The 100% Commission Real Estate Brokerage in Tamarac.

The Tamarac market right now (mid-2026)

Tamarac sits well below the Broward County headline, and that is the whole point of working it. The citywide median runs around $312,000, up roughly 2.7% year over year (Redfin, late 2025), a figure that holds up on cross-check: Zillow reads about $316,000 for ZIP 33321 (Zillow, Aug 2026) and local trackers land near $308,500 (BuyingBroward, mid-2026). Against a Broward single-family median of $645,000 (MIAMI REALTORS + RWorld, June 2026), Tamarac is one of the county's genuine affordability plays — which is precisely why it stays liquid when pricier submarkets stall.

Homes take a median of roughly 100 days to sell (Redfin, late 2025), longer than inland single-family Broward because the city's inventory skews heavily toward condos and villas in established HOA communities. Countywide, the market is not soft: Broward logged its fourth consecutive month of rising total sales, with single-family transactions up 26% and condo sales up 15.5% year over year (MIAMI REALTORS + RWorld, June 2026). For an agent, Tamarac reads as a working, deal-a-week market where volume comes from turnover in 55+ and family HOA communities rather than luxury price growth.

A two-track market: single-family vs. condo and villa

Broward splits hard by product type, and Tamarac contains both tracks inside its borders. County-wide, single-family homes carry a $645,000 median (up 2.4% YoY) while condos sit at $265,000 (down 1.8% YoY) (MIAMI REALTORS + RWorld, June 2026). Tamarac's single-family stock lives in that upper lane: The Woodlands, the city's guard-gated golf-course community, listed at a median near $599,000 (about $268/sq ft) in June 2026, down ~7% year over year (Movoto, June 2026), serving move-up and family buyers on larger lots. The Mainlands of Tamarac Lakes sections anchor the established single-family and villa 55+ segment on the other side of that lane.

The condo and villa track is where Tamarac's affordability and volume concentrate. Cash dominates it: 53.4% of Broward condo sales closed all-cash in June 2026, versus 23.8% of single-family, with cash at 37.1% of all closings countywide (MIAMI REALTORS + RWorld, June 2026). For agents, that means a large share of Tamarac's transactable inventory is priced under $250K and moves on cash timelines — fast to close, but demanding real fluency in HOA budgets and 55+ community rules. The agent who can read an association's books closes deals the rest of the field is afraid to touch.

The condo reserve reset, HOA reality, and the insurance turn

Tamarac is HOA-heavy, so Florida's condo-law reset lands directly on its inventory. Reserve waivers are gone — associations must now complete milestone structural inspections (at 30 years, or 25 within three miles of the coast) and fully fund reserves via a Structural Integrity Reserve Study (Florida SIRS / HB 913 reporting, 2026). The fallout statewide is a wave of special assessments, commonly ranging from $10,000 to more than $100,000 per unit for older buildings catching up on deferred maintenance (Florida condo-law reporting, 2026). In a city of aging mid-rise and villa communities, an agent who can analyze a reserve study, explain assessment exposure, and price around it is the difference between a closed file and a dead one.

The best-run communities turn this into a selling point. Kings Point, Tamarac's large gated 55+ community, saw about 146 sales over the past year at an average sale price near $203,000, with HOA fees running $135–$899 and dues that fold in exterior maintenance, insurance, water, cable, internet, and clubhouse access (BuyingBroward / community data, 2026). Entry-level condo and villa enclaves — Sabal Palm Village, the Gardens of Sabal Palms, and Versailles Gardens — list broadly from the low-$100Ks to around $160K–$200K (aggregated listing data, 2026), the affordable-buyer and investor lane. Insurance, long the deal-killer, is finally turning: Florida's 2026 rate relief has Citizens cutting an average 8.7% statewide, and in Broward roughly 72% of Citizens policyholders see about a 12.6% decrease (~$462 average savings) (Florida insurance rate-relief releases, 2026) — even as Florida premiums remain the nation's highest near $3,800–$4,200.

MLS, association, and the commission math

Tamarac agents now belong to MIAMI REALTORS and list through BeachesMLS. This is post-merger: on May 11, 2026, MIAMI REALTORS and RWorld (Broward, Palm Beaches & St. Lucie Realtors) closed a historic merger into the largest local Realtor association in the world at roughly 93,000 members (MIAMI REALTORS + RWorld / Florida Realtors, 2026). BeachesMLS — the Broward, Palm Beach, and St. Lucie data set RWorld operated — remains the MLS covering Tamarac, and the combined footprint means one membership now spans the entire Southeast Florida tri-county corridor.

Now the math at Tamarac prices. Ten sides a year at the ~$312,000 citywide median grosses about $93,600 at 3% per side. A 20% split brokerage takes roughly $18,700 of that; a 30% split takes about $28,100 — every year, before monthly desk and franchise fees. At Gromadzki, ten closings cost $4,990 flat, and the other $13,700 to $23,100 stays with the agent. In an affordable, condo-heavy market where commissions per deal are already smaller and each closing takes real HOA and association legwork, keeping 100% of a $9,300 side — for a $499 fee — is the entire argument.