Pompano Beach 55+ Condominium Market Update – July 2026
Home Prices, Inventory, 55+ Condo Trends & Market Conditions
Tom Dunphy Realtor | Fulton Grace Realty
Licensed Florida Real Estate Sales Associate
TomDunphySellsRealEstate.com
Appraisal & Market Analysis Background
Thomas J. Dunphy III
Florida State-Certified Residential Real Estate Appraiser – RD8755
APPRAIS
Pompano Beach 55+ Condominium Market Update – July 2026
Welcome to my July 2026 Pompano Beach 55+ Condominium Market Update, covering condominium properties within age-restricted HOPA communities.
The Pompano Beach 55+ condominium market is currently showing mixed indicators but generally stable overall conditions.
Sales activity and the absorption rate have increased, while months of housing supply has declined. Those are positive indicators. At the same time, active inventory has increased, marketing times remain extended, and asking prices have declined.
One important consideration with this particular analysis is the limited number of transactions. Smaller datasets can produce greater fluctuations from one reporting period to another, so individual statistics should be interpreted within the context of the overall market rather than in isolation.
As both a licensed Florida real estate sales associate with Fulton Grace Realty and a Florida State-Certified Residential Real Estate Appraiser, I look at the market from two distinct perspectives: what current conditions mean for buyers and sellers and what the underlying data indicates from a valuation standpoint.
Understanding Pompano Beach 55+ Condominium Communities
Pompano Beach includes a variety of condominium communities designed for residents who meet applicable age-restriction requirements.
These properties can differ considerably in unit size, building age, location, floor level, amenities, association fees, reserves, assessments, views and overall project characteristics.
Because transaction volume within the 55+ segment is more limited than in the broader Pompano Beach condominium market, analyzing the individual condominium project becomes particularly important.
A citywide market analysis provides useful context, but it should not replace a project-specific analysis when determining the potential value or appropriate asking price of an individual condominium.
Pompano Beach 55+ Condo Sales Have Increased
Settled sales increased during the periods analyzed:
Prior 7–12 Months: 36 sales
Prior 4–6 Months: 18 sales
Current 3 Months: 27 sales
That translates into the following monthly absorption rates:
Prior 7–12 Months: 6 sales per month
Prior 4–6 Months: 6 sales per month
Current 3 Months: 9 sales per month
The increase from six to nine sales per month during the current three-month period is a positive indicator and suggests that buyer activity has increased recently.
Active Inventory Has Also Increased
While buyers are purchasing more condominiums each month, the number of properties available for sale has also increased.
Active listings moved from:
62 → 65 → 72
The current three-month period therefore contains the greatest amount of available inventory among the three periods analyzed.
This is one of the reasons I would describe the market as having mixed indicators.
Increasing absorption indicates additional buyer activity, while increasing inventory provides those buyers with more properties from which to choose.
Months of Housing Supply Has Declined
Despite the increase in active listings, the faster absorption rate resulted in a decline in months of housing supply.
Housing supply moved from:
Prior 7–12 Months: 10.33 months
Prior 4–6 Months: 10.83 months
Current 3 Months: 8.00 months
That decline is a positive indicator.
Although 72 properties are represented as active listings in the current period, buyers are purchasing properties at a faster monthly pace, bringing the calculated supply down to approximately eight months.
Still, eight months of available supply is meaningful inventory, particularly when considered alongside current marketing times.
Median Sale Prices Have Increased
Median comparable sale prices were:
Prior 7–12 Months: $142,500
Prior 4–6 Months: $194,750
Current 3 Months: $199,500
Viewed across the full 12-month analysis, median sale prices have increased.
However, I would be careful about interpreting the movement from $142,500 to $199,500 as evidence of a broad increase in property values.
This is a relatively small dataset, and differences in the units sold during each period — including size, project, condition, location, floor level, view and other characteristics — can influence the median considerably.
More importantly, median prices during the most recent six months moved from $194,750 to $199,500, which represents a much narrower difference.
For that reason, I would characterize recent pricing as generally stable, while recognizing that the longer 12-month figures show an increase.
Asking Prices Tell a Different Story
One of the more interesting indicators is the movement in median listing prices.
Median comparable list prices declined from:
Prior 7–12 Months: $187,000
Prior 4–6 Months: $170,000
Current 3 Months: $167,000
So while the reported median sale-price figures have increased, median asking prices have moved in the opposite direction.
At first glance, that may seem contradictory.
But it demonstrates exactly why condominium markets need to be analyzed carefully.
The units currently listed may differ substantially from those that recently sold. They could be smaller units, units in different projects, properties with different views, locations, floor levels, condition or association characteristics.
Therefore, I would not conclude that sellers are simply listing below market value based on these aggregate figures.
We need to analyze the actual properties.
Marketing Time Remains an Important Factor
Median comparable sales days on market were:
128 days → 127 days → 143 days
The current median of 143 days places typical marketing time within approximately the three-to-six-month range.
Median listing days on market declined somewhat:
207 days → 198 days → 185 days
However, 185 days still represents an extended period of market exposure.
This is an important part of my overall market conclusion.
Even though absorption has increased and months of housing supply has declined, buyers generally have time to evaluate available properties.
That is another reason I would characterize this as a stable market with mixed indicators, rather than an increasing market.
What This Means for Pompano Beach 55+ Condo Buyers
Tom’s Realtor Perspective | Fulton Grace Realty
If I were representing a buyer in this market, my advice would be to take the time necessary to make an informed decision without assuming that every property requires an immediate offer.
The median sales marketing time is approximately 143 days, while the market currently has approximately eight months of housing supply.
That gives buyers some breathing room.
We can compare available properties, examine recent sales within the individual condominium project and investigate the association before deciding what a particular unit is worth to you.
At the same time, I would not recommend waiting simply for the sake of waiting.
The absorption rate has increased from six to nine sales per month.
If we find a condominium that meets your needs, is appropriately priced and checks out during our due diligence, I would be prepared to make an offer.
If we cannot reach acceptable terms, there are other properties in the market.
The important thing is making a decision based on the property and the market rather than feeling pressured into a transaction.
Condominium Due Diligence Is Especially Important
With any Florida condominium purchase, I want to understand more than the condition of the individual unit.
Depending upon the building and applicable requirements, we should investigate available information concerning:
- Special assessments
- Association budgets
- Reserve funding
- Condominium insurance
- Applicable structural or milestone inspections
- Association fees
- Pending capital projects
- Association litigation, if any
- Other matters that could affect ownership costs or financing
In a 55+ community, we also need to verify the community's applicable age restrictions and occupancy requirements.
A property's asking price is only one component of the financial decision.
What This Means for Pompano Beach 55+ Condo Sellers
Tom’s Realtor Perspective | Fulton Grace Realty
This is where I think the current market becomes particularly interesting for a seller.
Median sale prices during the most recent six months were approximately $194,750 and $199,500, while median asking prices during those periods were approximately $170,000 and $167,000.
I would not use those aggregate numbers alone to price your condominium.
Instead, I would drill down into your specific project.
I want to know:
What has sold in your building or community?
How similar were those units to yours?
Were they the same model or similar in size?
What floors were they on?
What views did they have?
What was their condition?
Were there assessments?
What were the association fees?
What units are competing with yours right now?
That is how I would approach the pricing decision.
What If There Are Very Few Recent Sales?
In a smaller 55+ condominium market, there may not always be enough recent sales within a specific project to provide a complete picture.
If necessary, I would expand the historical search.
That could mean examining sales from the prior year or, when appropriate, going back further to identify genuinely comparable units within the same project.
The objective is not simply to find the newest sale.
The objective is to understand how buyers have historically reacted to the specific property characteristics that matter within that condominium project.
If older transactions are considered, market conditions at the time of those sales also need to be evaluated.
That historical analysis can provide additional context when recent project-specific sales are limited.
Pricing Matters in a Longer-Marketing-Time Market
With a median sales marketing time of 143 days, sellers should be prepared for the possibility that a properly marketed property may still require several months to sell.
That does not necessarily indicate something is wrong with the property.
It reflects the characteristics of the current market.
However, beginning with an asking price that cannot be supported by relevant sales can potentially extend that marketing period even further.
For that reason, I would place considerable emphasis on project-specific comparable sales and current competition before recommending a listing price.
Appraiser’s Perspective
Thomas J. Dunphy III | Florida State-Certified Residential Real Estate Appraiser – RD8755 | APPRAIS
From an appraisal perspective, I would characterize the Pompano Beach 55+ condominium market as generally stable with mixed indicators as of July 2026.
The data contains several positive indicators.
The absorption rate increased from six sales per month during both earlier periods to nine sales per month during the current three months.
Months of housing supply simultaneously declined from 10.83 months to 8.00 months.
Median sale prices also increased over the broader 12-month analysis, although the change during the most recent six months — from $194,750 to $199,500 — is considerably more limited.
There are also offsetting indicators.
Active inventory increased to 72 listings, median sales days on market increased to 143 days, and median listing prices declined to $167,000.
Given these competing indicators, together with the relatively limited transaction volume, I do not believe the aggregate statistics support characterizing the market as clearly increasing or declining.
Stable with mixed indicators is the more supportable conclusion.
Why Project-Specific Analysis Matters From an Appraisal Perspective
This market also demonstrates why aggregate condominium statistics cannot automatically be applied to an individual unit.
The difference between the current median sale price of $199,500 and median asking price of $167,000 does not, by itself, demonstrate that current listings are underpriced.
The composition of the properties may be different.
A credible valuation analysis would consider the individual unit's project, size, condition, floor level, view, amenities, association characteristics and other relevant factors.
When recent comparable sales within a project are limited, older project sales may provide useful information.
However, if older sales are used, changes in market conditions between the sale date and the effective date should be analyzed to determine whether a market-condition or time adjustment is supported.
That is preferable to selecting a less-comparable recent transaction simply because it occurred more recently.
Distressed Sales Are Not a Market Factor
The data also indicates that foreclosure and short-sale activity is not influencing this market.
The MLS reported no foreclosure or short-sale transactions between July 31, 2025 and July 31, 2026 within the dataset analyzed.
That means the market trends discussed here are being driven predominantly by typical market transactions rather than distressed-sale activity.
Overall Pompano Beach 55+ Condominium Market Outlook
The July 2026 Pompano Beach 55+ condominium market presents a combination of indicators.
Sales activity has increased.
Absorption has increased.
Months of housing supply has declined.
Recent median sale prices are relatively stable.
But:
Active inventory has increased.
Median sales marketing time is approximately 143 days.
Median asking prices have declined.
Taken together, I would characterize the market as generally stable with mixed indicators.
Buyers have time to evaluate their options, but appropriately priced properties are still selling.
Sellers need to understand that pricing an individual 55+ condominium requires more than looking at a citywide median.
In this segment of the market, the individual condominium project matters tremendously.
Thinking About Buying a Pompano Beach 55+ Condominium?
As a licensed Florida real estate sales associate with Fulton Grace Realty, I can help you evaluate available properties, analyze project-specific comparable sales, monitor new listings and investigate the condominium community before you make an offer.
Tom Dunphy Realtor | Fulton Grace Realty
Licensed Florida Real Estate Sales Associate
TomDunphySellsRealEstate.com
Thinking About Selling a Pompano Beach 55+ Condominium?
If you're considering selling, I can help you examine recent sales within your condominium project, current competing listings, market exposure and the characteristics that distinguish your unit from other properties.
When recent sales are limited, we can expand the analysis historically and evaluate the relevant market conditions rather than relying solely on broad citywide statistics.
Tom Dunphy Realtor | Fulton Grace Realty
Licensed Florida Real Estate Sales Associate
TomDunphySellsRealEstate.com
Related Pompano Beach Real Estate Market Updates
Explore my additional July 2026 Pompano Beach real estate market reports:
Pompano Beach Detached Home Market Update – No HOA
Pompano Beach Detached Home Market Update – HOA Communities
Pompano Beach Condominium Market Update – Excluding 55+ Communities
Each market segment is analyzed separately because detached homes, traditional condominiums and 55+ condominium communities can experience different inventory, pricing, marketing and buyer-demand trends.
Disclaimer
This market update is provided for general informational and educational purposes only. Market statistics represent aggregated market data and should not be interpreted as an appraisal, comparative market analysis, broker price opinion, guarantee of future market conditions or opinion of value for any specific property.
The Pompano Beach 55+ condominium dataset analyzed contains a relatively limited number of transactions. Individual condominium values and marketability can vary substantially based on condominium project, location, unit size, condition, floor level, view, amenities, association fees, reserves, insurance, assessments, building condition and other property-specific characteristics.
Any appraisal services referenced in this article are separate from real estate brokerage services provided through Fulton Grace Realty. APPRAIS is associated with appraisal services and is not the real estate brokerage.
Buyers and sellers should conduct appropriate due diligence and consult qualified professionals regarding condominium association documents, age and occupancy restrictions, inspections, insurance, assessments, financing, legal matters and other transaction-specific considerations.