266 days on market (MLS)Single Family Residence▼ Price cut: $25,000 (10/14)Open house Sat, Oct 17, 11 AM–2 PM
$3,675,000
6-Bedroom Pool Home in South New River Isles Sec
1205 Avocado Isle, Fort Lauderdale, FL 33315
Single Family Residence in South New River Isles Sec, Fort Lauderdale · No CDD on record · Built 2026
South New River Isles Sec · Fort Lauderdale, FL 33315 · Broward County
Listing data updated October 17, 2026 at 9:53 AM ET · checked against the MLS hourly
Listed by ACM Real Estate (MLS) · Page maintained by Momentum Realty (EAB RE Investments LLC) · Brittany Brooks, broker of record
6Bedrooms
5Bathrooms
4,311Sq Ft
2026Year Built
$852Per Sq Ft
WaterfrontPrivate pool2-car garageNo CDD on record6 bedrooms
Open house
Sat, Oct 17, 11 AM–2 PM
Times per the listing broker in the MLS; confirm before you go. Updated hourly.
How to read this page: MLS listing facts carry their source; everything else is labelled as a public record, a calculation, an estimate, or something to verify. Where local data is too thin to support a number, the page says so instead of guessing.
16% below
$/sq ft vs community
$852 here vs $1012 median sold (12 mo)
Buyer leverage
Buyer advantage
266 days on market
3.8 months
Supply around this home
Seller <3 · balanced 3-6 · buyer >6
$8k–$17k/yr
Est. insurance · illustrative
Not a carrier quote; premiums vary widely by property. Get a real quote.
As of October 17, 2026, 1205 Avocado Isle in South New River Isles Sec, Fort Lauderdale is listed at $3,675,000 (4,311 sq ft, about $852 per sq ft). That is 15% below South New River Isles Sec's median closed sale of $4,323,750 over the last 12 months (1 recorded sales). Per square foot it is below the community's recent $1,012/sq ft by about 16%. It has been 266 days on market. Listing facts: built in 2026, a private pool, waterfront, no HOA. Figures are from the MLS record and county data; deemed reliable but not guaranteed.
No CDD assessment on record
Built 2026
4,311 sq ft of living area
2-car garage
Listed at $3,675,000 — recent neighborhood median sale price ~$4,323,750 (nearby sales; deemed reliable, not an appraisal)
266 days on market
No HOA reported by the listing (confirm)
Listing description
About this home
This spectacular never lived in and completed in 2026 new construction 75 ft water frontage home is designed for elegant coastal living. The five bedrooms, five bathrooms, plus a dedicated office/den/bedroom will offer over the top comfort and modern sophistication. Prime waterfront lot built per the 2025 elevation requirements with direct ocean access with no fixed bridges, this property is a boater's paradise.
Resort style backyard with a beach entry pool, summer kitchen and water views. A builders warranty is included. The 59 foot boat dock and 75 foot seawall were upgraded in 2025 including a new dockside power center.
The garage can accommodate two car lifts for four cars. Affordable insurance w/ new construction & raised elevation.
All 39 photos
Description provided by ACM Real Estate and reproduced from the MLS; not independently verified.
Listing data, public records, our calculations, and what to verify — each fact shown once. Estimates and calculations shown are for general information only, are not appraisals or advice, and should be independently verified.
Listing facts MLS
List price$3,675,000
Bed / bath6 / 5
Living area4,311 sq ft
Year built2026
Property typeSingle Family Residence
Garage2-car
PoolYes
MLS #F10548175
Listing status266 days on market (MLS)
Public records & third-party data
FEMA flood zoneNot verified — check msc.fema.gov
Ground elevation~5 ft
CountyBroward
Area listings6 active · 4 under contract
Estimated first-year tax~$71,925/yr
CDD assessmentNone on record
HOANone reported
Calculated estimates
Price per sq ft$852
Estimated monthly payment$27,314
Insurance (illustrative)$8k–$17k/yr
Messtimate range$2,297,763 – $4,586,904
Comparable-sales median$4,323,750
Buyer should verify Buyer verify
Exact HOA dues, fees, and restrictionsRoof age and conditionHVAC age and conditionA property-specific insurance quoteSurvey and lot boundariesPermit historyFlood-insurance requirementsSchool zoning (confirm with the district)Property taxes after sale (homestead reset)CDD / community assessmentsSquare footage and room dimensions
Financing
Estimated monthly payment
$27,314/mo
Principal & interest $20,356/mo75%
Taxes $5,994/mo22%
Insurance $965/mo4%
$27,314/mo at 20% down, 30-yr @ 7.4% · edit any field to update.
Estimate: asking price less the $50,000 homestead exemption × Broward County rate (19.84 mills, adopted 2025 millage). Not a bill.
⚠️
Property taxes in Florida are reassessed after a sale, so a buyer’s first full-year bill can be higher than the seller’s. Budget from this estimate, not the current bill, before you make an offer.
Current owner’s estimated bill $17,975/yr ($1,498/mo) — taxable value $906,180 × 19.84 mills
$53,950 more each year
(+300%)
The current owner’s taxable value is below today’s asking price; after a sale the assessment is set from market value, so the estimated bill is higher. Exemptions and portability can reduce it.
$906,180
Market value
$906,180
Assessed
$906,180
Taxable
Certified 2025 tax roll values for this parcel (Florida DOR). The roll gives values, not the bill; the current owner’s bill above is estimated from the taxable value.
Sources: Florida DOR certified tax roll (2025), BeachesMLS; millage: Broward County Property Appraiser millage tables; BCPS Citizens Guide to the District Budget 2025-26. County public record, not MLS data — matched to this home by parcel ID. Estimates are not a tax bill; the county property appraiser and tax collector set the actual amount.
What it really costs to own 1205 Avocado Isle
The parts of the monthly number a mortgage calculator leaves out, from this listing's MLS record, the county tax roll, Citizens and FEMA. Property facts only.
Property tax
The current owner's bill is about $17,975/yr (certified county roll, taxable value × millage). Buy at the asking price of $3,675,000 and the first-year bill resets to about $71,925/yr (the parcel is matched to the certified roll; asking price less the $50,000 homestead exemption × 19.84 mills); Save Our Homes caps later increases at 3%/yr.
HOA dues
The listing states there is no HOA.
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 differ by roof age, wind mitigation and distance to the coast. The page's modeled range for this home is $8,000–$17,000/yr; neither is a quote.
Roof and age
Built in 2026. A newer roof and current wind-mitigation features usually mean the lower end of insurance quotes; ask for the wind-mitigation form.
Estimated carrying cost at the asking price, before the mortgage: about $6,124/month (tax $5,994, insurance $130). An estimate from the sources above, not a quote; the monthly-cost calculator on this page adds the loan.
Estimated ownership costs
Estimated costs & disclosures
Estimated ownership costs for general information. Confirm each with the county, your lender, and an insurer. See data & estimate notes.
CDD assessment
None on record
No CDD assessment appears in our records for this community. CDD assessments show on the county tax bill — confirm with the tax collector.
Insurance (illustrative range)
$8k–$17k/yr
An illustrative modeled range, not based on carrier underwriting and not a quote. Florida premiums vary significantly by roof age, wind-mitigation features, claims history, and carrier — a real quote can land well outside this range. Flood zone not verified for this address — check msc.fema.gov and confirm coverage. Get a quote from a licensed insurer before relying on any figure.
HOA
None reported
The listing reports no HOA. Confirm with the county record that no mandatory association applies.
Environmental data
Flood zone & elevation
Sourced environmental data for the parcel. Confirm with FEMA and your insurer.
FEMA flood zone
Not verified
Not yet verified for this address. Look up the parcel at msc.fema.gov before relying on any flood assumption.
Ground elevation
~5 ft
Approximate parcel elevation from USGS; confirm exact elevation with a survey.
Windstorm / insurance
Obtain a quote
Broward County is on the Florida coast; wind coverage is a major part of the premium. Premiums and coverage vary by home (roof age, wind mitigation, claims history); obtain a quote from a licensed insurer.
Hazard risk
Natural hazard risk
FEMA National Risk Index for Broward County, FL: overall Relatively High. Ratings compare this county with every county in the United States for expected annual loss from each hazard.
HurricaneVery High
Coastal floodingVery High
Inland floodingVery High
Heat waveRelatively High
WildfireRelatively Moderate
TornadoRelatively High
LightningVery High
Strong windRelatively Moderate
DroughtRelatively Low
HailRelatively Low
Cold waveRelatively High
Source: FEMA National Risk Index (county level, hazard risk ratings only). Ratings describe the county, not this parcel; the flood zone shown above is parcel-specific. Verify insurance requirements with your lender and agent.
Connectivity
Internet & broadband
Fiber
Check availability
Address-level fiber service is not confirmed for this home. Check the FCC National Broadband Map (broadbandmap.fcc.gov) or the provider for this address.
Cable
Check availability
Cable broadband is common in Florida and Georgia towns but not confirmed for this address; verify with the provider.
Fixed wireless / satellite
Check availability
5G home internet and satellite service depend on the exact location; check coverage for this address.
Momentum Research · South New River Isles
Pricing & the South New River Isles market
How this home is priced against recent nearby sales, and where South New River Isles has been over 25 years. Momentum Research analysis of Beaches MLS records; closed sales, deemed reliable but not guaranteed. Estimates only; see data notes.
This home’s $/sq ft vs. nearby sales
List $/sq ft against recent nearby closed sales; the community median is marked.
Price vs. size in South New River Isles
Each dot is a closed sale since 2006 (100 total). This home is the gold marker.
Sale price (y) by living area in sq ft (x). BeachesMLS closed sales.
Median $/sq ft by year
Community sold $/sq ft, 2012–2020. This home lists at $852/sq ft.
Median sale price by year
12-month median closed price, 2012–2020.
Property timeline
This home’s history
2026BuiltPer public record
About Jan 2026Listed (per MLS)MLS reports 266 cumulative days on market as of October 17, 2026
Aug 4, 2026First seen on movewithmomentum.comObserved at $3,725,000
Aug 27, 2026Price cut$3,724,900 (-$100, -0.0%)
Aug 28, 2026Price cut$3,700,000 (-$24,900, -0.7%)
Oct 14, 2026Price cut$3,675,000 (-$25,000, -0.7%)
NowActiveCurrently for sale
Build year is from public record. The MLS list date is approximate (today minus the cumulative days on market the MLS reports, which can span relistings). Other milestones reflect movewithmomentum.com’s own observations since we began tracking this listing and are not the MLS listing history; dates and prices are deemed reliable but not guaranteed.
Transparency
Price & listing history
Listed for $3,675,000Momentum Realty · on market 266 days
Public records
Building permits
Permit history not yet linkedConfirm permit history with the county building department.
How it stacks up
Comparable recent sales
6 closed sales within about 3 miles in the last 18 months — same property type, living area within 30% of this home. Sold prices are MLS closed-sale records, deemed reliable but not guaranteed.
Sold Apr 2026
$4,247,500
9 Fiesta Way, Fort Lauderdale
6 / 6.5 bd/ba · 4,297 sq ft · $988/sq ft
Courtesy of Beckett Realty Advisors, LLC · View details →
Sold Sep 2026
$4,400,000
449 Isle Of Palms Drive, Fort Lauderdale
5 / 4 bd/ba · 4,251 sq ft · $1035/sq ft
Courtesy of Charles Rutenberg Realty FTL · View details →
Sold May 2026
$5,450,000
509 Coconut Isle Drive, Fort Lauderdale
5 / 6.5 bd/ba · 4,380 sq ft · $1244/sq ft
Courtesy of One Sotheby's International Realty · View details →
Sold Jun 2026
$2,225,000
1008 Mandarin Isle, Fort Lauderdale
5 / 6.5 bd/ba · 4,177 sq ft · $533/sq ft
Courtesy of Compass Florida, LLC · View details →
Sold Jun 2026
$2,225,000
1008 Mandarin Isle, Fort Lauderdale
5 / 6.5 bd/ba · 4,177 sq ft · $533/sq ft
Courtesy of Compass Florida, LLC · View details →
Sold Dec 2025
$4,800,000
337 Coconut Isle Drive, Fort Lauderdale
6 / 6.5 bd/ba · 4,511 sq ft · $1064/sq ft
Courtesy of Compass Florida, LLC · View details →
Median of these 6 sales: $4,323,750 ($1012/sq ft). Stronger local evidence. Shown for general reference only — not an appraisal or a statement of this home’s value.
Momentum Scores
Momentum Property Score
74/100
Strongest on: Price vs area (90), Affordability (75)
0 limited50100 exceptional
74/100 is strong across the objective indicators below. It reflects only those measures — not the home’s quality, condition, or desirability.
A 0-100 score built from objective property and market data: flood risk, insurance, pricing, supply, affordability, and recent sales. Higher means more measures line up in a buyer’s favor. It reflects only the factors below.
Price vs area90
This home $852/sq ft vs the community 12-month median $1012/sq ft.
Affordability75
List price $3,675,000 vs the community median $4,323,750. Not a measure of personal affordability.
Market liquidity57
Community inventory, ~3.8 months of supply (12-month record).
Coverage: 3 of 8 indicators had valid data for this home; indicators without data are left out, not scored as zero. Momentum Scores are objective, rules-based indicators computed from listing facts, public records, and recent comparable sales. They do not measure property condition, quality, or investment suitability, and they are not appraisals, valuations, investment advice, or judgments about a neighborhood or who should live there. Verify independently.
🟡 Asking $852 per square foot, about 16% below the community’s $1012 median. South New River Isles’s 12-month median sold price per square foot is $1012. Confidence: Low · 1 closed sales in 12 monthsMLS facts: BeachesMLS closed sales. A per-square-foot gap is context, not an appraisal; condition, lot, and view set the final number here.
71% of homes in South New River Isles are owner-occupied. An estimated 29% are non-owner-occupied, including 9% held in a company or trust and 100% out-of-state owners.Why it matters: a high owner-occupied share typically means fewer rentals nearby and steadier resale demand.Source: Florida Department of Revenue 2025 assessment roll (public records), 234 homes matched. Community-level context.
What’s unique here: one of only 6 active listings in South New River Isles, no CDD assessment.
Updated October 17, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
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Listed by ACM Real Estate · MLS # F10548175
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Keep looking
Similar homes for sale near South New River Isles Sec
Active listings nearby at a comparable size and price. Listings held by brokerages other than Momentum Realty are marked with the listing broker. Deemed reliable but not guaranteed.
Recent local developments near this home, compiled from news and public sources. Provided for general information; verify details with the original source.
Oct 2026 · Infrastructure
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.
Why it matters: If built, the line would improve transit access between the airport, seaport and convention center. The site is about 4 miles south of South New River Isles.
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.
Why it matters: More nonstop service expands travel options and airport-related activity for residents of Broward County. The site is about 5 miles south of South New River Isles.
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.
Why it matters: If built, the project would add residential inventory near the Federal Highway corridor and the New River district. The site is about 2 miles south of South New River Isles.
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.
Why it matters: The project would add several hundred downtown residences within walking distance of offices, dining and transit. The site is about 1 mile south of South New River Isles.
See schools, amenities, builders, HOA/CDD detail, and every active & sold home in the community — the single biggest advantage of buying here over a portal.
Schools currently assigned to this address in Broward County, provided as neutral factual data. Assignments can change — confirm current zoning with the school district. This is not a statement about the home's suitability for any person or family.
GRADEA
Croissant ParkAssigned elementary school · Broward County School District · Grade A (Florida DOE 2025-26)
GRADEB
New RiverAssigned middle school · Broward County School District · Grade B (Florida DOE 2025-26)
GRADEA
StranahanAssigned high school · Broward County School District · Grade A (Florida DOE 2025-26)
Assigned schools per the MLS listing — assignments can change; confirm current zoning with the district. Browse school-zone pages →
Nearby & guides
City, county & community guides
Where this home sits, with links to the matching guides. General reference only.
Items worth confirming for 1205 Avocado Isle, chosen from what the record shows. This is general guidance, not advice about this specific property.
Built in 2026: confirm the roof and HVAC install dates and whether any builder or manufacturer warranty transfers.
The listing reports no HOA: confirm with the county record that no deed restrictions or mandatory association apply to this parcel.
Look up the parcel on FEMA's Flood Map Service Center and confirm with your insurer whether flood insurance is required.
Get a homeowners insurance quote for this specific address in Broward County; a wind-mitigation inspection and, on older homes, a four-point inspection can change the premium.
Private pool: confirm the barrier or alarm meets the state residential pool safety code and ask for pump, heater, and resurfacing records.
Waterfront: confirm seawall or dock condition and permits, and ask who owns and maintains the shoreline.
Listed living area is 4,311 sq ft: verify it against the property appraiser's record and measure before relying on it.
Order a survey to confirm lot boundaries and easements.
Review permit history with the county.
Property taxes: the estimate on this page (about $71,925/yr) assumes reassessment at the list price less the homestead exemption. Estimated buyer taxes are about $53,950 more per year than the current owner’s estimated bill (+300%). Exemptions and portability change the actual bill — confirm with the county property appraiser.
School zoning shown here comes from district data and changes; confirm the assigned schools directly with the district before relying on them.
Provenance
Data sources & freshness
Listing record
BeachesMLS, checked against the MLS hourly (last: October 17, 2026)
Comparable sales
BeachesMLS closed sales within about 3 miles, last 18 months, as of September 20, 2026
Flood zone & elevation
Not verified for this address — look it up at msc.fema.gov
Taxes & monthly cost
Certified county tax roll (parcel-matched) × county millage; an estimate, not a bill
Insurance figure
Modeled estimate; obtain a real quote before offering
Schools
2025-26 district assignments; verify with the district
Momentum Research lines are our own analysis of BeachesMLS records; MLS data is deemed reliable but not guaranteed. Estimates are informational, not appraisals or advice. Methodology: how Momentum scores are computed.
Answered before you ask
Frequently asked questions
How big is 1205 Avocado Isle and when was it built?
Per the listing record, 1205 Avocado Isle was built in 2026 and has 4,311 sq ft of living area, 6 bedrooms and 5.0 bathrooms. Living area and lot size come from the MLS record and should be verified against the county property appraiser.
What community is 1205 Avocado Isle in?
1205 Avocado Isle is in South New River Isles Sec in Fort Lauderdale, Broward County. The comparable-sales section on this page shows recent closed sales nearby from the same MLS data.
Does 1205 Avocado Isle have an HOA?
The listing reports no HOA. Confirm with the county record that no deed restrictions or mandatory association apply to the parcel.
Why might property taxes on 1205 Avocado Isle differ from the current owner's?
The estimate on this page (about $71,925 per year) assumes reassessment at the list price less the homestead exemption. Estimated buyer taxes are about $53,950 more per year than the current owner’s estimated bill (+300%). Florida reassesses a home after it sells; for a homesteaded seller the Save Our Homes cap on their assessment does not transfer, and a buyer's own exemptions and portability are applied separately, so the two bills usually differ. Any tax figure shown here is an estimate, not the actual bill — confirm with the county property appraiser and tax collector.
Is 1205 Avocado Isle in a flood zone?
A flood designation has not been verified for this address. Look up the parcel on FEMA's Flood Map Service Center (msc.fema.gov) and confirm with your insurer.
Can I rely on the figures on this page?
No. Estimated taxes, insurance, payments, and any market or comparable-sales summary are opinions and estimates for general information only and should not be relied upon. Verify all information independently before making any decision.
Ready when you are
See 1205 Avocado Isle in person
Private tours available 7 days a week, in person or by live video walkthrough. Request a tour or send a question and a licensed Momentum Realty agent will follow up.
Opinion & estimate — do not rely on this page. Any figure on this page that is not a verbatim fact from the listing or a public record — including estimated property taxes, insurance, CDD/HOA amounts, mortgage payments, comparable-sales summaries, and market statistics — is an opinion and estimate provided for general informational purposes only. These figures may be inaccurate or out of date, are not appraisals, valuations, or financial, legal, tax, or investment advice, and should not be relied upon. Do not make any purchase, offer, financing, or other decision based on this page. Independently verify everything — price, square footage, lot size, year built, taxes, CDD/HOA, flood status, school assignments, permits, and community rules — with the listing broker, the county, your lender, a licensed inspector, an insurer, and your own advisors before acting.
Estimate methodology. Tax estimates apply county millage to the list price (less the homestead exemption where the parcel is matched to the certified roll) and will differ from the actual assessed bill. Cost and market figures are derived from available data and simple calculations, not a professional appraisal. We make no representation that any estimate reflects fair market value.
Equal Housing Opportunity. Content on this page is compiled from public records, MLS data, and automated sources and may contain errors or be out of date. It is general information only, not a representation about any specific property, community, builder, or association. Verify information independently before relying on it. Momentum Realty supports the Fair Housing Act and does not discriminate on the basis of race, color, religion, sex, handicap, familial status, national origin, sexual orientation, or gender identity. Information about schools, distances, and amenities is provided as neutral factual data to help you research the property and is not a statement about who should or should not live here or the suitability of the home or neighborhood for any person or group. School data may change — confirm current assignments with the school district.
Found an error? If you are the owner, listing agent, or a party to this property and believe any information is inaccurate, email and we will review and correct or remove it promptly.
Automated content. Some summaries, distances, and estimates on this page are generated automatically from public and proprietary data sources and may contain errors or omissions. We strive for accuracy but cannot guarantee the completeness or accuracy of any information. Verify anything important independently.
No warranty; measurements & photos. No guarantee, warranty, or representation of any kind is made regarding the completeness or accuracy of any information, descriptions, or measurements on this page — including square-footage measurements and property condition — all of which should be independently verified through appropriate means, including in-person inspection and public records. Photographs may be virtually staged or digitally enhanced and may not reflect actual property conditions. Momentum Realty and its agents expressly disclaim any liability in connection with the information provided.
Sold price and details are from public records and the MLS, deemed reliable but not guaranteed. Shown for comparison only — not an appraisal or a statement of this home's value.
