The Tamarac market

Market report · City · Aug 2026

The Tamarac market, in numbers

Homes in Tamarac typically sell in about 94 days, close around 3.6% under ask, prices are down 8.0% on a year ago. With 27.9 months of inventory, it’s a buyer’s market.

Median sale price

$315k

↑ +59.9% MoM↓ −8.0% YoY

19 sales closed in Aug 2026

Median rent

$2,200/mo

↑ +22.2% MoM↑ +7.3% YoY

13 leases closed in Aug 2026

Time to sell

94 days

typical days on market

Days from listing to going under contract.

Negotiation room

3.6% under ask

typical closing vs asking price

How far below the asking price homes typically close.

Months of inventory

27.9 mo

buyer’s market

Active listings divided by the monthly sales pace. Under 4 months favors sellers; over 6 favors buyers.

Gross rental yield

8.4%

yearly rent ÷ sale price

A year of median rent as a share of the median sale price.

Your questions, answered

Straight answers from Tamarac’s closed transactions.

What does a home here cost?

The median sale closed at $315k in Aug 2026, down 8.0% on a year ago. Typical sales ranged $121k–$576k.

What income do you need to buy here?

At a 6.5% 30-year mortgage with 20% down, the median home runs about $2,227/mo including taxes and HOA — comfortable at a household income around $89k a year, using the 30% rule. Renting instead costs $2,200/mo.

Is now a good time to buy?

27.9 months of inventory points to a buyer’s market, and sellers are accepting about 3.6% under ask. Prices have eased over the past year, which favors patient buyers.

How fast do homes sell?

About 94 days from listing to contract in Aug 2026. The pace picks up toward August and slows around January.

How much room is there to negotiate?

Closings typically land 3.6% under asking price, and 45% of active listings have already reduced their price (median cut 5.5%).

When is the best time to list?

Closings peak in August and bottom out around January. Listing four to six weeks ahead of the peak historically gets the most eyes.

Is it a good rental investment?

A year of median rent ($2,200/mo) equals 8.4% of the median sale price, before fees and taxes.

Buying vs renting

Price-to-rent ratio is 11.9 — buying typically starts to beat renting after roughly 3–4 years here.

To buy — median sale price

Sale price, $

$315k↑ +59.9% MoM↓ −8.0% YoY

Aug 2026 — median $315k · 19 sales · 94 days on market

$250k

$500k

$750k

$1.0M

Sep ’25

Nov ’25

Jan ’26

Mar ’26

May ’26

Jul ’26

To rent — median monthly rent

Monthly rent, $

$2,200/mo↑ +22.2% MoM↑ +7.3% YoY

Aug 2026 — median $2,200/mo · 13 leases · 40 days on market

$1,000

$2,000

$3,000

$4,000

Sep ’25

Nov ’25

Jan ’26

Mar ’26

May ’26

Jul ’26

MedianTypical range (5th–95th percentile)3+ closingsUnder 3 (low sample)No closings (activity only)Tap or hover any month for its numbers.

What each size costs

Medians over the last 12 months.

Beds

To buy

To rent

Volume

1 bed

$114k

$1,623/mo

59 closed

2 beds

$273k

$2,111/mo

199 closed

3 beds

$425k

$2,636/mo

79 closed

What sells here

Sales mix and median price by property type, last 12 months.

Condo

$131k

30% of sales · 50 closed

House

$348k

57% of sales · 95 closed

Townhouse

$367k

13% of sales · 22 closed

Market depth

Supply and demand

Listings per month

Aug 2026 — 19 closed · 23 new · 492 active

200

400

600

Sep ’24

Dec ’24

Mar ’25

Jun ’25

Sep ’25

Dec ’25

Mar ’26

Jun ’26

ClosedActive (on market)New listings

Seasonality

Avg closings

Listings move fastest in August

Average closings by calendar month, drawn from at least two years of history.

Price-cut pressure

% of active listings

Aug 2026 — 45% of active listings cut · median cut 5.5%

25%

50%

75%

Sep ’24

Dec ’24

Mar ’25

Jun ’25

Sep ’25

Dec ’25

Mar ’26

Jun ’26

3-month averageSingle month

HOA fees per sqft

$ per sqft, monthly

$0.11 per sqft · Aug 2026

$0.00

$0.20

$0.40

$0.60

Sep ’24

Dec ’24

Mar ’25

Jun ’25

Sep ’25

Dec ’25

Mar ’26

Jun ’26

Median monthly HOA fee per square foot among closed sales.

Homes for sale in Tamarac →Rentals in Tamarac →

Based on 663 closed transactions over the period shown · Updated Sep 1, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.