Townhouse in Portside Yacht Club, Fort Lauderdale · No CDD on record
Portside Yacht Club · Fort Lauderdale, FL 33316 · Broward County
Listing data updated October 10, 2026 at 7:41 AM ET · checked against the MLS hourly
2Bedrooms
2.5Bathrooms
2,226Sq Ft
1982Year Built
$718Per Sq Ft
Waterfront1-car garageNo CDD on recordFEMA Zone X
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.
22% above
$/sq ft vs community
$718 here vs $589 median sold (12 mo)
Buyer leverage
Buyer advantage
21 days on market
24.0 months
Supply around this home
Seller <3 · balanced 3-6 · buyer >6
Zone X
Flood risk
Minimal hazard per FEMA; ~7 ft elevation
$8k–$15k/yr
Est. insurance · illustrative
Not a carrier quote; premiums vary widely by property. Get a real quote.
As of October 10, 2026, 15 Port Side Drive #15 in Portside Yacht Club, Fort Lauderdale is listed at $1,599,000 (2,226 sq ft, about $718 per sq ft). That is 22% above Portside Yacht Club's median closed sale of $1,312,500 over the last 12 months (2 recorded sales). Per square foot it is above the community's recent $589/sq ft by about 22%. It has been 21 days on market. Listing facts: built in 1982, waterfront, HOA dues of $1,868/mo. The parcel maps to FEMA flood zone X, outside the special flood hazard area. Figures are from the MLS record and county data; deemed reliable but not guaranteed.
No CDD assessment on record
Built 1982 · 44 yrs
2,226 sq ft of living area
1-car garage
Listed at $1,599,000 — recent neighborhood median sale price ~$1,312,500 (nearby sales; deemed reliable, not an appraisal)
21 days on market
HOA $1,868/mo (per listing)
Listing description
About this home
Enjoy the ultimate luxury of docking your yacht steps from your back door at your private 55 foot deep water slip that places you minutes from the open ocean with zero fixed bridges. This sleek, updated tri level townhouse offers a premier waterfront lifestyle within one of Fort Lauderdale's most secure and prestigious gated enclaves. Step inside to find a professionally updated layout spanning three distinct stories, beautifully designed with soaring ceilings and sun drenched spaces built for effortless entertaining.
The sophisticated residence features 2 bedrooms, 2.5 stylish bathrooms, a private 1 car garage, and open balconies perfectly positioned for overlooking the water. Residents enjoy full access to a private, resort style pool and bar within a relaxed, country club atmosphere.
All 55 photos
Description provided by Compass Florida, LLC 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$1,599,000
Bed / bath2 / 2.5
Living area2,226 sq ft
Year built1982
Property typeTownhouse
Garage1-car
MLS #B26078602
Listing status21 days on market (MLS)
Public records & third-party data
FEMA flood zoneZone X
Ground elevation~7 ft
CountyBroward
Area listings0 active · 0 under contract
Estimated first-year tax~$30,725/yr
CDD assessmentNone on record
HOA$1,868/mo
Calculated estimates
Price per sq ft$718
Estimated monthly payment$14,153
Insurance (illustrative)$8k–$15k/yr
Messtimate range$836,976 – $1,500,324
Comparable-sales median$1,312,500
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
$14,153/mo
Principal & interest $8,857/mo63%
Taxes $2,560/mo18%
Insurance $867/mo6%
HOA $1,868/mo13%
$14,153/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 $13,250/yr ($1,104/mo) — taxable value $667,718 × 19.84 mills
$17,475 more each year
(+132%)
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
$373,082
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.
$1,040,800
Market value
$718,440
Assessed
$667,718
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 insurance not federally mandated (Zone X). Get a quote from a licensed insurer before relying on any figure.
HOA
$1,868/mo
Per the MLS listing. Confirm exact dues and what they include with the association.
Environmental data
Flood zone & elevation
Sourced environmental data for the parcel. Confirm with FEMA and your insurer.
FEMA flood zone
Zone X
From the FEMA National Flood Hazard Layer. In this zone lender-required flood insurance is generally not mandated; confirm for the parcel.
Ground elevation
~7 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 · PORTSIDE YACHT CLUB
Pricing & the PORTSIDE YACHT CLUB market
How this home is priced against recent nearby sales, and where PORTSIDE YACHT CLUB 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 PORTSIDE YACHT CLUB
Each dot is a closed sale since 2001 (46 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, 2013–2024. This home lists at $718/sq ft.
Median sale price by year
12-month median closed price, 2013–2024.
Property timeline
This home’s history
1982BuiltPer public record
About Sep 2026Listed (per MLS)MLS reports 21 cumulative days on market as of October 10, 2026
Sep 22, 2026First seen on movewithmomentum.comObserved at $1,599,000
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 $1,599,000Momentum Realty · on market 21 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 Jun 2026
$1,500,000
33 Port Side Drive #33C, Fort Lauderdale
2 / 2.5 bd/ba · 2,226 sq ft · $674/sq ft
Courtesy of Gallione Realty, Inc. · View details →
Sold Jun 2026
$1,500,000
33 Port Side Drive #33C, Fort Lauderdale
2 / 2.5 bd/ba · 2,226 sq ft · $674/sq ft
Courtesy of Gallione Realty, Inc. · View details →
Sold May 2026
$825,000
352 NE 7th Avenue, Fort Lauderdale
3 / 2.5 bd/ba · 2,230 sq ft · $370/sq ft
Courtesy of Compass Florida, LLC · View details →
Sold Sep 2026
$1,125,000
500 NE 17TH Avenue, Fort Lauderdale
3 / 3.5 bd/ba · 2,231 sq ft · $504/sq ft
Courtesy of The Keyes Company · View details →
Sold Sep 2026
$1,645,000
208 SE 10th Terrace, Fort Lauderdale
3 / 3 bd/ba · 2,234 sq ft · $736/sq ft
Courtesy of Compass Florida, LLC · View details →
Sold Aug 2026
$850,000
1121 NE 14th Avenue, Fort Lauderdale
3 / 2.5 bd/ba · 2,262 sq ft · $376/sq ft
Courtesy of Coldwell Banker Realty · View details →
Median of these 6 sales: $1,312,500 ($589/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.
$836,976the mess$1,500,324
Stronger local evidence — 6 comparable closed sales within about 3 miles, closed within the last 18 months, same property type, living area within 30% of this home.
Actual list price: $1,599,000 — compare it against the range above. The Messtimate is a blind sqft estimate; the list price reflects this specific home.
A 79% spread on the same house — and that gap is exactly what an automated guess can't see:
Condition & updates — a 1982 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 — this home carries HOA dues of $1,868/mo; with insurance and any seller-paid buydown, that changes what a buyer actually pays, and a sq ft estimate ignores all of it.
And here's what the live market is doing — which the number above ignores entirely:
4 active listings competing
2 closed here in the last 12 months
For reference, this home is listed at $1,599,000 ($718/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: 2,226 sq ft × $376–$674/sq ft (interquartile band of 6 comparable closed sales within about 3 miles, last 18 months; MLS closed-sale records). Estimate for general information only; not an appraisal, valuation, or offer. Updated October 10, 2026.
Momentum Scores
Momentum Property Score
40/100
Strongest on: Flood safety (90), Insurance cost (56)
0 limited50100 exceptional
40/100 is below average 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 $718/sq ft vs the community 12-month median $589/sq ft.
Affordability14
List price $1,599,000 vs the community median $1,312,500. Not a measure of personal affordability.
Flood safety90
FEMA Zone X, ~7 ft elevation. Verify the parcel with FEMA.
Insurance cost56
From FEMA Zone X and a 1982 build. Obtain a property-specific quote.
Coverage: 4 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 $718 per square foot, about 22% above the community’s $589 median. PORTSIDE YACHT CLUB’s 12-month median sold price per square foot is $589. Confidence: Low · 2 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.
Updated October 10, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
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Listed by Compass Florida, LLC · MLS # B26078602
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Keep looking
Similar homes for sale near Portside Yacht Club
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.
Sep 2026 · Development
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 3 miles southwest of Portside Yacht Club.
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 2 miles southwest of Portside Yacht Club.
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 northwest of Portside Yacht Club.
$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 southwest of Portside Yacht Club.
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
HarbordaleAssigned elementary school · Broward County School District · Grade A (Florida DOE 2025-26)
GRADEA
SunriseAssigned middle school · Broward County School District · Grade A (Florida DOE 2025-26)
GRADEA
Fort LauderdaleAssigned 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 15 Port Side Drive #15, chosen from what the record shows. This is general guidance, not advice about this specific property.
Built in 1982 (44 years): ask for the roof and HVAC replacement dates — insurers commonly ask for roof age on homes this old, and it changes the premium.
HOA dues are listed at $1,868/mo: request the current budget, reserves, and rules before relying on that figure or on any restriction.
FEMA flood zone X: flood insurance is not usually required, but get a quote anyway — FEMA reports roughly one in four flood claims come from outside high-risk zones.
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.
Waterfront: confirm seawall or dock condition and permits, and ask who owns and maintains the shoreline.
Listed living area is 2,226 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 $30,725/yr) assumes reassessment at the list price less the homestead exemption. Estimated buyer taxes are about $17,475 more per year than the current owner’s estimated bill (+132%). 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 10, 2026)
Comparable sales
BeachesMLS closed sales within about 3 miles, last 18 months, as of August 10, 2026
Flood zone & elevation
FEMA flood maps + USGS elevation (Zone X shown above)
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 15 Port Side Drive #15 and when was it built?
Per the listing record, 15 Port Side Drive #15 was built in 1982 and has 2,226 sq ft of living area, 2 bedrooms and 2.5 bathrooms. Living area and lot size come from the MLS record and should be verified against the county property appraiser.
What community is 15 Port Side Drive #15 in?
15 Port Side Drive #15 is in Portside Yacht Club in Fort Lauderdale, Broward County. The comparable-sales section on this page shows recent closed sales nearby from the same MLS data.
Does 15 Port Side Drive #15 have an HOA, and how much are the dues?
The listing reports HOA dues of $1,868 per month. Dues, what they cover, and the community's rules should be confirmed from the association's current documents before relying on them.
Why might property taxes on 15 Port Side Drive #15 differ from the current owner's?
The estimate on this page (about $30,725 per year) assumes reassessment at the list price less the homestead exemption. Estimated buyer taxes are about $17,475 more per year than the current owner’s estimated bill (+132%). 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 15 Port Side Drive #15 in a flood zone?
The FEMA flood map places this parcel in Zone X, outside the special flood hazard area, so flood insurance is not usually required by a lender. It is still available and worth quoting; confirm the parcel's status with FEMA and 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 15 Port Side Drive #15 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.
