South Florida Condo Fee Index · development report · as of October 18, 2026 · Pompano Beach, Broward County
Windward Lakes, Pompano Beach: condo fees, what sold, and what is for sale today
As of October 18, 2026, the median monthly-equivalent association fee among 15 active Windward Lakes listings with a usable fee is $484, 38% below the Pompano Beach condo median of $784. 15 Windward Lakes condominiums are listed for sale in Pompano Beach, and 1 more are under contract. 7 of 15 active listings have recorded current asking price below original (46.7%).
Over the twelve months October 2025 to September 2026, 6 Windward Lakes condos closed at a median $125,000, a median 9% under their original asking price.
Key takeaways
- Median listed association fee in Windward Lakes: $484/mo across 15 active listings with a usable fee, 38% below the Pompano Beach condo median of $784.
- 6 Windward Lakes condos closed October 2025 to September 2026 at a median $125,000, 90.7% of original asking price.
- 15 Windward Lakes condos are for sale as of October 18, 2026 at a median asking price of $159,000; 7 of 15 show a current asking price below original (46.7%).
- Median recorded cumulative days on market among active listings: 66.
- Buildings here date from 1991 to 2006, so Florida milestone inspection rules apply.
Small sample: Windward 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 Windward Lakes owners
Own a condo in Windward Lakes? The association fee is fixed at sale. The asking price is your decision.
Buyers comparing Windward 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 Windward Lakes already accounted for.
47.3% of active condo listings in Pompano Beach have a recorded asking price below their original list price. For fee comparisons, Windward Lakes, Pompano Beach 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 Windward 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 Windward Lakes? Email me when a new Windward Lakes unit lists, or browse every unit for sale.
Own in Windward 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 Windward Lakes condo correctlyFor buyers and sellers: Sellers here are asking a median $159,000 while the last twelve months of sales closed at a median $125,000, 90.7% of the original asking price. That gap, plus 15 competing units, is the pricing reality a Windward Lakes seller starts from; the listed fee median of $484/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: "6 condominiums in Windward Lakes, Pompano Beach, sold between October 2025 and September 2026 at a median price of $125,000, or 90.7% of their original asking price, while 15 remain for sale; the median listed monthly-equivalent association fee is $484 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 Windward 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 $110,000 to $150,000. 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 Windward Lakes fee sits among Pompano Beach condos
Shaded band = 25th to 75th percentile of Pompano Beach 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 Windward Lakes the middle half of fees runs $343 to $528 a month ($0.53 per square foot). Units that sold in the last twelve months carried a median fee of $417 at the time of listing.
What the Windward Lakes fee includes, as entered by listing brokers
- Common areas 63.6%
- Trash 54.5%
- Water 45.5%
- Sewer 45.5%
- Structure maintenance 36.4%
- Grounds 36.4%
- Pool 27.3%
- Roof 18.2%
- Cable TV 18.2%
- Security 18.2%
Share of the 11 Windward 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 Windward 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 Windward Lakes listing with photos, fees and days on market, or get an email when a new Windward 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 Windward Lakes
Broward County Public Schools assigns the center point of Windward 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.
79 private schools registered with the Florida Department of Education sit within 5 miles of Windward Lakes. Pompano Beach private schools by grade band (26).
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 Windward Lakes, or rent a condo in Pompano Beach?
The median asking price among the 15 Windward Lakes condos for sale is $159,000 and the median stated fee is $484 a month (15 listings state one). 7 of the 15 units for sale are 1-bedroom, asking a median $145,000. The median closed condominium lease in Pompano Beach over the last 13 months was $2,400 (n=398). 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 | $878 | Median Pompano Beach condominium lease | $2,400 |
| Property tax with homestead, 20.2573 mills | $198 | Renter’s insurance | $25 |
| Condo insurance (HO-6), county average | $151 | ||
| Windward Lakes median fee | $484 | ||
| Interior maintenance, 0.5% of price a year | $66 | ||
| Gross monthly cost to own | $1,777 | Gross monthly cost to rent | $2,425 |
Owning is $648 a month cheaper on day one; about $100 of the owner’s payment is principal in year one, so the owner is ahead by about $748 once principal is counted. Cash at the door for the owner: $36,570 (20% down plus 3% closing). How long it takes owning to pull ahead of renting in Pompano Beach, year by year.
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 Pompano Beach, 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 Pompano Beach rent-vs-own comparison.
What the recorded flags mean for a Windward Lakes buyer
- Special assessment mentioned, 1 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.
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 Windward Lakes?
What is the condo fee in Windward Lakes, Pompano Beach?
As of October 18, 2026, the median monthly-equivalent association fee across the 15 Windward Lakes condominiums for sale that state a fee is $484; the middle half runs $343 to $528. That is 38% below the Pompano Beach condo median of $784. 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 Windward Lakes sell for?
6 Windward Lakes condominiums closed between October 1, 2025 and September 30, 2026 at a median $125,000 ($155 per square foot), ranging from $110,000 to $150,000. The median sale closed at 90.7% of the original asking price and 94.1% of the final asking price, after a median 49 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 Windward Lakes condos are for sale, and are prices being cut?
15 Windward Lakes condominiums are listed as of October 18, 2026, asking from $140,000 to $210,000, median $159,000; 1 more are under contract. 7 of 15 active records have current ListPrice below OriginalListPrice (46.7%). Among those 7 records, median reduction is $10,000 and 6.5%; these are separate medians. The remainder is not a never-cut group. Median nonmissing recorded CDOM is 66 days, not an independently reconstructed property history.
Does Windward Lakes have special assessments, age restrictions or membership requirements?
We report what listing agents wrote, not what the association has decided. Among the 15 Windward Lakes listings for sale, 1 mentions 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 Windward 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 Pompano Beach whose subdivision field names Windward 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. Windward 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 Windward Lakes, Pompano Beach?
Broward County Public Schools assigns the center point of Windward Lakes to these three public schools: Cypress Elementary, Pompano Beach Middle School and Blanche Ely 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. 79 private schools registered with the Florida Department of Education sit within 5 miles.
Is it cheaper to own in Windward Lakes or rent a condo in Pompano Beach?
The median asking price among the 15 Windward Lakes condos for sale is $159,000 and the median stated fee is $484 a month. Owning costs about $1,777 a month before principal ($878 principal and interest at 7.37% with 20% down, $198 property tax with homestead at 20.2573 mills, $151 condo insurance, $484 fee, $66 interior maintenance), against $2,425 to rent the median Pompano Beach condominium ($2,400 lease plus renter's insurance). Owning is $648 a month cheaper on day one; about $100 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 Pompano Beach developments to compare with Windward Lakes
Straight-line distance from Windward Lakes; median monthly fee and units on the market from the same daily snapshot.
More live Pompano Beach 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 Pompano Beach? What is my home worth in Pompano Beach? Current sale prices, houses and condos separate · Selling a house in Pompano Beach: what it takes and what mispricing costs Renting for now? Renting versus owning in Pompano Beach: the monthly numbers side by side.
Method: listings whose MLS subdivision field maps to Windward 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), Pompano Beach, 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 Windward 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 Pompano Beach — 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.
- Pompano Beach guide — what living there is like, where to look and what to check before you offer.
- All 26 Broward County cities — market data, guides and search for each one.