Breakwater
Homes for Sale in Fort Lauderdale, FL
All 2,151 homes for sale in Fort Lauderdale, FL · median $680,000 · 303 homes for sale in 33316 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
Nearby homes for sale
No active listings inside BREAKWATER right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
As of September 2026, the MLS records 9 closed sales in Breakwater in Fort Lauderdale, FL since 2009, the most recent in June 2026. Across Fort Lauderdale as a whole, 1,976 homes closed in the last 12 months at a median of $477,500, 74 median days on market, with 946 homes for sale today. At that median and Broward County's FY2025-26 rate of 19.84 mills, annual property tax runs about $9,470 ($8,640 with the full homestead exemption).
The market around Breakwater
Breakwater is too small for its own price trend, so here is the market around it.
In ZIP 33316, 328 homes are on the market and 10% are under contract — a slower corner of Fort Lauderdale.
Across Broward County, 14,245 homes are active and 3,312 pending (19% under contract).
ZIP and county figures describe the wider market, not Breakwater specifically. Momentum Research analysis of MLS records.
Life at Breakwater
- Beach Access · reported on 2 of 3 listings
- Clubhouse · reported on 2 of 3 listings
- Management · reported on 2 of 3 listings
- Community Room · reported on 2 of 3 listings
- Parking · reported on 1 of 3 listings
- Manager On Site · reported on 1 of 3 listings
- Heated Pool · reported on 1 of 3 listings
- Picnic Area · reported on 1 of 3 listings
- Pool · reported on 1 of 3 listings
- Recreation Facilities · reported on 1 of 3 listings
Community amenities as reported across Beaches MLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
The Breakwater buying strategy.
If we were buying in Breakwater today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Breakwater.
The location and the amenities are priced into every listing in Breakwater. The deal is won or lost on condition, the comps, and the renovation math.
HOA, CDD & Fees
- HOA dues reported around $250/month (about $3,000/yr) · median of 18 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $250 per month ($3,000 a year) — the median AssociationFee across 18 MLS records, normalised to a monthly figure; most are billed monthly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-09.
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Breakwater buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Breakwater sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Breakwater, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Breakwater home worth?
Get a no-obligation home value based on real comparable sales in Breakwater, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See homes for sale in Breakwater on the map →
Data sources & freshness
| Live listings | Beaches MLS, refreshed twice daily (last: September 26, 2026) |
| Under-contract shares | Beaches MLS records, as of 2026-08-10 |
| Historical depth | Closed-sale records back to 2009 (9 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Beaches MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Beaches MLS member average and 8 days faster, and we’ll price yours against live your area comps.
Looking to buy here? Search homes for sale →
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A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
More Fort Lauderdale & Fort Lauderdale & Broward County guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Fort Lauderdale & Broward County or the full Neighborhood Finder.
See how BREAKWATER fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Breakwater
Where is Breakwater?
Breakwater is a community in Fort Lauderdale, Broward County, Florida, ZIP 33316.
Are there homes for sale in Breakwater right now?
No active listings inside Breakwater at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Breakwater have an HOA or CDD?
No HOA is on record for Breakwater in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
Nearby Communities
Explore more neighborhoods near Breakwater with Momentum Realty’s local guides.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Broward County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Broward County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
Breakwater Market Scorecard
Breakwater is currently a buyer-leaning market (limited data). Limited supply, a median asking price of n/a.
Typical home value in the 33316 ZIP is $728,715, about 64.7% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: BeachesMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.