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

Windward Lakes, Pompano Beach: condo fees, what sold, and what is for sale today

As of September 7, 2026, the typical Windward Lakes condo listed for sale carries an association fee of $485 a month, 38% below the Pompano Beach condo median of $777. 13 units are for sale, 1 more are under contract, and 53.8% of them have already cut their asking price. Over the twelve months September 2025 to August 2026, 6 Windward Lakes condos closed at a median $140,000, a median 3% under their original asking price.

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.

Median condo fee / month$485Pompano Beach condos $777; 13 listings state a fee

Condos sold: median price, 12 months$140K6 closings September–August 2026; $178 per sq ft

Median condo asking price$169K13 for sale; $188 per sq ft

Have cut their price53.8%median cut $7,000 (4.7%)

Median days on market38cumulative, relistings included

Built1991–2006buildings 30+ years old fall under Florida milestone inspection rules

For buyers and sellers: Sellers here are asking a median $169,000 while the last twelve months of sales closed at a median $140,000, 97.5% of the original asking price. That gap, plus 13 competing units, is the pricing reality a Windward Lakes seller starts from; a buyer should budget $485/mo in fees on the typical unit and ask what a quote well under $343 leaves out.

The story for media: "6 condominiums in Windward Lakes, Pompano Beach, sold between September 2025 and August 2026 at a median price of $140,000, or 97.5% of their original asking price, while 13 remain for sale with a median association fee of $485 a month, according to PBP Real Estate's daily analysis of BeachesMLS data as of September 7, 2026."

What condos actually sold in Windward Lakes, month by month

6 condo closings from September 2025 to August 2026, median $140,000; 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.

97.5%of original asking price, median condo sale98.5% of the final asking price

$178condo sold price per square footasking today $188

26days to sell, mediancumulative days on market of closed sales

91.5%Pompano Beach condos, sold to original asking925 city closings, same window

Range $114,000 to $235,000. 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 Windward Lakes fee sits among Pompano Beach condos

Windward Lakes median $485/mo against the Pompano Beach middle half ($577 to $997) and median ($777); 14.1% of Pompano Beach condo listings ask less.

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 Sep 7, 2026; closed sales September 2025 to August 2026. Deemed reliable but not guaranteed.

Inside Windward Lakes the middle half of fees runs $343 to $535 a month ($0.53 per square foot). Units that sold in the last twelve months carried a median fee of $462 at the time of listing.

What the Windward Lakes fee includes, as entered by listing brokers

Common areas 66.7%
Water 44.4%
Trash 44.4%
Structure maintenance 33.3%
Sewer 33.3%
Cable TV 22.2%
Pool 22.2%
Roof 11.1%
Grounds 11.1%
Electricity 11.1%

Share of the 9 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

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

7.1%of condos are under contract1 of 14 listings

$7,000median condo price cut4.7% off the original asking price

38median days on marketcumulative, relistings included

$142K–$210Kcondo asking price rangemedian $169,000

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

1mention a special assessment1 of 13 listings (7.7%)

0state an age restriction (55+)0 of 13 listings (0%); confirm with the association

0mention a required membership0 of 13 listings (0%)

0mention a land or recreation lease0 of 13 listings (0%)

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.

For sellers

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

49% of the condos for sale in Pompano Beach have already had to cut, a median $20,000, and buyers compare your fee against 13 other listings before they book a showing.

This page is built from every Pompano Beach 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.

49%Have already cutmedian cut $20,000 (6.7%)

51%Still at their first priceevery seller starts here; the first price decides who stays

690 condos for sale in Pompano Beach, BeachesMLS, September 7, 2026. Information is deemed reliable but not guaranteed.

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Phone (optional)Property address, city

Property typeThinking of selling

Which Windward Lakes 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 Windward Lakes? Email me when a new Windward Lakes unit lists, or browse every unit for sale.

Windward Lakes questions, answered from the data

What is the condo fee in Windward Lakes, Pompano Beach?

As of September 7, 2026, the median monthly-equivalent association fee across the 13 Windward Lakes condominiums for sale that state a fee is $485; the middle half runs $343 to $535. That is 38% below the Pompano Beach condo median of $777. 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 September 1, 2025 and August 31, 2026 at a median $140,000 ($178 per square foot), ranging from $114,000 to $235,000. The median sale closed at 97.5% of the original asking price and 98.5% of the final asking price, after a median 26 cumulative days on market. 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 Windward Lakes condos are for sale, and are prices being cut?

13 Windward Lakes condominiums are listed for sale as of September 7, 2026, asking from $142,000 to $210,000 with a median of $169,000; 1 more is under contract. 53.8% of the active listings have reduced their price at least once, by a median $7,000 (4.7%). The median active condo listing has been on the market 38 cumulative days, relistings included.

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 13 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?

Every morning from PBP Real Estate's own BeachesMLS data feed: active and under-contract condominium listings in Pompano Beach whose subdivision field names Windward Lakes, 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. Windward Lakes 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 Pompano Beach data

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

Price cuts and true days on market45.4%of Pompano Beach houses for sale have cut their priceMedian 67 cumulative days on market across 229 listingsSee Pompano Beach price cuts →Pompano Beach market report867houses and condominiums for sale in Pompano Beach right nowMedian prices, inventory and days on market, houses and condominiums reported separatelySee the Pompano Beach market →

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 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.