South Florida Condo Fee Index · development report · as of September 7, 2026 · Fort Lauderdale, Broward County

Embassy, Fort Lauderdale: condo fees, what sold, and what is for sale today

As of September 7, 2026, the typical Embassy condo listed for sale carries an association fee of $1,268 a month, 9% above the Fort Lauderdale condo median of $1,166. 5 units are for sale, and 4 of them have cut their asking price. Over the twelve months September 2025 to August 2026, 12 Embassy condos closed at a median $413,000, a median 13% under their original asking price.

Small sample: Embassy 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.

Median condo fee / month$1,268Fort Lauderdale condos $1,166; 5 listings state a fee

Condos sold: median price, 12 months$413K12 closings September–August 2026; $353 per sq ft

Median condo asking price$515K5 for sale; $429 per sq ft

Have cut their price4 of 5of the units for sale today

Months of supply55 for sale ÷ 1.0 sales a month

Built1966–1973buildings 30+ years old fall under Florida milestone inspection rules

For buyers and sellers: Sellers here are asking a median $515,000 while the last twelve months of sales closed at a median $413,000, 87% of the original asking price. That gap, plus 5 competing units and 5 months of supply at the current sales pace, is the pricing reality a Embassy seller starts from; a buyer should budget $1,268/mo in fees on the typical unit and ask what a quote well under $1,268 leaves out.

The story for media: "12 condominiums in Embassy, Fort Lauderdale, sold between September 2025 and August 2026 at a median price of $413,000, or 87% of their original asking price, while 5 remain for sale with a median association fee of $1,268 a month, according to PBP Real Estate's daily analysis of BeachesMLS data as of September 7, 2026."

What condos actually sold in Embassy, month by month

12 condo closings from September 2025 to August 2026, median $413,000; bars count sales, dots mark the monthly median where three or more closed

Source: BeachesMLS via PBP Real Estate's brokerage feed, condominium listings permitted for internet display. Active and under contract as of Sep 7, 2026; closed sales September 2025 to August 2026. Deemed reliable but not guaranteed.

87%of original asking price, median condo sale94.2% of the final asking price

$353condo sold price per square footasking today $429

194days to sell, mediancumulative days on market of closed sales

58.3%cash salesas recorded in the MLS buyer-financing field

90.4%Fort Lauderdale condos, sold to original asking1,423 city closings, same window

Range $200,000 to $660,000. Sold figures cover listings permitted for internet display and closed between September 1, 2025 and August 31, 2026; they are counts and medians, never an opinion of any unit's value.

Where the Embassy fee sits among Fort Lauderdale condos

Embassy median $1,268/mo against the Fort Lauderdale middle half ($746 to $1,881) and median ($1,166); 55.7% of Fort Lauderdale condo listings ask less.

Shaded band = 25th to 75th percentile of Fort 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 Sep 7, 2026; closed sales September 2025 to August 2026. Deemed reliable but not guaranteed.

What the Embassy fee includes, as entered by listing brokers

Water 100%
Pool 80%
Common areas 80%
Trash 80%
Cable TV 80%
Pest control 60%
Reserve fund 60%
Grounds 60%
Internet 60%
Building insurance 60%

Share of the 5 Embassy 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 Embassy today

5 condos by size, with the median asking price of each group

0condos under contract0 of 5 listings

4condos with a price cutof 5 for sale

160median days on marketcumulative, relistings included

$225K–$640Kcondo asking price rangemedian $515,000

See every Embassy listing with photos, fees and days on market, or get an email when a new Embassy unit lists.

1mention a special assessment1 of 5 listings

0state an age restriction (55+)0 of 5 listings; confirm with the association

0mention a required membership0 of 5 listings

0mention a land or recreation lease0 of 5 listings

5mention a milestone inspection or recertification5 of 5 listings

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.

Embassy by enclave, section or tower

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	Cut price	Sold, 12 mo	Median sold	Built
Tower	3	0	$1,183	$230K	—	8	$478K	1972
Tower Ii	2	0	—	—	—	2	—	1973

For sellers

Pricing a home correctly is a skill. It starts with data most agents and consumers never see.

40.8% of the condos for sale in Fort Lauderdale have already had to cut, a median $30,000.

This page is built from every Fort Lauderdale listing in BeachesMLS and refreshed each morning. Gia Freer, Broker of Record, turns that same data into one written pricing opinion for your condo: the sales, cuts, fees and days on market it actually competes with, with the reasoning, before it goes live.

No website estimate, no automated number: a comparative market analysis done by hand, within one business day.

40.8%Have already cutmedian cut $30,000 (6.3%)

59.2%Still at their first priceevery seller starts here; the first price decides who stays

1,251 condos for sale in Fort Lauderdale, BeachesMLS, September 7, 2026. Information is deemed reliable but not guaranteed.

Your nameEmail

Phone (optional)Property address, city

Property typeThinking of selling

Which Embassy building or enclave, floor and unit type?

Reviewed by Gia Freer, Broker of Record (Lic. BK689801). Reply within one business day. No automated estimate is published on this site.

Buying in Embassy? Email me when a new Embassy unit lists, or browse every unit for sale.

Embassy questions, answered from the data

What is the condo fee in Embassy, Fort Lauderdale?

As of September 7, 2026, the median monthly-equivalent association fee across the 5 Embassy condominiums for sale that state a fee is $1,268. That is 9% above the Fort Lauderdale condo median of $1,166. 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 Embassy sell for?

12 Embassy condominiums closed between September 1, 2025 and August 31, 2026 at a median $413,000 ($353 per square foot), ranging from $200,000 to $660,000. The median sale closed at 87% of the original asking price and 94.2% of the final asking price, after a median 194 cumulative days on market. 58.3% of those sales were cash. Closings are reported to the MLS with a lag, so the window ends with the last full month; 0 September 2026 closings have been reported so far and are not in the medians.

How many Embassy condos are for sale, and are prices being cut?

5 Embassy condominiums are listed for sale as of September 7, 2026, asking from $225,000 to $639,900 with a median of $515,000; 0 more are under contract. 4 of the active condo listings have reduced the price at least once. The median active condo listing has been on the market 160 cumulative days, relistings included. At the last twelve months' sales pace that inventory is 5 months of supply.

Which Embassy enclaves or buildings have the most for sale?

Embassy listings in the MLS carry 2 sub-community names (enclaves, sections or towers). The largest today Tower (3 for sale, median fee $1,183, 8 sold at a median $478,000); Tower Ii (2 for sale). Names are as entered by listing agents and grouped by our normalizer; spelling variants can split one enclave.

Does Embassy have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 5 Embassy 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 Embassy report built and how often is it updated?

Every morning from PBP Real Estate's own BeachesMLS data feed: active and under-contract condominium listings in Fort Lauderdale whose subdivision field names Embassy or one of its enclaves, plus every closing in the twelve months ending August 31, 2026. Fees are converted to a monthly equivalent and both association layers are summed. Medians need five or more records, percentages ten or more; smaller groups are shown as counts. Embassy is a small sample today (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.

More live Fort Lauderdale data

As of September 7, 2026. PBP Real Estate analysis of BeachesMLS listings.

Price cuts and true days on market42.6%of Fort Lauderdale houses for sale have cut their priceMedian 70 cumulative days on market across 725 listingsSee Fort Lauderdale price cuts →Fort Lauderdale market report1,840houses and condominiums for sale in Fort Lauderdale right nowMedian prices, inventory and days on market, houses and condominiums reported separatelySee the Fort Lauderdale market →

Method: listings whose MLS subdivision field maps to Embassy 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), Fort 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 September 7, 2026; closed sales are from a rolling archive and cover September 1, 2025 to August 31, 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.

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 September 7, 2026.