24 Oct Pompano Beach, FL Guide (2026): Condos, New Construction, Taxes, Inspections and Rental Rules

Pompano Beach, FL Guide (2026): Condos, New Construction, Taxes and Rules

Pompano Beach is one of Broward County’s largest cities, on the ocean between Lighthouse Point and Hillsboro Beach to the north and Lauderdale-by-the-Sea to the south. It was incorporated on July 3, 1908, making it the second-oldest municipality in Broward County according to a 2008 Florida House resolution. The U.S. Census Bureau counted 112,046 residents in 2020 on 24.02 square miles of land. Its beachfront is in the middle of a wave of new luxury condominium construction, including Ritz-Carlton and Waldorf Astoria branded residences. The city’s operating tax rate for 2025–26 is 5.2181 mills, and its fire rescue department holds an ISO Class 1 rating, the best possible.

This guide uses official City of Pompano Beach, Broward County, U.S. Census Bureau and State of Florida sources, plus dated news reports for new construction, checked October 24, 2026. It is general information, not legal, tax or insurance advice.

On This Page

• Pompano Beach at a glance
• New construction on the beach
• Property taxes
• Building safety inspections
• Short-term rental rules
• Flood information
• Police and fire rescue
• Nearby towns
• Frequently asked questions
• Sources

Pompano Beach at a Glance

The City says Pompano Beach takes its name from the pompano fish. The City also highlights the Hillsboro Lighthouse, which guards the Hillsboro Inlet, and its newly constructed Fisher Family Pier.

The citywide median home value includes inland neighborhoods. Prices near the water can run much higher: on October 24, 2026, about 120 condominium and townhouse listings in Pompano Beach and Lauderdale-by-the-Sea combined were asking $1 million or more (MLS listings shown on floridasearch.com).

New Construction on the Beach

These projects have been reported in public sources. Each links to its own page, with dated facts and sources:

• The Ritz-Carlton Residences, Pompano Beach (1380 S Ocean Blvd). A 32-story Beach Tower with 117 residences and a 14-story Marina Tower with 88 residences across A1A on the Intracoastal. The Real Deal reported in June 2026 that completion was scheduled for September 2026; check the building page for current status.
• Waldorf Astoria Residences Pompano Beach (1350 S Ocean Blvd). 28 stories and 92 residences on the beach. Hilton announced its topping-off in May 2026, with completion slated for summer 2027.
• Armani/Casa Residences (1550 N Ocean Blvd). Two 19-story towers with 28 residences; news reports in late 2024 gave a 2028 completion.
• W Pompano Beach Hotel & Residences (20 N Ocean Blvd). A planned 24-story hotel and condominium tower.
• Ocean580 (580 Briny Ave). 10 stories and 17 residences on the beach, by Claridge Homes.
• Salato (305 Briny Ave). 40 residences on the beach; construction was completed in 2026.
• Entourage in the Sun (407 N Riverside Dr, on the Intracoastal). 42 residences; Broward County property records list 42 unit parcels with a 2026 year built.

All of them are on our Pompano Beach new construction condos page. Buying from a developer gives you 15 days to cancel after signing and receiving the developer’s documents (section 718.503(1), Florida Statutes).

For finished buildings on the beach, see our Pompano Beach luxury oceanfront condos page, with the year built, units, asking prices and inspection rules for each building.

Property Taxes

The City of Pompano Beach set its operating tax rate at 5.2181 mills for 2025–26, down from 5.2443 in 2024–25, according to the Florida Department of Revenue. That is $5.2181 for every $1,000 of taxable value, and it is only the city’s operating share. Your total bill also includes Broward County, the school board and other taxing districts, and city voted debt is levied separately. A property’s assessed and taxable values are on the Broward County Property Appraiser website, and its tax bills are on the Broward County tax collector’s website. After a sale, the property is reassessed at full market (just) value as of January 1 of the following year, so the buyer does not inherit the seller’s capped assessed value; only the buyer’s own exemptions and any homestead portability benefit the buyer qualifies for apply (sections 193.155, 193.1554 and 193.1555, Florida Statutes). Don’t assume the seller’s tax bill will carry over.

Building Safety Inspections

Pompano Beach enforces Broward County’s Building Safety Inspection Program (BORA Policy 05-05). It requires structural and electrical inspections when a building turns 25, counted from its certificate of occupancy, and every 10 years after that, with exemptions such as one- to four-family homes of three or fewer habitable stories. The policy treats the inspection as compliance for both phases of Florida’s milestone inspection. For condominium buildings of three or more habitable stories, Florida also requires a structural integrity reserve study (SIRS) at least every 10 years.

As a buyer of a resale condo, you are entitled, at the seller’s expense, to the summary of the milestone inspection report (if applicable) and the association’s most recent SIRS, or a statement that the association has not completed one (section 718.503(2)(a)). See our Broward vs. Palm Beach County inspection rules guide.

Short-Term Rental Rules

The City requires an annual permit to operate a single-family home, duplex, triplex or fourplex as a short-term rental. The City defines a short-term rental as a stay of six months or less in a calendar year. Other requirements:

• After the application is reviewed, inspectors from several City departments inspect the property.
• The owner must name a local designated representative, reachable by phone 24 hours a day.
• Repeated off-street parking violations can lead to the permit being revoked.
• The City’s Business Tax Receipt division (954-786-4668) handles applications.

Condominium associations often set their own minimum lease terms, so check the declaration before you buy a condo you plan to rent.

Flood Information

• Know your zone. The City offers an online flood information search for each property. Its Building Division (954-786-4670) can tell you whether a building is in a Special Flood Hazard Area.
• Insurance discount. The City participates in the National Flood Insurance Program’s Community Rating System, which gives a discount on NFIP flood insurance policies in the city.
• Elevation certificates. The City says to check the property search’s “Access Records” tab to see whether an elevation certificate is on file.
• Renovation limit. The City says that when repairs or alterations exceed 49 percent of a building’s market value, the entire building must meet the requirements for a new building under the National Flood Insurance Program and the Florida Building Code.
• Seller flood disclosure. Florida requires sellers of residential property to give a flood disclosure at or before signing the contract (section 689.302).

Police and Fire Rescue

The Broward Sheriff’s Office polices Pompano Beach under contract. WLRN reported in July 2026 that the city renewed the contract for three years after debating whether to start its own police department. Fire rescue is a City department. Pompano Beach Fire Rescue received an ISO Public Protection Classification of 1, the best possible grade, effective August 1, 2017, and the City says communities rated Class 1 get the lowest fire insurance rates.

Nearby Towns

• Deerfield Beach, FL guide
• Lighthouse Point, FL guide
• Hillsboro Beach, FL guide

Before you sign, use our Florida condo due diligence checklist. If you are selling a condo, see Selling a Florida Condo in 2026.

• Lauderdale-by-the-Sea, FL guide

Condo owners and buyers may also want Florida condo special assessments explained and Florida milestone inspection and SIRS guide.

Frequently Asked Questions

When was Pompano Beach incorporated?

On July 3, 1908, making it the second-oldest municipality in Broward County, according to a 2008 Florida House resolution marking its centennial.

What is the population of Pompano Beach?

The 2020 Census counted 112,046 residents, and the Census Bureau estimated 117,211 as of July 1, 2025.

What new luxury condos are being built in Pompano Beach?

Recent and current projects include The Ritz-Carlton Residences, Waldorf Astoria Residences, Armani/Casa Residences, W Pompano Beach, Ocean580, Salato and Entourage in the Sun. See our new construction page for each one’s status and sources.

Do I need a permit for a short-term rental in Pompano Beach?

Yes, for a single-family home, duplex, triplex or fourplex rented for six months or less. The City requires an annual permit and an inspection. For condos, check the association’s leasing rules.

Does Pompano Beach have its own police department?

No. The Broward Sheriff’s Office provides police services under contract, renewed for three years in 2026. Fire rescue is a City department with an ISO Class 1 rating.

Sources

Checked October 24, 2026:

• City of Pompano Beach: About Pompano Beach, Flood Information, Short-Term Rentals brochure, ISO Class 1, Building Safety Inspection Program and Fisher Family Pier
• Florida House Resolution 9015 (2008): incorporation date and centennial
• U.S. Census Bureau QuickFacts: Pompano Beach city, Florida
• Florida Department of Revenue, Comparison of Taxes Levied, FY 2024-25 and 2025-26 (Broward)
• BORA Policy 05-05, Building Safety Inspection Program (effective August 9, 2024)
• WLRN, “Broward Sheriff’s Office to continue policing Pompano Beach” (July 15, 2026)
• New construction: The Real Deal (June 12, 2026); Hilton (May 1, 2026); Florida YIMBY (including Salato completion, May 21, 2026); Multi-Housing News (May 30, 2025); South Florida Agent Magazine (Feb 14, 2025); see each building’s page
• Sections 718.503, 718.112 and 689.302, Florida Statutes (2026)

Last updated October 24, 2026. Building details come from county property records, public listings and government sources and are deemed reliable but not guaranteed. Prices are asking prices or estimates as of the date shown. Not legal, financial or engineering advice. Full disclaimer