Breakwater Towers
Condos for Sale in Fort Lauderdale, FL
All 2,119 homes for sale in Fort Lauderdale, FL · median $679,000 · 297 homes for sale in 33316 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via Beaches MLS
As of September 2026, Breakwater Towers in Fort Lauderdale, FL has 3 homes for sale. Over the 12 months ending 2026-09-12, 4 recorded sales closed at a median of $183,500, $228 per square foot, a median 180 days on market, sellers accepting 80% of original asking (-8% versus the prior year). Homes listed or recently sold were built 1962–1962; 6 of 6 report an HOA (median $831/mo); none of the 6 geocoded homes sit in a FEMA special flood hazard zone (median elevation 7 ft). At the median price and Broward County's FY2025-26 rate of 19.84 mills, annual property tax runs about $3,640 ($2,810 with the full homestead exemption).
| Location | Fort Lauderdale, Broward County, FL · ZIP 33316 |
|---|---|
| Home types (current listings and sales) | stock cooperative 100% |
| Amenities listed by sellers | Maintenance, Picnic Area, Pool, Security System, Trash Chute, Car Wash Area |
| Sale prices, last 12 months | $183,500 median across 4 closed sales · $228 per sq ft · -8.3% vs the prior 12 months |
| Days on market (closed sales) | 180 median |
| For sale right now | 3 active, 0 pending · median asking $270,000 · 9.0 months of supply |
Data as of September 12, 2026. All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc. Market figures describe homes, not residents. Cite as: Momentum Realty, “Breakwater Towers key facts,” movewithmomentum.com/neighborhoods/breakwater-towers, data as of September 12, 2026.
Breakwater Towers is trading at a median of $183,500 and 180 days on market—this is a slow, negotiation-favored environment. The $228 per square foot reflects older condo stock where condition and view separation drive most of the price variance. Buyers have time and leverage; sellers need to price sharply and be patient.
The eight-percent year-over-year decline signals recalibration after the pandemic spike. Since 2012, the community is up 44 percent, but recent momentum has stalled. Four closings in the trailing window confirm this is a thin, opportunistic market—not a volume trade.
Breakwater Towers right now
🟢 Buyer-leaning market. 9.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Beaches MLS records, as of September 12, 2026. Confidence: Medium (3 active and pending listings, 4 closed sales in 12 months).
🔴 Off the recent peak. The trailing-12-month median ($184K) is down 8.3% from the prior 12 months ($200K) and up 43% since 2012. With about 6 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Beaches MLS closed sales, 12-month windows ending September 12. Confidence: Low (4 and 7 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 19, 2026 · Live data: Beaches MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Breakwater Towers market snapshot (as of September 12, 2026): the median sale price is about $184K ($228 per sq ft over the trailing 12 months of closed sales), a median 180 days on market for closed sales, and 9.0 months of supply, a buyer-leaning market. The trailing-12-month median is down 8% from the prior 12 months and up 43% since 2012, computed from record-level Beaches MLS closed sales (4 closings in the current window).
In ZIP 33316 (Fort Lauderdale), 250 homes closed in the last 12 months at a median of $975K ($651/sq ft), down 2.2% year over year, with a median 85 days on market. Right now 207 active and 23 pending listings put supply at about 9.1 months — a soft market. See the live ZIP 33316 housing market and the Broward County market.
BeachesMLS sales records identify 31 homes in Breakwater Towers that have changed hands since 2008, built between 1960 and 1963 (median 1962), with a median living area of about 810 sq ft and a typical 2-bedroom, 1-bath layout. Source: BeachesMLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Breakwater Towers is a Fort Lauderdale high-rise condominium trading at a median of $183,500, with extended days-on-market and negotiation latitude for disciplined buyers willing to evaluate individual units on condition and layout.
The setting & the homes.
Aerial and on-site photos of Breakwater Towers. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Breakwater TowersPhotos from Beaches MLS listings in Breakwater Towers; content deemed reliable but not guaranteed.
Who Breakwater Towers is best for.
Best for
- Cash or financing-approved buyers targeting entry into Fort Lauderdale high-rise living near the median price and willing to negotiate patiently
- Investors comfortable with slower turnover and focusing on monthly carry cost rather than quick appreciation
- Buyers who prioritize location and building amenities over cutting-edge interiors and are prepared to renovate selectively
Probably not for
- Buyers needing a liquid, fast-moving market or predictable resale within two years
- Anyone expecting rapid price appreciation or treating this as a short-term flip
- Purchasers requiring turnkey condition at median pricing without factoring in deferred maintenance or updates
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 12 of each year, from record-level Beaches MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($184K) IS the median in the snapshot above, and the move from 2025 ($200K) IS the -8.3% one-year change.
Windows contain 2 to 12 sales each (4 in the current window); every figure carries its sample size, and thin markets swing on single closings. All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc. Deemed reliable but not guaranteed.
10% of homes for sale in ZIP 33316 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-09-19).
Breakwater Towers Market Scorecard
Breakwater Towers is currently a buyer-leaning market. About 9.0 months of supply, a median asking price of $270,000, and homes go under contract in about 348 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Beaches MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in Breakwater Towers, Fort Lauderdale
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc. Deemed reliable but not guaranteed.
Homes For Sale Right Now in Breakwater Towers
Live MLS inventory for Breakwater Towers. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Breakwater Towers listings as of 2026-09-17, priced high to low. All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc. Tap any home to ask about it.
Breakwater Towers on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Beaches MLS. Map data © OpenStreetMap, tiles © CARTO.
Schools
- Broward County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Harbordale · Elementary
- Sunrise · Middle
- Fort Lauderdale · High
Zoned schools reflect the assignments reported on recent Breakwater Towers listings and can change; always confirm with Broward County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Breakwater Towers address.
Shop the zone: Homes zoned for Fort Lauderdale High School
The Breakwater Towers buying strategy.
If we were buying in Breakwater Towers 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Towers.
What the numbers tell you
The 180-day median time-on-market is the headline. This is not a community where properties move quickly or bidding wars emerge. Inventory sits, buyers circle, and deals happen when price and motivation align. The market-heat score of 18 reflects that reality—this is a patient, case-by-case market.
At $228 per square foot, pricing is condition-sensitive. A dated unit with blocked views will languish; a renovated corner with water exposure commands a premium relative to the median. The eight-percent year-over-year decline shows the market digesting post-surge pricing—sellers who anchored to higher comps are being corrected. The 44-percent gain since 2012 provides long-term context, but recent trajectory is flat to down.
Four closings in the recent window is a low-volume signal. This is not a liquid market; it requires underwriting each transaction individually. Buyers gain negotiation room and time for inspection and due diligence. Sellers face limited comp support and should prepare for extended marketing periods and realistic pricing from day one.
The location and the amenities are priced into every listing in Breakwater Towers. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Breakwater Towers buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 4 factors (2.4). Basis: Long-Term Appreciation +43% since 2012; Recent Direction -8.3% year-over-year; Liquidity & Demand 9.0 months of supply; Pricing Power 79.5% sale-to-list. Refreshed with each data update.
Why work with Momentum here
Breakwater Towers demands forensic comp analysis and patient negotiation—exactly where our team adds value. We know which units have been renovated, which floor plans command premiums, and how to structure offers in a slow market with leverage. Whether you're a buyer hunting value or a seller who needs honest pricing and a strategy for a 180-day average, we'll give you the ground truth and execute accordingly.
Breakwater Towers in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $666/month (about $7,992/yr) · median of 29 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $666 per month ($7,992 a year) — the median AssociationFee across 29 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 Towers 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 Towers sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Breakwater Towers, 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 Towers home worth?
Get a no-obligation home value based on real comparable sales in Breakwater Towers, 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 all homes for sale in Fort Lauderdale →
Recently off market in Breakwater Towers
Homes in Breakwater Towers that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 1900 S Ocean Drive #604 · off market
Frequently Asked Questions
What is the median home price in Breakwater Towers?
How long do homes in Breakwater Towers take to sell?
Is Breakwater Towers a buyer's or seller's market right now?
Have Breakwater Towers home prices gone up?
Who is the best real estate agent for Breakwater Towers?
How do I find a top Fort Lauderdale real estate agent who knows Breakwater Towers?
Can Momentum Realty connect me with an agent for Breakwater Towers?
Where is Breakwater Towers, and what county is it in?
Should you buy in Breakwater Towers?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Beaches MLS, refreshed twice daily (last: September 17, 2026) |
| Community market stats | Beaches MLS closed sales, 12-month windows ending September 12, 2026 |
| Under-contract shares | Beaches MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2006 (119 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 local 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.
See how Breakwater Towers fits the bigger picture — live prices, inventory, and Momentum Scores:
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