A buyer looking at Intracoastal condos in Pompano Beach this summer will notice something that looks like an opportunity. Two-bedroom units are asking prices well below where similar units in the same buildings were pricing a year ago, while a single-family home a few blocks away is asking more than it would have last year, not less. On paper, that reads as a straightforward buyer's market for condos and a seller's market for houses. It is not that simple, and the difference matters for anyone about to write an offer.
The condo discount is not really a discount. It is a price adjusting to a cost that used to be hidden and now has to be written down on paper, filed with the state, and disclosed before closing.
The number on the listing sheet
The city's mid-2026 numbers split cleanly by property type. Single-family home prices in Pompano Beach have climbed to somewhere between $535,000 and $604,000 year to date, depending on which local market report you pull, a rise of roughly 7.5 percent to 28.1 percent year over year. Condos and townhomes, over the same stretch, have slid to somewhere between $250,000 and $276,250, down roughly 5 percent to 15 percent.
| Segment | Mid-2026 median | Year-over-year |
|---|---|---|
| Single-family homes, citywide | $535,000 to $604,000 | up 7.5% to 28.1% |
| Condos and townhomes, citywide | $250,000 to $276,250 | down 4.7% to 14.7% |
| Oceanfront condos only, trailing six months | $600,000 | up 7.1% |
That last row is the one worth sitting with. Oceanfront condo prices in Pompano Beach are not falling. Over a trailing six-month window through mid-2026, the median sale price in that specific segment rose 7.1 percent to $600,000, and price per square foot rose 5.6 percent to $450. So the citywide condo median is falling while the oceanfront condo median is rising. Both statements are true at the same time, and the gap between them is the actual story.
What changed on January 1
The mechanism behind that gap has a specific start date. Florida passed Senate Bill 4-D in 2022, following the collapse of Champlain Towers South in Surfside, and refined it with Senate Bill 154 in 2023 and House Bill 913 in 2025. The law created two requirements for condominium and cooperative buildings three or more habitable stories: a milestone structural inspection and a Structural Integrity Reserve Study, or SIRS, covering eight components including the roof, load-bearing structure, plumbing, electrical, and waterproofing.
The deadline for that initial study was pushed back more than once, most recently to December 31, 2025. But the funding requirement is the part that actually shows up in a listing price. For any budget adopted on or after December 31, 2024, associations can no longer vote to waive or underfund reserves for those eight structural components. Full funding became mandatory starting with the 2026 budget year, which means this past January, buildings that spent decades keeping monthly dues low by skipping structural reserves had to stop.
A building that never had to say how much its roof, its plumbing, and its waterproofing were actually going to cost now has to put that number in writing, file it with the state, and show it to anyone who asks before they sign a contract.
The reporting threshold also moved. Items that cost $25,000 or more, adjusted for inflation to roughly $25,675 as of this past February, now have to be broken out and funded individually rather than folded into a general maintenance line. That is a lower bar than the old $10,000-and-up figure some associations used, which means more line items now qualify as reservable, and more of them show up as real dollar figures owners are expected to be setting aside.
Why Pompano gets hit harder than inland cities
The milestone inspection age trigger is 30 years for most buildings, but it drops to 25 years for any building within three miles of the coast. Nearly all of Pompano Beach east of the Florida Turnpike falls inside that three-mile zone, so most of the city's beachfront and Intracoastal condo stock is working against the tighter 25-year clock rather than the standard 30-year one. Buildings with a certificate of occupancy from 2001 or earlier are already inside the compliance window this year. Much of the corridor along A1A was built between the late 1960s and the 1980s, which means many of those buildings are now 40 to 55 years old, well past their first required inspection.
That is the local detail that explains why Pompano's condo median is moving differently than a city with a newer building stock. The law does not care how nice the view is. It cares how old the concrete is.
The split hiding inside the condo number
Put those two pieces together and the citywide condo median stops looking like a demand signal and starts looking like a mix problem. Older buildings that are now disclosing real reserve gaps, or have already levied a special assessment, are selling at prices that reflect what a buyer will owe on top of the purchase price. That pulls the overall median down, especially because Pompano has a large stock of older condo inventory relative to its newer buildings. Meanwhile the oceanfront segment, which skews toward buildings that are either newer, better capitalized, or have already absorbed their assessment and priced past it, keeps climbing.
A falling citywide condo median in 2026 does not mean condos got less desirable. It means the buildings dragging the average down are the ones now required to show their homework, and the market is pricing that homework in.
New construction plays by a different clock
Pompano's development pipeline makes the contrast concrete. Salato Residences, a nine-story, 40-unit building at 305 Briny Avenue, topped out in 2025 and is on track for completion this year, with prices ranging from $2 million to $4.9 million and roughly 60 percent of units already sold under a $73.8 million construction loan. Other projects working through the pipeline include the Ritz-Carlton Residences, a 32-story beachfront tower paired with a 14-story marina tower targeting 2026 completion, the Waldorf Astoria Residences, a 28-story, 92-unit oceanfront tower targeting 2027 delivery, and Ocean580, a boutique 10-story building on Briny Avenue with just 17 large-format residences.
None of these buildings are exempt from the SIRS requirement. The mandate is triggered by height, not age, so even a tower finished this year needs a study on file. What they are exempt from is decades of deferred maintenance. A brand-new roof and brand-new plumbing system produce a small, easy-to-fund reserve number, not a six-figure surprise. The milestone inspection's age trigger will not touch these buildings for 25 to 30 years. That is the entire difference between a new-construction condo carrying a clean reserve study and a 1975 building whose structural bill just came due.
What a February teardown tells you
The clearest evidence that this pressure is real showed up in the entitlement process, not in a sales report. On February 18, 2026, Pompano Beach's Development Review Committee considered a rezoning and land use amendment for a proposed 15-story, 59-unit oceanfront condominium at 552, 600, and 604 North Ocean Boulevard. The developer, Turks Capital, a firm with more than $5 billion in real estate acquisitions across office buildings, residential condominiums, and hotels, already owned the Brig O'Doon Condominium, a seven-unit building from 1951 on the site, and had the adjacent 1953 duplex under contract. The architect of record is Arquitectonica, the firm behind Brickell City Centre.
As of that mid-February filing, official site plans had not yet been submitted, so the project was still early in the approval process. But the shape of the deal is worth noticing on its own. A small, aging oceanfront building from the early 1950s is worth more to this developer as assembled land for a new tower than as a functioning association trying to fund a structural reserve study on seven units. That is the same math playing out at the low end of the condo market that shows up as a falling median at the high level. Post-Surfside reserve requirements have made older coastal buildings expensive to keep running, and that expense is now visible in both the sale price of the unit and the appetite of developers to buy the whole building out from under it.
Reading a Pompano Beach condo listing this year
For anyone comparing a Pompano Beach condo to a house, or comparing two condo buildings against each other, the citywide median is close to useless on its own. The building-specific numbers are what matter. Before writing an offer on a condo here, it is worth asking for:
- The most recent Structural Integrity Reserve Study, or written confirmation that none has been completed
- The milestone inspection report, if the building is old enough to require one
- The building's certificate of occupancy date, to confirm whether it falls under the 25-year coastal trigger or the standard 30-year rule
- Whether a special assessment has already been approved, is under board discussion, or has not yet been raised
- The reserve funding percentage for each of the eight required structural components, not just a lump-sum total
Associations with 25 or more units are now generally required to post much of this online, which makes the documents easier to compare across buildings than they were even two years ago. A lower price on an older unit is not automatically a bad sign. It can also mean the building already priced in what it owes, which is a very different situation than a building that has not yet told anyone.
A few direct questions
Does the milestone inspection and reserve law apply to single-family homes in Pompano Beach? No. Both requirements apply only to condominium and cooperative buildings of three or more habitable stories under Florida's Chapter 718. Single-family homes and most homeowners associations under Chapter 720 are not covered.
How do I check whether a specific building has completed its study? Ask the association directly for the SIRS and the milestone inspection report. The Florida Department of Business and Professional Regulation maintains a public FAQ on the process, and associations with 25 or more units are generally required to post these documents online.
Is Pompano Beach's building inspection program the same as the state milestone law? Not exactly. The city points owners toward Broward County's own Building Safety Inspection Program, which applies to structures 25 years or older with repeat inspections every 10 years, described on the City of Pompano Beach's building inspections page. It runs alongside, not instead of, the state's milestone and SIRS requirements.
If you are weighing a Pompano Beach condo against a house this year, or trying to figure out whether a specific building's price reflects real value or an assessment nobody has mentioned yet, 1 Ocean Realty can pull the reserve study, the inspection history, and the comparable sales for any address you are considering before you decide what to offer.
