Tamarac 33321
Broward County, FL · 33,294 properties · updated 7/5/2026
Should you buy here?buyer-timing lens
51affordability /100
Buyer leverage is balanced; weigh payment burden and the 3-lens valuation before bidding.
Payment burden
29.7%
stretched
Days on market
83
daily
Price cuts
22.8%
of active
Valuation
-39.6%
vs assessor
36
/100
Weak
cooling · balanced · prices easing year-over-year.
Price trend
2
Affordability
65
Valuation
35
Economic health
51
Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.
Buyer / sellerbuyer-timing lens
Seller's Market
DOM: 102d (stable) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)25
Valuation Gap (25%)40
Supply & Demand (20%)40
Buy vs Rent (15%)0
Cancellation Rate (10%)75
Days on Market (5%)100
Seller-favored market in 33321. Expect to pay at or near list price. Payment burden: 29.8% of median income. Median days on market: 102.
Buyer Caution
Seller's market. Be prepared to pay near list price.
Competitive market similar to 2021-2022 — limited inventory driving prices above fundamentals.
COOLINGBALANCED
Market is cooling with expanding inventory. Conditions are balanced between buyers and sellers. Prices down 6.0% YoY.
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Market snapshoteach number, once
Median price
$294,324
▾ 6.0% YoY
Days on market
83
daily · zip_data
Median rent
$2,119
ZORI
Investor score
68/100
cash-flow lens
Active listings
465
90-day
Valuation3 lenses, different anchors
vs assessor
-39.6%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$177,800
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+76.6%
County-wide market — the widest, slowest signal.
Broward+76.6%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Pricing detail
Price / sqft$126
Price-to-income4.9×
How 33321 ranks in FL
percentile vs all Florida ZIPs · n=1098
Market velocity31%
Supply tightness80%
Affordability51%
Investment yield90%
Appreciation9%
Affordability, supply & momentum
34SUPPLY
BalancedSupply Tightness
Supply and demand are roughly even — standard negotiation dynamics.
Months of Supply4.9 mo
Days on Market83d
Inv vs History+32.9%
Listing Density21.4/1k
Affordability — payment burden
Monthly payment (P&I)$1,487
Payment burden29.7%
Median income · ZIP$60,013
Mortgage rate6.49% · 30yr
Total monthly own$1,781
Monthly rent$2,119
Market dynamics
Price cut %22.8%
Momentumcooling
LeverageBALANCED
Months of supply4.9
Sales (90d)0
Investment analysis
Median rent$2,119
Price-to-rent11.6
Est. cap rate5.6%
Buy vs rentfavors buying
Livability
Walk score3
Transit score4
Bike score—
Historical trends
Broward County contextmacro · jobs · debt · migration
ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.