North Lauderdale Village
Homes for Sale in Pompano Beach, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
North Lauderdale Village sits in central Pompano Beach, west of the Intracoastal. The median price of $400K reflects modest single-family homes on platted lots; per-square-foot pricing at $314 means condition, layout, and updates drive individual outcomes more than raw size. This is an older neighborhood where the spread between dated and renovated is wide, so buyers need to inspect carefully and budget accordingly.
The market has softened year-over-year—prices are down nearly nine percent—and homes sit for two months on average. That's a correction from the post-pandemic peak, but over the longer arc since the early years of the last decade, appreciation has been substantial. Right now sellers must price to the median or below it; buyers have time to evaluate and negotiate without urgency.
North Lauderdale Village right now
🔴 Off the recent peak. The trailing-12-month median ($400K) is down 8.8% from the prior 12 months ($439K) and up 400% since 2012.Momentum Research, record-level Beaches MLS closed sales, 12-month windows ending July 15. Confidence: Very High (52 and 48 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
North Lauderdale Village market snapshot (as of July 15, 2026): the median sale price is about $400K ($314 per sq ft over the trailing 12 months of closed sales), and a median 60 days on market for closed sales. The trailing-12-month median is down 9% from the prior 12 months and up 400% since 2012, computed from record-level Beaches MLS closed sales (52 closings in the current window).
North Lauderdale Village is a central Pompano Beach neighborhood of older single-family homes trading at a median of $400K, appealing to buyers willing to manage condition variance in exchange for ownership at this price point in Broward County.
Who North Lauderdale Village is best for.
Best for
- Buyers with a budget at or below the median seeking single-family ownership in Broward County and comfortable managing condition assessments and deferred maintenance.
- Investors or owner-occupants with renovation experience who can acquire dated inventory, improve it systematically, and capture the gap between as-is and updated values.
- Buyers prioritizing affordability and ownership over amenities, walkability, or proximity to the beach, willing to commute for work and recreation.
Probably not for
- Buyers expecting turnkey homes with recent updates, modern finishes, and no immediate capital expenditure at the median price.
- Those seeking community amenities, pools, clubhouses, or programming—none are identified here and the value is purely in the individual property.
- Buyers who need walkable access to dining, shopping, employment, or the Intracoastal—this is a car-dependent location in central Pompano.
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 ($400K) IS the median in the snapshot above, and the move from 2025 ($439K) IS the -8.8% one-year change.
Windows contain 48 to 110 sales each (52 in the current window); every figure carries its sample size. 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 North Lauderdale Village buying strategy.
If we were buying in North Lauderdale 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 North Lauderdale Village.
Condition is the conversation
The median per-square-foot price of $314 tells you this is not a turnkey community. Homes vary widely in age, upkeep, and finish level; the same footprint can trade tens of thousands of dollars apart depending on roof, HVAC, kitchen, and mechanicals. Buyers comfortable evaluating deferred maintenance or planning renovation will find opportunity; those expecting move-in-ready inventory at the median price will be disappointed.
The market has shifted. With nearly sixty days on market and prices down year-over-year, the urgency that defined the recent peak is gone. Sellers who adjust to current comps move properties; those anchored to earlier valuations do not. Buyers benefit from leverage they haven't had in years—time to inspect, compare, and negotiate terms. This is not distress, but it is recalibration, and it favors the disciplined buyer willing to perform due diligence.
Location is central Pompano—west of the waterfront amenities, closer to the Turnpike and major arteries. You're not buying for resort access or walkability; you're buying for affordability in a county where supply constraints have pushed prices higher everywhere. The trade-off is explicit: lower entry cost in exchange for a commute to the beach, commercial centers, and employment hubs. No identified community amenities means the value proposition is the home and the price, not shared facilities or programming.
The location and the amenities are priced into every listing in North Lauderdale 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 North Lauderdale 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 (7.0). Basis: Long-Term Appreciation +400% since 2012; Recent Direction -8.8% year-over-year; Pricing Power 95.6% sale-to-list. Refreshed with each data update.
Why work with Momentum here
North LauderdaleVIllage rewards the buyer who can read condition and compare comps across a wide quality spectrum. Momentum agents know how to price deferred maintenance, identify which updates yield return, and negotiate inspection repairs in a cooling market where sellers have adjusted expectations. We will walk you through what the median really buys here, show you the gap between dated and renovated inventory, and help you avoid overpaying for cosmetic appeal that masks underlying issues. This is not a market for assumptions—it's a market for homework, and we do it with you.
North Lauderdale 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 North Lauderdale 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 North Lauderdale Village sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in North Lauderdale 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 North Lauderdale Village home worth?
Get a no-obligation home value based on real comparable sales in North Lauderdale 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.
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Recent Developments in North Lauderdale Village
Development, infrastructure, retail, and school activity affecting North Lauderdale 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 5 miles southeast of North Lauderdale 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 7 miles south of North Lauderdale 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 2 miles north of North Lauderdale 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 2 miles southeast of North Lauderdale 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 southeast of North Lauderdale 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 7 miles southeast of North Lauderdale 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 North Lauderdale Village?
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Have North Lauderdale Village home prices gone up?
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Should you buy in North Lauderdale 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 2006 (1,608 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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