South Florida Condo Fee Index · development report · as of October 18, 2026 · Tamarac, Broward County
Sands Point, Tamarac: condo fees, what sold, and what is for sale today
As of October 18, 2026, the median monthly-equivalent association fee among 17 active Sands Point listings with a usable fee is $745, 24% above the Tamarac condo median of $600. 17 Sands Point condominiums are listed for sale in Tamarac, and 1 more are under contract. 7 of 17 active listings have recorded current asking price below original (41.2%).
Over the twelve months October 2025 to September 2026, 8 Sands Point condos closed at a median $130,000, a median 10% under their original asking price.
Key takeaways
- Median listed association fee in Sands Point: $745/mo across 17 active listings with a usable fee, 24% above the Tamarac condo median of $600.
- 8 Sands Point condos closed October 2025 to September 2026 at a median $130,000, 90.3% of original asking price.
- 17 Sands Point condos are for sale as of October 18, 2026 at a median asking price of $159,000; 7 of 17 show a current asking price below original (41.2%).
- Median recorded cumulative days on market among active listings: 94.
- Buildings here date from 1974 to 1979, so Florida milestone inspection rules apply.
Small sample: Sands Point 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 Sands Point owners
Own a condo in Sands Point? The association fee is fixed at sale. The asking price is your decision.
Buyers comparing Sands Point 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 Sands Point already accounted for.
47.4% of active condo listings in Tamarac have a recorded asking price below their original list price. For fee comparisons, Sands Point, Tamarac has 17 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 Sands Point 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 Sands Point? Email me when a new Sands Point unit lists, or browse every unit for sale.
Own in Sands Point? 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 Sands Point condo correctlyFor buyers and sellers: Sellers here are asking a median $159,000 while the last twelve months of sales closed at a median $130,000, 90.3% of the original asking price. That gap, plus 17 competing units, is the pricing reality a Sands Point seller starts from; the listed fee median of $745/mo among 17 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: "8 condominiums in Sands Point, Tamarac, sold between October 2025 and September 2026 at a median price of $130,000, or 90.3% of their original asking price, while 17 remain for sale; the median listed monthly-equivalent association fee is $745 among 17 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 Sands Point, 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 $124,000 to $175,000. 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 Sands Point fee sits among Tamarac condos
Shaded band = 25th to 75th percentile of Tamarac 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 Sands Point the middle half of fees runs $709 to $884 a month ($0.85 per square foot). Units that sold in the last twelve months carried a median fee of $872 at the time of listing.
What the Sands Point fee includes, as entered by listing brokers
- Common areas 82.4%
- Trash 64.7%
- Cable TV 58.8%
- Pool 52.9%
- Sewer 52.9%
- Grounds 52.9%
- Water 47.1%
- Building insurance 29.4%
- Roof 29.4%
- Pest control 23.5%
Share of the 17 Sands Point 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 Sands Point 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 Sands Point listing with photos, fees and days on market, or get an email when a new Sands Point 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 Sands Point
Broward County Public Schools assigns the center point of Sands Point 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.
44 private schools registered with the Florida Department of Education sit within 5 miles of Sands Point. Tamarac private schools by grade band (11).
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 Sands Point, or rent a condo in Tamarac?
The median asking price among the 17 Sands Point condos for sale is $159,000 and the median stated fee is $745 a month (17 listings state one). 14 of the 17 units for sale are 2-bedrooms, asking a median $164,950. The median closed condominium lease in Tamarac over the last 13 months was $1,850 (n=136). 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 Tamarac condominium lease | $1,850 |
| Property tax with homestead, 21.0965 mills | $205 | Renter’s insurance | $25 |
| Condo insurance (HO-6), county average | $151 | ||
| Sands Point median fee | $745 | ||
| Interior maintenance, 0.5% of price a year | $66 | ||
| Gross monthly cost to own | $2,045 | Gross monthly cost to rent | $1,875 |
Renting is $170 a month cheaper on day one; about $100 of the owner’s payment is principal in year one, so the real gap is closer to $70. Cash at the door for the owner: $36,570 (20% down plus 3% closing). Tamarac 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 Tamarac, 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 Tamarac rent-vs-own comparison.
What the recorded flags mean for a Sands Point buyer
- Special assessment mentioned, 2 of 17 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.
- Land or recreation lease mentioned, 1 of 17 listings
- Some older South Florida communities sit on leased land or pay a recreation lease for clubhouse and pool facilities. The lease payment is a separate recurring cost, may escalate on a schedule and runs for a fixed term. Ask for the lease, its remaining term, the current payment and any escalation clause, and ask your lender how it treats the lease before you write an offer.
- No-pets rule mentioned, 1 of 17 listings
- Pet rules come from the declaration and the association rules and can limit number, weight or breed, or prohibit pets. Assistance animals for a person with a disability are handled under fair-housing law and are not pets for this purpose. Ask for the current written rule.
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 Sands Point?
What is the condo fee in Sands Point, Tamarac?
As of October 18, 2026, the median monthly-equivalent association fee across the 17 Sands Point condominiums for sale that state a fee is $745; the middle half runs $709 to $884. That is 24% above the Tamarac condo median of $600. 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 Sands Point sell for?
8 Sands Point condominiums closed between October 1, 2025 and September 30, 2026 at a median $130,000 ($129 per square foot), ranging from $124,000 to $175,000. The median sale closed at 90.3% of the original asking price and 96.3% of the final asking price, after a median 109 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 Sands Point condos are for sale, and are prices being cut?
17 Sands Point condominiums are listed as of October 18, 2026, asking from $99,500 to $205,000, median $159,000; 1 more are under contract. 7 of 17 active records have current ListPrice below OriginalListPrice (41.2%). Among those 7 records, median reduction is $14,000 and 7.4%; these are separate medians. The remainder is not a never-cut group. Median nonmissing recorded CDOM is 94 days, not an independently reconstructed property history.
Does Sands Point have special assessments, age restrictions or membership requirements?
We report what listing agents wrote, not what the association has decided. Among the 17 Sands Point listings for sale, 2 mention a special assessment in the public remarks; 0 state an age restriction such as 55+; 0 mention a required club or equity membership; 1 mentions a land or recreation lease. Confirm every one of these with the association documents before writing an offer.
How is this Sands Point 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 Tamarac whose subdivision field names Sands Point, 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. Sands Point 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 Sands Point, Tamarac?
Broward County Public Schools assigns the center point of Sands Point to these three public schools: Challenger Elementary, Millennium 6-12 Collegiate Aca and J.P. Taravella 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. 44 private schools registered with the Florida Department of Education sit within 5 miles.
Is it cheaper to own in Sands Point or rent a condo in Tamarac?
The median asking price among the 17 Sands Point condos for sale is $159,000 and the median stated fee is $745 a month. Owning costs about $2,045 a month before principal ($878 principal and interest at 7.37% with 20% down, $205 property tax with homestead at 21.0965 mills, $151 condo insurance, $745 fee, $66 interior maintenance), against $1,875 to rent the median Tamarac condominium ($1,850 lease plus renter's insurance). Renting is $170 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 Tamarac developments to compare with Sands Point
Straight-line distance from Sands Point; median monthly fee and units on the market from the same daily snapshot.
More live Tamarac 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 Tamarac? What is my home worth in Tamarac? Current sale prices, houses and condos separate · Selling a house in Tamarac: what it takes and what mispricing costs
Method: listings whose MLS subdivision field maps to Sands Point 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), Tamarac, 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 Sands Point? 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 Tamarac — 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.
- Tamarac 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.