Rio Vista vs Towngate
Two Broward communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-11-12.
| Metric | Rio Vista | Towngate |
|---|---|---|
| Median sale price | $3.58M | $720K |
| Price per sq ft | $1044 | $328 |
| Avg days on market | 108 days | 82 days |
| Months of supply | 6.2 mo | 1.5 mo |
| Market | Buyer-Leaning Market | Seller's Market |
| 1-year price change | False | False |
| Recent closings | 39 | 55 |
The verdict
Rio Vista carries the higher median price — about 397% above Towngate. Homes in Towngate sell faster (82 days on market vs 108). Towngate is the tighter market on inventory (1.5 months of supply).
Where each one is
| Rio Vista | Towngate | |
|---|---|---|
| County | Broward County, FL | Other County County, FL |
| City / area | Fort Lauderdale | Pembroke Pines |
| FEMA flood zones (sampled parcels) | 23% of 35 homes outside a flood zone (Zone X) | all 19 sampled homes outside a flood zone |
Distances are straight-line; driving distance is usually 15 to 30 percent more. Flood-zone shares come from FEMA flood maps matched to sampled parcels; always check the exact address before you close.
What is for sale today
| Rio Vista | Towngate | |
|---|---|---|
| Homes for sale now | 20 | 7 |
| Under contract | 9 | 5 |
| Asking prices today | $1.5M to $34.95M | $540K to $850K |
| Listed in the last 7 days | 6 | 0 |
| Property types listed | Single Family Residence | Single Family Residence, Townhouse |
Live MLS counts, refreshed with every listing pull. Browse them: Rio Vista homes for sale · Towngate homes for sale.
The homes themselves
| Rio Vista | Towngate | |
|---|---|---|
| Homes (parcels) | 3 | n/a |
| Built | 1997–2024 (median 2010) | n/a |
| Typical living area | 3,007 sq ft | n/a |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Schools the listings are zoned for
| Rio Vista | Towngate | |
|---|---|---|
| Elementary | Harbordale | Silver Palms |
| Middle | Sunrise | Walter C. Young |
| High school | Fort Lauderdale | Charles W. Flanagan |
The school most often recorded on each community's MLS listings. Always confirm a specific address with the district.
Which one fits
On budget alone, Towngate is the lower entry point (median $720K vs $3.58M). Sellers get a faster sale in Towngate (82 days on market on average); buyers get more negotiating room where homes sit longer.
Neither number set decides it: drive both on a weekday evening, check the HOA documents and the flood zone for the exact street, and price the insurance before you write an offer. A Momentum agent who works both communities can pull the comparable sales for any two specific homes.
Questions people ask
Is Rio Vista more expensive than Towngate?
Yes, on recent sales: the median sale price in Rio Vista is $3,575,000 versus $720,000 in Towngate, about 397% higher.
Are Rio Vista and Towngate in the same county?
No. Rio Vista is in Broward County and Towngate is in Other County County; property-tax rates, school districts and permitting differ between the two.
What high schools serve Rio Vista and Towngate?
Listings in Rio Vista most often report Fort Lauderdale; listings in Towngate report Charles W. Flanagan. Zoning is set by the district and can change - verify by address.
Go deeper on each: Rio Vista homes, photos & schools · Towngate homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.