Tamarac Homes Guide: Prices and Neighborhoods, Oct 2026
Tamarac is one of those Broward cities people drive through on the Turnpike and never really look at. That's a mistake. I work Tamarac a lot, and it's one of the few places left in Broward where a first-time buyer, a young family looking for a yard and a condo buyer on a budget can all find something that fits. Here's what I'd tell you about Tamarac if we were sitting at your kitchen table.
What homes in Tamarac are going for right now
These are September 2026 numbers for the city of Tamarac, from MLS data compiled by PBP Real Estate.
- Single-family homes in Tamarac: 36 houses closed in September at a median of $377,500. A year ago it was 44 closings at $408,500. Median time on market was 50 days, and sellers got about 95% of their original asking price (97% of the final asking price).
- Price cuts are common: as of mid-September, 46% of Tamarac houses for sale had already dropped their price from where they started. Same story for condos, about 44%.
- Inventory: 175 houses and 430 condos and townhomes were for sale in mid-September. That works out to roughly 3.7 months of supply for houses and 8.6 months for condos and townhomes. Houses are close to balanced. Condos are a buyer's market.
- Condos and townhomes in Tamarac: a year-to-date median around $185,000 through the summer, from the same MLS data, and they tend to sit 70 to 75 days.
- Cash: about 17% of Tamarac house sales this year closed in cash, up from about 12% last year.
For context, the MIAMI Realtors September report for all of Broward shows a single-family median of $641,500 (up 2.4% from a year ago) and a condo median of $235,000 (down 14.6%). Read that again. A Tamarac single-family house costs a little more than half the county median. That's the whole story of this city in one number. (Worth knowing too: Tamarac's house median is down from a year ago, while the county's went up.)
And rates, briefly: Freddie Mac's survey for the week of October 22, 2026 had the 30-year fixed at 7.32% and the 15-year at 6.68%. That's higher than a year ago (6.19%), which is exactly why price matters so much right now. A lower purchase price softens the blow of a 7% rate.
Tamarac for families and golf people
The single-family neighborhoods (a lot of them in 33321 and around Commercial Boulevard) draw young families and first-time buyers who've been priced out of Coral Springs and Parkland, which sit right next door.
Two things I'm watching on the golf side:
- The Woodlands. The old Woodlands Country Club, west of the Turnpike on the south side of Commercial, was approved for 13th Floor Homes to build up to 335 single-family homes with at least 160 acres kept as open space. Reported prices start around $800,000. New construction at that price tends to pull up values on the older streets around it.
- Colony West Golf Club. The city owns it, and in 2025 the commission chose to renovate the 18-hole Glades course instead of redeveloping it, with a budget of about $3.3 million. For neighbors, that means the green space stays.
For everyday life, Tamarac's parks are better than people expect. The Tamarac Sports Complex, Caporella Park and Waters Edge Park (with a splash pad and playground) get a lot of use. Getting around is easy too. You've got the Turnpike and the Sawgrass Expressway close by, plus University Drive and Commercial Boulevard to get to Fort Lauderdale or up to Coral Springs.
The stuff that surprises Tamarac buyers
A buyer I was working with in September found a beautiful condo near a lake, great price, and asked me why I wanted the association's paperwork before we even wrote an offer. This is why.
- Older condo buildings. A lot of Tamarac's condo stock is from the '70s and '80s. Under Florida's condo safety laws, buildings three stories and up need milestone inspections once they hit 30 years old, and associations must complete structural integrity reserve studies (SIRS). Ask for both, plus the last two years of board minutes. That's where you'll find out about a special assessment before it finds you.
- Flood zones. Tamarac is inland, but water drains through canals to the C-13 and C-14 canals, and heavy tropical storm rain can back things up. Check the specific parcel on the city's flood determination map. One bit of good news: Tamarac holds a Class 6 rating in FEMA's Community Rating System, which gives flood policies in high-risk zones a 20% discount.
- Insurance on older homes. Plan on a 4-point inspection and a wind mitigation report. A house with a newer roof and impact windows can be a lot cheaper to insure than the same house next door without them. I'm not an insurance agent, so get real quotes before you're under contract, not after.
If you're selling in Tamarac this season
My honest take: Tamarac single-family sellers are in decent shape. Countywide single-family inventory fell 18% from a year ago in September, according to MIAMI Realtors, and Tamarac is where a lot of priced-out buyers end up. Price it right and it sells.
Condo sellers have a tougher job. Buyers have choices and they're reading those SIRS reports. If your building's paperwork is clean and the reserves are funded, put that front and center in the listing. It's a real selling point right now.
One more thing. With almost half of Tamarac listings taking a price cut, the sellers who win are the ones who start at the right number instead of chasing the market down. Snowbird season starts next week, and seasonal buyers are in town from November through March. If you're thinking about selling, I'd get the house ready now.
Curious what your Tamarac home is worth? Get a free home valuation at homes.discoversouthfl.com, or email me at eduardosellsfl@gmail.com and I'll put together a personalized market analysis for your street, not the county average.