Leisureville Third Sec
Homes for Sale in Pompano Beach, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Leisureville Third Sec in Pompano Beach trades at a median of $259,900 and $206 per square foot—a price point driven by age-restricted ownership stock, typically single-level villas or condos built decades ago. The market here is not condition-neutral; buyers pay dramatically different amounts depending on how much updating a unit has seen, which explains the wide spread behind that median.
With homes sitting 89 days and a year-over-year price decline of 7.2%, this is a slow, buyer-favoring segment. Sellers who price to condition move; those who don't, wait. The community recorded just three closings in the snapshot window, so each comparable carries outsize weight in any appraisal or negotiation.
Leisureville Third Sec right now
🟡 Off the recent peak. The trailing-12-month median ($260K) is down 7.2% from the prior 12 months ($280K) and up 189% since 2012. With about 5 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: Low (3 and 12 sales in the two windows).
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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
Leisureville Third Sec market snapshot (as of July 15, 2026): the median sale price is about $260K ($206 per sq ft over the trailing 12 months of closed sales), and a median 89 days on market for closed sales. The trailing-12-month median is down 7% from the prior 12 months and up 189% since 2012, computed from record-level Beaches MLS closed sales (3 closings in the current window).
Leisureville Third Sec is an age-restricted enclave in Pompano Beach where median prices have pulled back moderately after a long run-up, and inventory moves at a pace that rewards patient, selective buyers willing to evaluate condition closely.
Who Leisureville Third Sec is best for.
Best for
- Age-qualified buyers prioritizing price over newness, comfortable evaluating older villa or condo stock for deferred maintenance and update needs
- Retirees seeking a sub-$260K entry point in coastal Broward, willing to trade modern amenities for affordability and a quieter ownership community
- Cash or well-qualified buyers who can negotiate condition-driven concessions and close without lengthy financing delays in a slow-moving market
Probably not for
- Buyers who expect quick resale liquidity or need a vibrant rental market; age restrictions and longer days-on-market limit both
- Anyone seeking turnkey modern finishes without a renovation budget; much of the stock here is original-condition or lightly updated
- Households that do not meet the community's age-qualification rules or anticipate needing flexibility to house younger family members long-term
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 ($260K) IS the median in the snapshot above, and the move from 2025 ($280K) IS the -7.2% one-year change.
Windows contain 0 to 12 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 Leisureville Third Sec buying strategy.
If we were buying in Leisureville Third Sec 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 Leisureville Third Sec.
What the numbers mean on the ground
The headline figure—median price down 7.2% year-over-year—tells only part of the story. Leisureville Third Sec sits in a niche: age-qualified ownership in a county where waterfront and new construction command vastly higher per-foot prices. Here, you are buying into older villa or condo stock, and condition variance is the single largest driver of transaction price. A turnkey-renovated unit and an original-interior twin can be tens of thousands of dollars apart, yet both fall under the same community name.
Eighty-nine days on market is roughly triple the velocity of hot single-family neighborhoods elsewhere in Broward, and with only three closings in the recent window, pricing discipline matters. Appraisers and lenders lean hard on the last few comps, so a seller who ignores condition or recent sale data will simply extend days-on-market. For buyers, that dynamic creates negotiating leverage—especially if you can close without lengthy contingencies.
The longer arc is instructive: prices in this section are up 189% since early in the last decade, a reflection of coastal Florida's broader trajectory and the sustained demand for age-restricted inventory near the beach. The recent pullback is a recalibration, not a collapse, and it returns the market to a more measured footing where neither side holds an automatic edge.
The location and the amenities are priced into every listing in Leisureville Third Sec. 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 Leisureville Third Sec 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 (5.8). Basis: Long-Term Appreciation +189% since 2012; Recent Direction -7.2% year-over-year; Pricing Power 89.6% sale-to-list. Refreshed with each data update.
Why work with Momentum here
Momentum Realty knows age-restricted stock in Broward, and we know when a listing is priced to its actual condition or to a seller's wishful recall of what the market looked like eighteen months ago. In a community with thin comp sets and long market times, our agents pull every closed sale, read every disclosure, and walk you through what you are actually buying—or what your home will appraise for when it is time to list. We do not push transactions that do not pencil, and in a segment this nuanced, that restraint is the service.
Leisureville Third Sec 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 Leisureville Third Sec 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 Leisureville Third Sec sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Leisureville Third Sec, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Leisureville Third Sec home worth?
Get a no-obligation home value based on real comparable sales in Leisureville Third Sec, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Frequently Asked Questions
What is the median home price in Leisureville Third Sec?
How long do homes in Leisureville Third Sec take to sell?
Have Leisureville Third Sec home prices gone up?
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Can Momentum Realty connect me with an agent for Leisureville Third Sec?
Should you buy in Leisureville Third Sec?
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 2012 (78 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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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.
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