Momentum Research: independent market analysis, flood data, insurance estimates, buyer leverage, and objective property scoring, alongside the MLS listing. Not just the listing sheet.
34% above
$/sq ft vs community
$1452 here vs $1086 median sold (12 mo)
Buyer leverage
Strong buyer advantage
24.0-month supply
24.0 months
Supply around this home
Seller <3 · balanced 3-6 · buyer >6
$19k–$39k/yr
Est. insurance · illustrative
Not a carrier quote; premiums vary widely by property. Get a real quote.
As of September 21, 2026, 301 NE 23RD Avenue in Barcelona Isle, Fort Lauderdale is listed at $6,750,000 (4,648 sq ft, about $1,452 per sq ft). It came to market within the past week. Listing facts: built in 2016, 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 2016 · 10 yrs
4,648 sq ft of living area
2-car garage
Listed at $6,750,000 — recent neighborhood median sale price ~$5,275,000 (nearby sales; deemed reliable, not an appraisal)
Active listing
HOA ~$50/mo (estimate; confirm)
Momentum Research · Barcelona Isle
Pricing & the Barcelona Isle market
How this home is priced against recent nearby sales, and where Barcelona Isle 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.
Property timeline
This home’s history
2016BuiltPer public record
Sep 21, 2026First trackedObserved at $6,750,000
NowActiveCurrently for sale
Build year is from public record. Listing 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.
Financing
Estimated monthly payment
$43,946/mo
Principal & interest $35,745/mo81%
Taxes $5,906/mo13%
Insurance $2,244/mo5%
HOA $50/mo0%
$43,946/mo at 20% down, 30-yr @ 6.95% · edit any field to update.
Estimated from today’s asking price and current Broward County tax rates.
⚠️
Many first-time Florida buyers are surprised when property taxes jump after closing. This estimate helps you budget before you make an offer.
Current owner pays $81,300/yr ($6,775/mo)
+$51,650 more each year
(+64%)
Most of this comes from Florida’s Save Our Homes assessment cap resetting when the home sells — the current owner’s protected assessment doesn’t transfer to a new buyer.
🛡️
Current ownerProtected by Save Our Homes
🔄
Home sellsResets the January after
🧾
Buyer paysBased on purchase price
$1,424,622
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.
Sources: Florida DOR certified tax roll (2025), BeachesMLS. County public record, not MLS data — matched to this home by parcel ID. Estimates are not a tax bill.
Momentum Scores
Momentum Property Score
12/100
Strongest on: Market liquidity (35), Renovation upside (10)
0 limited50100 exceptional
12/100 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 $1452/sq ft vs the community 12-month median $1086/sq ft.
Affordability3
List price $6,750,000 vs the community median $5,275,000. Not a measure of personal affordability.
Market liquidity35
Community inventory, ~24.0 months of supply (12-month record).
Renovation upside10
From a 2016 build and $1452/sq ft vs the community median $1086/sq ft. Not a condition assessment.
Momentum Scores are objective, rules-based indicators computed from listing facts, public records, and recent nearby sales. 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 $1452 per square foot, about 34% above the community’s $1086 median. Barcelona Isle’s 12-month median sold price per square foot is $1086. MLS facts: BeachesMLS closed sales. A per-square-foot gap is context, not an appraisal; condition, lot, and view set the final number here.
67% of homes in Barcelona Isle are owner-occupied. An estimated 33% are non-owner-occupied, including 0% 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), 6 homes matched. Community-level context.
What’s unique here: one of only 2 active listings in Barcelona Isle, no CDD assessment.
Updated September 21, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Listing description
About this home
Welcome to this exceptional Randall Stofft-designed waterfront estate built in 2016, remodeled in 2022. A sophisticated South Florida home in guard-patrolled Seven Isles, just off Las Olas Blvd. Soaring 25-foot ceilings with an open-concept design which creates a dramatic interior, complemented by smart home technology, high-end appliances, elevator, generator and security system.
Outdoors, a private oasis awaits with a resort-style pool and spa, outdoor kitchen and inviting lounge areas. Enjoy 80 feet of waterfront, a concrete dock, 15,000-lb. Neptune boat lift and direct ocean access with no fixed bridges.
Ideally located from premier dining, shopping, galleries and beaches, this extraordinary residence captures the very best of luxury waterfront living in Ft Lauderdale. Seven Isles offers an optional security annual security services fee. At this time it is $1200
All 59 photos
Description provided by Douglas Elliman and reproduced from the MLS; not independently verified.
Property facts & sources
Every fact, sourced
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$6,750,000
Bed / bath4 / 4.5
Living area4,648 sq ft
Year built2016
Property typeSingle Family Residence
Garage2-car
PoolYes
MLS #B26078385
Listing statusActive
Public records & third-party data
FEMA flood zoneNot verified — check msc.fema.gov
Windstorm exposureLow
CountyBroward
Area listings2 active · 0 under contract
Estimated first-year tax~$70,875/yr
CDD assessmentNone on record
HOA (estimate)$50/mo
Calculated estimates
Price per sq ft$1452
Estimated monthly payment$43,946
Insurance (illustrative)$19k–$39k/yr
Comparable-sales median$5,275,000
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
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.
$4,443,488the mess$5,651,968
Actual list price: $6,750,000 — compare it against the range above. The Messtimate is a blind sqft estimate; the list price reflects this specific home.
A 27% spread on the same house — and that gap is exactly what an automated guess can't see:
Condition & updates — a renovated kitchen or new roof vs. dated finishes can swing value six figures; sq ft can't see it.
The lot — this listing is waterfront; water frontage is priced far off a per-sq-ft average of the neighborhood.
Outliers skew it — one flip or distressed sale in the comps drags the whole $/sq ft up or down.
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:
3 active listings competing
≈24.0 months of supply
1 closed here in the last 12 months
For reference, this home is listed at $6,750,000 ($1,452/sq ft) — a number set with analysis a Messtimate can't do.
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: 4,648 sq ft × $956–$1,216/sq ft from recent nearby closed sales (public records). Estimate for general information only; not an appraisal, valuation, or offer. Updated September 21, 2026.
Keep looking
Similar homes for sale near BARCELONA ISLE
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.
400 SW 14th Avenue, Fort Lauderdale · $493,700 · 2 bd / 2.5 ba · listed September 20, 2026 (courtesy of LoKation)
2424 NE 27th Avenue, Fort Lauderdale · $3,650,000 · 4 bd / 4.5 ba · listed September 20, 2026 (courtesy of Compass Florida, LLC)
333 Las Olas Way #1207, Fort Lauderdale · $1,295,000 · 2 bd / 2.5 ba · listed September 20, 2026 (courtesy of Compass Florida, LLC)
520 SE 5th Avenue #1308, Fort Lauderdale · $360,000 · 2 bd / 2.0 ba · listed September 20, 2026 (courtesy of Home Nest Realty, Inc.)
1622 SW 28th Court, Fort Lauderdale · $525,000 · 3 bd / 2.5 ba · listed September 20, 2026 (courtesy of LoKation)
1140 SW 32nd Street, Fort Lauderdale · $499,000 · 2 bd / 1.0 ba · listed September 20, 2026 (courtesy of Mark International Real Estate)
Transparency
Price & listing history
Listed for $6,750,000Momentum Realty · on market 0 days
Public records
Building permits
Permit history not yet linkedConfirm permit history with the county building department.
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.)
~$70,875/yr
A rough first-year estimate only, applying a typical Broward rate to the list price before any exemptions. Florida bills vary substantially after reassessment, homestead and other exemptions, and local taxing districts — this is not your expected bill. Confirm with the county property appraiser.
CDD assessment
None
No CDD assessment on record for this community.
Insurance (illustrative range)
$19k–$39k/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
$50/mo
Covers the master association & common areas. Confirm exact dues and what they include.
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
Not on record
Approximate parcel elevation from USGS; confirm exact elevation with a survey.
Windstorm / insurance
Obtain a quote
This is a coastal Florida county. Premiums and coverage vary by home; obtain a quote from a licensed insurer.
Connectivity
Internet & broadband
Fiber
Check availability
AT&T Fiber covers much of NE Florida; confirm availability at the address.
Cable
Likely
Xfinity/Spectrum cable broadband is widely available.
5G Home
Backup
T-Mobile / Verizon fixed-wireless as a backup option.
Seen enough photos?
Want to see 301 NE 23RD Avenue?
Tell us when works for you and a local agent will reach out to arrange a showing and answer your questions about this home.
Listed by Douglas Elliman · MLS # B26078385
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Market data · public records
Recent sales activity in BARCELONA ISLE
Recent comparable closed sales near this home, from public records. Summary figures are for general reference only and are not a valuation of this property. See the BARCELONA ISLE neighborhood guide for more.
Comparable sales found
1
Recent nearby closings in the data set.
Community median sale price
$5,275,000
Canonical 12-month median closed price. Reference only.
Community median $/sq ft
$1086
Canonical 12-month median $/sq ft. Reference only.
Go deeper on BARCELONA ISLE
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.
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 3 miles northwest of Barcelona Isle.
$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 3 miles west of Barcelona Isle.
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 6 miles northwest of Barcelona Isle, 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 site is about 2 miles southwest of Barcelona Isle.
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 →
How it stacks up
Comparable recent sales
Recent closed sales nearby, with photos, so you can compare. Sold prices are public record, deemed reliable but not guaranteed.
Sold Jan 2026
$5,275,000
307 Seven Isles Drive, Fort Lauderdale
5 / 3.5 bd/ba · 4,858 sq ft · $1086/sq ft
Courtesy of Leeder Legacy · View details →
Community 12-month median: $1086/sq ft. Shown for general reference only — this is not an appraisal or a statement of this home's value. Sold prices are public record and deemed reliable but not guaranteed.
If you rent it out
Investment snapshot
Objective rental and cash-flow estimates for a buyer weighing this as an investment. Rough figures for general information only — not a guarantee of rent, an appraisal, or investment advice. Verify independently.
Estimated rent$30,938 – $45,000/moa rough gross-rent-yield range on list price (comp-based estimate coming).
Estimated cap rate4.6%Net operating income ÷ list price; excludes financing.
Est. monthly cash flow−$13,867 – −$1,212At 25% down, 30-yr; after a 10% vacancy/maintenance/management reserve.
Before you decide
Buyer research checklist
Items worth confirming for 301 NE 23RD Avenue, chosen from what the record shows. This is general guidance, not advice about this specific property.
Built in 2016: confirm the roof and HVAC install dates and whether any builder or manufacturer warranty transfers.
The listing reports no HOA: confirm with the county record that no deed restrictions or mandatory association apply to this parcel.
Look up the parcel on FEMA's Flood Map Service Center and confirm with your insurer whether flood insurance is required.
Get a homeowners insurance quote for this specific address in Broward County; a wind-mitigation inspection and, on older homes, a four-point inspection can change the premium.
Private pool: confirm the barrier or alarm meets the state residential pool safety code and ask for pump, heater, and resurfacing records.
Waterfront: confirm seawall or dock condition and permits, and ask who owns and maintains the shoreline.
Listed living area is 4,648 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 $70,875/yr) assumes reassessment at the list price; the seller's homestead cap does not transfer, so their current bill is not a guide.
School zoning shown here comes from district data and changes; confirm the assigned schools directly with the district before relying on them.
Nearby & commute
Approximate distances
Approximate drive times for general reference only.
BeachesMLS, refreshed twice daily (last: September 21, 2026)
Community market stats
BeachesMLS closed sales, as of September 20, 2026
Flood zone & elevation
Not verified for this address — look it up at msc.fema.gov
Taxes & monthly cost
Estimated from county rates; not a quote
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 301 NE 23RD Avenue and when was it built?
Per the listing record, 301 NE 23RD Avenue was built in 2016 and has 4,648 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 301 NE 23RD Avenue in?
301 NE 23RD Avenue is in Barcelona Isle in Fort Lauderdale, Broward County. The community section on this page shows recent closed sales, days on market, and active inventory for Barcelona Isle from the same MLS data.
Does 301 NE 23RD Avenue 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 301 NE 23RD Avenue differ from the current owner's?
The estimate on this page (about $70,875 per year) assumes reassessment at the list price. Florida's Save Our Homes rule caps annual assessment increases for homesteaded owners, and the assessment resets after a sale, so a new owner's bill may differ from the seller's. Any tax figure shown here is an estimate, not the actual bill — confirm with the county property appraiser and tax collector.
Is 301 NE 23RD Avenue 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 301 NE 23RD Avenue 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 a typical county millage rate to the list price 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.
