The East Side Alternative to Mainlands
If Mainlands of Tamarac is the west/central Broward owned-land option, Leisureville is the east Broward equivalent. Located in Pompano Beach — closer to the coast, closer to I-95, closer to the Fort Lauderdale urban corridor — Leisureville offers single-family homes on individual lots with HOA fees that cover community maintenance, a clubhouse, and pool access.
The community was built in the late 1960s through the 1970s, making the homes 49–59 years old. Like Mainlands, these are ranch-style Florida homes — concrete block construction, 2–3 bedrooms, 1–2 bathrooms, typically 1,000–1,800 square feet. Many have been renovated; some remain in original condition. The price range reflects this spread: $200K for an original-condition home that needs a new roof and kitchen, up to $420K for a fully updated home with impact windows, modern finishes, and a newer A/C system.
The Cost Advantage — Quantified
| Cost Component | $250K Home | $350K Home |
|---|---|---|
| Monthly HOA | $150 | $150 |
| Annual HOA | $1,800 | $1,800 |
| Property Tax (homesteaded) | $3,968 | $5,952 |
| Homeowner's Insurance | $3,500 | $4,200 |
| Total Annual Carry | $9,268 | $11,952 |
| SB 4-D Risk | None — single-family homes | |
At $9,268/year for a $250K home, Leisureville's carrying cost is lower than a $150K Century Village condo in a mid-fee building ($9,255) — and the house is on owned land with no SB 4-D exposure, no master insurance policy risk, and no building-level governance. The insurance cost is higher than a condo's HO-6 ($3,500 vs $500) because you're insuring the entire structure — but you're insuring a structure you control, not one controlled by a 100-person condo association.
Location — East Broward Has Its Own Advantages
Leisureville's Pompano Beach location puts it on the east side of Broward — closer to the beach, closer to I-95 and the FEC corridor, and closer to the cultural and dining options along the coast. Pompano Beach has invested significantly in its downtown and pier area, creating a walkable beach district with restaurants, galleries, and events. The Pompano Beach Amphitheater hosts concerts and community events year-round.
For buyers comparing Leisureville to Mainlands of Tamarac, the location trade-off is clear: Mainlands is more central with better access to the Sawgrass Expressway and western Broward. Leisureville is more coastal with better access to I-95, the beach, and the east Broward lifestyle. Both offer owned-land living with low HOA fees and no SB 4-D exposure. The right choice depends on which direction your daily life faces — east toward the ocean or west toward the suburbs.
What Works
- Single-family homes on owned land — no shared walls or insurance
- HOA $100–$200/month — among the lowest in Broward with amenities
- Zero SB 4-D exposure — no condo buildings
- East Broward location — 15 minutes to Pompano Beach and pier
- I-95 access for coastal corridor travel
- Pompano Beach downtown revival — dining, arts, amphitheater
- Community clubhouse and pool
What You Need to Know
- Homes built 1960s–1970s — many need significant renovation
- You're responsible for all exterior maintenance
- No resort-scale amenities — community clubhouse and pool only
- No golf course on-site
- Coastal insurance premiums higher than inland communities
- Smaller community — less organized social programming than mega-communities
- Not gated — public streets
Interested in Leisureville?
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