Episode 2 · Property Types & Supply Dynamics
Pompano Beach Housing Stock: Size, Age, Tax Cap
Pompano Beach is more condominium than house, and its two halves were built in different eras, on different scales and under different tax treatment. This page shows how the stacked and detached stock compare on size, age, renovation, land, ownership and tenure, and how far the homestead cap holds each half's taxed value below the county's just value.
💡 Key Insights & Takeaways
- Of the city's 45,976 residential parcels, 54.0% sit in a building with someone above or below and 40.8% are detached houses, as of 20 September 2026.
- Those parcels carry 59,493 recorded dwelling units, so a count of parcels and a count of homes are not the same thing here.
- The median stacked parcel was built in 1974 and carries 1,080 square feet of county adjusted building area, against 1961 and 1,493 for the median detached house.
- Renovation on the stacked side is recorded by building, and of 695 address groups, 174 are stamped at one hundred percent and 520 at zero.
- The median detached house with a homestead exemption is taxed on a value $245,885 below its just value, against $72,450 for a stacked unit with one.
Half of Pompano Beach is condominium. Of the city's 45,976 residential parcels, 51.2% are condominium units and 40.8% are detached houses, on 20 September 2026. The two halves differ on age, size, ownership and tax treatment, and nothing on this page treats them as one housing market.
At a glance
What the assessment data shows across every residential parcel in Pompano Beach, as of 20 September 2026.
| What | Condominium and cooperative | Detached houses | As of |
|---|---|---|---|
| Parcels | 24,816 | 18,761 | 2026-09-20 |
| Median year built | 1974 | 1961 | 2026-09-20 |
| Median size, county adjusted building area | 1,080 square feet | 1,493 square feet | 2026-09-20 |
| Share carrying a homestead exemption | 39.7% | 66.1% | 2026-09-20 |
| Median value sheltered by the assessment cap | $72,450 | $245,885 | 2026-09-20 |
Every value figure on this page is the county's assessed or just value under Save Our Homes. It is never market value, never what a home is worth and never what one would sell for. Sizes are the county's adjusted building area, which is measured slightly differently from interior living space.
What kind of homes are in Pompano Beach?
Mostly stacked ones, which is not what the name suggests.
Pompano Beach holds 45,976 residential parcels. Of those, 23,538 are condominium units and 1,278 are cooperative, so 24,816 parcels — 54.0% of the city — are in a building with someone else above or below. Detached houses are 18,761 parcels, 40.8%. Another 1,806 are multi-family parcels and 583 are vacant residential land. A further 6,225 parcels in the assessment data sit outside the residential land-use band, or are condominium common elements assessed at ten dollars, and are excluded from every figure here.
Say parcels, not homes, because the two are thirteen thousand apart. Those 45,976 residential parcels carry 59,493 recorded dwelling units, and all parcels in the assessment data carry 63,642. The gap sits mostly on the 1,806 multi-family parcels, which hold 14,971 units between them. Any sentence about how many homes are in Pompano Beach has to say which count it is using, and this one is a parcel count.
One consequence runs through the rest of this site. The market figures on this site cover detached single-family homes only, so the Inventory tab describes the 40.8% and says so on every figure. No turnover rate or share is ever formed by dividing a market count by the 45,976 parcels on this page, because the two are different populations by design.
How big are Pompano Beach homes, and how are they laid out?
Small on the stacked side, ordinary on the house side, and the layouts are more repetitive than you would expect.
The median condominium or cooperative parcel carries 1,080 square feet of county adjusted building area and the median detached parcel carries 1,493. On the stacked stock, 38.7% sit under 1,000 square feet, 45.5% between 1,000 and 1,499, 14.9% between 1,500 and 2,499, 0.8% between 2,500 and 3,999 and 0.1% at 4,000 and over. On the detached stock the distribution shifts a full band: 11.4% under 1,000, 39.1% between 1,000 and 1,499, 40.9% between 1,500 and 2,499, 7.1% between 2,500 and 3,999 and 1.5% at 4,000 and over.
Two size fields exist here and they are not the same measurement. The county carries heated living area on the detached and villa stock only, and on no stacked parcel at all, so the city-wide size figure has to be adjusted building area. Where heated area does exist, the detached median is 1,416 square feet against the 1,493 of adjusted building area. That difference is a difference in what is measured, not an error in either.
Layouts repeat. Three out of four stacked units are one of two plans, and the most common single plan is two bedrooms and two bathrooms at 58.7% of the stacked stock. On the detached side the three-bedroom, two-bathroom plan is 42.0% and nothing else comes close. The median stacked unit has 2 bedrooms and the median detached house has 3.
The bathroom count cuts against the assumption people bring to this city. Single-bathroom units are 19.2% of the stacked stock and 23.2% of detached houses, so the houses are the tighter product on that measure, and only 11.1% of detached houses carry three bathrooms or more. Bedroom and bathroom records are missing on 18.0% of detached parcels, so those configuration figures run on roughly four houses in five and are stated that way.
Five detached houses in six are single-storey — 84.3% against 15.7% with two floors or more. Ground is not scarce on the house side: half the detached parcels carry 7,000 square feet of land or more, 47.4% sit between 6,000 and 7,999 square feet, and only 0.6% reach 20,000 square feet. The typical detached house covers about a fifth of its ground, a floor-area ratio of 0.208. Land area is blank rather than zero on stacked parcels under the Florida master-parcel regime, so every land figure here is computed on the detached and vacant parcels and never across the whole city.
How old are Pompano Beach homes, and how much has been renovated?
Older than the region's reputation, and the renovation answer depends on which half you are buying.
The median stacked parcel was built in 1974 and the median detached house in 1961. Only 3.1% of the stacked stock went up after 2000 against 14.8% of the detached stock, so the newer housing in this city is houses rather than units. Almost nothing predates 1950: just 1.1% of detached houses.
Renovation takes care to count here, and the reason is a filing convention. Broward sets the effective year built exactly one year after the original year built on 71.3% of parcels, which is a county default rather than a record of work. Scored naively, the city reads as almost entirely renovated. The threshold used here is a gap of two years or more, which leaves 13,069 residential parcels carrying a real recorded renovation. A house that was really renovated and never re-stamped is indistinguishable in this data from one that never was.
On that threshold, 46.9% of detached parcels carry a renovation record against 14.0% of stacked parcels. The gap is not the whole story. Grouping the stacked stock by street address gives 695 groups of five parcels or more, covering 97.4% of that cohort, and 174 of the 695 are stamped at exactly one hundred percent, 520 at exactly zero, and precisely one is anywhere in between. Renovation on the stacked side is recorded at building level, not unit level. You are not choosing a renovated unit in Pompano Beach; you are choosing one of 174 re-stamped buildings out of 695. The address grouping is a proxy, because no building identifier is recorded, but a finding that splits 174 to 520 with one in the middle is not sensitive to the proxy.
Renovation is also the signal that moved most in the latest data, which is why it ranks first among the changes tracked for this community.
Are you paying for the land or the building in Pompano Beach?
The building, on paper — and the paper is arithmetic rather than a land price.
The median land share of just value is 10.0% on stacked parcels and 11.7% on detached ones. On the stacked side that figure carries no information at all: the county applies a flat tenth of just value to land on every single one of the 24,816 stacked parcels, within four ten-thousandths of a percentage point. It is an apportionment rule, and reading it as a valuation is reading the wrong thing.
The detached figure does discriminate, and the number that explains it sits in the same assessment data. The county assesses vacant residential land at a median of $18.00 a square foot and the land under a detached house at $7.00 a square foot — two and a half times, for ground that is often across the street from itself. A low land share on a house here is assessment arithmetic, not evidence that the ground is cheap. Both figures are assessment apportionments inside a just value. Neither is a statement about what land trades for.
On a per-square-foot basis the assessment runs $187.55 on the stacked stock and $203.59 on the detached stock, both against county adjusted building area.
Empty ground is scarce and concentrated. There are 583 vacant residential parcels left, 5,140,030 square feet in total — 118.0 acres — at a median assessed value of $65,210. Corporate and entity owners hold 48.5% of them against 12.0% corporate ownership city-wide, so the remaining ground is held very differently from the housing around it.
Redevelopment scoring has to be read as a ceiling rather than a count. On the redevelopment scoring used here, 3,645 detached parcels — 19.4% of the improved detached stock — land in the strong band. That clears the fifteen percent threshold at which the scoring must be checked for an artifact, and the artifact is there: 53.1% of the cohort satisfies the no-renovation condition because of the county's one-year effective-year default. The score is an upper bound driven by missing data. No cohort in this city comes near the land share that would make it a land-value market.
Who owns Pompano Beach homes, and how long do they hold them?
Longer than you would guess on the house side, and from further away on the stacked side.
Median ownership tenure is 6.7 years on stacked parcels and 7.7 years on detached ones. The tail is where the difference sits: 19.2% of detached parcels have been held twenty years or more and 7.1% past thirty, against 11.7% past twenty on the stacked side. The house half of this city is the locked half.
Out-of-state ownership splits five to one. Across the city, 18.5% of parcels mail the tax bill outside Florida — 29.1% of stacked parcels against 5.7% of detached ones. That is a floor rather than a count, because a mailing address is the only signal in the record and the field mixes state codes with country codes. We publish the share mailing outside Florida and nothing narrower: no state ranking, and no international share.
Entity ownership needs the same care. 24.3% of parcels carry an entity name, but trusts are an estate-planning vehicle common among long-tenure owner-occupants and are not read here as investors. Trusts are 11.0% of the city and corporate or limited-liability forms 12.0%, and the corporate figure is the investor-adjacent one. It runs slightly higher on detached parcels than on stacked ones, which is the reverse of what the headline entity rate suggests. Two names appear on 37.1% of parcels.
The transfer record carries two traps worth knowing before you read any tenure figure. 14,922 parcels carry the unqualified nominal transfer code — quitclaims, estate settlements and deeds between related parties, not sales. And 7,866 parcels carry no qualification code at all, because every coded transfer in the data is dated 2007 or later. The acquisition-basis divergence we can measure is 1.043 times on stacked parcels and 1.060 times on detached ones, and both are a floor on this city's lock-in rather than a measure of it, because the filter structurally excludes the oldest holds.
One figure on this page is a recording boundary rather than a market observation: the most recent recorded transfer in the assessment data predates the recent window, so acquisitions inside that window read as zero by construction. Across the longer window, 2,648 acquisitions are recorded.
What does the homestead cap do to a Pompano Beach assessment?
It shelters the house half of the city about three and a half times as deeply as the condominium half.
66.1% of detached parcels carry a homestead exemption against 39.7% of stacked parcels. The median homesteaded detached parcel is taxed on a value $245,885 below the county's just value; the median homesteaded stacked parcel is sheltered by $72,450. Same statute, same county, same year, 3.4 times apart. Without the exemption both figures are zero.
Save Our Homes caps the annual growth in a homesteaded property's assessed value at three percent or the change in consumer prices, whichever is lower. It caps assessed-value growth, not the tax bill, recapture can still raise an assessed value in a year when market indicators fall, and the benefit generally resets on a qualifying transfer. A seller's exemption does not travel with the house: a new owner applies separately, and portability is its own calculation. Non-homesteaded residential property carries a separate annual cap that resets to just value on a change of ownership.
The arithmetic compounds from the day each owner filed, which is why the gap is a tenure effect rather than a quality effect. City-wide the cap holds $5,636,257,490 off assessed values.
The level figures show the same split. The median assessed value is $204,180 on stacked parcels and $297,380 on detached ones, and assessed value across all residential parcels adds to $16,944,121,390. Inside the detached stock the exemption marks the difference plainly: $258,410 at the median for an exempt parcel against $362,280 for one without. That is a comparison of assessed values across owners who bought in different years, so it reflects acquisition year more than it reflects anything about the houses. None of these figures may be compared with a current-market price from the Inventory tab.
Common questions
Interested in Off-Market Listings in Pompano Beach?
Connect with our advisory desk for private parcel alerts and valuation reports.