Buying a New Construction Condo in Pompano Beach: What to Check Before You Sign

Before you sign a developer contract in Pompano Beach, check the deposits, the budget and reserves, the closing costs, your financing and your rights if the plans or delivery date change.

By Tyson E. Sam, Founder and Broker of Record · September 18, 2026

Before you sign a contract for a new construction condo in Pompano Beach, check five things: where your deposits will be held and whether the developer can spend any of them, the association budget and reserves the developer projects, the closing costs the contract moves onto you, whether your lender will finance a unit in a new building, and what the contract lets the developer change about the plans and the delivery date.

A developer contract is not the standard resale contract most Florida buyers know. It is written by the developer's attorneys, and your protection comes mostly from reading it, and the documents delivered with it, before the cancellation period ends. This guide walks through each check.

Pompano Beach's new oceanfront buildings

Pompano Beach's beachfront has been rebuilt around the pier district, and new oceanfront condominiums now stand on North Ocean Boulevard (A1A) and Briny Avenue beside towers from earlier decades. Casamar and Solemar are on North Ocean Boulevard, and Salato is on Briny Avenue near Atlantic Boulevard and the pier. Each building page shows the units for sale and for rent, the closings of the last twelve months, the median price per square foot and the median association fee, refreshed daily from the MLS.

For the wider view, the Pompano Beach new construction page lists every new and under-construction home and condo in the city, and the Pompano Beach housing market report shows where condo prices and inventory stand today. Read both before you weigh a developer's price list against resale units in older buildings.

1. The deposit schedule and where the money sits

Pre-construction contracts usually collect deposits in stages: at signing, then at milestones such as the start of construction or topping off. Before you sign, confirm:

• The total deposit and the date each installment is due.
• The escrow agent holding the money, and a copy of the escrow agreement.
• Whether the developer may use part of your deposit for construction. Florida's Condominium Act requires developers to hold buyer deposits in escrow, and allows the portion above 10 percent of the purchase price to be spent on construction only when the contract discloses it. Money that has been spent is harder to recover if a project stalls.
• What happens to your deposits if you cannot close. Developer contracts commonly let the developer keep them.

2. The documents and your cancellation window

With the contract you receive the developer's disclosure package: the prospectus, the declaration of condominium, the bylaws and rules, the estimated operating budget and the floor plans. Florida law lets a buyer cancel a contract with a developer within 15 days after signing it and receiving all of the required documents. Use those days to read:

• The estimated budget. It projects the monthly assessment for your unit. Compare it with the fees in delivered buildings nearby, which their building pages show. A projected fee that leaves out reserves or realistic insurance costs can rise once the owners run the association.
• Reserves. Florida requires condominium buildings of three stories or more to complete structural integrity reserve studies and to fund the reserves those studies call for. Ask how the first budgets fund reserves and when the first study will be done.
• Any assessment guarantee. Some developers guarantee the assessment level for a period. Find out when the guarantee ends and what the fee is expected to be afterwards.
• The developer's right to make changes. Contracts reserve the right to change finishes, layouts and amenities within limits. If the developer amends the documents in a way that materially and adversely changes the offering, Florida law gives the buyer a new chance to cancel, so know what the contract treats as material.
• Leasing and use rules. Minimum lease terms, how often a unit may be leased, pets and renovations are all governed by the declaration and rules. If you plan to rent the unit, confirm the rules allow it, and check the city's requirements for short-term rentals.

3. Closing costs the contract moves to you

In a Florida resale the seller customarily pays the documentary stamp tax on the deed. Developer contracts often shift that tax, and other costs, to the buyer. Read the closing-cost section for:

• Documentary stamp tax on the deed and any developer closing or document fee.
• The title company the developer uses, and who pays for the owner's title policy.
• A one-time contribution to the association's working capital.
• Utility connection, impact or similar fees passed through to buyers.

Ask for a written estimate of your cash to close before the 15 days run out.

4. Financing a unit in a new building

A lender approves the building as well as the borrower. A new condominium where few units have closed, or where the developer still controls the association, may not yet meet a conventional lender's project requirements, which pushes buyers toward portfolio loans with larger down payments, or toward cash. Most developer contracts are not contingent on financing, so the risk of a loan falling through sits with you.

• Talk to a lender who finances new condominiums in Broward County before you sign, and ask how they will review the project. Our mortgage services page introduces lenders who work in South Florida, and you are free to choose any lender.
• Ask what happens if the appraisal at closing comes in below the price you agreed to years earlier. A low appraisal does not usually lower the price.
• If you need to sell your current home to close, remember that delivery dates move, and build slack into your plans.

5. Delivery, the walk-through and warranties

Developer contracts set a long outside date for completion and allow extensions for events such as hurricanes and supply delays. Note that date and what you can do if it passes.

Before closing you will walk the unit to prepare a punch list. Test every window, door, appliance and fixture, run the water, look at the balcony drainage and the seals on the impact glass, and photograph everything. Get the developer's commitment to each repair, and its timing, in writing.

Florida's Condominium Act also gives buyers from a developer statutory warranties on the unit and on the building's roof, structure and major systems, each running for a set period from a set starting date. Keep your closing documents and the date of the certificate of occupancy, and report defects in writing while those periods run. A new building is also built to the current Florida Building Code, including the high-velocity hurricane zone standards that apply in Broward County, which insurers take into account.

Pre-construction or a resale in a new building

Once a building is delivered, owners begin to resell, and those units appear on the building page beside the closed sales. A resale unit in a recently completed building such as Solemar lets you see the finished product and the association's actual budget, and you buy on the standard resale contract. Pre-construction offers the choice of floor, view and finishes at a price set early. Compare both, along with older buildings on the Pompano Beach oceanfront condos page, before you commit a deposit.

Bring your own representation

The sales team in a developer's sales gallery represents the developer. Bring your agent to your first visit, or register your agent before it, because many developers will not work with a buyer's agent who was not named from the start. A BreakThru agent reads the contract, the budget and the closing-cost section with you, compares the price with live sales in the building and its neighbors, and tracks every deadline to the closing table.

Ready to compare Pompano Beach's new buildings side by side? Start on the Pompano Beach real estate hub and see how we represent buyers. If you own a condo now and want to know what it would sell for before you buy new, request a free home valuation.