The Pointe
Homes for Sale in Pompano Beach, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
The Pointe in Pompano Beach carries a $770,000 median and a 65-day market time—both numbers that signal a segment where condition, finishes, and exact location within the complex drive outcomes more than the community name itself. This is not a volume market; seven closings in our window mean each transaction matters, and pricing discipline is non-negotiable.
The year-over-year drop of 4.9 percent is a recalibration, not a collapse. Longer days-on-market and softer pricing favor prepared buyers who can move when the right unit surfaces, but sellers will need to price to the current comp set, not to where the market was eighteen months ago. Momentum in both directions here is about execution and realistic expectations.
The Pointe right now
🟡 Off the recent peak. The trailing-12-month median ($770K) is down 4.9% from the prior 12 months ($810K) and up 90% since 2012. With about 8 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 (7 and 5 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
The Pointe market snapshot (as of July 15, 2026): the median sale price is about $770K ($411 per sq ft over the trailing 12 months of closed sales), and a median 65 days on market for closed sales. The trailing-12-month median is down 5% from the prior 12 months and up 90% since 2012, computed from record-level Beaches MLS closed sales (7 closings in the current window).
The Pointe sits in Pompano Beach, a Broward County waterfront market where median pricing now reflects a reset from recent peaks and a market that rewards patience over urgency.
Who The Pointe is best for.
Best for
- Buyers with $770K+ budgets who value Pompano Beach location and are prepared to evaluate units individually, not by community reputation alone.
- Investors or second-home buyers comfortable with a market where days-on-market have lengthened and negotiation is expected, not exceptional.
- Relocators who can take the time to compare condition and finishes across a small inventory set and act decisively when the right property surfaces.
Probably not for
- Buyers who need a master-amenity lifestyle or resort-style common areas; current MLS data shows no identified community amenities driving value here.
- Sellers expecting rapid absorption or peak pricing—the current market favors patience and accurate pricing over optimistic list strategies.
- First-time buyers stretching to the median; this segment demands reserves for maintenance, HOA obligations, and the reality of a market that moves slowly.
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 ($770K) IS the median in the snapshot above, and the move from 2025 ($810K) IS the -4.9% one-year change.
Windows contain 3 to 12 sales each (7 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 The Pointe buying strategy.
If we were buying in The Pointe 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 The Pointe.
What actually sets the price
At $411 per square foot, The Pointe sits in the middle tier of Pompano Beach waterfront product—expensive enough to filter for quality expectations, not so high that every finish detail commands a premium. The market here turns on unit-specific factors: floor plan efficiency, view corridors, update level, and whether the property has been maintained or deferred. MLS data shows no master amenity package driving value, so your price is a function of the four walls and the immediate setting.
Sixty-five days on market is neither stale nor hot. It means serious buyers are doing their homework, and sellers who chase list price from six months ago will sit longer. The spread between well-presented units and those needing work can be wide; condition determines whether you're in the market or above it. The $770K median is the center, not the floor or ceiling—plan for variability and be ready to act when a unit checks your boxes.
The location and the amenities are priced into every listing in The Pointe. 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 The Pointe 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 (4.3). Basis: Long-Term Appreciation +90% since 2012; Recent Direction -4.9% year-over-year; Pricing Power 87.5% sale-to-list. Refreshed with each data update.
Why work with Momentum here
Momentum Realty knows how to price and position Pompano Beach waterfront inventory in a market where days-on-market have stretched and buyer leverage has quietly returned. We will tell you when a unit is overpriced for its condition, when an HOA has deferred capital issues, and when to walk away. Our edge is in reading the gap between list price and where closings are actually happening—and in getting your offer or listing into that narrow window where deals get done.
The Pointe 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 The Pointe 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 The Pointe sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in The Pointe, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your The Pointe home worth?
Get a no-obligation home value based on real comparable sales in The Pointe, 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 The Pointe?
How long do homes in The Pointe take to sell?
Have The Pointe home prices gone up?
Who is the best real estate agent for The Pointe?
How do I find a top Pompano Beach real estate agent who knows The Pointe?
Can Momentum Realty connect me with an agent for The Pointe?
Should you buy in The Pointe?
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 (145 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.
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