South Florida Condo Fee Index · development report · as of September 7, 2026 · Oakland Park, Broward County
Lake Emerald, Oakland Park: condo fees, what sold, and what is for sale today
As of September 7, 2026, the typical Lake Emerald condo listed for sale carries an association fee of $822 a month, 39% above the Oakland Park condo median of $590. 21 units are for sale, 4 more are under contract, and 23.8% have cut their asking price. Over the twelve months September 2025 to August 2026, 10 Lake Emerald condos closed at a median $182,500, a median 9% under their original asking price.
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 buyers and sellers: Sellers here are asking a median $224,900 while the last twelve months of sales closed at a median $182,500, 90.8% of the original asking price. That gap, plus 21 competing units and 25.2 months of supply at the current sales pace, is the pricing reality a Lake Emerald seller starts from; a buyer should budget $822/mo in fees on the typical unit and ask what a quote well under $797 leaves out.
The story for media: "10 condominiums in Lake Emerald, Oakland Park, sold between September 2025 and August 2026 at a median price of $182,500, or 90.8% of their original asking price, while 21 remain for sale with a median association fee of $822 a month, according to PBP Real Estate's daily analysis of BeachesMLS data as of September 7, 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 Sep 7, 2026; closed sales September 2025 to August 2026. Deemed reliable but not guaranteed.
Range $130,000 to $225,000. 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 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 Sep 7, 2026; closed sales September 2025 to August 2026. Deemed reliable but not guaranteed.
Inside Lake Emerald the middle half of fees runs $797 to $843 a month ($0.87 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 $799 at the time of listing.
What the Lake Emerald fee includes, as entered by listing brokers
- Water 85%
- Trash 75%
- Grounds 70%
- Pool 70%
- Security 65%
- Common areas 60%
- Sewer 55%
- Recreation facilities 55%
- Cable TV 55%
- Internet 50%
Share of the 20 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 Sep 7, 2026; closed sales September 2025 to August 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.
Lake Emerald 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 |
|---|---|---|---|---|---|---|---|---|
| No | 5 | 1 | $797 | $210K | — | 0 | — | 1981 |
| No. 6 | 3 | 0 | $823 | $218K | — | 0 | — | 1985 |
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.
For sellers
Pricing a home correctly is a skill. It starts with data most agents and consumers never see.
50.9% of the condos for sale in Oakland Park have already had to cut, a median $14,625, and buyers compare your fee against 21 other listings before they book a showing.
This page is built from every Oakland Park 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.
Buying in Lake Emerald? Email me when a new Lake Emerald unit lists, or browse every unit for sale.
Selling a condo? Pricing correctly is a skill. Gia Freer prices yours from this data, fee included.
Price my condo correctlyLake Emerald questions, answered from the data
What is the condo fee in Lake Emerald, Oakland Park?
As of September 7, 2026, the median monthly-equivalent association fee across the 21 Lake Emerald condominiums for sale that state a fee is $822; the middle half runs $797 to $843. That is 39% above the Oakland Park condo median of $590. 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?
10 Lake Emerald condominiums closed between September 1, 2025 and August 31, 2026 at a median $182,500 ($189 per square foot), ranging from $130,000 to $225,000. The median sale closed at 90.8% of the original asking price and 95.4% of the final asking price, after a median 112 cumulative days on market. 70% 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 Lake Emerald condos are for sale, and are prices being cut?
21 Lake Emerald condominiums are listed for sale as of September 7, 2026, asking from $94,900 to $347,000 with a median of $224,900; 4 more are under contract. 23.8% of the active listings have reduced their price at least once, by a median $38,000 (9.9%). The median active condo listing has been on the market 83 cumulative days, relistings included. At the last twelve months' sales pace that inventory is 25.2 months of supply.
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 (5 for sale, median fee $797); No. 6 (3 for sale, median fee $823). 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 21 Lake Emerald listings for sale, 5 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?
Every morning from PBP Real Estate's own BeachesMLS data feed: active and under-contract condominium listings in Oakland Park whose subdivision field names Lake Emerald 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. 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 Oakland Park data
As of September 7, 2026. PBP Real Estate analysis of BeachesMLS listings.
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 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.
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 September 7, 2026.