Momentum Housing Data · Home Values · Broward County
Buying here? See Las Olas By the River homes for sale and the Las Olas By the River community guide (Fort Lauderdale).
Las Olas By The River Con (Fort Lauderdale, FL): 10 recorded closings in the 12 months ending 2026-07-15, an 8-year price record, and sales split by price band and home size — every number from recorded MLS closings, none from an estimate model.
In the current window, sellers accepted a median 87.9% of original asking; the median sale took 75 days (window ending 2026-07-15).
| Year | Median sold | Median $/sqft | Median DOM | Sold ÷ original ask | Sales |
|---|---|---|---|---|---|
| 2026 | $349,250 | $304 | 75 | 87.9% | 10 |
| 2025 | $400,000 | $337 | 113 | 90.7% | 7 |
| 2024 | $387,000 | $347 | 96 | 93.4% | 4 |
| 2023 | $380,000 | $358 | 28 | 97.6% | 7 |
| 2022 | $305,000 | $277 | 6 | 101.3% | 5 |
| 2021 | $287,000 | $249 | 42 | 96.0% | 7 |
| 2020 | $234,000 | $270 | 47 | 94.8% | 3 |
| 2019 | $270,000 | $231 | 53 | 94.7% | 7 |
Over the recorded series, Las Olas By The River Con’s median sold price moved from $270,000 (2019) to $349,250 (12 months ending 2026-07-15) — +29% over that span, with every year’s figure from recorded closings, not a model.
The recorded series starts in 2019 at $270,000. The 2020–22 run-up did what it did everywhere — Las Olas By The River Con’s median moved +13% from 2019 to 2022. Against the 2025 peak of $400,000, the current median stands at -13%. Annual sales volume here has ranged from 2 to 10 closings a year (10-yr average 5.8). With roughly 5.8 closings a year, Las Olas By The River Con’s medians move in steps, not curves — a handful of unusual sales can swing a year, which is why the sales count sits next to every figure above.
Of the 19 recorded Las Olas By The River Con closings since 2024, half landed between $275,000 and $431,000 (the middle two quartiles); the lowest recorded sale was $240,000 and the highest $498,000. If your home sits outside the middle band, the reason usually shows up in the size table below before it shows up in condition.
| Sold price band | Share of closings | Sales |
|---|---|---|
| Under $250,000 | 2 (11%) | |
| $250,000 – $316,667 | 4 (21%) | |
| $316,667 – $383,333 | 3 (16%) | |
| $383,333 – $450,000 | 7 (37%) | |
| None and up | 3 (16%) |
The same recorded closings, split into thirds by living area. Find the row your home falls in: the $/sqft figure times your square footage is the recorded-sales bracket for homes like yours here — a starting range from real closings, not a valuation of your specific property. Larger homes here have been selling at a higher price per square foot than smaller ones ($325 vs $307) — less common, and usually a sign of newer or upgraded product at the top of the range.
| Size group | Median $/sqft | Median sold | Sold range | Sales |
|---|---|---|---|---|
| Smaller homes 808–1,136 sq ft | $307 | $262,500 | $240,000 – $400,000 | 6 |
| Mid-size homes 1,148–1,153 sq ft | $357 | $409,500 | $366,500 – $450,000 | 6 |
| Larger homes 1,153–1,462 sq ft | $325 | $427,000 | $260,000 – $498,000 | 7 |
At Las Olas By The River Con’s $349,250 median and Broward County’s adopted 19.84 mills (FY2025-26), a home assessed at that price carries roughly $6,930 a year in property tax before exemptions, or about $6,100 with the full Florida homestead exemption — a buyer’s first-year figure; a long-time owner’s Save Our Homes cap can be far lower, which is one reason resale taxes jump at closing. Municipal and special-district millage varies inside the county; see the Broward County tax page.
Momentum’s market-heat index for Las Olas By The River Con reads 23/100 (computed from DOM, sale-to-list, and absorption; 2020–21 peaked in the 70s here).
The table above is the closed-sale record to price a Las Olas By The River Con home against; asking prices are an opening position, recorded closings are the value.
We don’t publish algorithm guesses for specific homes — they can’t see condition, upgrades, or your lot. A local agent will prepare a records-based valuation from the same closed-sale data on this page, adjusted for your home. Free, no obligation.
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Communities buyers shopping Las Olas By The River Con are also weighing (same city (Fort Lauderdale)), each on its own recorded 12-month closings. A median well above the neighbors is a ceiling to price against; well below is where the value argument lives.
| Community | Median sold | Median $/sqft | Median DOM | Sales |
|---|---|---|---|---|
| Tamarac Lakes North 3Rd S | $349,500 | $313 | 47 | 14 |
| Palm-Aire Village 3Rd Sec | $342,500 | $259 | 12 | 7 |
| Sunrise Heights | $357,500 | $397 | 71 | 6 |
| Tamarac Lakes North | $340,000 | $341 | 33 | 6 |
More Las Olas By The River Con: full community guide & homes for sale · choosing an agent here · should you sell now (statewide data) · what selling costs · cash offer vs. listing
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. Compiled from recorded MLS closings; deemed reliable but not guaranteed. Figures are medians for the stated windows and change as new sales record; individual homes vary widely. No automated valuation for any specific property appears on this page. Equal Housing Opportunity. © 2026 Move With Momentum LLC — brokerage licensed in FL and GA. Disclosures
Content on this page is compiled from public records, MLS data, and automated data sources, and may contain errors or be out of date. It is provided for general information only and is not a representation about any specific property, community, builder, or association. Verify all information independently before relying on it.