South Florida Condo Fee Index · development report · as of October 18, 2026 · Margate, Broward County
Palm Lakes, Margate: condo fees, what sold, and what is for sale today
As of October 18, 2026, the median monthly-equivalent association fee among 15 active Palm Lakes listings with a usable fee is $758, 40% above the Margate condo median of $540. 15 Palm Lakes condominiums are listed for sale in Margate, and 3 more are under contract. 12 of 15 active listings have recorded current asking price below original (80%).
Over the twelve months October 2025 to September 2026, 18 Palm Lakes condos closed at a median $121,500, a median 18% under their original asking price.
Key takeaways
- Median listed association fee in Palm Lakes: $758/mo across 15 active listings with a usable fee, 40% above the Margate condo median of $540.
- 18 Palm Lakes condos closed October 2025 to September 2026 at a median $121,500, 81.8% of original asking price.
- 15 Palm Lakes condos are for sale as of October 18, 2026 at a median asking price of $145,000; 12 of 15 show a current asking price below original (80%).
- 10 months of supply at the current sales pace (15 for sale against 1.5 sales a month).
- Buildings here date from 1979 to 1982, so Florida milestone inspection rules apply.
Small sample: Palm Lakes 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 Palm Lakes owners
Own a condo in Palm Lakes? The association fee is fixed at sale. The asking price is your decision.
Buyers comparing Palm Lakes 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 Palm Lakes already accounted for.
53.3% of active condo listings in Margate have a recorded asking price below their original list price. For fee comparisons, Palm Lakes, Margate has 15 active listings with a usable listed monthly-equivalent fee, as of October 18, 2026; this community sample is not percentile-trimmed.
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 Palm Lakes 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 Palm Lakes? Email me when a new Palm Lakes unit lists, or browse every unit for sale.
Own in Palm Lakes? 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 Palm Lakes condo correctlyFor buyers and sellers: Sellers here are asking a median $145,000 while the last twelve months of sales closed at a median $121,500, 81.8% of the original asking price. That gap, plus 15 competing units and 10 months of supply at the current sales pace, is the pricing reality a Palm Lakes seller starts from; the listed fee median of $758/mo among 15 active records with a usable fee is a comparison point, not a quote for a specific unit. Confirm its actual fee and coverage with the association.
The story for media: "18 condominiums in Palm Lakes, Margate, sold between October 2025 and September 2026 at a median price of $121,500, or 81.8% of their original asking price, while 15 remain for sale; the median listed monthly-equivalent association fee is $758 among 15 active records with a usable fee, according to PBP Real Estate's daily analysis of BeachesMLS data as of October 18, 2026."
What condos actually sold in Palm Lakes, 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 $50,000 to $170,000. 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 Palm Lakes fee sits among Margate condos
Shaded band = 25th to 75th percentile of Margate condo fees for sale 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.
Inside Palm Lakes the middle half of fees runs $728 to $760 a month ($0.69 per square foot). 60% of listings quote the fee quarterly; all figures are converted to monthly. Units that sold in the last twelve months carried a median fee of $762 at the time of listing.
What the Palm Lakes fee includes, as entered by listing brokers
- Water 86.7%
- Common areas 66.7%
- Trash 60%
- Grounds 53.3%
- Sewer 46.7%
- Structure maintenance 46.7%
- Pest control 46.7%
- Cable TV 46.7%
- Roof 46.7%
- Recreation facilities 40%
Share of the 15 Palm Lakes listings that state what the fee covers. Utilities, insurance and reserves change what a fee is worth; compare coverage before dollars.
What condos are for sale in Palm Lakes 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 Palm Lakes listing with photos, fees and days on market, or get an email when a new Palm Lakes 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.
Schools for Palm Lakes
Broward County Public Schools assigns the center point of Palm Lakes 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.
55 private schools registered with the Florida Department of Education sit within 5 miles of Palm Lakes. Margate private schools by grade band (7).
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.
Own in Palm Lakes, or rent a condo in Margate?
The median asking price among the 15 Palm Lakes condos for sale is $145,000 and the median stated fee is $758 a month (15 listings state one). 13 of the 15 units for sale are 2-bedrooms, asking a median $149,000. The median closed condominium lease in Margate over the last 13 months was $1,750 (n=81). Month one, before principal is counted:
| Own, first year, per month | Rent, per month | ||
|---|---|---|---|
| Principal and interest, 30-year fixed at 7.37%, 20% down | $801 | Median Margate condominium lease | $1,750 |
| Property tax with homestead, 21.6343 mills | $185 | Renter’s insurance | $25 |
| Condo insurance (HO-6), county average | $151 | ||
| Palm Lakes median fee | $758 | ||
| Interior maintenance, 0.5% of price a year | $60 | ||
| Gross monthly cost to own | $1,955 | Gross monthly cost to rent | $1,775 |
Renting is $180 a month cheaper on day one; about $91 of the owner’s payment is principal in year one, so the real gap is closer to $89. Cash at the door for the owner: $33,350 (20% down plus 3% closing). Margate rental market: what leases actually closed at.
Estimates for comparison only, not financial, tax or legal advice. Rate: Mortgage News Daily 30-year fixed rate index, 2026-10-16. Tax: 2025 total millage for Margate, two $25,000 homestead exemptions (s. 196.031, F.S.). Insurance: county average HO-6 premium, FLOIR. Special assessments, club dues and land-lease payments are not in the fee figure. Same assumptions as the published Margate rent-vs-own comparison.
What the recorded flags mean for a Palm Lakes buyer
- Special assessment mentioned, 2 of 15 listings
- A special assessment is a charge on top of the regular fee, adopted by the board for a specific purpose such as a repair, a reserve shortfall or an insurance increase. Ask the association for the adopting resolution, the amount per unit, what it pays for and the payment schedule. Who pays the unpaid balance at closing is negotiable between buyer and seller and should be written into the contract.
- Milestone inspection or recertification mentioned, 1 of 15 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 Palm Lakes report a median year built of 1980. 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.
- Age restriction (55+) mentioned, 9 of 15 listings
- Housing for older persons under the federal Fair Housing Act exemption requires that at least 80% of occupied units have one resident aged 55 or older and that the community publish and follow age-verification policies. The rules govern who may occupy a unit, not who may own it; a buyer who does not meet the age requirement may face limits on living there or renting it out. Ask the association for its written 55+ policy and occupancy rules.
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 Palm Lakes?
What is the condo fee in Palm Lakes, Margate?
As of October 18, 2026, the median monthly-equivalent association fee across the 15 Palm Lakes condominiums for sale that state a fee is $758; the middle half runs $728 to $760. That is 40% above the Margate condo median of $540. 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 Palm Lakes sell for?
18 Palm Lakes condominiums closed between October 1, 2025 and September 30, 2026 at a median $121,500 ($113 per square foot), ranging from $50,000 to $170,000. The median sale closed at 81.8% of the original asking price and 94.6% of the final asking price, after a median 116 cumulative days on market. 44.4% of those sales were cash. Closings are reported to the MLS with a lag, so the window ends with the last full month; 1 October 2026 closing has been reported so far and is not in the medians.
How many Palm Lakes condos are for sale, and are prices being cut?
15 Palm Lakes condominiums are listed as of October 18, 2026, asking from $95,000 to $179,000, median $145,000; 3 more are under contract. 12 of 15 active records have current ListPrice below OriginalListPrice (80%). Among those 12 records, median reduction is $17,950 and 11.9%; these are separate medians. The remainder is not a never-cut group. Median nonmissing recorded CDOM is 146 days, not an independently reconstructed property history. At the last twelve months' sales pace the inventory ratio is 10 months; not a sale-time forecast.
Does Palm Lakes have special assessments, age restrictions or membership requirements?
We report what listing agents wrote, not what the association has decided. Among the 15 Palm Lakes listings for sale, 2 mention a special assessment in the public remarks; 9 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 Palm Lakes 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 Margate whose subdivision field names Palm Lakes, 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. Palm Lakes 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 Palm Lakes, Margate?
Broward County Public Schools assigns the center point of Palm Lakes to these three public schools: Morrow Elementary, Silver Lakes Middle School and Coconut Creek 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. 55 private schools registered with the Florida Department of Education sit within 5 miles.
Is it cheaper to own in Palm Lakes or rent a condo in Margate?
The median asking price among the 15 Palm Lakes condos for sale is $145,000 and the median stated fee is $758 a month. Owning costs about $1,955 a month before principal ($801 principal and interest at 7.37% with 20% down, $185 property tax with homestead at 21.6343 mills, $151 condo insurance, $758 fee, $60 interior maintenance), against $1,775 to rent the median Margate condominium ($1,750 lease plus renter's insurance). Renting is $180 a month cheaper on day one; about $91 of the owner's payment is principal in year one. Estimates for comparison only, not financial advice.
Download the Palm Lakes, Margate 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 Margate developments to compare with Palm Lakes
Straight-line distance from Palm Lakes; median monthly fee and units on the market from the same daily snapshot.
More live Margate 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 Margate? What is my home worth in Margate? Current sale prices, houses and condos separate · Selling a house in Margate: what it takes and what mispricing costs
Method: listings whose MLS subdivision field maps to Palm Lakes 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), Margate, 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.
Moving to Broward County
Moving to Palm Lakes? Everything in one place
- Moving to Broward County guide — prices by city updated daily, houses and condos kept separate, homestead and insurance basics, and how to plan the search.
- Search homes for sale in Margate — live BeachesMLS search; email me new listings.
- Public schools: check the address — Broward County Public Schools assigns schools by address, not by neighborhood name. Check each address in the Broward Find My School locator before you sign.
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