Coral Springs, FL: A Local Guide to Neighborhoods, Downtown and Flood Zones
Quick answer: Coral Springs is a planned city in the northwest corner of Broward County, first incorporated in 1963. It has about 22.9 square miles of land and an estimated 138,800 residents. About half of its homes are single-family detached houses, and most of its housing was built between 1970 and 1999. Downtown, centered on Sample Road and University Drive, is being redeveloped, with the Cornerstone project open and a second project, City Village, in the conceptual stage. Flood zones vary by address, so check each property before you buy.
General information only. Figures come from the public sources linked below. Confirm details for any specific property.
Coral Springs at a glance
- Size and population: 22.86 square miles of land (2020 Census) and an estimated 138,783 residents as of July 1, 2025, up from 134,394 in the 2020 Census. The City describes itself as 24 square miles in the northwest corner of Broward County. (U.S. Census Bureau; City of Coral Springs)
- Housing: about 47,770 housing units. About 49% are single-family detached homes, about 9% are single-family attached (such as townhomes), and about 14% are in buildings with 20 or more units. About 60% of occupied homes are owner-occupied, and the median home was built in 1987. (Census ACS 2020-2024)
- Prices: Redfin reports a median sale price of about $638,000 for all Coral Springs home types over the three months ending August 2026, up 4.6% from a year earlier. Homes sold after about 60 days on average, compared with 85 days a year earlier. (Redfin) Across Broward County in August 2026, the median single-family price was $650,000 and the median condo price was $257,500. (MIAMI REALTORS®) These are estimates. Prices change monthly and vary a lot by street.
- Property taxes: for the 2025 tax year, the combined millage rate for Coral Springs (code 2812) was 20.2856, compared with 18.5714 for Fort Lauderdale code 0311. (Broward County Property Appraiser)
- Utilities: the City lists four water providers inside Coral Springs: the City of Coral Springs, Coral Springs Improvement District, North Springs Improvement District and Royal Water Works. Which one serves a home depends on the address. (City of Coral Springs)
A short history
The City credits Fort Lauderdale builders James S. Hunt and Joe Taravella of Coral Ridge Properties with the idea of a planned city built from the ground up. Their first purchase was 3,860 acres from the Lions family, land that had been a green bean farm and cattle field. Westinghouse bought Coral Ridge Properties in 1966. (City of Coral Springs) Coral Springs was first incorporated in 1963, and the City marks July 10 as the date it was officially chartered. (City of Coral Springs)
The first structure built in the city was the Covered Bridge, put up as the entrance to the new city and a sales tool. It crosses NW 95th Avenue just south of Wiles Road, sits on land in The Hills subdivision, and carries a Florida Heritage Site marker. (City of Coral Springs) The City's public art plan notes that the original city plans used different street patterns to give each development its own character, along with neighborhood entrance signs. (Public Art Master Plan 2025-2030)
Neighborhoods by area
Major roads on the City's water-district map include the Sawgrass Expressway, State Road 7, Wiles Road, West Sample Road, Royal Palm Boulevard, West Atlantic Boulevard and Riverside Drive, plus University Drive, Coral Ridge Drive, Coral Springs Drive, Rock Island Road, Westview Drive, Lakeview Drive and Ramblewood Drive. (City of Coral Springs map) We did not find a single official neighborhood list from the City, so this section sticks to places the City itself names and locates.
Downtown (Sample Road and University Drive)
- Downtown is the City's Community Redevelopment Area, about 136 acres in the general area of the Sample Road and University Drive intersection. (City of Coral Springs CRA)
- Cornerstone Plaza is on the southwest corner of Sample Road and North University Drive. It includes Modera Coral Springs, a mixed-use apartment community with two buildings. (City of Coral Springs)
- Village Square is in the northwest part of downtown, where City Hall once stood. It is the site of the proposed City Village project. (City of Coral Springs)
The Hills (near Wiles Road)
- The City places the historic Covered Bridge, at 4544 NW 95th Avenue, on land in The Hills subdivision, just south of Wiles Road.
Coral Springs Commerce Park
- The City's Comprehensive Plan sets aside the Coral Springs Commerce Park as the city's industrial center. It encourages redevelopment in the part south of NW 39th Street, next to West Sample Road and Coral Ridge Drive. This is a business area, not a residential one. (Future Land Use Element)
Communities with their own drainage districts
- The Comprehensive Plan lists the bodies that handle stormwater drainage. They are North Springs Improvement District, Coral Springs Improvement District, Sunshine Water Control District, Pine Tree Water Control District, the Turtle Run Community Development District, Royal Waterworks, Inc. and The Crossings Homeowners Association. (Future Land Use Element, Policy 10.1.1)
City parks you can use as landmarks
- Ramblewood Park, 1806 NW 82 Avenue (33071)
- Countrywood Park, 8395 NW 14th Court (33071)
- Castlewood Park, 3800 NW 115th Avenue (33065)
- Chevy Chase North, 4230 NW 106th Avenue, and Chevy Chase South, 3830 Coral Springs Drive (33065)
- Betti Stradling Park, 10301 Wiles Road (33076)
Park addresses: City of Coral Springs parks directory.
Downtown: what is changing
- Cornerstone Plaza: the City's project page lists Mitch's Downtown, How Ya Doughn' and Tacocraft as open. It listed six more tenants as coming in summer 2026, and Big Whiskey's American Restaurant and Bar and the Coral Springs Museum of Art as coming in fall 2026. The City says the page is updated as leases are signed. (City of Coral Springs)
- City Village: Amera Downtown Development Company, LLC has announced a conceptual vision for Village Square and two City-owned parcels to its west. The proposal includes grocery, retail, restaurants and entertainment. The City says it will sell its land to the developer for $4.6 million and that more details are coming. (City of Coral Springs)
- Redevelopment agency: the City created its Community Redevelopment Agency by ordinance on November 6, 2001, and says the CRA will sunset in 2032. (City of Coral Springs CRA) For fiscal year 2025-26, its goals include continued progress on Cornerstone and City Village, moving the museum downtown, and expanding the form-based zoning code across the whole CRA. (CRA goals FY25-26)
Flood zones and insurance
- Updated FEMA flood maps for Broward County took effect on July 31, 2024. (City of Weston) Look up the exact address on FEMA's map center.
- To find out whether a property is in a Special Flood Hazard Area, the City says to contact its Engineering Department at 954-345-2160. The City also offers a Flood Information Request Form. (City of Coral Springs)
- If you plan a big renovation, the City's floodplain administrator says a substantially damaged or improved building with its lowest floor below the 100-year flood elevation must be raised to or above that level. An Elevation Certificate is used to find the lowest floor elevation. (City of Coral Springs)
- The City is preparing a Stormwater Master Plan to evaluate its stormwater system and find improvements that reduce flooding. One of its goals is to improve the City's Community Rating System ranking, which can lower flood insurance costs. (City of Coral Springs)
- See our flood zone and insurance guide for how zones affect insurance.
What buyers and investors should check
- Confirm the city. Check the city on the Broward County Property Appraiser record, because taxes, permits and rules follow city limits, not the mailing address.
- Find the water provider and drainage district for the address, and read the tax bill for any non-ad valorem assessments.
- Check the flood zone and get insurance quotes before you make an offer, and ask the seller for an Elevation Certificate if one exists.
- For condos and HOA homes, read the association documents, budget, reserves and any inspection reports. The City's Building Department runs a Building Safety Inspection Program. See our condo and HOA buyer's guide.
- Look up permit history for past roof, window and addition work. The Building Department page links to an online permit records search.
Search homes in Coral Springs
See current listings, updated daily from the MLS: search Coral Springs homes for sale. Comparing nearby areas? Read our Fort Lauderdale neighborhoods guide and our guides to Sunrise, Oakland Park, Weston and Pembroke Pines.
Newest Coral Springs homes for sale:
Talk to a local agent about Coral Springs
The Home Owners Listing Team · Brokered by Real Estate Sales Force Inc · (954) 342-6180
Sources were checked October 9, 2026. Market figures are estimates from the named sources and change monthly. This page does not describe residents or schools; we encourage you to research the factors that matter to you.
