North Pompano Beach
Homes for Sale in Pompano Beach, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
North Pompano Beach runs on location and condition. The median of $410,000 at $270 per square foot reflects a market where older coastal construction trades at a discount to newer build, and where walkability to the beach commands a premium over everything a few streets inland. This is not a new-construction corridor—price is set by bones, updates, and how many blocks separate you from the sand.
At nine days median market time and a heat score of 58, this is a measured market, not a frenzy. Listings move when they're priced to condition; they sit when sellers expect coastal premiums on dated interiors. The 2.5% year-over-year gain signals stability, not speculation. Buyers have time to inspect and negotiate, but well-located, updated units still go fast.
North Pompano Beach right now
🟡 Still climbing. The trailing-12-month median ($410K) is up 2.5% from the prior 12 months ($400K) and up 412% 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: Low (3 and 8 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 Pompano Beach market snapshot (as of July 15, 2026): the median sale price is about $410K ($270 per sq ft over the trailing 12 months of closed sales), and a median 9 days on market for closed sales. The trailing-12-month median is up 2% from the prior 12 months and up 412% since 2012, computed from record-level Beaches MLS closed sales (3 closings in the current window).
North Pompano Beach is coastal Broward inventory with older housing stock close to the Atlantic—price driven by proximity to water, condition, and the realities of deferred maintenance in a salt-air environment.
Who North Pompano Beach is best for.
Best for
- Buyers with renovation budgets and contractor relationships who can evaluate older structures and see value in location over finish
- Coastal-lifestyle buyers willing to trade modern amenities for proximity to the beach at a median price under half a million
- Investors who can identify undervalued units with strong bones and a path to repositioning after targeted capital improvements
Probably not for
- Buyers seeking new construction, modern finishes, or turnkey move-in condition without post-close project management
- First-time buyers without reserves to address deferred maintenance, flood mitigation, or building-system upgrades common in older coastal stock
- Anyone expecting resort-style amenities, planned-community features, or predictable HOA-managed infrastructure
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 ($410K) IS the median in the snapshot above, and the move from 2025 ($400K) IS the +2.5% one-year change.
Windows contain 3 to 24 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 North Pompano Beach buying strategy.
If we were buying in North Pompano Beach 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 Pompano Beach.
What the market time and price-per-foot tell you
Nine days median DOM in a market scoring 58 for heat means North Pompano Beach is neither sleepy nor overheated. Homes priced accurately for their condition and block move inside two weeks; those that linger are either asking coastal money for inland locations or haven't addressed deferred maintenance that buyers can see from the curb. The $270 per square foot median reflects a wide range—recently renovated units near the beach command more, while older interiors or properties set back from the water trade materially lower.
The 2.5% year-over-year appreciation is modest and real. It tells you this market isn't riding a wave of speculative buying; it's absorbing steady demand from people who want coastal access without Miami or Fort Lauderdale price tags. The 412% gain since 2012 matters less than current fundamentals: this is mature inventory in a location where land value and renovation cost drive price more than any single community amenity.
Closings in the trailing three months were sparse enough that any one outlier can skew the median. Read this market by individual property, not aggregated trends. Condition spreads are wide, and the difference between a turnkey unit and a gut job is often more than the median itself.
The location and the amenities are priced into every listing in North Pompano Beach. 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 Pompano Beach 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 (8.1). Basis: Long-Term Appreciation +412% since 2012; Recent Direction +2.5% year-over-year; Pricing Power 96.5% sale-to-list. Refreshed with each data update.
Why work with Momentum here
North Pompano Beach rewards agents who know how to read condition, flood history, and the block-by-block value map between A1A and the interior streets. Momentum's analysts pull permit records, track which buildings have serious deferred capital work, and tell you when a listing price doesn't account for what you'll spend in year one. We comp by actual condition and location, not just square footage, and we'll walk you away from a deal that looks coastal but trades like a major project. In a market this heterogeneous, local intelligence and honest underwriting are the only edge that matters.
North Pompano Beach 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 Pompano Beach 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 Pompano Beach sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in North Pompano Beach, 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 Pompano Beach home worth?
Get a no-obligation home value based on real comparable sales in North Pompano Beach, 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
Development, infrastructure, retail, and school activity affecting North, 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 North, 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 North, 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 3 miles west of North.
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 project is about 3 miles southwest of North, elsewhere in Broward County.
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 North, 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 south of North, 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 Pompano Beach?
How long do homes in North Pompano Beach take to sell?
Have North Pompano Beach home prices gone up?
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How do I find a top Pompano Beach real estate agent who knows North Pompano Beach?
Can Momentum Realty connect me with an agent for North Pompano Beach?
Should you buy in North Pompano Beach?
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 (326 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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