South Florida Condo Fee Index · development report · as of October 18, 2026 · Oakland Park, Broward County
Lake Emerald, Oakland Park: condo fees, what sold, and what is for sale today
As of October 18, 2026, the median monthly-equivalent association fee among 27 active Lake Emerald listings with a usable fee is $823, 39% above the Oakland Park condo median of $591. 27 Lake Emerald condominiums are listed for sale in Oakland Park, and 5 more are under contract. 8 of 27 active listings have recorded current asking price below original (29.6%).
Over the twelve months October 2025 to September 2026, 17 Lake Emerald condos closed at a median $180,000, a median 11% under their original asking price.
Key takeaways
- Median listed association fee in Lake Emerald: $823/mo across 27 active listings with a usable fee, 39% above the Oakland Park condo median of $591.
- 17 Lake Emerald condos closed October 2025 to September 2026 at a median $180,000, 89.2% of original asking price.
- 27 Lake Emerald condos are for sale as of October 18, 2026 at a median asking price of $210,000; 8 of 27 show a current asking price below original (29.6%).
- 19.1 months of supply at the current sales pace (27 for sale against 1.4 sales a month).
- Buildings here date from 1981 to 1986, 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 Lake Emerald owners
Own a condo in Lake Emerald? The association fee is fixed at sale. The asking price is your decision.
Buyers comparing Lake Emerald 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 Lake Emerald already accounted for.
51.2% of active condo listings in Oakland Park have a recorded asking price below their original list price. For fee comparisons, Lake Emerald, Oakland Park has 27 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 Lake Emerald 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 Lake Emerald? Email me when a new Lake Emerald unit lists, or browse every unit for sale.
Own in Lake Emerald? 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 Lake Emerald condo correctlyFor buyers and sellers: Sellers here are asking a median $210,000 while the last twelve months of sales closed at a median $180,000, 89.2% of the original asking price. That gap, plus 27 competing units and 19.1 months of supply at the current sales pace, is the pricing reality a Lake Emerald seller starts from; the listed fee median of $823/mo among 27 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: "17 condominiums in Lake Emerald, Oakland Park, sold between October 2025 and September 2026 at a median price of $180,000, or 89.2% of their original asking price, while 27 remain for sale; the median listed monthly-equivalent association fee is $823 among 27 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 Lake Emerald, 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 $130,000 to $225,000. 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 Lake Emerald fee sits among Oakland Park condos
Shaded band = 25th to 75th percentile of Oakland Park 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 Lake Emerald the middle half of fees runs $803 to $846 a month ($0.89 per square foot). 1 listing show a master-association layer on top of the building or enclave fee; totals here sum both. Units that sold in the last twelve months carried a median fee of $801 at the time of listing.
What the Lake Emerald fee includes, as entered by listing brokers
- Trash 88.5%
- Water 88.5%
- Pool 73.1%
- Grounds 73.1%
- Common areas 65.4%
- Sewer 65.4%
- Security 65.4%
- Recreation facilities 61.5%
- Internet 57.7%
- Building insurance 57.7%
Share of the 26 Lake Emerald 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 Lake Emerald 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 Lake Emerald listing with photos, fees and days on market, or get an email when a new Lake Emerald 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 Lake Emerald 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 |
|---|---|---|---|---|---|---|---|---|
| No. 1 | 3 | 0 | $840 | $225K | — | 2 | — | 1981 |
| No. 6 | 4 | 0 | $822 | $197K | — | 0 | — | 1985 |
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 Lake Emerald
Broward County Public Schools assigns the center point of Lake Emerald 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.
102 private schools registered with the Florida Department of Education sit within 5 miles of Lake Emerald. Oakland Park private schools by grade band (9).
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 Lake Emerald, or rent a condo in Oakland Park?
The median asking price among the 27 Lake Emerald condos for sale is $210,000 and the median stated fee is $823 a month (27 listings state one). 26 of the 27 units for sale are 2-bedrooms, asking a median $214,500. The median closed condominium lease in Oakland Park over the last 13 months was $1,875 (n=107). 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 | $1,160 | Median Oakland Park condominium lease | $1,875 |
| Property tax with homestead, 20.3054 mills | $284 | Renter’s insurance | $25 |
| Condo insurance (HO-6), county average | $151 | ||
| Lake Emerald median fee | $823 | ||
| Interior maintenance, 0.5% of price a year | $88 | ||
| Gross monthly cost to own | $2,506 | Gross monthly cost to rent | $1,900 |
Renting is $606 a month cheaper on day one; about $132 of the owner’s payment is principal in year one, so the real gap is closer to $473. Cash at the door for the owner: $48,300 (20% down plus 3% closing). Oakland Park 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 Oakland Park, 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 Oakland Park rent-vs-own comparison.
What the recorded flags mean for a Lake Emerald buyer
- Special assessment mentioned, 10 of 27 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, 8 of 27 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 Lake Emerald report a median year built of 1982. 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 Lake Emerald?
What is the condo fee in Lake Emerald, Oakland Park?
As of October 18, 2026, the median monthly-equivalent association fee across the 27 Lake Emerald condominiums for sale that state a fee is $823; the middle half runs $803 to $846. That is 39% above the Oakland Park condo median of $591. 1 listings show a second association layer (master plus enclave or building); the total shown always sums both layers. 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 Lake Emerald sell for?
17 Lake Emerald condominiums closed between October 1, 2025 and September 30, 2026 at a median $180,000 ($179 per square foot), ranging from $130,000 to $225,000. The median sale closed at 89.2% of the original asking price and 96.6% of the final asking price, after a median 101 cumulative days on market. 64.7% 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 Lake Emerald condos are for sale, and are prices being cut?
27 Lake Emerald condominiums are listed as of October 18, 2026, asking from $150,000 to $350,000, median $210,000; 5 more are under contract. 8 of 27 active records have current ListPrice below OriginalListPrice (29.6%). Among those 8 records, median reduction is $16,725 and 8.8%; these are separate medians. The remainder is not a never-cut group. Median nonmissing recorded CDOM is 88 days, not an independently reconstructed property history. At the last twelve months' sales pace the inventory ratio is 19.1 months; not a sale-time forecast.
Which Lake Emerald enclaves or buildings have the most for sale?
Lake Emerald listings in the MLS carry 2 sub-community names (enclaves, sections or towers). The largest today No. 1 (3 for sale, median fee $840); No. 6 (4 for sale, median fee $822). Names are as entered by listing agents and grouped by our normalizer; spelling variants can split one enclave.
Does Lake Emerald have special assessments, age restrictions or membership requirements?
We report what listing agents wrote, not what the association has decided. Among the 27 Lake Emerald listings for sale, 10 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 Lake Emerald 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 Oakland Park whose subdivision field names Lake Emerald 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. 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 Lake Emerald, Oakland Park?
Broward County Public Schools assigns the center point of Lake Emerald to these three public schools: Oriole Elementary, Lauderdale 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. 102 private schools registered with the Florida Department of Education sit within 5 miles.
Is it cheaper to own in Lake Emerald or rent a condo in Oakland Park?
The median asking price among the 27 Lake Emerald condos for sale is $210,000 and the median stated fee is $823 a month. Owning costs about $2,506 a month before principal ($1,160 principal and interest at 7.37% with 20% down, $284 property tax with homestead at 20.3054 mills, $151 condo insurance, $823 fee, $88 interior maintenance), against $1,900 to rent the median Oakland Park condominium ($1,875 lease plus renter's insurance). Renting is $606 a month cheaper on day one; about $132 of the owner's payment is principal in year one. Estimates for comparison only, not financial advice.
Download the Lake Emerald, Oakland Park 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 Oakland Park developments to compare with Lake Emerald
Straight-line distance from Lake Emerald; median monthly fee and units on the market from the same daily snapshot.
More live Oakland Park 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 Lake Emerald 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), Oakland Park, 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 Lake Emerald? 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 Oakland Park — 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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