Townhouse in River Oaks, Fort Lauderdale · No CDD on record · Built 2026
River Oaks · Fort Lauderdale, FL 33315 · Broward County
Listing data checked against the MLS October 26, 2026 at 11:55 PM ET · rechecked hourly
Listed by Anac Global Realty, LLC (MLS) · Page maintained by Momentum Realty (EAB RE Investments LLC) · Brittany Brooks, broker of record
4Bedrooms
3Bathrooms
2,358Sq Ft
2026Year Built
$530Per Sq Ft
2-car garageNew constructionNo CDD on record4 bedrooms
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.
25% above
$/sq ft vs community
$530 here vs $425 median sold (12 mo)
Buyer leverage
Buyer advantage
13 days on market
8.6 months
Supply around this home
Seller <3 · balanced 3-6 · buyer >6
Zone AE
Flood risk
Confirm requirements with FEMA; ~4 ft elevation
$3k–$6k/yr
Est. insurance · illustrative
Not a carrier quote; premiums vary widely by property. Get a real quote.
1701 SW 23rd Street in River Oaks, Fort Lauderdale is listed at $1,250,000 (2,358 sq ft, about $530 per sq ft). That is 22% above River Oaks's median closed sale of $1,025,000 over the last 12 months (7 recorded sales). Per square foot it is above the community's recent $425/sq ft by about 25%. It has been listed Oct 13, 2026, well inside the community's typical 65 days. Listing facts: new construction, no HOA. The parcel maps to FEMA flood zone AE, a special flood hazard area where lenders generally require flood insurance. Figures are from the MLS record and county data; deemed reliable but not guaranteed.
No CDD assessment on record
New construction — built 2026
2,358 sq ft of living area
2-car garage
Listed at $1,250,000 — recent neighborhood median sale price ~$1,025,000 (nearby sales; deemed reliable, not an appraisal)
listed Oct 13, 2026
No HOA reported by the listing (confirm)
Listing description
About this home
Be the first to live in this brand new 3,200+ sqft River Oaks home, set at the end of a quiet cul-de-sac. No HOA. Featuring 4 bedrooms + den, 3 full bathrooms, and an open-concept with premium finishes throughout.
Functional layout with 3 bedrooms + den upstairs and 1 bedroom and full bathroom downstairs. Private swimming pool, summer kitchen with BBQ, fenced in yard, and 2-car garage. Excellent privacy and flow across two levels.
Walking distance to Davis Wright Playground, River Oaks Preserve, and Safe Harbor Marina. Prime east Fort Lauderdale location minutes from Las Olas, the beaches, I-95, FLL Airport, Port Everglades, and downtown!
All 30 photos
Description provided by Anac Global Realty, 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$1,250,000
Bed / bath4 / 3
Living area2,358 sq ft
Year built2026
Property typeTownhouse
Garage2-car
MLS #A12104973
Listing statuslisted Oct 13, 2026
Public records & third-party data
FEMA flood zoneZone AE
Ground elevation~4 ft
CountyBroward
Area listings5 active · 1 under contract
Estimated first-year tax~$13,125/yr
CDD assessmentNone on record
HOANone reported
Calculated estimates
Price per sq ft$530
Estimated monthly payment$8,291
Insurance (illustrative)$3k–$6k/yr
Messtimate range$872,460 – $1,148,346
Comparable-sales median$1,025,000
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
$8,291/mo
Principal & interest $6,869/mo83%
Taxes $1,094/mo13%
Insurance $328/mo4%
$8,291/mo at 20% down, 30-yr @ 7.32% · edit any field to update.
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 $2,103/yr per the MLS listing record (TaxAnnualAmount, 2026-10-24). Florida reassesses at sale, so a buyer's first bill is usually higher than the seller's; the county millage here is not verified, so no reset figure is printed.
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 $3,000–$5,500/yr; neither is a quote. Flood: this address maps to FEMA zone AE, a high-risk zone where flood insurance is required with a federally backed mortgage. Statewide, a zone A/AE/VE flood policy runs about $1,200–$2,500/yr (FEMA Risk Rating 2.0 averages, not 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 $305/month (tax $175, 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.
Property tax (first-year est.)
~$13,125/yr
Estimate: a typical Broward effective rate applied to the list price before any exemptions. Florida bills change with reassessment, homestead and other exemptions, and local taxing districts — this is not your expected bill. Confirm with the county property appraiser.
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)
$3k–$6k/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 AE — confirm flood 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
Zone AE
From the FEMA flood map. Lender-required flood insurance may apply; confirm for the parcel.
Ground elevation
~4 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 · RIVER OAKS
Pricing & the RIVER OAKS market
How this home is priced against recent nearby sales, and where RIVER OAKS 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 RIVER OAKS
Each dot is a closed sale since 2007 (142 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, 2013–2026. This home lists at $530/sq ft.
Median sale price by year
12-month median closed price, 2013–2026.
Market Heat by year (0–100)
Momentum Market Heat, 2014–2026. Now 42 (normal).
Property timeline
This home’s history
2026BuiltPer public record
About Oct 2026Listed (per MLS)Approximate list date from the MLS cumulative days-on-market count (<span class="mw-dom" data-listed="2026-10-13" data-fmt="dom">listed Oct 13, 2026</span>)
Oct 12, 2026First seen on movewithmomentum.comObserved at $1,250,000
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 $1,250,000Momentum Realty · listed Oct 13, 2026
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 Mar 2026
$535,000
2921 SW 18th Terrace #7, Fort Lauderdale
3 / 2.5 bd/ba · 2,372 sq ft · $226/sq ft
Courtesy of All Invest Realty LLC · 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 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 May 2026
$1,092,000
Nearby sale, Fort Lauderdale
3 / 2.5 bd/ba · 2,501 sq ft · $437/sq ft
Courtesy of RE/MAX Select Group · View details →
Sold Apr 2026
$1,025,000
701 SW 17th Street, Fort Lauderdale
5 / 4 bd/ba · 2,519 sq ft · $407/sq ft
Courtesy of Beachfront Realty Inc · View details →
Sold Jul 2026
$1,230,000
608 SW 16th Court, Fort Lauderdale
4 / 3.5 bd/ba · 2,527 sq ft · $487/sq ft
Courtesy of EXP Realty LLC · View details →
Median of these 6 sales: $1,025,000 ($425/sq ft). Stronger local evidence. Shown for general reference only — not an appraisal or a statement of this home’s value.
The Messtimate™ · automated estimate
The Messtimate
Our automated estimate of the likely sale-price range for this home — modeled from recent closed sales nearby adjusted to today's market, a local size-and-age model, and the county tax roll. It is an estimate, not an appraisal, not market value, and not an offer. A licensed agent's CMA sees the condition, the lot, and the live market that a model can't.
$810,000the mess$1,199,600
Directional estimate — built from 20 comparable closed sales within about 3 miles (same property type, closed within the last 18 months, each adjusted to today's market).
Track record: across 2,976 recent closed sales we scored, the closed price landed inside the Messtimate range 57% of the time; median miss 9.3% (closed sales statewide, FL + GA feeds that permit an automated estimate). Re-scored weekly; last 2026-10-24.
Actual list price: $1,250,000 ($530/sq ft) — the seller's asking price is not an input to this range; compare the two.
A 48% spread on the same house — here is what a model can't see:
Condition & finishes — as new construction, builder upgrades and finish level aren't in the model.
The lot & views — a premium golf, water, or preserve lot vs. a road-facing one.
Carrying costs & concessions — insurance, CDD/HOA and seller-paid buydowns change what a buyer actually pays.
And what the live market is doing right now:
This home: listed Oct 13, 2026 on market vs. a 65-day community median
6 active listings competing, 1 under contract
≈8.6 months of supply
8 closed here in the last 12 months
Want a property-specific value 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.
Methodology: 20th–80th percentile band combining time-adjusted $/sq ft of comparable closed sales (20); MLS closed-sale records. Automated valuation model output for general information only — not an appraisal, not market value, not an offer, and not reviewed by a licensed appraiser. Updated October 26, 2026.
Momentum Scores
Momentum Property Score
41/100
Strongest on: Pricing power (100), Market timing (58)
0 limited50100 exceptional
41/100 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 $530/sq ft vs the community 12-month median $425/sq ft.
Affordability13
List price $1,250,000 vs the community median $1,025,000. Not a measure of personal affordability.
Flood safety45
FEMA Zone AE, ~4 ft elevation. Verify the parcel with FEMA.
Insurance cost45
From FEMA Zone AE and a 2026 build. Obtain a property-specific quote.
Market liquidity29
Community median 65 days on market, ~8.6 months of supply (12-month record).
Pricing power100
Recent sales closed at about 86.7% of original asking (~13.3% below). More room below asking generally favors buyers.
Market timing58
Momentum Market Heat is 42/100 (normal). Cooler readings generally favor buyers; hotter readings favor sellers.
Coverage: 7 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 $530 per square foot, about 25% above the community’s $425 median. RIVER OAKS’s 12-month median sold price per square foot is $425. Median sold price per square foot is up 64.0% year over year. Confidence: Low · 7 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.
Recent RIVER OAKS sales closed near 86.7% of original asking.Why it matters: the community’s own record shows how far opening prices typically move, and how often buyers compete without financing.Momentum Research analysis of BeachesMLS records, community-level, 12 months ending August 10, 2026. Aggregates only; deemed reliable but not guaranteed.
What’s unique here: one of only 5 active listings in RIVER OAKS, no CDD assessment.
Checked against the MLS October 26, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
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Listed by Anac Global Realty, LLC · MLS # A12104973
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Keep looking
Similar homes for sale near River Oaks
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 · Builder
Weston approves 132 'Sky Homes' at 357 Racquet Club Road
The Weston City Commission approved plans on September 28, 2026 from H&M for 132 three-bedroom units in 11 four-story buildings around a courtyard on 6.6 acres. The site holds a defunct commercial building and was previously proposed for a 245-unit assisted living facility that did not proceed.
Why it matters: The project would add owner or rental housing inventory in Weston on a redeveloped commercial site. The site is less than a mile south of River Oaks.
El-Ad National Properties renames $1 billion Davie project The Plaza Davie District
The first building at 4820 Park Way has topped out with 288 units, with Phase One targeted for early 2027. The three-phase project would total about 1,292 rental residences and 36,000 square feet of restaurant and retail space. Cost is reported at $1 billion.
Why it matters: The project adds rental inventory and walkable retail and dining in central Davie. The project is about 8 miles east of River Oaks, elsewhere in Broward County.
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 project is about 14 miles east of River Oaks, elsewhere in Broward County.
Miramar commission approves agreements for Pembroke Road widening to U.S. 27
The Miramar City Commission approved easement, maintenance and construction agreements, including one with FDOT for the U.S. 27 intersection, for widening Pembroke Road from two to four lanes. The project is funded through the Broward County surtax. Design was about 90 percent complete and construction is expected to start in early 2027.
Why it matters: A four-lane connection to U.S. 27 would add an east-west commuting route for western Miramar and Pembroke Pines. The site is about 8 miles south of River Oaks.
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 1701 SW 23rd Street, chosen from what the record shows. This is general guidance, not advice about this specific property.
New construction: get the builder's warranty terms and the certificate of occupancy in writing, and ask which finishes shown are upgrades.
The listing reports no HOA: confirm with the county record that no deed restrictions or mandatory association apply to this parcel.
FEMA flood zone AE: lenders generally require flood insurance here — get an elevation certificate and a flood quote before the inspection period ends.
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.
Listed living area is 2,358 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 $13,125/yr) assumes reassessment at the list price; the seller's current bill is not a guide 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 26, 2026)
Comparable sales
BeachesMLS closed sales within about 3 miles, last 18 months, as of August 10, 2026
Typical county effective rate applied to the list price; 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 1701 SW 23rd Street and when was it built?
Per the listing record, 1701 SW 23rd Street was built in 2026 and has 2,358 sq ft of living area, 4 bedrooms and 3.0 bathrooms. Living area and lot size come from the MLS record and should be verified against the county property appraiser.
What community is 1701 SW 23rd Street in?
1701 SW 23rd Street is in River Oaks in Fort Lauderdale, Broward County. The comparable-sales section on this page shows recent closed sales nearby from the same MLS data.
Does 1701 SW 23rd Street 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 1701 SW 23rd Street differ from the current owner's?
The estimate on this page (about $13,125 per year) assumes reassessment at the list price less the homestead exemption. 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 1701 SW 23rd Street in a flood zone?
The FEMA flood map places this parcel in Zone AE, a special flood hazard area where lenders generally require flood insurance on a mortgaged purchase. Confirm the parcel's status with FEMA and your insurer, and ask for an elevation certificate.
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 1701 SW 23rd Street 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 jon@movewithmomentum.com 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.
