Momentum Housing Data · Home Values · Broward County
Buying here? See River Reach homes for sale and the River Reach community guide (Fort Lauderdale).
River Reach (Fort Lauderdale, FL): 16 recorded closings in the 12 months ending 2026-08-10, a 15-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 88.8% of original asking; the median sale took 128 days (window ending 2026-08-10).
| Year | Median sold | Median $/sqft | Median DOM | Sold ÷ original ask | Sales |
|---|---|---|---|---|---|
| 2026 | $309,250 | $247 | 128 | 88.8% | 16 |
| 2025 | $349,900 | $280 | 101 | 85.1% | 11 |
| 2024 | $392,500 | $312 | 38 | 95.6% | 12 |
| 2023 | $292,000 | $302 | 9 | 98.4% | 21 |
| 2022 | $230,000 | $220 | 15 | 100.0% | 31 |
| 2021 | $200,000 | $176 | 110 | 90.9% | 41 |
| 2020 | $190,000 | $187 | 61 | 93.9% | 33 |
| 2019 | $217,500 | $195 | 69 | 90.4% | 35 |
| 2018 | $193,750 | $188 | 70 | 91.4% | 22 |
| 2017 | $172,000 | $167 | 87 | 91.0% | 26 |
| 2016 | $186,500 | $180 | 67 | 93.9% | 30 |
| 2015 | $210,000 | $175 | 55 | 93.4% | 28 |
| 2014 | $172,500 | $161 | 79 | 92.8% | 26 |
| 2013 | $166,225 | $141 | 105 | 89.3% | 32 |
| 2012 | $145,000 | $129 | 108 | 88.6% | 23 |
Over the recorded series, River Reach’s median sold price moved from $145,000 (2012) to $309,250 (12 months ending 2026-08-10) — +113% over that span, with every year’s figure from recorded closings, not a model.
The recorded series starts in 2012 at $145,000. The 2020–22 run-up did what it did everywhere — River Reach’s median moved +6% from 2019 to 2022. Against the 2024 peak of $392,500, the current median stands at -21%. Annual sales volume here has ranged from 11 to 41 closings a year (10-yr average 24.8).
Of the 34 recorded River Reach closings since 2024, half landed between $253,250 and $395,000 (the middle two quartiles); the lowest recorded sale was $190,000 and the highest $550,000. 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 $225,000 | 4 (12%) | |
| $225,000 – $300,000 | 7 (21%) | |
| $300,000 – $375,000 | 13 (38%) | |
| $375,000 – $450,000 | 6 (18%) | |
| None and up | 4 (12%) |
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. Price per square foot is nearly flat across sizes here ($261 to $265), so square footage alone explains most of the price spread.
| Size group | Median $/sqft | Median sold | Sold range | Sales |
|---|---|---|---|---|
| Smaller homes 784–1,032 sq ft | $261 | $245,000 | $190,000 – $358,000 | 11 |
| Mid-size homes 1,032–1,250 sq ft | $288 | $360,000 | $210,000 – $550,000 | 11 |
| Larger homes 1,250–1,500 sq ft | $265 | $382,500 | $308,500 – $515,000 | 12 |
From the live MLS feed as of 2026-09-03: 5 active listings (plus 0 pending) asking from $209,500 to $424,999, median $339,900; 5 of 5 have been on the market over 60 days (median 233 days so far); the homes listed or recently sold were built between 1971 and 1982 (median 1974); 17 of 17 listed or recently sold homes report an HOA, median $1,175/mo; 6 of 17 geocoded listed or recently sold homes sit inside a FEMA special flood hazard zone (A/V), which buyers’ lenders will price into insurance; median elevation 8 ft; the features listings here most often name are Pool, Clubhouse, Fitness Center, Picnic Area, Security Guard and Pickleball Court(s). For a seller this is the competition a buyer will tour alongside your home; for a buyer, the stale share is where negotiating room usually is. See the current River Reach listings →
At River Reach’s $309,250 median and Broward County’s adopted 19.84 mills (FY2025-26), a home assessed at that price carries roughly $6,140 a year in property tax before exemptions, or about $5,310 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.
Current asking prices run a median $309,000 against the $309,250 recorded sold median (-0%) — the gap between what sellers hope and what the record shows. The market is carrying about 4.5 months of supply at the current sales pace. Demand check: 0% of River Reach’s listings are under contract, against 15% for ZIP 33315 and 19% for Broward County as a whole — the community is currently absorbing slower than its surroundings, which is negotiating information. Momentum’s market-heat index for River Reach reads 12/100 (computed from DOM, sale-to-list, and absorption; 2020–21 peaked in the 70s here).
Asking and recorded sold prices are within a few percent of each other here, so the table above is close to what a River Reach buyer will actually pay; the spread on any single home comes down to size, condition and timing.
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 River Reach are also weighing (nearest by map distance), 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 |
|---|---|---|---|---|
| TARPON RIVER | $845,000 | $420 | 60 | 13 |
| Citrus Isles | $1,650,000 | $741 | 44 | 5 |
| riverside park | $762,500 | $429 | 78 | 4 |
| WAVERLY PLACE | $604,000 | $400 | 32 | 4 |
More River Reach: 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.