Las Olas River House
Condos for Sale in Fort Lauderdale, FL
All 2,258 homes for sale in Fort Lauderdale, FL · median $723,834 · 1,202 condos for sale in Fort Lauderdale · 368 homes for sale in 33301 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via Beaches MLS
As of October 2026, Las Olas River House in Fort Lauderdale, FL has 7 homes for sale, asking from $599,000 to $5,800,000 (median $1,250,000). Over the 12 months ending 2026-09-20, 5 recorded sales closed at a median of $1,075,000, $548 per square foot, a median 109 days on market, sellers accepting 86% of original asking (-46% versus the prior year). Homes listed or recently sold were built 2004–2005; 11 of 12 report an HOA (median $2,420/mo); 11 of the 12 geocoded homes sit in a FEMA special flood hazard zone (median elevation 4 ft). At the median price and Broward County's FY2025-26 rate of 19.84 mills, annual property tax runs about $21,330 ($20,500 with the full homestead exemption).
Last 30 days in Las Olas River House: 1 new listing (median asking $1,250,000). As of October 20, 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.
Homes For Sale Right Now in Las Olas River House
Live MLS inventory for Las Olas River House. 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 · 129 daysTop listing
Active · 42 days
Active · 31 days
Active · 18 days
Active · 226 days
Active · 56 daysActive and pending Las Olas River House listings as of 2026-10-20, 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.
Las Olas River House is a luxury high-rise on the New River in downtown Fort Lauderdale. Price is set by view, floor, and condition—units command premiums for unobstructed water or Intracoastal sightlines, higher elevation, and recent updates. The median closed at $1.2M on four sales over the trailing twelve months, with inventory moving at a median of just over five months on market.
The year-over-year median is down sharply, reflecting a shift in unit mix and a broader high-end recalibration across downtown Fort Lauderdale towers. Since the recovery began in the early part of the last decade, the median has doubled. Today's pace favors patient buyers with negotiating room and rewards sellers who price to current comps and avoid aspirational holdouts.
Figures in this note are as of July 15, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Las Olas River House right now
🟢 Buyer-leaning market. 14.4 months of supply and 14% 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 20, 2026. Confidence: Medium (7 active and pending listings, 5 closed sales in 12 months).
🔴 Off the recent peak. The trailing-12-month median ($1.08M) is down 45.9% from the prior 12 months ($1.99M) and up 67% since 2012. With about a dozen 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 20. Confidence: Low (5 and 6 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 20, 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
Las Olas River House market snapshot (as of September 20, 2026): the median sale price is about $1.08M ($548 per sq ft over the trailing 12 months of closed sales), a median 109 days on market for closed sales, and 14.4 months of supply, a buyer-leaning market. The trailing-12-month median is down 46% from the prior 12 months and up 67% since 2012, computed from record-level Beaches MLS closed sales (5 closings in the current window).
In ZIP 33301 (Fort Lauderdale), 427 homes closed in the last 12 months at a median of $845K ($530/sq ft), up 2.4% year over year, with a median 84 days on market. Right now 219 active and 48 pending listings put supply at about 8.3 months — a buyer's market. See the live ZIP 33301 housing market and the Broward County market.
BeachesMLS sales records identify 65 homes in Las Olas River House that have changed hands since 2006, built between 2004 and 2009 (median 2004), with a median living area of about 2,141 sq ft and a typical 2-bedroom, 2.5-bath layout; 100% are condominiums. Source: BeachesMLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
A vertical riverfront address where unit-level attributes—floor, orientation, finishes—drive every negotiation, and where the market has cooled enough to separate serious sellers from those testing the water.
The setting & the homes.
Aerial and on-site photos of Las Olas River House. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Las Olas River HouseLas Olas River HouseLas Olas River HouseLas Olas River HouseLas Olas River HouseLas Olas River House
Las Olas River HousePhotos from Beaches MLS listings in Las Olas River House; content deemed reliable but not guaranteed.
Who Las Olas River House is best for.
Best for
- Buyers with budgets around the median who value riverfront location and downtown walkability over immediate inventory selection.
- Investors or second-home buyers comfortable with longer holding periods and willing to negotiate on condition and view premiums.
- Downsizers leaving single-family homes who want a Fort Lauderdale address, accept condo governance, and will verify building reserves and policies before closing.
Probably not for
- Buyers expecting a vibrant, high-turnover market with multiple current listings and competitive bidding pressure.
- First-time condo buyers unfamiliar with reading HOA financials, special-assessment risk, or unit-level value drivers in a high-rise.
- Anyone requiring certainty on building amenities, rental restrictions, or capital improvement timelines without independent due diligence beyond MLS data.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Beaches MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($1.08M) IS the median in the snapshot above, and the move from 2025 ($1.99M) IS the -45.9% one-year change.
Windows contain 5 to 27 sales each (5 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.
15% of homes for sale in ZIP 33301 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 (2026-10-19).
Las Olas River House Market Scorecard
Las Olas River House is currently a buyer-leaning market. About 14.4 months of supply, a median asking price of $1,080,000, and homes go under contract in about 56 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.
Las Olas River House 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 contributors.
Schools
- Broward County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Walker · Elementary
- Sunrise · Middle
- Fort Lauderdale · High
Zoned schools reflect the assignments reported on recent Las Olas River House 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 Las Olas River House address.
Shop the zone: Homes zoned for Fort Lauderdale High School
The Las Olas River House buying strategy.
If we were buying in Las Olas River House 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 Las Olas River House.
What you're buying at Las Olas River House
Las Olas River House sits on the New River with walkable access to Las Olas Boulevard's restaurants, galleries, and retail. The building offers a downtown Fort Lauderdale lifestyle: proximity to the beach, the Intracoastal, and the urban core, with water traffic and city lights as the backdrop. Residences vary widely in size, layout, and finish level, so every showing is its own due diligence exercise.
At a median of $525 per square foot, pricing reflects both the address and the reality that condition and view are everything. A dated interior or an obstructed sightline will trade below the median; a renovated unit on a high floor with unobstructed water views will command more. The building itself does not list community amenities in current MLS data, so buyers should verify on-site facilities, guest policies, and capital reserves during the inspection period.
Inventory is thin—four closings over the past year—and days on market have stretched well beyond the quick-turn pace of hotter cycles. That length of time signals a market where price discovery is real and where buyers who do their homework and move decisively can often secure concessions. Sellers who remain flexible on price and timing are the ones closing; those anchored to older comps are watching their listings age.
The location and the amenities are priced into every listing in Las Olas River House. 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 Las Olas River House 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 (1.5). Basis: Long-Term Appreciation +67% since 2012; Recent Direction -45.9% year-over-year; Liquidity & Demand 14.4 months of supply; Pricing Power 85.8% sale-to-list. Refreshed with each data update.
Why work with Momentum here
High-rise transactions turn on details most agents miss: pending special assessments, balcony retrofit schedules, parking deeded versus assigned, and whether the HOA allows short-term rentals. Momentum's brokers read offering plans and board minutes, pull comps by stack and floor, and know which units have the unobstructed southwest exposures that justify the premium. We will walk you away from a deal that looks good on paper but hides deferred maintenance or a difficult board—and we will help you write an offer that reflects the current market, not the seller's memory of what a neighbor's unit fetched three years ago.
Las Olas River House in 15 seconds.
Tools for a Las Olas River House 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 Las Olas River House sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Las Olas River House, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Las Olas River House home worth?
Get a no-obligation home value based on real comparable sales in Las Olas River House, 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 →
| Location | Fort Lauderdale, Broward County, FL · ZIP 33301 |
|---|---|
| Home types (current listings and sales) | condos 100% |
| Amenities listed by sellers | Fitness Center, Pool, Trash Chute, Clubhouse, Fire Sprinkler System, Maintenance |
| Sale prices, last 12 months | $1,075,000 median across 5 closed sales · $548 per sq ft · -45.9% vs the prior 12 months |
| Days on market (closed sales) | 109 median |
| For sale right now | 6 active, 1 pending · median asking $1,080,000 · 14.4 months of supply |
Data as of September 20, 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, “Las Olas River House key facts,” movewithmomentum.com/neighborhoods/las-olas-river-house, data as of September 20, 2026.
Housing distress & ownership in Las Olas River House, 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.
Just listed in Las Olas River House
The newest homes for sale in Las Olas River House right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 333 Las Olas Way #2906 $1,250,000 · 2 bd · 2.5 ba · 1,869 sq ft · 19 days on market Courtesy of Concierge Real Estate Services
- 333 Las Olas Way #2702 $1,325,000 · 2 bd · 2.5 ba · 1,522 sq ft · 32 days on market Courtesy of Compass Florida, LLC
- 333 Las Olas Way #3502 $2,700,000 · 3 bd · 3.5 ba · 2,726 sq ft · 43 days on market Courtesy of Engel & Voelkers Fort Lauderda
- 333 Las Olas Way #Unit 405 $599,000 · 1 bd · 1.5 ba · 1,113 sq ft · 57 days on market Courtesy of Compass Florida LLC
- 333 Las Olas Way #4206 $5,800,000 · 5 bd · 5.5 ba · 8,329 sq ft · 130 days on market Courtesy of Icon Realty Advisors FTL
- 333 Las Olas Way #1608 $835,000 · 2 bd · 2 ba · 1,161 sq ft · 141 days on market Courtesy of First World Realty Group,LLC
Checked against the MLS Oct 20, 2026. All new listings in this market.
Every Home for Sale in Las Olas River House Right Now (7)
All 7 active and pending Las Olas River House listings with a detail page, newest first, refreshed twice a day from the MLS.
- 333 Las Olas Way #2702 · $1,325,000 · 2 bd / 2.5 ba · listed Sep 19, 2026 · listed by Compass Florida, LLC
- 333 Las Olas Way #3502 · $2,700,000 · 3 bd / 3.5 ba · listed Sep 7, 2026 · listed by Engel & Voelkers Fort Lauderda
- 333 Las Olas Way #Unit 405 · $599,000 · 1 bd / 1.5 ba · listed Aug 25, 2026 · listed by Compass Florida LLC
- 333 Las Olas Way #2906 · $1,250,000 · 2 bd / 2.5 ba · listed Aug 24, 2026 · listed by Concierge Real Estate Services
- 333 Las Olas Way #4206 · $5,800,000 · 5 bd / 5.5 ba · listed Jul 22, 2026 · listed by Icon Realty Advisors FTL
- 333 Las Olas Way #1608 · $835,000 · 2 bd / 2 ba · listed Jul 22, 2026 · listed by First World Realty Group,LLC
- 333 Las Olas Way #1508 · $815,000 · 2 bd / 2 ba · listed Jul 22, 2026 · listed by Compass Florida, LLC
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Fort Lauderdale guides & data
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Florida buyer guides
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What it really costs to own in Las Olas River House Condos for Sale
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $19,581/yr across 12 listings here (MLS tax records, 2026-10-20). |
|---|---|
| HOA dues | Median $2,420/month across 12 MLS listings (most billed monthly; 2026-10-20). Dues cover what the documents say they cover; ask for the budget and reserve study. |
| Home and flood insurance | The average Citizens Property Insurance premium in Broward County is $1,561/yr (35,154 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 2004 across 12 listings. An original roof here would be about 22 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Estimated carrying cost at the median asking price, before the mortgage: about $4,182/month (tax $1,632, HOA $2,420, insurance $130). An estimate from the sources above, not a quote.
Email me new listings in Las Olas River House Condos for Sale
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Las Olas River House Condos for Sale
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Las Olas River House Condos for Sale will answer, and the answer is published on this page for the next buyer.
Recent Developments in Las Olas River House
Development, infrastructure, retail, and school activity affecting Las Olas River House, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Infrastructure
Broward Transit plans study of $1 billion light rail linking airport, Port Everglades and convention center
Broward County Transit plans to procure a Project Development and Environment study and preliminary engineering for a light-rail line costing just over $1 billion. It would connect Fort Lauderdale-Hollywood International Airport, Port Everglades and the convention center as part of the $4.3 billion PREMO plan. No construction timeline has been published.
What it may mean for the marketIf built, the line would improve transit access between the airport, seaport and convention center. The site is about 1 mile southeast of Las Olas River House.
Source: Hoodline - September 2026Infrastructure
JetBlue adds 14 nonstop routes from Fort Lauderdale-Hollywood International Airport
Eight routes launched in July 2026, including Chicago, Houston and Nashville, and six more are scheduled from October through November, including Barranquilla, Cali, Columbus, Indianapolis and San Diego. JetBlue ran nearly 130 daily departures at FLL in summer 2026 and expects more than 150 by year end.
What it may mean for the marketMore nonstop service expands travel options and airport-related activity for residents of Broward County. The site is about 2 miles south of Las Olas River House.
Source: Nomad Lawyer - September 2026Development
Two-tower Rio Vista Residences proposed at 633 S Federal Highway, Fort Lauderdale
A joint venture of Cain and Kushner proposes 440 residences in towers of 28 and 22 stories joined by a nine-story podium, with the site under contract from Oko Group. Palma Architecture is the architect. No start or completion dates have been published.
What it may mean for the marketIf built, the project would add residential inventory near the Federal Highway corridor and the New River district. The site is less than a mile northeast of Las Olas River House.
Source: Florida YIMBY - August 2026Development
Two-tower Ombelle Fort Lauderdale starts construction at 300 NE 3rd Avenue
Sky Equity Group is building two 44-story towers with 754 residences on a two-acre downtown site it bought for $27 million in 2021. The developer plans to spend more than $50 million and is acting as general contractor, with ODA Architecture as architect. Completion is slated for 2028.
What it may mean for the marketThe project would add several hundred downtown residences within walking distance of offices, dining and transit. The site is about 1 mile north of Las Olas River House.
Source: Florida YIMBY - July 2026Development
$54 Million Pre-Construction Loan Secured for ODA-Designed Skyscrapers in Fort Lauderdale
Dependable Equities secured a 54 million dollar pre-construction loan from CDK Capital for two ODA-designed towers south of the New River near Las Olas Boulevard, at 101 Southeast 7th Street and 633 Southeast 3rd Avenue. The towers would rise about 557 and 563 feet with roughly 1,460 condominium and multifamily residences and about 14,000 square feet of ground-floor commercial space. Construction is anticipated to begin in early 2028.
What it may mean for the marketPositions two high-rise residential towers and ground-floor commercial space for the downtown Fort Lauderdale market south of the New River. The site is less than a mile north of Las Olas River House.
Source: Florida YIMBY - May 2026Development
Tavistock Development to Expand Pier Sixty-Six
Tavistock Development is advancing an eight-acre second phase of Pier Sixty-Six along Southeast 17th Street, with four mixed-use buildings each rising about 270 feet and 339 residential units. Plans include roughly 185,600 square feet of commercial space with retail, restaurant, grocery and office uses, a waterfront promenade and expanded marina facilities. The project is expected to enter the city development review process in the coming months.
What it may mean for the marketExpands a waterfront mixed-use district with new housing, retail and marina infrastructure along the 17th Street corridor. The site is about 2 miles east of Las Olas River House.
Source: The Real Deal
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
Frequently Asked Questions
What is the median home price in Las Olas River House?
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Is Las Olas River House a good place to live?
Should you buy in Las Olas River House?
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: October 20, 2026) |
| Community market stats | Beaches MLS closed sales, 12-month windows ending September 20, 2026 |
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2005 (335 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.
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More on Las Olas River House Condos for Sale in Fort Lauderdale
- Home values · What homes in Las Olas River House Condos for Sale in Fort Lauderdale actually sell for
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