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South Florida HOA Fee Index · community report · as of October 12, 2026 · Coconut Creek, Broward County

Grand Cypress, Coconut Creek: HOA fees, what sold, and what is for sale today

As of October 12, 2026, 2 Grand Cypress townhouses are listed for sale in Coconut Creek, and 1 more are under contract. 0 of 2 active listings have recorded current asking price below original.

Over the twelve months October 2025 to September 2026, 14 Grand Cypress townhouses closed at a median $476,000, a median 2% under their original asking price.

Key takeaways

  • Fewer than five Grand Cypress listings state a fee today; the Coconut Creek townhouse and villa median is $349/mo.
  • 14 Grand Cypress townhouses closed October 2025 to September 2026 at a median $476,000, 98.2% of original asking price.
  • 2 Grand Cypress townhouses are for sale as of October 12, 2026; 0 of 2 show a current asking price below original.
  • 1.7 months of supply at the current sales pace (2 for sale against 1.2 sales a month).

Small sample: Grand Cypress has fewer than 20 townhouses and villas 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.

Townhouses and villas sold: median price, 12 months$476K14 closings October–September 2026; $251 per sq ft
For sale21 under contract
Recorded below original asking0 of 2current asking versus original among active listings; not price history
Months of supply1.72 for sale ÷ 1.2 sales a month
Built2007–2011median year built across listings

For Grand Cypress owners

Own a townhouse or villa in Grand Cypress? The association fee is fixed at sale. The asking price is your decision.

Buyers comparing Grand Cypress townhouses and villas 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 Grand Cypress already accounted for.

44.4% of active townhouse and villa listings in Coconut Creek have a recorded asking price below their original list price.

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 Grand Cypress townhouse or villa, 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.

44.4%Recorded below original
55.6%Not recorded as below originalMay include unchanged prices, increases and missing-price records; not a never-cut count.
36 townhouses and villas for sale in Coconut Creek. Source: BeachesMLS, as of October 12, 2026. Information is deemed reliable but not guaranteed. Seller Blink Rate™ is the share of active listings with a recorded asking price below the original list price. The denominator is all active listings in the segment. The complement may include unchanged prices, increases and missing-price records; it does not establish a price history. Small sample: 30–39 listings; read with caution.

Request a pricing opinion for your property

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

Buying in Grand Cypress? Email me when a new Grand Cypress home lists, or browse every home for sale.

For buyers and sellers: With 2 homes for sale, compare current competition on price and condition.

The story for media: "14 townhouses in Grand Cypress, Coconut Creek, sold between October 2025 and September 2026 at a median price of $476,000, or 98.2% of their original asking price, while 2 remain for sale, according to PBP Real Estate's daily analysis of BeachesMLS data as of October 12, 2026."

What townhouses and villas actually sold in Grand Cypress, month by month

14 townhouse and villa closings from October 2025 to September 2026, median $476,000; bars count sales, dots mark the monthly median where three or more closed
40Oct: 2 closedOct2Nov: 1 closedNov1Dec: 0 closedDecJan: 0 closedJanFeb: 0 closedFebMar: 1 closedMar1Apr: 0 closedAprMay: 1 closedMay1Jun: 4 closed, median $477,000Jun4Jul: 1 closedJul1Aug: 3 closed, median $480,000Aug3Sep: 1 closedSep1Jun median $477,000Aug median $480,000Monthly median sold price $477K to $480KOctober 2026: 0 reported so far, not charted (closings post with a lag)

Source: BeachesMLS via PBP Real Estate's brokerage feed, townhouse and villa listings (not condominiums by tax legal description) permitted for internet display. Active and under contract as of Oct 12, 2026; closed sales October 2025 to September 2026. Deemed reliable but not guaranteed.

98.2%of original asking price, median townhouse or villa sale98.4% of the final asking price
$251townhouse and villa sold price per square footmedian of closed sales
34recorded days, closed samplemedian nonmissing CDOM; not measured time to contract
14.3%cash salesas recorded in the MLS buyer-financing field
96.8%Coconut Creek townhouses and villas, sold to original asking95 city closings, same window

Range $452,500 to $492,000. 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 home's value.

Where the Grand Cypress fee sits among Coconut Creek townhouses and villas

Fewer than five Grand Cypress listings state a fee today, so no fee position is drawn. The Coconut Creek townhouse and villa median is $349/mo; the middle half runs $319 to $541.

What townhouses and villas are for sale in Grand Cypress today

2 townhouses and villas by size
3 bed2 for sale

Source: BeachesMLS via PBP Real Estate's brokerage feed, townhouse and villa listings (not condominiums by tax legal description) permitted for internet display. Active and under contract as of Oct 12, 2026; closed sales October 2025 to September 2026. Deemed reliable but not guaranteed.

1homes under contract1 of 3 listings
0townhouses and villas recorded below original askingof 2 active listings

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

0mention a special assessment0 of 2 listings
0state an age restriction (55+)0 of 2 listings; confirm with the association
0mention a required membership0 of 2 listings
0mention a land or recreation lease0 of 2 listings
HOARecorded legal indicates lot/plat/PUD; does not verify an HOAper the tax legal description in 11 of 16 MLS records; 16 townhouse and 0 villa listings

Counts of the townhouse and villa 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.

What do buyers and sellers ask about Grand Cypress?

What is the HOA fee in Grand Cypress, Coconut Creek?

Fewer than five Grand Cypress listings state a fee today, so no fee median is shown. The Coconut Creek townhouse and villa median is $349 a month. 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 townhouses and villas in Grand Cypress sell for?

14 Grand Cypress townhouses closed between October 1, 2025 and September 30, 2026 at a median $476,000 ($251 per square foot), ranging from $452,500 to $492,000. The median sale closed at 98.2% of the original asking price and 98.4% of the final asking price, after a median 34 cumulative days on market. 14.3% of those sales were cash. Closings are reported to the MLS with a lag, so the window ends with the last full month; 0 October 2026 closings have been reported so far and are not in the medians.

How many Grand Cypress townhouses and villas are for sale, and are prices being cut?

2 Grand Cypress townhouses are listed as of October 12, 2026; 1 more are under contract. 0 of 2 active records have current ListPrice below OriginalListPrice. The remainder is not a never-cut group. At the last twelve months' sales pace the inventory ratio is 1.7 months; not a sale-time forecast.

Does Grand Cypress have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 2 Grand Cypress listings for sale, 0 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 Grand Cypress report built and how often is it updated?

Refresh is scheduled daily from PBP Real Estate's BeachesMLS data feed: active and under-contract townhouse and villa listings in Coconut Creek whose subdivision field names Grand Cypress, 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. Grand Cypress 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.

Download the Grand Cypress, Coconut Creek fact sheet (PDF, one page) - fees, closed sales, inventory and nearby distances on one sheet, data as of October 12, 2026. Share it or link to it with attribution to PBP Real Estate.

Analyst: Gia Freer, Broker of Record, PBP Real Estate, LLC (Lic. BK689801), available on the record: 561-395-8418.

Nearby Coconut Creek communities to compare with Grand Cypress

Straight-line distance from Grand Cypress; median monthly fee and units on the market from the same daily snapshot.

Nearby communities in other Broward County cities

  • Deer Creek · Deerfield Beach · 3.0 mi · median fee $190/mo · 8 on the market
  • The Lakes · Deerfield Beach · 3.3 mi · 4 on the market
  • Deerfield Crossing · Deerfield Beach · 3.8 mi · median fee $247/mo · 6 on the market

More live Coconut Creek data

PBP Real Estate analysis of BeachesMLS listings. Refresh is scheduled daily; read each index’s own date and sample.

Seller Blink Rate™ and recorded days44.9%22 of 49 active Coconut Creek houses listings are recorded below original asking; not a complete historyAs of October 12, 2026. Recorded CDOM: median 49 days, n=49 nonmissing.See Coconut Creek price cuts →Condo association fees$677/momedian fee in 258 retained Coconut Creek condominium listings after exclusions and percentile trimmingAs of October 12, 2026. p25–p75: $601–$743.See Coconut Creek condo fees →Rentals: annual and season$2,225/momedian asking rent across 120 Coconut Creek lease listings18% are offered furnished; season runs November into late April or early MaySee Coconut Creek rentals →Coconut Creek market report313houses and condominiums for sale in Coconut Creek right nowMedian prices, inventory and days on market, houses and condominiums reported separatelySee the Coconut Creek market →

Method: listings whose MLS subdivision field maps to Grand Cypress after normalization (section and phase records merged; master community plus its neighborhoods), townhouses and villas whose tax legal description does not record a condominium (those that do are reported in the Condo Fee Index), Coconut Creek, 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 12, 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 12, 2026.

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