Last updated October 2, 2026

Short answer: Sunrise is a long east-to-west city of roughly 97,000 people in western Broward County, founded in 1961 as Sunrise Golf Village on 2,650 acres. It reads as an age gradient: 1960s and 1970s housing and low-rise condominiums in the east, 1970s and 1980s single-family around Welleby in the middle, and newer association-governed communities in the west near Sawgrass Mills, the Amerant Bank Arena and the I-75 and Sawgrass Expressway junction. Which end you are in matters more than the city median. We price properties by hand.

East to west, oldest to newest

Sunrise runs a long way inland, and the housing gets newer as you go west. Near State Road 7 you find the original development from the 1960s and 1970s, including a large stock of low-rise condominium and villa communities, some of them operating as housing for persons 55 and older. Central Sunrise, around Welleby and Sunrise Lakes, is mostly single-family from the 1970s and 1980s with mature landscaping. West of Flamingo Road the construction dates from the 1990s onward, in gated, association-governed communities. Comparable sales have to come from the same band of the city and the same era of construction, or they are not comparable at all.

The western end: retail, sport and jobs

The far west of the city carries the assets people recognize. Sawgrass Mills opened its first phase in 1990 and has expanded to nearly 2.3 million square feet, making it one of the largest retail centers in the country. Next to it, the Amerant Bank Arena hosts the Florida Panthers and major events. The Sawgrass International Corporate Park sits nearby as an employment center, and the junction of I-595, I-75 and the Sawgrass Expressway is right there, which is why the western communities commute better than their distance from the coast suggests.

The Everglades edge, water and insurance

The city's western boundary meets the water conservation areas, and the drainage canal network that runs through Sunrise is engineering rather than scenery. Practically, that means flood zone and elevation are parcel-level questions here, not city-level ones, and they belong in your insurance quote before you agree a price. Wind coverage is priced on the specific roof and year built, which is one reason the older eastern housing and the newer western housing can carry very different monthly costs at similar purchase prices.

Associations and age-restricted communities

Most of the newer western housing and much of the older eastern condominium stock sits under an association. Ask for the budget, the reserve position, the insurance summary, the rules on rentals, pets and vehicles, and any assessment already voted. Where a condominium is involved, ask what milestone inspection or structural integrity reserve study reports the association holds. Several communities here operate as housing for persons 55 and older under the federal Housing for Older Persons Act; if you are considering one, get the occupancy rules in writing, because they govern who may live in the unit and how you resell it.

Getting around and everyday things

Sunrise Boulevard, Oakland Park Boulevard and Commercial Boulevard run east to west; University Drive, Pine Island Road, Nob Hill Road and Flamingo Road run north to south. The practical advantage of the western end is direct access to I-595 for the airport and I-75 for Miami-Dade and the west coast. There is no rail station in the city, so plan on driving. Broward County Public Schools serves the whole city and boundaries move, so confirm the assignment for a specific address with the district rather than relying on a listing.

What owning property in Sunrise involves

Two numbers decide what owning here actually costs, and neither is on the listing. Property tax is set on your own purchase, not the seller's assessed value, so the tax line you see on a listing usually reflects a homestead exemption and an assessment cap that belong to the current owner and do not transfer with the house. Insurance is the other one: wind coverage, and flood coverage where the property calls for it, quoted on the specific roof, year built and elevation rather than a county average. Get both quoted on the actual address before you commit to a price. If the property is in an association, add the dues, ask what has been voted, and read the budget and reserve position rather than the marketing sheet.

East versus west is the real choice

The two ends of Sunrise are different products at different prices. Eastern Sunrise, near State Road 7, is 1960s and 1970s construction with a substantial stock of low-rise condominiums and villas, some of them housing for persons 55 and older, and it is the lower entry point. Central Sunrise around Welleby is 1970s and 1980s single-family with mature landscaping. West of Flamingo Road you are in newer gated communities built from the 1990s onward, with higher prices and easier highway access. Decide the band first; it does more to narrow your search than any price filter.

Association documents, before the offer

Most of what you will look at is association-governed. Ask for the budget, the reserve position, the insurance summary, the rules on rentals, pets, vehicles and exterior changes, and any assessment already voted. On a condominium, ask what milestone inspection or structural integrity reserve study reports the association holds, because those findings can change the monthly number you are underwriting. In an age-restricted community, get the occupancy rules in writing. Read all of it inside your inspection period and take ambiguous wording to a Florida real-estate attorney rather than to us - we are a brokerage, not your lawyer.

Insurance is an address-level question here

The city runs to the edge of the water conservation areas and is threaded with drainage canals, so flood zone and elevation vary by parcel and belong in your quote rather than in your assumptions. Wind coverage is priced on the specific roof and year built, which is why an older eastern property at a lower purchase price can carry a higher monthly cost than a newer western one. Get both quoted on candidate addresses early - it is the cheapest way to avoid renegotiating a contract you have already signed.

The order we suggest doing things in

Choose your band of the city. Get insurance and tax quoted on candidate addresses. Get the association documents before you fall for a property. Drive your commute in both directions at the hours you would really travel, since the highway advantage is real at the western end and less so further east. Confirm any school assignment with the district directly. And if you are selling elsewhere to fund the move, sequence the two sides deliberately rather than carrying two homes. Start with an opinion of value on what you are leaving; if it is outside our area we will refer you to someone we would use ourselves.

If you own here

What your property is worth depends on things a website cannot see: which street you are on, what the last owner did to the place, what your association holds in reserve, and which recent sales are genuinely comparable to yours. We work that out by hand from those sales rather than publishing an automated estimate, within one business day, with the sales it is based on attached. Ask for an opinion of value on your property.

Nearby and related

• Sunrise market report
• If your Sunrise listing expired
• What is my Sunrise home worth?

This guide describes the town and how property here trades. It carries no market statistics on purpose, so nothing on it goes stale; the live figures sit on the market pages linked above, sourced from BeachesMLS. PBP Real Estate, LLC, 700 NW 7th Drive, Boca Raton, FL 33486, 561-395-8418. Equal Housing Opportunity.

Published by Gia Freer, Broker of Record, PBP Real Estate, LLC · Florida broker license BK689801 · brokerage license CQ1064615. Last updated October 2, 2026.