Episode 2 · Property Types & Supply Dynamics
Cooper City Housing Guide: Home Age, Lot Size, Ownership
Cooper City is a city of single-family lots, yet that label covers detached houses and attached homes alike. This guide shows what is built here: the kinds of homes, how big the lots and houses run, how old they are, who holds them and for how long, and what the Save Our Homes cap does and does not change for an owner.
💡 Key Insights & Takeaways
- The median single-family-use parcel sits on a lot of 7,757 square feet, and 3.7% of parcels sit on lots of 20,000 square feet or more.
- The median home was built in 1987, and 55.2% of single-family-use parcels date from 1980 to 1999.
- Only 7.8% of single-family-use parcels carry a booked renovation, and 92.2% sit at the default year the county assigns, so the record cannot show how many homes have been updated.
- The median parcel with a homestead exemption is assessed at 51.8% of its just value, the county's valuation before the cap, because Save Our Homes limits the growth of assessed value, not the tax bill.
- The median parcel is 8.6 years past its last recorded transfer, which measures the record and not how long anyone has lived in the home.
If you are choosing what kind of home to look for in Cooper City, note that 20.1% of its 10,965 single-family-use parcels sit on lots under 4,000 square feet, as of 22 October 2026. The single-family code includes attached homes, so the lot size tells you more than the label does.
Cooper City homes at a glance, as of 22 October 2026.
| Measure | Value | Sample and date |
|---|---|---|
| Residential parcels | 11,133 | All residential parcels, 22 October 2026 |
| Median lot size | 7,757 square feet | 10,965 single-family-use parcels, 22 October 2026 |
| Median year built | 1987 | 10,965 single-family-use parcels, 22 October 2026 |
| Parcels with a homestead exemption | 81.8% | 10,965 single-family-use parcels, 22 October 2026 |
| Median years since the last recorded transfer | 8.6 years | 10,961 single-family-use parcels, 22 October 2026 |
What kinds of homes are in Cooper City?
Almost all of them are coded single-family, but that code covers more than detached houses. Table 1 shows the split by land-use code as of 22 October 2026.
Table 1. Cooper City residential parcels by use, as of 22 October 2026.
| Use | Parcels | Share |
|---|---|---|
| Single-family use | 10,965 | 98.5% |
| Condominium | 55 | 0.5% |
| Multi-family | 43 | 0.4% |
| Vacant residential land | 70 | 0.6% |
| All residential parcels | 11,133 | 100.0% |
The count covers parcels with a residential land-use code and leaves out common-element parcels and parcels in other codes. A parcel is one lot as the county counts it, so these figures count lots, not the people who live in them.
The single-family code does not say whether a home is detached, and the county's parcel data gives no count of attached homes. What it does show is the lot: 20.1% of single-family-use parcels sit on lots under 4,000 square feet (n = 10,965). The listing tags give a hint about those small lots. Among 390 listed parcels tagged townhouse, 99.7% sit on lots under 4,000 square feet. Among 1,777 listed parcels tagged single-family residence, 6.3% do. Both figures cover only the 2,180 single-family-use parcels that were listed for sale from 2 March 2020 to 21 October 2026. Homes that sell more often are more likely to be in that group, and the direction of the bias is unknown, so take the figures as a hint and not as a count of attached homes.
If you want a house on a lot of its own, check the lot size and the home type shown for each home, and do not rely on the single-family label.
How big are the lots and the houses?
The median lot is 7,757 square feet (n = 10,965), and only 3.7% of parcels sit on lots of 20,000 square feet or more. The median heated living area, the indoor floor space the county counts, is 1,877 square feet (n = 10,962). That figure runs smaller than the area on a listing. On 1,875 homes that matched a listing, the listing's area was the larger one in 94.8% of them, by a median of 523 square feet, so do not set the two side by side.
Inside, the median home has 3 bedrooms (n = 9,904) and 2.0 bathrooms (n = 9,897). Of the 9,893 parcels with both recorded, 47.0% are three-bedroom, two-bath homes. Of the parcels with bathrooms recorded, 5.7% have one bathroom and 24.7% have three or more. Of the 10,943 parcels with stories recorded, 61.8% are one story and 38.2% have two or more.
The small lots are not spread evenly, and a small lot does not by itself make a home attached. The share on lots under 4,000 square feet runs from 6.9% in ZIP code 33328 to 28.9% in ZIP code 33330, as Table 2 shows.
Table 2. Share of single-family-use parcels on lots under 4,000 square feet, by ZIP code inside the city, as of 22 October 2026.
| ZIP code | Parcels | Share on lots under 4,000 square feet |
|---|---|---|
| 33024 | 1,372 | 28.2% |
| 33026 | 3,394 | 25.7% |
| 33328 | 3,825 | 6.9% |
| 33330 | 2,368 | 28.9% |
The county's parcel data has no waterfront field, so no figure exists for the whole city. Among the 2,180 single-family-use parcels that were listed for sale from 2 March 2020 to 21 October 2026, 16.1% carry a waterfront marker. The same bias applies here. A waterfront marker does not tell you the flood zone, so check the flood map for the exact home.
How old are the homes, and how many have been updated?
The median single-family-use parcel was built in 1987 (n = 10,965). Of those parcels, 55.2% date from 1980 to 1999, and 16.9% date from 2000 or later. Age varies by ZIP code: the median year built is 2011 in ZIP code 33024 (n = 1,372) and 1976 in ZIP code 33328 (n = 3,825).
Updates are harder to read. The county books a renovation on 7.8% of single-family-use parcels. For the other 92.2%, it records a default year of the year built plus one. Where a renovation is booked (n = 859), the median gap between the built year and the booked year is 6 years. The county logs only what it books, not every remodel. A 1980s home with no booked renovation has not been shown to be untouched, and the figure cannot tell you how many homes have been updated.
What does it cost to hold a Cooper City home?
The data behind this page carries no tax amount, so this page gives no tax figure. It does show the two values a tax bill starts from. Just value is the county's valuation before the cap, and assessed value is the county's estimate under the cap. Across 10,965 single-family-use parcels as of 22 October 2026, the median just value is $613,630 and the median assessed value is $380,410. Neither is a sale price or a market value, and neither is what a home would sell for. A homesteaded parcel is one that carries a homestead exemption, the Florida exemption an owner claims on a main home.
Table 3. Median assessed value by exemption status, as of 22 October 2026.
| Group | Parcels | Median assessed value |
|---|---|---|
| Homesteaded single-family-use parcels | 8,971 | $347,440 |
| Not homesteaded single-family-use parcels | 1,994 | $512,365 |
| All single-family-use parcels | 10,965 | $380,410 |
| Condominium parcels | 55 | $152,970 |
The gap between the first two rows reflects the cap holding homesteaded values down, not the quality of the homes. Save Our Homes limits how fast a homesteaded property's assessed value can grow each year, to 3.0% or the change in the consumer price index, whichever is lower. The cap limits assessed value, not the tax bill. The benefit usually resets when a home sells. A buyer has to apply for their own exemption. Moving an earlier benefit to a new home is called portability, and it needs a separate filing.
A homestead exemption is the closest sign of owner occupancy in the data, and 81.8% of single-family-use parcels carry one (n = 10,965). A home without one may still be lived in, and the share is not a count of homes lived in by their owners.
At the median, a homesteaded parcel is assessed $298,320 below its just value (n = 8,971), which puts its assessed value at 51.8% of just value. The earlier a parcel last changed hands, the further its assessed value sits below its just value, as Table 4 shows. Here a transfer means the last recorded transfer of any type.
Table 4. Median assessed value as a share of just value, homesteaded single-family-use parcels, by date of last recorded transfer, as of 22 October 2026.
| Last recorded transfer | Parcels | Median assessed share of just value |
|---|---|---|
| Before 1990 | 298 | 35.4% |
| In the 2020s | 3,465 | 70.4% |
| All homesteaded parcels | 8,971 | 51.8% |
Association fees add to what it costs to hold a home. Among 1,423 listed parcels that report a monthly fee, the median is $181 a month. It is $207 a month for the 385 listed parcels tagged townhouse and $113 a month for the 1,000 tagged single-family residence. These fees come only from homes that were listed for sale, and the county's parcel data has no fee field, so there is no citywide figure. The same bias applies, and its direction is unknown. Not every home is governed by an association.
Who owns Cooper City homes, and for how long?
The median single-family-use parcel is 8.6 years past its last recorded transfer, and 21.0% have gone 20 years or more without one (n = 10,961, as of 22 October 2026). Another 8.5% have gone 30 years or more. The clock runs from a transfer of any type. Of the last transfers, 30.1% are nominal-consideration records, which show a token price, so a short hold can be a change of title and not a purchase. The grouping of transfers into nominal and qualified sales is derived from the amounts recorded, not from a published code list. These are tenure figures of record, not the time anyone has lived in the home. The latest recorded transfer is dated 13 May 2026, 5.3 months before 22 October 2026, so every hold figure runs about that much short.
Of the 10,965 single-family-use parcels, 12.8% carry a trust, company or similar form in the ownership data. Of the parcels, 9.4% are held in trust and 3.5% in corporate or LLC form. Trusts are an estate-planning tool, so this page does not read them as investor ownership, and the trust share is a floor because the data finds trusts mainly from one abbreviation. The corporate or LLC share is the only company-held figure here. Only 2.5% of parcels list a mailing state other than Florida. That is a lower bound, because an owner who lives elsewhere can receive mail at a local address. Of the 70 vacant residential parcels, 61.4% are held in corporate or LLC form. These are counts only and say nothing about why.
How many Cooper City homes show signs of being rebuilt?
Up to 23.5% of single-family-use parcels show three or more of five signs that a house could be replaced (n = 10,965, as of 22 October 2026). The five signs are land that counts for a large part of the value, a house that adds little value, no booked renovation, an older house, and a small house for its lot. If you set aside the renovation sign, which the county's default year drives, the share is 11.1%. Treat 23.5% as the top of the range, not as a firm count.
The score finds large lots under modest houses, not lots worth more than the house. The median land share of just value is 13.2%, and only 0.2% of parcels have land worth more than half of just value. The score counts signs in the data. It is not a list of homes that will be rebuilt, and it says nothing about permits or plans.
Common questions
Interested in Off-Market Listings in Cooper City?
Connect with our advisory desk for private parcel alerts and valuation reports.
Explore Nearby South Florida Communities
Compare market trends, home pricing, and neighborhood analytics across adjacent areas: