Northeast Broward County’s single-family waterfront real estate market is showing signs of normalization in May 2025, with inventory levels returning to pre-pandemic figures. While sales volume is still recovering, median sale prices and price per square foot have seen an uptick, driven partly by increased luxury home sales.
Waterfront Market Returns to Normalcy
The single-family waterfront inventory in Northeast Broward County has stabilized at 11.6 months of supply, a level considered normal for the segment. This marks a significant recovery from the low inventory levels experienced in May 2021, which were a direct result of increased demand during the pandemic. While sales volume has not yet reached pre-pandemic averages, it is trending positively, with an estimated 571 sales by year-end, still below the historical average of 700.
Key Takeaways
- Inventory levels have normalized to 11.6 months of supply.
- Median sale prices are up 11.3% year-over-year.
- Price per square foot has increased by 7.1% compared to last year.
- Sales volume is recovering but remains below pre-pandemic levels.
- Northeast Broward County boasts the most ocean access lots in South Florida.
Price Appreciation Trends Upward
Median sale prices for single-family waterfront homes in Northeast Broward have risen by 11.3% over the past six months compared to the same period last year. The price per square foot has also seen a 7.1% increase. This growth is attributed, in part, to a higher volume of luxury sales exceeding $3 million. The market anticipates price appreciation to return to a more sustainable annual rate of 5% to 6%.
Fort Lauderdale Market Overview
Fort Lauderdale’s waterfront market mirrors the broader county trends, with inventory at 11.8 months of supply. Sales volume has increased, helping to manage inventory. Sellers are showing more flexibility, with homes selling at an average of 92% of the list price. Similar to the county-wide trend, Fort Lauderdale expects price appreciation to normalize.
Pompano Beach Offers Value
Pompano Beach continues to experience high demand for single-family waterfront homes, maintaining the lowest inventory in Northeast Broward at 10.7 months of supply. The median list price is also the most affordable in the area at $1,700,000. However, the median sale price has seen a decrease of 16.7% from last year, settling at $1,250,000, a reflection of the market adjusting from its peak.
Lighthouse Point Market Dynamics
Lighthouse Point presents the highest inventory levels, with nearly 13 months of supply. The median sale price has seen a significant increase, largely due to a greater number of luxury home sales. As a smaller market compared to its neighbors, Lighthouse Point’s inventory and median prices can experience more fluctuation.
Market Summary
Overall, the Northeast Broward County waterfront market has returned to pre-pandemic inventory levels. While sales volume is still catching up, price reductions are becoming more common, with properties selling at an average of 93% of the list price. The market is expected to see sales volume and price appreciation return to normal levels within the next year.