South Florida Condo Fee Index · development report · as of October 18, 2026 · North Lauderdale, Broward County
Courtyards of Broward, North Lauderdale: condo fees, what sold, and what is for sale today
As of October 18, 2026, the median monthly-equivalent association fee among 26 active Courtyards of Broward listings with a usable fee is $718, 6% above the North Lauderdale condo median of $675. 26 Courtyards of Broward condominiums are listed for sale in North Lauderdale. 18 of 26 active listings have recorded current asking price below original (69.2%).
Over the twelve months October 2025 to September 2026, 5 Courtyards of Broward condos closed at a median $125,000, a median 13% under their original asking price.
Key takeaways
- Median listed association fee in Courtyards of Broward: $718/mo across 26 active listings with a usable fee, 6% above the North Lauderdale condo median of $675.
- 5 Courtyards of Broward condos closed October 2025 to September 2026 at a median $125,000, 87.2% of original asking price.
- 26 Courtyards of Broward condos are for sale as of October 18, 2026 at a median asking price of $137,400; 18 of 26 show a current asking price below original (69.2%).
- Median recorded cumulative days on market among active listings: 126.
- Buildings here date from 1976 to 1980, so Florida milestone inspection rules apply.
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 Courtyards of Broward owners
Own a condo in Courtyards of Broward? The association fee is fixed at sale. The asking price is your decision.
Buyers comparing Courtyards of Broward 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 Courtyards of Broward already accounted for.
61.5% of active condo listings in North Lauderdale have a recorded asking price below their original list price. For fee comparisons, Courtyards of Broward, North Lauderdale has 26 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 Courtyards of Broward 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 Courtyards of Broward? Email me when a new Courtyards of Broward unit lists, or browse every unit for sale.
Own in Courtyards of Broward? 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 Courtyards of Broward condo correctlyFor buyers and sellers: Sellers here are asking a median $137,400 while the last twelve months of sales closed at a median $125,000, 87.2% of the original asking price. That gap, plus 26 competing units, is the pricing reality a Courtyards of Broward seller starts from; the listed fee median of $718/mo among 26 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: "5 condominiums in Courtyards of Broward, North Lauderdale, sold between October 2025 and September 2026 at a median price of $125,000, or 87.2% of their original asking price, while 26 remain for sale; the median listed monthly-equivalent association fee is $718 among 26 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 Courtyards of Broward, 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 $95,000 to $133,000. 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 Courtyards of Broward fee sits among North Lauderdale condos
Shaded band = 25th to 75th percentile of North Lauderdale 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 Courtyards of Broward the middle half of fees runs $608 to $720 a month ($0.72 per square foot). Units that sold in the last twelve months carried a median fee of $598 at the time of listing.
What the Courtyards of Broward fee includes, as entered by listing brokers
- Water 72%
- Sewer 56%
- Grounds 56%
- Trash 52%
- Common areas 44%
- Pool 40%
- Building insurance 36%
- Structure maintenance 32%
- Security 28%
- Roof 20%
Share of the 25 Courtyards of Broward 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 Courtyards of Broward 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 Courtyards of Broward listing with photos, fees and days on market, or get an email when a new Courtyards of Broward 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 Courtyards of Broward
Broward County Public Schools assigns the center point of Courtyards of Broward 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.
65 private schools registered with the Florida Department of Education sit within 5 miles of Courtyards of Broward.
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 Courtyards of Broward, or rent a condo in North Lauderdale?
The median asking price among the 26 Courtyards of Broward condos for sale is $137,400 and the median stated fee is $718 a month (26 listings state one). 18 of the 26 units for sale are 2-bedrooms, asking a median $155,000. The median closed condominium lease in North Lauderdale over the last 13 months was $2,050 (n=25). 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 | $759 | Median North Lauderdale condominium lease | $2,050 |
| Property tax with homestead, 21.4965 mills | $170 | Renter’s insurance | $25 |
| Condo insurance (HO-6), county average | $151 | ||
| Courtyards of Broward median fee | $718 | ||
| Interior maintenance, 0.5% of price a year | $57 | ||
| Gross monthly cost to own | $1,855 | Gross monthly cost to rent | $2,075 |
Owning is $220 a month cheaper on day one; about $87 of the owner’s payment is principal in year one, so the owner is ahead by about $306 once principal is counted. Cash at the door for the owner: $31,602 (20% down plus 3% closing). North Lauderdale 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 North Lauderdale, 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 North Lauderdale rent-vs-own comparison.
What the recorded flags mean for a Courtyards of Broward buyer
- Special assessment mentioned, 2 of 26 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 26 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 Courtyards of Broward report a median year built of 1979. 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, 1 of 26 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 Courtyards of Broward?
What is the condo fee in Courtyards of Broward, North Lauderdale?
As of October 18, 2026, the median monthly-equivalent association fee across the 26 Courtyards of Broward condominiums for sale that state a fee is $718; the middle half runs $608 to $720. That is 6% above the North Lauderdale condo median of $675. 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 Courtyards of Broward sell for?
5 Courtyards of Broward condominiums closed between October 1, 2025 and September 30, 2026 at a median $125,000 ($130 per square foot), ranging from $95,000 to $133,000. The median sale closed at 87.2% of the original asking price and 89.3% of the final asking price, after a median 96 cumulative days on market. 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 Courtyards of Broward condos are for sale, and are prices being cut?
26 Courtyards of Broward condominiums are listed as of October 18, 2026, asking from $109,000 to $195,000, median $137,400; 0 more are under contract. 18 of 26 active records have current ListPrice below OriginalListPrice (69.2%). Among those 18 records, median reduction is $12,000 and 7.3%; these are separate medians. The remainder is not a never-cut group. Median nonmissing recorded CDOM is 126 days, not an independently reconstructed property history.
Does Courtyards of Broward have special assessments, age restrictions or membership requirements?
We report what listing agents wrote, not what the association has decided. Among the 26 Courtyards of Broward listings for sale, 2 mention a special assessment in the public remarks; 1 states 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 Courtyards of Broward 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 North Lauderdale whose subdivision field names Courtyards of Broward, 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. 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 Courtyards of Broward, North Lauderdale?
Broward County Public Schools assigns the center point of Courtyards of Broward to these three public schools: Pinewood Elementary, Silver Lakes Middle School and Boyd H. Anderson 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. 65 private schools registered with the Florida Department of Education sit within 5 miles.
Is it cheaper to own in Courtyards of Broward or rent a condo in North Lauderdale?
The median asking price among the 26 Courtyards of Broward condos for sale is $137,400 and the median stated fee is $718 a month. Owning costs about $1,855 a month before principal ($759 principal and interest at 7.37% with 20% down, $170 property tax with homestead at 21.4965 mills, $151 condo insurance, $718 fee, $57 interior maintenance), against $2,075 to rent the median North Lauderdale condominium ($2,050 lease plus renter's insurance). Owning is $220 a month cheaper on day one; about $87 of the owner's payment is principal in year one. Estimates for comparison only, not financial advice.
Analyst: Gia Freer, Broker of Record, PBP Real Estate, LLC (Lic. BK689801), available on the record: 561-395-8418.
Nearby developments to compare with Courtyards of Broward
Straight-line distance from Courtyards of Broward; median monthly fee and units on the market from the same daily snapshot.
Nearby developments in other Broward County cities
More live North Lauderdale data
PBP Real Estate analysis of BeachesMLS listings. Refresh is scheduled daily; read each index’s own date and sample.
Method: listings whose MLS subdivision field maps to Courtyards of Broward 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), North 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.
Moving to Broward County
Moving to Courtyards of Broward? 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 North Lauderdale — 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.
- All 26 Broward County cities — market data, guides and search for each one.