Harbor Village
Homes for Sale in Pompano Beach, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Harbor Village trades at a $1.46 million median and $589 per square foot—premium numbers that reflect direct Intracoastal access and deep-water dockage in a county where waterfront inventory is scarce and tightly held. The price is set by boat slips, not bedrooms; buyers here are paying for navigation and proximity to Hillsboro Inlet, and sellers know it.
Seventeen closings over the trailing window and a 40-day median DOM suggest steady but selective activity. The year-over-year pullback of 2.7 percent is narrow enough to call stable in a luxury waterfront segment that moves in fits; since 2012, values are up 214 percent, a long-term trajectory driven by coastal supply constraints and South Florida's continued migration tailwinds. This is not a momentum market today, but it's not stalled—just patient.
Harbor Village right now
🟡 Off the recent peak. The trailing-12-month median ($1.46M) is down 2.7% from the prior 12 months ($1.50M) and up 214% since 2012. With about a dozen sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Beaches MLS closed sales, 12-month windows ending July 15. Confidence: Medium (17 and 11 sales in the two windows).
What's unique here: the median sale price is about 3x the typical Broward County sale ($1.46M vs $472K, trailing 12 months, Beaches MLS records).
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Updated July 15, 2026 · Live data: Beaches MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Harbor Village market snapshot (as of July 15, 2026): the median sale price is about $1.46M ($589 per sq ft over the trailing 12 months of closed sales), and a median 40 days on market for closed sales. The trailing-12-month median is down 3% from the prior 12 months and up 214% since 2012, computed from record-level Beaches MLS closed sales (17 closings in the current window).
Harbor Village is a low-density enclave on the Intracoastal Waterway in Pompano Beach, defined by direct water access and private dockage rather than resort-style common areas.
Who Harbor Village is best for.
Best for
- Boaters who need deep-water slips and prioritize quick inlet access over on-land amenities
- Buyers with budgets at or above the $1.46 million median who value water location and are patient with inventory timing
- Owners looking to consolidate into a single waterfront asset in Broward with long hold horizons
Probably not for
- Buyers seeking resort-style pools, fitness centers, or social common areas
- First-time luxury buyers unfamiliar with marine infrastructure, dock permits, and waterfront maintenance costs
- Investors chasing short-term appreciation or high transaction velocity—this market moves slowly and selectively
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 ($1.46M) IS the median in the snapshot above, and the move from 2025 ($1.50M) IS the -2.7% one-year change.
Windows contain 7 to 36 sales each (17 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 Harbor Village buying strategy.
If we were buying in Harbor Village 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 Harbor Village.
What you're buying in Harbor Village
This is a boater's community first. Homes come with deep-water slips, and the draw is quick ocean access via Hillsboro Inlet—no bridges, no waiting. If the boat isn't central to your daily life, the premium you're paying here makes less sense; there are no resort amenities, no clubhouse, no curated common areas. The value proposition is location on the water and the freedom that dockage provides.
The market here moves deliberately. With a median DOM of 40 days and a heat score of 47, transactions happen when the right buyer finds the right slip and configuration. Inventory is thin, and turnover is slow; most owners stay put. The median of $1.46 million reflects condition and water frontage more than square footage—smaller, renovated homes with good docks can trade near larger, dated ones with inferior access.
The 2.7 percent year-over-year dip is noise, not trend. Luxury waterfront in Broward doesn't follow the same month-to-month rhythm as inland subdivisions; a handful of closings can shift the median, and buyer appetite here is more idiosyncratic. The 214 percent gain since 2012 tells the longer story: coastal scarcity, migration into South Florida, and the enduring appeal of no-bridge ocean access have compounded over time. Buyers today are not speculating on the next twelve months—they're locking in a finite asset class.
The location and the amenities are priced into every listing in Harbor Village. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Harbor Village buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (6.6). Basis: Long-Term Appreciation +214% since 2012; Recent Direction -2.7% year-over-year; Pricing Power 91.5% sale-to-list. Refreshed with each data update.
Why work with Momentum here
Waterfront transactions require fluency in dock permits, seawall condition, navigation easements, and insurance nuances that don't surface in standard contracts. We work Harbor Village and the surrounding Intracoastal corridor regularly, and we know which engineers and marine surveyors to bring in before you're under contract. We'll also tell you when a listing is overpriced for its dock configuration or when a competing community offers better inlet access at a lower basis—because the wrong waterfront purchase is expensive to correct, and we'd rather you walk than regret.
Harbor Village 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 Harbor Village 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 Harbor Village sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Harbor Village, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Harbor Village home worth?
Get a no-obligation home value based on real comparable sales in Harbor Village, 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 Harbor Village on the map →
Recent Developments in Harbor Village
Development, infrastructure, retail, and school activity affecting Harbor Village, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Development
Construction Starts on 376-Unit 'The Cove' at 1055 N. Federal Highway in Fort Lauderdale
Affiliated Development has started construction on The Cove, an eight-story, 376-unit apartment building at 1055 North Federal Highway on the former Link hotel site. About 206 of the units are designated workforce housing under the Live Local Act, backed by a 74 million dollar construction loan from Pacific Life. Move-in is anticipated in spring 2028.
What it may mean for the marketAdds a large workforce-oriented rental supply along the North Federal Highway corridor and redevelops a former hotel parcel into housing. The project is about 6 miles south of Harbor Village, elsewhere in Broward County.
Source: Florida YIMBY - July 2026Development
$54 Million Pre-Construction Loan Secured for ODA-Designed Skyscrapers in Fort Lauderdale
Dependable Equities secured a 54 million dollar pre-construction loan from CDK Capital for two ODA-designed towers south of the New River near Las Olas Boulevard, at 101 Southeast 7th Street and 633 Southeast 3rd Avenue. The towers would rise about 557 and 563 feet with roughly 1,460 condominium and multifamily residences and about 14,000 square feet of ground-floor commercial space. Construction is anticipated to begin in early 2028.
What it may mean for the marketPositions two high-rise residential towers and ground-floor commercial space for the downtown Fort Lauderdale market south of the New River. The project is about 8 miles south of Harbor Village, elsewhere in Broward County.
Source: Florida YIMBY - June 2026Retail & Dining
Costco, Multifamily on Tap as Mixed-Use Projects Power Pompano Beach
A new 163,000-square-foot Costco with a tire center, gas station and more than 800 parking spaces is set to go before Pompano Beach planners on an 18.7-acre parcel within The Pomp development on Racetrack Road and Powerline Road. The existing Costco on West Samples Road would be converted to a business center. Separately, Vera Fund is advancing a 132-unit multifamily project with 3,700 square feet of retail at 1600 South Federal Highway.
What it may mean for the marketIntroduces a large-format warehouse retail anchor and additional housing and retail supply within a major Pompano Beach mixed-use district. The site is about 1 mile northwest of Harbor Village.
Source: The Real Deal - June 2026Development
Feldman Equities, Greystar Fort Lauderdale Apartments OK'd
Fort Lauderdale approved a rezoning allowing Feldman Equities and Greystar to build 310 apartments at the Pinnacle Corporate Park at 500 Northwest 62nd Street in the Cypress Creek area. The plan includes four five-story residential buildings, 2,800 square feet of commercial space and a five-story parking garage, with 46 units restricted to households earning up to 120 percent of area median income for 30 years. Existing office buildings on the site will remain.
What it may mean for the marketBrings residential density and workforce-priced units to a heavily commercialized Cypress Creek office area under the new Uptown Urban District designation. The site is about 3 miles south of Harbor Village.
Source: The Real Deal - May 2026Development
Integra Wins Approval for Fort Lauderdale Beach Development Again
The Fort Lauderdale City Commission unanimously approved an amended development permit for Integra Solutions' Sereno project at 2901 East 9th Court, raising the condominium count from 76 to 88 and adding 113 hotel rooms in a 14-story structure. It is the third iteration of the plan since initial approval four years earlier. The Planning and Zoning Board had recommended approval in March.
What it may mean for the marketAdds condominium and hotel supply to the Fort Lauderdale beach area through a revised and expanded approved plan. The project is about 7 miles south of Harbor Village, elsewhere in Broward County.
Source: The Real Deal - May 2026Development
Fort Lauderdale Advances Opus at 701 Condominium Development
The Fort Lauderdale City Commission voted unanimously to approve Opus at 701, a 13-story, 54-unit waterfront condominium at 632 and 701 Bayshore Drive. The site plan replaces the former Manhattan Tower hotel and a 56-year-old apartment building on a 0.78-acre parcel. The project includes 114 parking spaces and amenities such as a fitness center, spa and waterfront pool.
What it may mean for the marketRedevelops an older hotel and apartment parcel into a new waterfront condominium supply in the Fort Lauderdale beach area. The project is about 8 miles south of Harbor Village, elsewhere in Broward County.
Source: The Real Deal
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
Frequently Asked Questions
What is the median home price in Harbor Village?
How long do homes in Harbor Village take to sell?
Have Harbor Village home prices gone up?
Who is the best real estate agent for Harbor Village?
How do I find a top Pompano Beach real estate agent who knows Harbor Village?
Can Momentum Realty connect me with an agent for Harbor Village?
Should you buy in Harbor Village?
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 2001 (349 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.
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