Ask someone what a Pompano Beach condo costs right now and you'll get two true but contradictory answers. The median says prices are softening. The average says they're surging. Both numbers come from the same month, the same city, the same MLS feed.
That contradiction isn't a data error. It's the clearest signal in the market right now, and it points to something buyers scanning listings by price per square foot tend to miss entirely: Pompano Beach doesn't have one condo market in 2026. It has two, and a state deadline that has nothing to do with location or lifestyle is the reason they're pulling apart.
The Two Numbers That Don't Add Up
In June 2026, Pompano Beach recorded 115 closed condo and townhouse sales, up 21.1 percent from the 95 sales the same month a year earlier. Sales activity was clearly healthier. But the median sale price for those same transactions fell 3.6 percent to $265,000, while the average sale price jumped 62.7 percent to $603,470.
A median that drops while an average that nearly doubles its rate of increase isn't describing one market losing steam. It's describing a market where a small number of expensive sales, newer buildings, waterfront units, better-financed associations, are pulling the top of the range higher while the bulk of transactions, concentrated in older buildings, keep getting cheaper. Condo and townhouse sellers that month took home an average of 90.5 percent of their original asking price, and the typical listing needed 101 days to reach a signed contract, up from 84 days the year before. Buyers are taking longer to commit, and sellers are conceding more to close.
Single-family homes tell the opposite story. In July 2026, 56 single-family homes sold in Pompano Beach compared to 47 in July 2025, a 19.1 percent increase in closed sales, and the median price rose 18.3 percent to $554,750. Year to date through July, the median single-family price stood at $544,682, up 10 percent from the same period in 2025. Single-family sellers that month averaged 92.9 percent of list price, and inventory had fallen more than 22 percent compared to the year before, leaving buyers with roughly a 5.1-month supply to choose from.
Same city. Same summer. One segment tightening, one loosening.
What's Actually Driving the Split
The mechanism isn't hard to find once you know where to look, and it isn't about beach access or school zones. It's Florida Statute 718.112(2)(g), the section of Florida's condo law rewritten after the Surfside collapse to require a Structural Integrity Reserve Study, or SIRS, for every residential condo building three or more habitable stories tall.
Most associations that existed before July 1, 2022 had to complete their first SIRS by December 31, 2025. Buildings coordinating that study with a required milestone inspection have until December 31, 2026, but not a day later. The study prices out eight structural components, roof, load-bearing walls, fire protection, plumbing, electrical, waterproofing, windows and doors, and anything over $25,000 that affects those systems, and it produces a funding schedule covering at least 25 years.
Here's the part that reshapes pricing: starting with budgets adopted on or after January 1, 2025, associations can no longer vote to waive or underfund reserves for those structural items. For decades, plenty of boards kept dues low by skipping full reserve funding. That option is gone. Buildings that deferred maintenance now have to either raise monthly assessments sharply, levy a special one-time charge, or take out a loan, and any of those show up fast in how long a unit sits on the market and how much a seller has to concede.
On top of that, as of January 1, 2026, House Bill 1021 requires any association with 25 or more units to post its governing documents, budgets, and reserve studies through a dedicated website or app. Buyers who used to have to request paperwork and wait can now check a building's financial health before they ever schedule a showing. That transparency cuts both ways. A well-funded building with a clean SIRS can market that fact. The records can also show when a building is behind.
Single-family homes carry none of this. No association, no reserve study, no milestone inspection clock. That's a large part of why the two segments are moving in opposite directions at the same time.
Side by Side: One City, Two Markets
| Metric | Single-Family Homes | Condos & Townhouses |
|---|---|---|
| Closed sales | 56 in July 2026, up 19.1% from July 2025 | 115 in June 2026, up 21.1% from June 2025 |
| Median price | $554,750 in July 2026, up 18.3% year over year | $265,000 in June 2026, down 3.6% year over year |
| Average price | Not comparably reported | $603,470 in June 2026, up 62.7% year over year |
| Sale-to-list ratio | Sellers averaged 92.9% of list in July 2026 | Sellers averaged 90.5% of list in June 2026 |
| Time to contract | Not comparably reported | Median 101 days in June 2026, up from 84 days a year earlier |
| Inventory trend | Down more than 22% year over year as of June 2026 | Elevated despite fewer new listings, as of mid-2026 |
Read that table as two different risk profiles, not two versions of the same story with different discounts.
The Zip Code Test
The split shows up even inside the condo category itself. In the first quarter of 2026, zip code 33062, which covers the beach-adjacent core of Pompano Beach, recorded 145 closed condo and townhome sales at a median price of $446,000. In that same zip code, single-family homes closed only 24 sales, but at a median of $1.4625 million and an average of $3.15 million, driven by canal-front and dockable properties. Meanwhile, citywide data on zip codes 33063 and 33064, further inland, shows condo medians below $200,000.
Old Pompano, a specific micro-market inside the city, posted a median sale price around $460,000 in January 2026, down 25.8 percent from a year earlier, even as the citywide single-family median was climbing. A buyer comparing "Pompano Beach condo prices" as one number would miss that a building two blocks from the water can be sitting on a stalled SIRS while a building ten minutes inland has already cleared its inspection and is pricing accordingly. Proximity to the beach doesn't predict which side of the split a given building falls on. The reserve study does.
Before You Call a Price Cheap, Ask This
A $265,000 median sounds like an entry point until you price in what the association hasn't funded yet. Before treating any Pompano Beach condo listing as a bargain relative to a single-family home, it's worth requesting:
- The most recent Structural Integrity Reserve Study, or written confirmation that none has been completed
- Milestone inspection records
- Current reserve funding levels compared against what the SIRS recommends
- Any special assessment approved, pending, or discussed in recent board minutes
- The master insurance policy and whether it's a bare-walls or single-entity structure, since that determines what your own HO-6 policy needs to cover
- Pending litigation involving the association
None of this shows up in a price-per-square-foot comparison. All of it shows up in the closing statement.
What This Means If You're Comparing Cities, Not Just Buildings
The same mechanism travels beyond Pompano Beach's borders. Waterfront listings in Pompano Beach carried a median listing price around $375,000 as of March 2026, compared to $659,000 in Fort Lauderdale that same month. That gap looks like an obvious value play until you remember the mechanism at work here. A lower entry price in an older coastal building can simply mean the SIRS bill hasn't come due yet, not that the property is genuinely less expensive to own over five years.
If you're weighing Pompano Beach against a neighboring Broward market, the honest comparison isn't listing price against listing price. It's total holding cost, purchase price plus monthly assessment plus the realistic odds of a special assessment given the building's age and inspection history, against the same math on the other side.
A Few Questions Worth Asking Early
Does a completed SIRS mean a building is done paying for repairs? No. A SIRS sets a funding schedule. It tells you the association now has a plan and can't legally waive it, not that every repair is already paid for.
Is now a good time to buy a condo in Pompano Beach? It depends entirely on which market you're buying into. Buyers have more negotiating room in condos right now, reflected in longer contract timelines and lower sale-to-list ratios, but that leverage exists because the segment carries more due-diligence risk, not less.
Do single-family buyers need to worry about any of this? Not the SIRS or milestone inspection framework, since those apply to condo and cooperative associations. Single-family buyers still face their own inspection items, but not the association-level reserve funding questions that are reshaping condo pricing.
The number that matters here isn't the median or the average. It's the date on the reserve study. If you're weighing a Pompano Beach condo against a house, or against a building three zip codes away, that date will tell you more about what you're actually buying than the sale price ever will.
If you want a second set of eyes on a specific building's reserve study, assessment history, or how a listing compares to what's actually happening on its block, Lois Rutigliano works these micro-markets closely enough to know which questions to ask before you write an offer. Let's Connect.
This article is general information, not legal, tax or financial advice. Consult a qualified professional about your situation.
