South Florida Condo Fee Index · development report · as of October 18, 2026 · Fort Lauderdale, Broward County
Embassy, Fort Lauderdale: condo fees, what sold, and what is for sale today
As of October 18, 2026, 3 Embassy condominiums are listed for sale in Fort Lauderdale, and 1 more are under contract. 1 of 3 active listings have recorded current asking price below original.
Over the twelve months October 2025 to September 2026, 14 Embassy condos closed at a median $413,000, a median 13% under their original asking price.
Key takeaways
- Fewer than five Embassy listings state a fee today; the Fort Lauderdale condo median is $1,201/mo.
- 14 Embassy condos closed October 2025 to September 2026 at a median $413,000, 87% of original asking price.
- 3 Embassy condos are for sale as of October 18, 2026; 1 of 3 show a current asking price below original.
- 2.6 months of supply at the current sales pace (3 for sale against 1.2 sales a month).
- Buildings here date from 1966 to 1973, so Florida milestone inspection rules apply.
Small sample: Embassy has fewer than 20 condos for sale and fewer than 20 closings in the window, so single listings move these figures. Read them as indicative and check the counts under each number.
The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.
For Embassy owners
Own a condo in Embassy? The association fee is fixed at sale. The asking price is your decision.
Buyers comparing Embassy condos see the listed monthly association fee beside every asking price and weigh the two together. You cannot change the association fee when you sell; you can set the price with the association fee, the closed sales and the current competition in Embassy already accounted for.
38.8% of active condo listings in Fort Lauderdale have a recorded asking price below their original list price.
The data comes from the segment and recorded fields available in PBP Real Estate's BeachesMLS feed, as of the date shown. Gia Freer, Broker of Record, turns comparable sales and current competition into one written pricing opinion for your Embassy condo, with the reasoning, before it goes live.
No website estimate, no automated number: a written opinion of value prepared by hand, within one business day.
Request a pricing opinion for your property
Buying in Embassy? Email me when a new Embassy unit lists, or browse every unit for sale.
Own in Embassy? Pricing correctly is a skill. Gia Freer prices your condo from this data, with the association fee factored in.
Ask Ava about this dataPrice my Embassy condo correctlyFor buyers and sellers: With 3 units for sale, compare current competition on price and condition.
The story for media: "14 condominiums in Embassy, Fort Lauderdale, sold between October 2025 and September 2026 at a median price of $413,000, or 87% of their original asking price, while 3 remain for sale, according to PBP Real Estate's daily analysis of BeachesMLS data as of October 18, 2026."
What condos actually sold in Embassy, month by month
Source: BeachesMLS via PBP Real Estate's brokerage feed, condominium listings permitted for internet display. Active and under contract as of Oct 18, 2026; closed sales October 2025 to September 2026. Deemed reliable but not guaranteed.
Range $200,000 to $699,000. Sold figures cover listings permitted for internet display and closed between October 1, 2025 and September 30, 2026; they are counts and medians, never an opinion of any unit's value.
Where the Embassy fee sits among Fort Lauderdale condos
Fewer than five Embassy listings state a fee today, so no fee position is drawn. The Fort Lauderdale condo median is $1,201/mo; the middle half runs $756 to $1,942.
What condos are for sale in Embassy today
Source: BeachesMLS via PBP Real Estate's brokerage feed, condominium listings permitted for internet display. Active and under contract as of Oct 18, 2026; closed sales October 2025 to September 2026. Deemed reliable but not guaranteed.
See every Embassy listing with photos, fees and days on market, or get an email when a new Embassy unit lists.
Counts of the condominium listings for sale whose agent-written public remarks mention each item; not verified and not a statement about the association. Ask for the budget, reserve study and any assessment resolution before writing an offer.
Which Embassy enclaves, sections or towers have the most for sale?
Condos by sub-community: names as entered in the MLS and grouped by our normalizer; rows with fewer than three condo listings are shown as counts only. The development totals above include every row.
| Sub-community | Condos for sale | Under contract | Median fee / mo | Median asking | Recorded below original | Sold, 12 mo | Median sold | Built |
|---|---|---|---|---|---|---|---|---|
| Tower | 1 | 0 | — | — | — | 10 | $478K | 1972 |
| Tower Ii | 2 | 1 | — | — | — | 2 | — | 1973 |
Source: BeachesMLS via PBP Real Estate's brokerage feed, condominium listings permitted for internet display. Active and under contract as of Oct 18, 2026; closed sales October 2025 to September 2026. Deemed reliable but not guaranteed.
Schools for Embassy
Broward County Public Schools assigns the center point of Embassy to these three public schools. Assignments are set by street address and can change; confirm the unit’s address with the district locator before you rely on it.
63 private schools registered with the Florida Department of Education sit within 5 miles of Embassy. Fort Lauderdale private schools by grade band (63).
Sources: Broward County Public Schools Find My School locator, retrieved 2026-09-19; FL DOE Private School Directory. Straight-line distances from the listing center point. PBP does not rank or rate schools.
What the recorded flags mean for a Embassy buyer
- Milestone inspection or recertification mentioned, 3 of 3 listings
- Florida requires a milestone structural inspection of condominium and cooperative buildings three habitable stories or taller by the end of the year the building reaches 30 years from its certificate of occupancy, and every ten years after; a local building department may require it at 25 years (s. 553.899, F.S.). Associations for those buildings must also complete a structural integrity reserve study at least every ten years (s. 718.112(2)(g), F.S.). Listings in Embassy report a median year built of 1972. Ask for the Phase 1 inspection report, any Phase 2 report and the reserve study; they tell you whether repairs are identified and how they are funded.
Counts are of the listings for sale whose agent-written public remarks mention each item. They are not a statement about the association and the absence of a mention is not confirmation that none applies. Financing terms and eligibility for a specific unit are decided by the lender and its investor, not by this page. Review the association documents, budget and reserve study with your own advisers before writing an offer.
What do buyers and sellers ask about Embassy?
What is the condo fee in Embassy, Fort Lauderdale?
Fewer than five Embassy listings state a fee today, so no fee median is shown. The Fort Lauderdale condo median is $1,201 a month. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.
What did condos in Embassy sell for?
14 Embassy condominiums closed between October 1, 2025 and September 30, 2026 at a median $413,000 ($353 per square foot), ranging from $200,000 to $699,000. The median sale closed at 87% of the original asking price and 94.2% of the final asking price, after a median 160 cumulative days on market. 64.3% of those sales were cash. Closings are reported to the MLS with a lag, so the window ends with the last full month; 0 October 2026 closings have been reported so far and are not in the medians.
How many Embassy condos are for sale, and are prices being cut?
3 Embassy condominiums are listed as of October 18, 2026; 1 more are under contract. 1 of 3 active records have current ListPrice below OriginalListPrice. The remainder is not a never-cut group. At the last twelve months' sales pace the inventory ratio is 2.6 months; not a sale-time forecast.
Which Embassy enclaves or buildings have the most for sale?
Embassy listings in the MLS carry 2 sub-community names (enclaves, sections or towers). The largest today Tower (1 for sale, 10 sold at a median $478,000); Tower Ii (2 for sale). Names are as entered by listing agents and grouped by our normalizer; spelling variants can split one enclave.
Does Embassy have special assessments, age restrictions or membership requirements?
We report what listing agents wrote, not what the association has decided. Among the 3 Embassy listings for sale, 0 mention a special assessment in the public remarks; 0 state an age restriction such as 55+; 0 mention a required club or equity membership; 0 mention a land or recreation lease. Confirm every one of these with the association documents before writing an offer.
How is this Embassy report built and how often is it updated?
Refresh is scheduled daily from PBP Real Estate's BeachesMLS data feed: active and under-contract condominium listings in Fort Lauderdale whose subdivision field names Embassy or one of its enclaves, plus available closings in the twelve months ending September 30, 2026. Use the report's statistical date and qualifying counts. Fees are converted to a monthly equivalent and usable association layers are summed. Medians need five or more records, percentages ten or more; smaller groups are shown as counts. Embassy is a small sample (under 20 listings and under 20 sales), so read its figures as indicative. This is a market read of MLS listing data, not an opinion of value about any unit or a statement about the association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.
Which public schools are zoned for Embassy, Fort Lauderdale?
Broward County Public Schools assigns the center point of Embassy to these three public schools: Bayview Elementary, Sunrise Middle School and Fort Lauderdale High School. Assignments are set by street address and can change; confirm the unit's address with the district locator before you rely on it. 63 private schools registered with the Florida Department of Education sit within 5 miles.
Download the Embassy, Fort Lauderdale fact sheet (PDF, one page) - fees, closed sales, inventory and nearby distances on one sheet, data as of October 18, 2026. Share it or link to it with attribution to PBP Real Estate.
Analyst: Gia Freer, Broker of Record, PBP Real Estate, LLC (Lic. BK689801), available on the record: 561-395-8418.
Nearby Fort Lauderdale developments to compare with Embassy
Straight-line distance from Embassy; median monthly fee and units on the market from the same daily snapshot.
More live Fort Lauderdale data
PBP Real Estate analysis of BeachesMLS listings. Refresh is scheduled daily; read each index’s own date and sample.
Own a home or condo in Fort Lauderdale? What is my home worth in Fort Lauderdale? Current sale prices, houses and condos separate Renting for now? Renting versus owning in Fort Lauderdale: the monthly numbers side by side.
Method: listings whose MLS subdivision field maps to Embassy after normalization (tower, section and phase records merged; master community plus its enclaves), condominiums by tax legal description (a townhouse, villa or house whose legal records a condominium is included), Fort Lauderdale, permitted for internet display in PBP Real Estate's BeachesMLS data feed. Active and under-contract figures are from the daily snapshot as of October 18, 2026; closed sales are from a rolling archive and cover October 1, 2025 to September 30, 2026, the last full month, because closings are reported to the MLS with a lag. Fees are as entered by each listing office, converted to a monthly equivalent, with master and sub-association layers summed. Medians require five or more records and percentages ten or more; smaller groups are shown as counts. Remark-based flags are keyword classifications of agent-written text and are not verified. Nothing here is an opinion of value about any property or a statement about any association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.
All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc.
IDX information is provided exclusively for consumers' personal, non-commercial use, and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed accurate by the MLS. Data last updated October 18, 2026.
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