Community · Cooper City, FL
Flamingo Gardens Black Ol Cooper City, FL Homes For Sale & Real Estate
Flamingo Gardens Black Ol, Cooper City, FL, is a community in Broward County with 1 home for sale right now. Homes here were built starting in 1985.
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Flamingo Gardens Black Ol Market at a Glance
Live MLS · Updated Nov 15, 2026
- Active Inventory
- 1
- New Listings (30d)
- 1
- Pending Sales
- 0
- Median List Price
- $730,000
- Avg Days on Market
- 0
Residential MLS data for Flamingo Gardens Black Ol, updated nightly. View full market reports →
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Market Overview
Flamingo Gardens Black Ol real estate market
There is 1 home for sale in Flamingo Gardens Black Ol right now. It is listed at $730,000, about $409 per square foot. With so few homes on the market, these asking prices describe that home rather than Flamingo Gardens Black Ol as a whole, so recent closed sales are the better guide to value here. These figures update from the MLS as the market moves.
Flamingo Gardens Black Ol Market Stats
MLS data updated November 15, 2026- Active Listings
- 1
- Median List Price
- $730,000
- Median $/Sq Ft
- $409
- Avg Days on Market
- 0
- Price Range
- $730,000 to $730,000
Frequently Asked Questions
- How many homes are for sale in Flamingo Gardens Black Ol?
- There is 1 home for sale in Flamingo Gardens Black Ol right now, and the count updates from the MLS nightly as homes come on the market and go under contract. Inventory this thin means a buyer who wants to live in Flamingo Gardens Black Ol is usually waiting for the next listing rather than choosing between several, so it pays to be ready before one appears. Ask us to set up a search alert and you will see new Flamingo Gardens Black Ol listings the day they reach the market.
- What do homes in Flamingo Gardens Black Ol cost?
- The one home for sale in Flamingo Gardens Black Ol is listed at $730,000, about $409 per square foot. An asking price is one seller's opinion, and with so few listings it says more about that house than about Flamingo Gardens Black Ol. Recent closed sales in Flamingo Gardens Black Ol are the better measure, and we can pull them for a specific home.
About Flamingo Gardens Black Ol
Flamingo Gardens Black Ol, Cooper City, FL, is a community in Broward County with 1 home for sale right now. Homes here were built starting in 1985. Listings update from the MLS nightly.
Homes & Architecture
Homes for sale in Flamingo Gardens Black Ol
Homes for sale in Flamingo Gardens Black Ol offer 3 bedrooms and 2 baths. Living areas are around 1,786 square feet. The mix here includes single family homes.
Market & Value
Flamingo Gardens Black Ol market and home values
The Flamingo Gardens Black Ol real estate market reads best through the community's own recent activity, not a county-wide average. Only one home is for sale in Flamingo Gardens Black Ol right now, listed at $730,000 or about $409 per square foot, so there is no meaningful asking median to compare with the Broward County figure. Recorded closings are the better guide, because they show what buyers in Flamingo Gardens Black Ol actually paid. For pricing an offer or a listing, comparable sales within Flamingo Gardens Black Ol 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 Flamingo Gardens Black Ol so you work from real numbers, not an estimate.
How It Compares
Flamingo Gardens Black Ol compared to nearby Cooper City communities
Flamingo Gardens Black Ol has only 1 home for sale, so its row reflects that listing rather than a community median. 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 | 11 | $1,150,000 | $429 | 62 |
| Embassy Lakes | 8 | $939,500 | $395 | 109 |
| Timberlake | 2 | $809,950 | $488 | 36 |
| Flamingo Gardens Black Ol this page | 1 | $730,000 | $409 | 0 |
| Flamingo Gardens | 3 | $699,000 | $387 | 45 |
| Cooper Colony Estates | 5 | $669,000 | $435 | 49 |
| Rock Creek | 14 | $400,000 | $322 | 94 |
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 Flamingo Gardens Black Ol right for you?
It helps to know who Flamingo Gardens Black Ol tends to suit before you tour. Flamingo Gardens Black Ol 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. Whether Flamingo Gardens Black Ol 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 Flamingo Gardens Black Ol
Flamingo Gardens Black Ol is a residential neighborhood, and its homeowners association maintains the shared areas and community standards.
Location
Flamingo Gardens Black Ol location
Flamingo Gardens Black Ol is located in Cooper City, part of Broward County, Florida. The Cooper City area's shopping, dining, schools, and parks are all nearby, and the region's job centers, beaches, and airports are within driving distance.
Buying in Flamingo Gardens Black Ol
Buying a home in Flamingo Gardens Black Ol
The buying process in Flamingo Gardens Black Ol is the one used across 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 Flamingo Gardens Black Ol the day they reach the market.
Selling in Flamingo Gardens Black Ol
Selling a home in Flamingo Gardens Black Ol
Selling a home in Flamingo Gardens Black Ol starts with pricing it correctly for current conditions. 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 Flamingo Gardens Black Ol 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 Flamingo Gardens Black Ol 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 Flamingo Gardens Black Ol.
Listing agents and seller representation in Flamingo Gardens Black Ol
Thinking about selling in Flamingo Gardens Black Ol? 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 Flamingo Gardens Black Ol sit close to balanced, which rewards sellers who price against real closed sales instead of neighboring asking prices.
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 Flamingo Gardens Black Ol. 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 to choose a listing agent · selling a condo in Florida
Realtors and real estate agents serving Flamingo Gardens Black Ol
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 Flamingo Gardens Black Ol 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 waterfront homes are valued · how South Florida condos are valued · when and how to price your home
Buyer's agents in Flamingo Gardens Black Ol
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 Flamingo Gardens Black Ol, 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 · seller concessions, and when to offer them · repair before listing, or sell as it stands?
Buying Instead?
Search Flamingo Gardens Black Ol 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 Flamingo Gardens Black Ol?
Ask any listing agent you interview two questions. Which homes have they closed near Flamingo Gardens Black Ol, 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. Optimistic pricing costs sellers more than almost any other decision. 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 Flamingo Gardens Black Ol?
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 Flamingo Gardens Black Ol, 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 Flamingo Gardens Black Ol?
You are not legally required to use one, but most buyers in Flamingo Gardens Black Ol 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 Flamingo Gardens Black Ol 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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