Pompano Beach

Pompano Beach has more oceanfront condominium buildings under construction or in pre-construction than any other beach town in Florida. The city has put over $50 million into supporting infrastructure, and Related Group alone has roughly $2.5 billion invested locally. Ten years ago that sentence would have been absurd.

What Pompano costs in 2026

This is the best-documented of the Broward beach markets, because Pompano gets a genuine city-level MLS update. June 2026 condominium and townhouse figures: median sale price $265,000, down 3.6%; 115 closed sales, up 21.1%; active inventory 873, down 24.8%; 8.8 months of supply; median 101 days on market.

Note that 8.8 months is tighter than the 10.1-month Broward county figure for the same month. May 2026 was looser at 10.1 months on 956 listings, with median time to contract at 118 days — up 47.5% year over year.

For a per-foot reference, 33062 recorded a median of $430 per square foot (up 10.1%) on 145 sales in late 2025, selling about 7% below list.

What is being built — fourteen major projects

The Ritz-Carlton Residences, 1380 South Ocean Boulevard — Fortune International with Oak Capital. 205 residences: a 32-storey beach tower with 117 units and six penthouses on 250 feet of oceanfront, plus an 88-unit marina tower that has sold out. Under construction with completion September 2026. Remaining penthouses at $5.7 million and $6.3 million.

Waldorf Astoria Residences, 1350 South Ocean Boulevard — Related with Merrimac Ventures. 92 residences across 28 storeys at roughly $1,600 per square foot, 85 to 90% sold, remaining from about $3 million, on 200 feet of beachfront, completing spring or summer 2027. It is the first Waldorf Astoria residential project with no hotel component.

Casamar, 900 North Ocean Boulevard — Related, 118 residences, $1.6 million to $6.4 million, delivered 2025 and sold out for $350 million. Salato, 305 Briny Avenue — 40 residences, $2 million to $5.3 million, delivered May 2026. Ocean580, 580 Briny Avenue — 17 residences over 10 storeys from $4.4 million, under construction for 2027.

Planned: Armani/Casa Residences at 1550 North Ocean (28 residences, $5 million-plus, 2028) and the W Pompano Hotel & Residences at 20 North Ocean (373 units, $3.4 million-plus, 2029).

Every building in Pompano Beach

The quietest stretch of oceanfront in South Florida that is still actively being redeveloped. These are the buildings with pages on this site.

What every buyer on this coast needs to check in 2026

The financing rules changed on 3 August 2026. Fannie Mae’s Limited Review is gone: every condominium project with eleven or more units now requires a Full Review regardless of down payment. A unit that was financeable at 25% down last week may not be this week, purely because the association’s full financials, reserve study and insurance now get examined where previously they did not. Combined with the $50,000 per-unit master-policy deductible cap effective 1 July 2026 — which many oceanfront Broward high-rises exceed on wind coverage — the buyer’s market splits into financeable and cash-only stock. Ask for the association’s most recent lender questionnaire and its master policy declarations page before you go under contract.

Low maintenance fees are now a warning sign, not a selling point. Florida’s HB 913 allows a unit-owner-controlled association to vote to waive or reduce reserve funding recommended by its Structural Integrity Reserve Study. A building with unusually low fees may have low fees because owners deferred the funding — and that same waiver is what triggers non-warrantability under the 15% reserve requirement landing 4 January 2027. Read the reserve study, the milestone inspection, the reserve-waiver vote and 24 months of board minutes together.

Broward’s clock starts at 25 years, not 30. The county’s Building Safety Inspection Program begins at 25 years of age with re-inspection every ten, and it covers commercial as well as residential buildings — broader and earlier than the state milestone rule. A 1999-vintage oceanfront building is already inside the county programme. Buyers screening on “has it hit thirty years?” screen wrong here.

Insurance is the line item that moves budgets. Large coastal high-rise associations in Florida are running master policies of $300,000 to $2,000,000-plus a year, and associations typically allocate 25 to 35% of the operating budget to insurance. Carriers now examine structural reports and maintenance documentation at underwriting.

Who Pompano suits

It suits a buyer who believes the branded-residence wave repriced this town permanently and wants in before delivery completes — or one who wants the opposite trade, buying older stock cheap into a rising tide, with the association diligence done properly.

The honest risk is concentration. Ritz-Carlton delivers September 2026, Waldorf in 2027, Ocean580 in 2027, Armani/Casa in 2028 and the W in 2029. That is a lot of premium inventory arriving into a town whose median is still $265,000. The resale market at the top will be competing with itself for several years.

Sources

• The Real Deal — Pompano Beach boom: 14 major real estate projects underway, 12 June 2026
• Florida YIMBY — Ritz-Carlton Residences Pompano Beach reaches key construction milestones, 18 October 2025
• The Real Deal — Related sells out Casamar Pompano Beach for $350M, 19 September 2025
• MIAMI REALTORS — Broward County June 2026 market report, 17 July 2026
• Building Mavens — Broward County Building Safety Inspection Program 2026 guide