Single Family Residence in CORAL RIDGE, Fort Lauderdale · No CDD on record
CORAL RIDGE · Fort Lauderdale, FL 33305 · Broward County
Listing data updated October 14, 2026 at 2:59 PM ET · checked against the MLS hourly
Listed by Compass Florida, LLC (MLS) · Page maintained by Momentum Realty (EAB RE Investments LLC) · Brittany Brooks, broker of record
4Bedrooms
4.5Bathrooms
4,795Sq Ft
2007Year Built
$1146Per Sq Ft
WaterfrontPrivate pool3-car garageNo 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.
53% above
$/sq ft vs community
$1146 here vs $747 median sold (12 mo)
Buyer leverage
Buyer advantage
6.3-month supply
6.3 months
Supply around this home
Seller <3 · balanced 3-6 · buyer >6
Zone AE
Flood risk
Confirm requirements with FEMA; ~4 ft elevation
$18k–$38k/yr
Est. insurance · illustrative
Not a carrier quote; premiums vary widely by property. Get a real quote.
Above 12 of 12
Price vs recent sales
Asking $5.50M tops 12 of the last 12 closed sales; also one of the largest homes here at 4,795 sq ft
As of October 14, 2026, 2856 NE 25th Street in Coral Ridge, Fort Lauderdale is listed at $5,495,000 (4,795 sq ft, about $1,146 per sq ft). That is 189% above Coral Ridge's median closed sale of $1,900,000 over the last 12 months (24 recorded sales). Per square foot it is above the community's recent $747/sq ft by about 53%. It came to market within the past week. Listing facts: built in 2007, a private pool, waterfront, 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
Built 2007 · 19 yrs
4,795 sq ft of living area
3-car garage
Listed at $5,495,000 — recent neighborhood median sale price ~$1,900,000 (nearby sales; deemed reliable, not an appraisal)
Active listing
No HOA reported by the listing (confirm)
Listing description
About this home
Inspired by British West Indies architecture, this custom-built deepwater estate blends timeless elegance with a refined coastal aesthetic. No fixed bridges, ocean access, 100' of straight-line dockage & a boat lift, it is designed for the ultimate waterfront lifestyle. A dramatic 2-story foyer, soaring great rm & luminous open-concept interiors create an effortless sense of space.
The chef's kitchen features premium appliances, a gas range & abundant storage, complemented by a wet bar & temperature-controlled wine rm. The covered terrace overlooks a heated pool & lush tropical grounds. The primary suite offers a sitting area, waterside balcony, dual walk-in closets & spa-inspired bath.
2023 roof, home office, 2nd-floor flex rm, integrated sound system & home generator. Sq ft per architect
All 69 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$5,495,000
Bed / bath4 / 4.5
Living area4,795 sq ft
Year built2007
Property typeSingle Family Residence
Garage3-car
PoolYes
MLS #B26088096
Listing statusActive
Public records & third-party data
FEMA flood zoneZone AE
Ground elevation~4 ft
CountyBroward
Area listings11 active · 1 under contract
Estimated first-year tax~$108,050/yr
CDD assessmentNone on record
HOANone reported
Calculated estimates
Price per sq ft$1146
Estimated monthly payment$41,614
Insurance (illustrative)$18k–$38k/yr
Messtimate range$5,068,315 – $7,413,070
Comparable-sales median$1,900,000
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
$41,614/mo
Principal & interest $30,437/mo73%
Taxes $9,004/mo22%
Insurance $2,173/mo5%
$41,614/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 $10,100/yr ($842/mo) — taxable value $509,488 × 19.84 mills
$97,950 more each year
(+970%)
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
$2,227,262
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.
$2,736,750
Market value
$560,210
Assessed
$509,488
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 2856 Ne 25Th Street
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 $10,100/yr (certified county roll, taxable value × millage). Buy at the asking price of $5,495,000 and the first-year bill resets to about $108,050/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 $18,500–$38,000/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 2007. An original roof would be about 19 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report and ask for the roof permit date.
Estimated carrying cost at the asking price, before the mortgage: about $9,134/month (tax $9,004, 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)
$18k–$38k/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 · Coral Ridge
Pricing & the Coral Ridge market
How this home is priced against recent nearby sales, and where Coral Ridge 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 Coral Ridge
Each dot is a closed sale since 2001 (450 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, 2012–2026. This home lists at $1146/sq ft.
Median sale price by year
12-month median closed price, 2012–2026.
Market Heat by year (0–100)
Momentum Market Heat, 2013–2026. Now 38 (cold).
Property timeline
This home’s history
2007BuiltPer public record
Oct 14, 2026First seen on movewithmomentum.comObserved at $5,495,000
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 $5,495,000Momentum Realty · on market 0 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 CORAL RIDGE 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
$7,250,000
2898 NE 26th Street, Fort Lauderdale
5 / 5.5 bd/ba · 4,690 sq ft · $1546/sq ft
Courtesy of Compass Florida, LLC · View details →
Sold Apr 2026
$7,250,000
2898 NE 26th Street, Fort Lauderdale
5 / 5.5 bd/ba · 4,690 sq ft · $1546/sq ft
Courtesy of Compass Florida, LLC · View details →
Sold Mar 2026
$4,400,000
2700 NE 18th Street, Fort Lauderdale
5 / 5.5 bd/ba · 4,380 sq ft · $1005/sq ft
Courtesy of Luxuri International Real Estate Miami, LLC. · View details →
Sold Apr 2026
$4,300,000
2732 NE 29th Court, Fort Lauderdale
4 / 4 bd/ba · 4,070 sq ft · $1057/sq ft
Courtesy of Compass Florida, LLC · View details →
Sold Apr 2026
$4,300,000
2732 NE 29th Court, Fort Lauderdale
4 / 4 bd/ba · 4,070 sq ft · $1057/sq ft
Courtesy of Compass Florida, LLC · View details →
Sold Aug 2026
$4,000,000
1425 Middle River Drive, Fort Lauderdale
4 / 5 bd/ba · 3,425 sq ft · $1168/sq ft
Courtesy of TrustLarry Real Estate · View details →
Median of these 6 sales: $1,900,000 ($747/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
36/100
Strongest on: Pricing power (74), Market timing (62)
0 limited50100 exceptional
36/100 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 $1146/sq ft vs the community 12-month median $747/sq ft.
Affordability0
List price $5,495,000 vs the community median $1,900,000. Not a measure of personal affordability.
Flood safety45
FEMA Zone AE, ~4 ft elevation. Verify the parcel with FEMA.
Insurance cost39
From FEMA Zone AE and a 2007 build. Obtain a property-specific quote.
Market liquidity35
Community median 69 days on market, ~6.3 months of supply (12-month record).
Pricing power74
Recent sales closed at about 93.1% of original asking (~6.9% below). More room below asking generally favors buyers.
Market timing62
Momentum Market Heat is 38/100 (cold). 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.
Momentum Research
The Momentum read
🟡 Asking $1146 per square foot, about 53% above the community’s $747 median. Coral Ridge’s 12-month median sold price per square foot is $747. Median sold price per square foot is down 20.0% year over year. Confidence: High · 24 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.
53% of homes in Coral Ridge are owner-occupied. An estimated 47% are non-owner-occupied, including 12% 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), 462 homes matched. Community-level context.
Recent Coral Ridge sales closed near 93.1% 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 11 active listings in Coral Ridge, no CDD assessment.
Updated October 14, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
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Listed by Compass Florida, LLC · MLS # B26088096
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Keep looking
Similar homes for sale near CORAL RIDGE
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 5 miles south of Coral Ridge.
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 7 miles southwest of Coral Ridge.
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 4 miles southwest of Coral Ridge.
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 3 miles southwest of Coral Ridge.
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.
School zoningThis address is in the Broward County School District. Specific elementary, middle, and high-school assignments vary by street and can change. Confirm current zoning with the district before relying on it.
Items worth confirming for 2856 NE 25th Street, chosen from what the record shows. This is general guidance, not advice about this specific property.
Built in 2007 (19 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.
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.
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 4,795 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 $108,050/yr) assumes reassessment at the list price less the homestead exemption. Estimated buyer taxes are about $97,950 more per year than the current owner’s estimated bill (+970%). Exemptions and portability change the actual bill — confirm with the county property appraiser.
Confirm school zoning directly with the district.
Provenance
Data sources & freshness
Listing record
BeachesMLS, checked against the MLS hourly (last: October 14, 2026)
Comparable sales
BeachesMLS closed sales in CORAL RIDGE, last 18 months, as of August 10, 2026
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 2856 NE 25th Street and when was it built?
Per the listing record, 2856 NE 25th Street was built in 2007 and has 4,795 sq ft of living area, 4 bedrooms and 4.5 bathrooms. Living area and lot size come from the MLS record and should be verified against the county property appraiser.
What community is 2856 NE 25th Street in?
2856 NE 25th Street is in Coral Ridge in Fort Lauderdale, Broward County. The comparable-sales section on this page shows recent closed sales nearby from the same MLS data.
Does 2856 NE 25th 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 2856 NE 25th Street differ from the current owner's?
The estimate on this page (about $108,050 per year) assumes reassessment at the list price less the homestead exemption. Estimated buyer taxes are about $97,950 more per year than the current owner’s estimated bill (+970%). 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 2856 NE 25th 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.
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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.
