Community · Cooper City, FL
Embassy Lakes Cooper City, FL Homes For Sale & Real Estate
Embassy Lakes, Cooper City, FL, is a community in Broward County with 11 homes for sale right now. Embassy Lakes is a community in Cooper City, Broward County, Florida.
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Market Overview
Embassy Lakes real estate market
There are 11 active listings for sale in Embassy Lakes right now. The median list price is $748,900, or about $380 per square foot. Listings span $475,000 to $1,499,000, so there is inventory across most budgets. Homes are averaging 87 days on market. These figures update from the MLS as the market moves.
Embassy Lakes Market Stats
MLS data updated October 9, 2026- Active Listings
- 11
- Median List Price
- $748,900
- Median $/Sq Ft
- $380
- Avg Days on Market
- 87
- Price Range
- $475,000 to $1,499,000
Frequently Asked Questions
- How many homes are for sale in Embassy Lakes?
- There are 11 active listings for sale in Embassy Lakes right now, and these counts update from the MLS as homes come on the market and go under contract. The most expensive listing asks about 3 times the least expensive, so budgets vary widely within Embassy Lakes. Ask us to set up a search alert and you will see new Embassy Lakes listings the day they reach the market.
- What is the median home price in Embassy Lakes?
- The median list price in Embassy Lakes is $748,900, or roughly $380 per square foot. The median is the midpoint of what is currently listed, so about half of Embassy Lakes homes ask more and half ask less, within a broader range of $475,000 to $1,499,000. The median sits near the middle of that range, so Embassy Lakes inventory is spread fairly evenly rather than bunched at one end. We can pull recent comparable sales to price a specific home more precisely.
- What price range do homes in Embassy Lakes cover?
- Homes for sale in Embassy Lakes currently range from about $475,000 at the entry level to $1,499,000 at the top of the market. That spread reflects the local mix, from smaller condos and townhomes up to larger single-family and luxury homes, with the median list price around $748,900. The spread is moderate, so there is real choice here without the extremes some markets show. Tell us your budget and must-haves and we will send the Embassy Lakes listings that actually fit.
- How long do homes take to sell in Embassy Lakes?
- Homes in Embassy Lakes are averaging 87 days on market, measured from the day a listing goes live to the day it goes under contract. That is a measured pace, which usually leaves buyers room to negotiate and makes pricing at the outset matter more for sellers. Days on market in Embassy Lakes also shift with the season and with how a home is priced, so a sharply priced listing can still sell well ahead of the average.
- Are there lakefront homes in Embassy Lakes?
- Yes. Many Embassy Lakes homes back onto community lakes, and lake-view lots are common in current listings. The water here is inland lake frontage rather than Intracoastal or ocean access, so do not expect navigable water or boat dockage.
About Embassy Lakes
Embassy Lakes, Cooper City, FL, is a community in Broward County with 11 homes for sale right now. Embassy Lakes is a community in Cooper City, Broward County, Florida. Active listings are priced from $448,500 to $1,400,000. Homes were built between 1989 and 1991. Pure Equity lists homes in Embassy Lakes and represents buyers. Commission is negotiable, and what we are paid is agreed with you in writing before you commit to anything.
Homes & Architecture
Homes for sale in Embassy Lakes
Homes for sale in Embassy Lakes offer 3 to 4 bedrooms and 2 to 3.5 baths. Living areas run from about 1,567 to 3,255 square feet. The mix here includes single family and townhouse homes. Current prices run from $475,000 to $1,499,000. The homes on the market were built between 1989 and 1993.
Schools
Schools near Embassy Lakes
Homes for sale in Embassy Lakes are typically zoned for the Cooper City public schools below, based on current MLS listings. Confirm the exact attendance zone for any specific address with the Broward County school district before you buy.
- Elementary School
- Embassy Creek
- Middle School
- Pioneer
- High School
- Cooper City
HOA
Embassy Lakes HOA fees
- Median HOA fee
- $275/mo
- Typical range
- N/A
- Lowest to highest
- $209 to $352
- Listings with a fee
- 11 of 11
Across the 11 homes for sale in Embassy Lakes that list an HOA fee, the median is $275 a month. Fees quoted quarterly or yearly are converted to a monthly figure so they compare directly.
The fee most often covers recreation facilities, common areas and grounds maintenance. Coverage differs from one building or section to the next, so read what a specific listing includes before comparing it with another.
Listings here most often mention pool, clubhouse, tennis courts, fitness center, gated entry and basketball court.
All 9 listings that state a pet policy allow pets, some with size or number limits.
From current MLS listings in Embassy Lakes; the figures change as homes come and go. Confirm the fee, any special assessments and the association's rules with the HOA before you buy.
Recent Sales
Recently sold homes in Embassy Lakes
These are the last 6 recorded closings in Embassy Lakes, with the price each home actually sold for rather than what it was listed at. They closed at a median of $350 per square foot. The most recent closed on October 6, 2026. Closed sales are what an appraiser and a buyer's agent will look at, so they are the starting point for pricing a home here.
Sold$700,000
Sold · October 6, 2026
2722 Cayenne Avenue
4 bed · 2.5 bath · 1,857 sqft · $377/sqft
$39,900 under the asking price
Sold$865,000
Sold · October 6, 2026
3420 Brussels Avenue
4 bed · 2.5 bath · 2,479 sqft · $349/sqft
$60,000 under the asking price
Sold$470,000
Sold · October 6, 2026
10977 Long Boat Drive 10977
3 bed · 2.5 bath · 1,666 sqft · $282/sqft
$16,000 under the asking price
Sold$640,000
Sold · October 1, 2026
2712 Cayenne Avenue
3 bed · 2.5 bath · 1,831 sqft · $350/sqft
Sold$850,000
Sold · September 10, 2026
3990 Lansing Avenue
4 bed · 3 bath · 2,830 sqft · $300/sqft
$2,000 over the asking price
Sold$1,020,000
Sold · September 8, 2026
11070 Minneapolis Drive
4 bed · 3 bath · 2,830 sqft · $360/sqft
$30,000 under the asking price
See every recorded sale in Embassy Lakes or find out what your Embassy Lakes home is worth.
Market & Value
Embassy Lakes market and home values
Values in Embassy Lakes track the community's own sales more closely than any broad regional number. The median list price in Embassy Lakes is around $748,900, or roughly $380 per square foot. That sits about 92% above the Broward County median, which shows where Embassy Lakes lands in the local market. Recent asking prices have run from $475,000 to $1,499,000, so the home you choose within Embassy Lakes matters as much as the community average. Homes here have recently taken about 87 days to go under contract, a useful gauge of how quickly the Embassy Lakes market is moving. For pricing an offer or a listing, comparable sales within Embassy Lakes carry more weight than any headline number, since homes of the same type and size set the real range. Pure Equity can pull the active and recently sold homes in Embassy Lakes so you work from real numbers, not an estimate.
How It Compares
Embassy Lakes compared to nearby Cooper City communities
Embassy Lakes sits 2 of 7 on median price among these Cooper City communities. Price per square foot is the fairer comparison between communities, because it adjusts for the fact that one neighborhood builds bigger homes than another. Days on market shows how quickly each one is actually selling.
| Community | Homes | Median | $/Sq Ft | Days |
|---|---|---|---|---|
| Monterra | 10 | $996,500 | $422 | 54 |
| Embassy Lakes this page | 11 | $748,900 | $380 | 87 |
| Cooper Colony Estates | 4 | $747,000 | $447 | 51 |
| Flamingo Gardens Tamarind | 2 | $709,500 | $377 | 17 |
| Flamingo Gardens | 4 | $704,000 | $409 | 48 |
| Summertime Isles Second A | 2 | $495,000 | $538 | 126 |
| Rock Creek | 17 | $449,900 | $322 | 76 |
Medians come from active listings in each community and move as inventory turns over. They describe the homes currently for sale, not what any one home is worth.
Who It Suits
Is Embassy Lakes right for you?
A quick read on who fits Embassy Lakes saves time before you visit. Embassy Lakes suits a range of buyers, from first-time owners to move-up families, who want a home in Cooper City with the everyday conveniences of the area close by. A lake view is a common ask here, since many Embassy Lakes lots back onto water without the flood exposure of a coastal address. On price, Embassy Lakes sits in the upper tier, drawing buyers who want more space, newer construction, or a stronger location. Whether Embassy Lakes is right for you depends on how you plan to use the home, full time or seasonally, and Pure Equity can walk you through the tradeoffs before you commit.
Amenities & Lifestyle
Living in Embassy Lakes
Many homesites in Embassy Lakes back onto community lakes, so lake views and water frontage are common here even though the community sits inland.
Location
Embassy Lakes location
Embassy Lakes is located in Cooper City, part of Broward County, Florida. Residents are close to the shopping, dining, schools, and parks of the Cooper City area, with the wider job centers, beaches, and airports of the region within driving distance.
Buying in Embassy Lakes
Buying a home in Embassy Lakes
Buying in Embassy Lakes follows the same path as the rest of Broward County. Getting a mortgage pre-approval first tells you your real budget and lets you move quickly when the right home comes up. Property taxes factor into the monthly payment: the median annual property tax in Broward County is about $3,610. Florida's homestead exemption lowers the taxable value of a primary residence, and the Save Our Homes cap limits how fast that assessed value can rise from year to year. Budget for homeowners insurance as well. Rates in Florida reflect wind and flood exposure, so gather quotes early and check whether a specific address sits in a FEMA flood zone. Once you are under contract, plan for a home inspection and, if you are financing, a lender appraisal, both of which fall inside the inspection period. Working with an agent who knows Cooper City means you see new listings in Embassy Lakes the day they reach the market.
Selling in Embassy Lakes
Selling a home in Embassy Lakes
A successful sale in Embassy Lakes comes down to pricing, presentation, and marketing. List prices in Embassy Lakes currently center around $748,900, which is a starting reference for where a comparable home might be positioned. Homes that are decluttered, professionally photographed, and priced to recent comparable sales tend to draw the most interest in the first two weeks, when a listing is newest and gets the most views. Florida sellers usually pay the documentary stamp tax on the deed, currently $0.70 per $100 of the sale price in most counties, along with prorated property taxes and, by local custom in many areas, the owner's title insurance policy. We provide a no-obligation home valuation for Embassy Lakes owners in Cooper City, so you can see what your property could sell for before you commit to listing.
Thinking of Selling?
What is your Embassy Lakes home worth?
Online estimates miss what makes a home different. Tell us about yours and a licensed listing agent will send you a pricing opinion based on what has actually closed near you in Embassy Lakes.
Listing agents and seller representation in Embassy Lakes
Thinking about selling in Embassy Lakes? The agent you pick shapes two numbers: what your home closes for, and how long it takes. A listing agent, also called a seller's agent, prices the property against what has actually closed nearby. They also prepare and market it, screen the offers that arrive, and negotiate the terms rather than just the price.
Conditions in Embassy Lakes sit close to balanced, which rewards sellers who price against real closed sales instead of neighboring asking prices. Homes here are averaging about 87 days from listing to accepted offer, so build that into your moving timeline.
Community-level detail matters most here. Association rules, what the fees cover, and which buildings sell fastest all affect your outcome. So does whether a buyer needs board approval before closing. None of it appears in a listing description. All of it decides whether a sale closes on time.
Pure Equity is a licensed Florida brokerage serving Embassy Lakes. Onias Derilus is the broker of record, Florida Real Estate Broker license BK3276618. A broker holds a higher license than an agent working under one. In practice that means the person advising you on price is also the one legally responsible for the file. That matters most when a deal gets complicated.
More on this: listing agents in Cooper City · how listing agent commission works · selling when you owe more than the house is worth
Realtors and real estate agents serving Embassy Lakes
People search for realtors, real estate agents, and real estate brokers more or less interchangeably. For most purposes the job title matters less than licensing and representation. Every licensed agent in Florida works under a broker. That broker carries final responsibility for the transaction.
What separates real estate professionals in Embassy Lakes is specificity. Can they answer questions about your street, not just your city? Ask what they have closed nearby and how they arrived at a price. A grounded answer cites particular recent sales. It also explains why those homes compare to yours. Vague reassurance is the warning sign.
More on this: how a flood zone affects your home value · does a busy street lower your home value? · Florida seller disclosures and inspections
Buyer's agents in Embassy Lakes
A buyer's agent represents the purchaser rather than the owner. They identify properties that actually fit and research what comparable homes sold for, not what they asked. They also advise on offer strategy. Finally, they manage inspection and financing deadlines through to closing.
Where buyers have room to negotiate, as they do in Embassy Lakes, the leverage is only worth something if you know where it exists and what to ask for. If you are buying and selling at the same time, which is common for people moving within Broward County, sequencing the two is its own skill: contingencies, timing, and what happens if one closing slips all need planning before either home goes on the market.
What representation costs
Real estate commissions are negotiable. No law, multiple listing service, or association sets them. If an agent tells you there is a standard rate, they are misinforming you. What you pay is agreed between you and the brokerage you hire. Get it in writing before the work begins.
Industry rules changed in 2024. Now a buyer and their agent must put compensation in a written buyer agreement before touring homes together. Sellers may still offer to contribute toward the buyer's side. However, that is negotiated rather than assumed. It is worth thinking through with your listing agent before you go live.
More on this: how commission is actually structured · tax on the sale, and who actually answers it · timing a listing in the Florida market
Buying Instead?
Search Embassy Lakes with someone local
We will tell you which listings are worth your time, what comparable homes actually closed for, and how to structure an offer that holds up through inspection and financing.
Frequently asked questions
How do I find a listing agent in Embassy Lakes?
Ask any listing agent you interview two questions. Which homes have they closed near Embassy Lakes, and how did they arrive at their suggested price? A grounded answer names recent closed sales. It also explains why those homes compare to yours. With a median around $748,900 here, the gap between realistic pricing guidance and optimistic guidance is real money. Verify the license too. Florida licenses are public and searchable through the state's DBPR portal. Pure Equity is a licensed brokerage serving Broward County. You can reach the broker directly at (561) 835-5400.
What does a seller's agent actually do?
A seller's agent prices the home against comparable closed sales. Before it goes live, they advise on repairs and presentation. Then they handle photography and marketing, and put the home in front of buyers and other agents. When offers arrive, they screen them and negotiate both price and terms. Terms matter as much as the number, because inspection windows, financing contingencies, and closing dates all affect whether an offer reaches the closing table.
How much does a real estate agent cost in Embassy Lakes?
Commissions are fully negotiable. No law or real estate board sets them. What you pay is whatever you and your brokerage agree to in writing before work begins. Since the 2024 rule changes, buyers and their agents must agree compensation in a written buyer agreement before touring homes. Any seller contribution toward the buyer's side is negotiated rather than automatic. Ask any agent you interview to put their fee in writing.
What is the difference between a realtor, a real estate agent, and a broker?
A real estate agent holds a state license to represent buyers and sellers. A broker holds a higher-level license and can operate a brokerage. That broker also carries final legal responsibility for the office's transactions. Realtor is a membership term for agents belonging to the National Association of Realtors. For someone buying or selling in Embassy Lakes, three practical questions matter. Is the person licensed, who do they represent in your transaction, and what can they actually tell you about your local market?
Do I need an agent to buy a home in Embassy Lakes?
You are not legally required to use one, but most buyers in Embassy Lakes do. A buyer's agent handles the parts that are easy to get wrong. That means identifying what comparable homes actually closed for, spotting condition or association issues early, and managing inspection and financing deadlines. Even in a slower market, negotiating room is only useful if you know where it exists.
Can one agent help me sell my current home and buy the next one?
Yes. For people moving within Broward County it is often the more practical route, because one person coordinates both timelines. Sequencing is the hard part. Should your purchase be contingent on your sale? How would you cover a gap if the closings do not line up? What happens if one side is delayed? Plan all of that before either home is listed, rather than after an offer arrives.
Public Records
Look up Embassy Lakes property records
Anything on this page that affects what a home costs to own, assessed value, exemptions, flood zone, is published by a public agency. These are the official sources, not our summaries of them.
Broward County Property Appraiser
Assessed value, homestead exemption status, and recorded sales history for any parcel.
FEMA Flood Map Service Center
Look up the official flood zone for an address before you budget for insurance.
Florida Department of Revenue, property taxes
How Florida assesses property, and which exemptions you can claim.
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