Single Family Residence in SOUTH NEW RIVER ISLES SEC, Fort Lauderdale · No CDD on record
SOUTH NEW RIVER ISLES SEC · Fort Lauderdale, FL 33315 · Broward County
Listing data updated October 3, 2026 · refreshed hourly
3Bedrooms
2Bathrooms
2,006Sq Ft
1958Year Built
$798Per Sq Ft
WaterfrontPrivate pool2-car garageNo CDD on record
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.
33% above
$/sq ft vs community
$798 here vs $602 median sold (12 mo)
Buyer leverage
Seller-leaning
38 days on market
3.8 months
Supply around this home
Seller <3 · balanced 3-6 · buyer >6
$8k–$15k/yr
Est. insurance · illustrative
Not a carrier quote; premiums vary widely by property. Get a real quote.
As of October 3, 2026, 1312 Tangelo Isle in South New River Isles Sec, Fort Lauderdale is listed at $1,600,000 (2,006 sq ft, about $798 per sq ft). That is 55% above South New River Isles Sec's median closed sale of $1,029,375 over the last 12 months (1 recorded sales). Per square foot it is above the community's recent $602/sq ft by about 33%. It has been 38 days on market. Listing facts: built in 1958, 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 1958 · 68 yrs
2,006 sq ft of living area
2-car garage
Listed at $1,600,000 — recent neighborhood median sale price ~$1,029,375 (nearby sales; deemed reliable, not an appraisal)
38 days on market
No HOA reported by the listing (confirm)
Listing description
About this home
Rare opportunity to own a .25 acre waterfront property with 102.5 FT of unrestricted ocean-access waterfront, just 2 lots from the New River! A true boater’s dream, this 3 bedroom, 2 bath pool home offers 2,000+ SF under air, a 2 car garage, and an open floor plan w/lots of natural light. The primary suite features dramatic floor-to-ceiling glass overlooking the tropical setting.
The flat roof was replaced in 2023 along with solar panels, while the tile roof dates to 2003. Enjoy the home as-is, renovate to your personal style, or take advantage of the exceptional lot and build a custom waterfront estate. Relax by the gorgeous pool or sit on your private dock and watch yachts cruise the New River.
No fixed bridges and approximately 35–40 minutes to the inlet, with waterfront restaurants and public docks just 10–15 minutes away by boat. Prime Fort Lauderdale location only 4 miles to the beach and minutes to Las Olas, FLL Airport, Fort Pickleball Club, plenty of entertainment, restaurants and Hard Rock Casino. Exceptional waterfront, outstanding boating access, and endless potential!
All 39 photos
Description provided by Better Homes & Gdns RE Fla 1st 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$1,600,000
Bed / bath3 / 2
Living area2,006 sq ft
Year built1958
Property typeSingle Family Residence
Garage2-car
PoolYes
MLS #A12077308
Listing status38 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~$30,750/yr
CDD assessmentNone on record
HOANone reported
Calculated estimates
Price per sq ft$798
Estimated monthly payment$12,188
Insurance (illustrative)$8k–$15k/yr
Messtimate range$810,424 – $1,819,442
Comparable-sales median$1,029,375
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
$12,188/mo
Principal & interest $8,758/mo72%
Taxes $2,562/mo21%
Insurance $868/mo7%
$12,188/mo at 20% down, 30-yr @ 7.28% · 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 $11,675/yr ($973/mo) — taxable value $587,858 × 19.84 mills
$19,075 more each year
(+163%)
Most of this comes from Florida’s Save Our Homes assessment cap resetting when the home sells — the current owner’s protected assessment does not transfer to a new buyer.
🛡️
Current ownerProtected by Save Our Homes
🔄
Home sellsResets the January after
🧾
Buyer paysBased on purchase price
$855,972
Save Our Homes benefit
The current owner’s protected taxable value sits this much below market — which is why today’s bill is lower than a new buyer’s.
$1,443,830
Market value
$643,580
Assessed
$587,858
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.
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–$15k/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 $798/sq ft.
Median sale price by year
12-month median closed price, 2012–2020.
Property timeline
This home’s history
1958BuiltPer public record
About Aug 2026Listed (per MLS)MLS reports 38 cumulative days on market as of October 3, 2026
Sep 11, 2026First seen on movewithmomentum.comObserved at $1,600,000
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 $1,600,000Momentum Realty · on market 38 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 in SOUTH NEW RIVER ISLES SEC 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 Feb 2026
$758,000
901 Guava Isle, Fort Lauderdale
2 / 1 bd/ba · 1,874 sq ft · $404/sq ft
Courtesy of Compass Florida LLC · View details →
Sold Feb 2026
$758,000
901 Guava Isle, Fort Lauderdale
2 / 1 bd/ba · 1,874 sq ft · $404/sq ft
Courtesy of Compass Florida LLC · View details →
Sold Jan 2026
$1,028,750
1205 Guava Isle, Fort Lauderdale
3 / 2.5 bd/ba · 1,792 sq ft · $574/sq ft
Courtesy of Better Homes & Gdns RE Fla 1st · View details →
Sold Feb 2026
$1,535,000
1206 Mango Isle, Fort Lauderdale
3 / 3 bd/ba · 1,693 sq ft · $907/sq ft
Courtesy of Coldwell Banker Realty · View details →
Sold Feb 2026
$1,535,000
1206 Mango Isle, Fort Lauderdale
3 / 3 bd/ba · 1,693 sq ft · $907/sq ft
Courtesy of Coldwell Banker Realty · View details →
Sold Jan 2026
$1,030,000
1112 Tangelo Isle, Fort Lauderdale
2 / 2 bd/ba · 1,632 sq ft · $631/sq ft
Courtesy of Better Homes & Gdns RE Fla 1st · View details →
Median of these 6 sales: $1,029,375 ($602/sq ft). Stronger local evidence. Shown for general reference only — not an appraisal or a statement of this home’s value.
The Messtimate™
The Messtimate
This is a deliberately dumb estimate — living area times a range of recent neighborhood $/sq ft, and nothing else. It is not an appraisal, not market value, and not a valuation of this home. Even a tight range from comparable sales can’t price a specific home — here’s why.
$810,424the mess$1,819,442
Stronger local evidence — 6 comparable closed sales in SOUTH NEW RIVER ISLES SEC, closed within the last 18 months, same property type, living area within 30% of this home.
Actual list price: $1,600,000 — compare it against the range above. The Messtimate is a blind sqft estimate; the list price reflects this specific home.
A 125% spread on the same house — and that gap is exactly what an automated guess can't see:
Condition & updates — a 1958 home may have had its roof, kitchen, or HVAC replaced since, or not; sq ft can't see either.
The lot — this listing is waterfront; water frontage is priced far off a per-sq-ft average of the neighborhood.
Outliers skew it — the band above comes from 6 nearby sales; one flip or distressed sale moves the whole $/sq ft.
Carrying costs & concessions — CDD, HOA, insurance, and seller-paid buydowns change what a buyer actually pays.
The pool — a private pool carries cost and value that living area doesn't capture.
And here's what the live market is doing — which the number above ignores entirely:
7 active listings competing, 1 under contract
≈3.8 months of supply
21 closed here in the last 12 months
For reference, this home is listed at $1,600,000 ($798/sq ft). The list price is the seller's asking price and is not derived from this range.
Want a property-specific review from a licensed agent? A Momentum Realty agent will do a real, free comparative market analysis — walking the home, the lot, the condition, and the live market. That's the difference between a Messtimate and a valuation.
Methodology: 2,006 sq ft × $404–$907/sq ft (interquartile band of 6 comparable closed sales in SOUTH NEW RIVER ISLES SEC, last 18 months; MLS closed-sale records). Estimate for general information only; not an appraisal, valuation, or offer. Updated October 3, 2026.
Momentum Scores
Momentum Property Score
19/100
Strongest on: Market liquidity (57), Price vs area (0)
0 limited50100 exceptional
19/100 is limited 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 area0
This home $798/sq ft vs the community 12-month median $602/sq ft.
Affordability0
List price $1,600,000 vs the community median $1,029,375. 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 $798 per square foot, about 33% above the community’s $602 median. South New River Isles’s 12-month median sold price per square foot is $602. 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 3, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
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Listed by Better Homes & Gdns RE Fla 1st · MLS # A12077308
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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.
Jul 2026 · Development
Construction Starts on 376-Unit 'The Cove' at 1055 N. Federal Highway in Fort Lauderdale
Affiliated Development has started construction on The Cove, an eight-story, 376-unit apartment building at 1055 North Federal Highway on the former Link hotel site. About 206 of the units are designated workforce housing under the Live Local Act, backed by a 74 million dollar construction loan from Pacific Life. Move-in is anticipated in spring 2028.
Why it matters: Adds a large workforce-oriented rental supply along the North Federal Highway corridor and redevelops a former hotel parcel into housing. The site is about 1 mile east of South New River Isles.
$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.
Why it matters: Positions two high-rise residential towers and ground-floor commercial space for the downtown Fort Lauderdale market south of the New River. The site is about 2 miles south of South New River Isles.
Feldman Equities, Greystar Fort Lauderdale Apartments OK'd
Fort Lauderdale approved a rezoning allowing Feldman Equities and Greystar to build 310 apartments at the Pinnacle Corporate Park at 500 Northwest 62nd Street in the Cypress Creek area. The plan includes four five-story residential buildings, 2,800 square feet of commercial space and a five-story parking garage, with 46 units restricted to households earning up to 120 percent of area median income for 30 years. Existing office buildings on the site will remain.
Why it matters: Brings residential density and workforce-priced units to a heavily commercialized Cypress Creek office area under the new Uptown Urban District designation. The project is about 4 miles north of South New River Isles, elsewhere in Broward County.
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.
Why it matters: Expands a waterfront mixed-use district with new housing, retail and marina infrastructure along the 17th Street corridor. The project is about 3 miles southeast of South New River Isles, elsewhere in Broward County.
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 1312 Tangelo Isle, chosen from what the record shows. This is general guidance, not advice about this specific property.
Built in 1958 (68 years): ask for the roof and HVAC replacement dates — insurers commonly ask for roof age on homes this old, and it changes the premium.
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 2,006 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 $30,750/yr) assumes reassessment at the list price less the homestead exemption. Estimated buyer taxes are about $19,075 more per year than the current owner’s estimated bill (+163%). 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, refreshed hourly (last: October 3, 2026)
Comparable sales
BeachesMLS closed sales in SOUTH NEW RIVER ISLES SEC, 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 1312 Tangelo Isle and when was it built?
Per the listing record, 1312 Tangelo Isle was built in 1958 and has 2,006 sq ft of living area, 3 bedrooms and 2.0 bathrooms. Living area and lot size come from the MLS record and should be verified against the county property appraiser.
What community is 1312 Tangelo Isle in?
1312 Tangelo 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 1312 Tangelo 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 1312 Tangelo Isle differ from the current owner's?
The estimate on this page (about $30,750 per year) assumes reassessment at the list price less the homestead exemption. Estimated buyer taxes are about $19,075 more per year than the current owner’s estimated bill (+163%). 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 1312 Tangelo 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 1312 Tangelo 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.
