings in the window, this is a slow-turn building where patient sellers wait for the right buyer and motivated buyers have time to negotiate.
The $458 per square foot median tells you you're paying for location and the condo lifestyle, not new construction or boutique finishes. Inventory is lean, competition is measured, and anyone serious about writing an offer has leverage if they come prepared with comps and realistic inspection expectations.
The 60-Second Overview
Embassy Tower Ii market snapshot (as of July 15, 2026): the median sale price is about $550K ($458 per sq ft over the trailing 12 months of closed sales), and a median 116 days on market for closed sales.
Embassy Tower II is a Fort Lauderdale high-rise where the median close sits at $550,000, inventory turns slowly, and price is set by floor, view, and how much updating the prior owner invested in.
Who Embassy Tower Ii is best for.
Best for
- Buyers trading up from a rental who want Fort Lauderdale exposure and can tolerate a building with modest shared amenities in exchange for the median price point.
- Second-home or pied-à-terre buyers who prioritize location and low carry cost over resort-style perks.
- Investors comfortable holding through a longer lease-up, who understand that the slow sales pace also means less competitive pressure when listing.
Probably not for
- Buyers who need a turnkey unit and aren't prepared to budget for deferred maintenance or cosmetic updates post-close.
- Anyone expecting a quick close or a hot bidding environment—three closings in the window means this is a negotiation market, not a frenzy.
- Households requiring extensive building amenities or a concierge-level experience; MLS reported none and you should assume minimal.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 15 of each year, from record-level Beaches MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($550K) IS the median in the snapshot above.
Windows contain 0 to 8 sales each (3 in the current window); every figure carries its sample size, and thin markets swing on single closings. All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc. Deemed reliable but not guaranteed.
The Embassy Tower Ii buying strategy.
If we were buying in Embassy Tower Ii today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Embassy Tower Ii.
What the numbers mean
A median time on market of 116 days is well above the regional average and signals a building where sellers list at aspirational numbers and wait. Three closings in the trailing window means you're looking at a market measured in individual decisions, not volume trends. Buyers have time to inspect, negotiate, and walk if the numbers don't work.
The $458 per square foot median is mid-tier for Fort Lauderdale towers—neither luxury nor budget. What you pay hinges on the unit: eastern exposure, higher floors, and recent kitchen and bath updates all command premiums the median doesn't capture. Condition varies widely, and two otherwise identical floor plans can be priced tens of thousands apart based solely on how much deferred maintenance the seller ignored.
MLS data surfaced no shared amenities—pool, gym, lobby details are either unreported or minimal. That means you're buying the address and the four walls, not a resort-style experience. For some buyers that's exactly right; for others it's a dealbreaker. Know which you are before you tour.
The location and the amenities are priced into every listing in Embassy Tower Ii. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
Embassy Tower II rewards the buyer who shows up with accurate comps, a pre-approval letter, and a broker who knows when to push and when to walk. We pull every closed sale in the building, map the view and condition premiums, and tell you—before you write the offer—whether the list price is anchored in reality or wishful thinking. In a slow market with limited closings, that edge is the difference between overpaying by five figures and getting a unit someone else passed on because they didn't do the work.
Embassy Tower Ii in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Embassy Tower Ii buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Embassy Tower Ii sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Embassy Tower Ii, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Embassy Tower Ii home worth?
Get a no-obligation home value based on real comparable sales in Embassy Tower Ii, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See homes for sale in Embassy Tower Ii on the map →
Frequently Asked Questions
What is the median home price in Embassy Tower Ii?
How long do homes in Embassy Tower Ii take to sell?
Who is the best real estate agent for Embassy Tower Ii?
How do I find a top Fort Lauderdale real estate agent who knows Embassy Tower Ii?
Can Momentum Realty connect me with an agent for Embassy Tower Ii?
Should you buy in Embassy Tower Ii?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | Beaches MLS closed sales, 12-month windows ending July 15, 2026 |
| Under-contract shares | Beaches MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2003 (51 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Beaches MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Beaches MLS member average and 8 days faster, and we’ll price yours against live your area comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Embassy Tower Ii fits the bigger picture — live prices, inventory, and Momentum Scores:
More Fort Lauderdale & Fort Lauderdale & Broward County guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Fort Lauderdale & Broward County or the full Neighborhood Finder.