Single Family Residence in LAS OLAS BY THE SEA EXT, Fort Lauderdale · No CDD on record
LAS OLAS BY THE SEA EXT · Fort Lauderdale, FL 33305 · Broward County
Listing data updated October 12, 2026 at 7:27 AM ET · checked against the MLS hourly
5Bedrooms
5Bathrooms
3,747Sq Ft
1990Year Built
$1000Per Sq Ft
Private pool5-car garageNo CDD on recordFEMA Zone X5 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.
in line with
$/sq ft vs community
$1000 here vs $1018 median sold (12 mo)
Buyer leverage
Strong buyer advantage
172 days on market
19.2 months
Supply around this home
Seller <3 · balanced 3-6 · buyer >6
Zone X
Flood risk
Minimal hazard per FEMA; ~10 ft elevation
$16k–$34k/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 $3.75M tops 12 of the last 12 closed sales; also one of the largest homes here at 3,747 sq ft
As of October 12, 2026, 3321 NE 16th Place in Las Olas By The Sea Ext, Fort Lauderdale is listed at $3,747,000 (3,747 sq ft, about $1,000 per sq ft). That is 67% above Las Olas By The Sea Ext's median closed sale of $2,250,000 over the last 12 months (5 recorded sales). It has been 172 days on market, longer than the community's typical 106 days to contract. Listing facts: built in 1990, a private pool, no HOA. 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 1990 · 36 yrs
3,747 sq ft of living area
5-car garage
Listed at $3,747,000 — recent neighborhood median sale price ~$2,250,000 (nearby sales; deemed reliable, not an appraisal)
172 days on market
No HOA reported by the listing (confirm)
Listing description
About this home
An absolutely Gorgeous chic home located steps away from the sand. Situated on a oversized 9,353 lot. This sophisticated two-story family home will make you fall in love.
5 bedrooms, 5 full bathrooms, Custom made state of the art Italian Molteni & Dada kitchen with Miele Appliances, stunning marble floors, limestone walls, Family room with Ocean View, complete Cabana Room, independent laundry area. Closets are Italian all with LED Lighting, modern doors, travertine large pool with plenty of room to entertain and architectural landscaping. Large private family room, deck/balcony of master bedroom.
All rooms are oversized and with on suite bathrooms, House is 3747 sqft, Enjoy luxury living in the heart of Fort Lauderdale most perfect neighborhood for families, nearby schools and restaurants.
All 55 photos
Description provided by Florida Capital Realty 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$3,747,000
Bed / bath5 / 5
Living area3,747 sq ft
Year built1990
Property typeSingle Family Residence
Garage5-car
PoolYes
MLS #A11870424
Listing statusPending
Public records & third-party data
FEMA flood zoneZone X
Ground elevation~10 ft
CountyBroward
Area listings8 active · 1 under contract
Estimated first-year tax~$73,350/yr
CDD assessmentNone on record
HOANone reported
Calculated estimates
Price per sq ft$1000
Estimated monthly payment$28,795
Insurance (illustrative)$16k–$34k/yr
Comparable-sales median$2,250,000
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
$28,795/mo
Principal & interest $20,755/mo72%
Taxes $6,112/mo21%
Insurance $1,928/mo7%
$28,795/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 $46,800/yr ($3,900/mo) — taxable value $2,357,960 × 19.84 mills
$26,550 more each year
(+57%)
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
$78,680
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.
$2,436,640
Market value
$2,357,960
Assessed
$2,357,960
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)
$16k–$34k/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
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 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
~10 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 · Las Olas By The Sea Ext
Pricing & the Las Olas By The Sea Ext market
How this home is priced against recent nearby sales, and where Las Olas By The Sea Ext 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 Las Olas By The Sea Ext
Each dot is a closed sale since 2011 (51 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, 2014–2026. This home lists at $1000/sq ft.
Median sale price by year
12-month median closed price, 2014–2026.
Property timeline
This home’s history
1990BuiltPer public record
About Apr 2026Listed (per MLS)MLS reports 172 cumulative days on market as of October 12, 2026
Aug 4, 2026First seen on movewithmomentum.comObserved at $3,747,000
NowUnder contractCurrently pending
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 $3,747,000Momentum Realty · on market 172 days
Public records
Building permits
Permit history not yet linkedConfirm permit history with the county building department.
How it stacks up
Comparable recent sales
4 closed sales in LAS OLAS BY THE SEA EXT 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 Jul 2026
$3,475,000
3304 NE 14th Court, Fort Lauderdale
4 / 4 bd/ba · 3,556 sq ft · $977/sq ft
Courtesy of Latitude Key Real Estate · View details →
Sold Jul 2026
$3,475,000
3304 NE 14th Court, Fort Lauderdale
4 / 4 bd/ba · 3,556 sq ft · $977/sq ft
Courtesy of Latitude Key Real Estate · View details →
Sold Aug 2026
$2,950,000
3329 NE 16th Court, Fort Lauderdale
4 / 3 bd/ba · 2,897 sq ft · $1018/sq ft
Courtesy of Keller Williams Realty Profess · View details →
Sold Aug 2026
$2,950,000
3329 NE 16th Court, Fort Lauderdale
4 / 3 bd/ba · 2,897 sq ft · $1018/sq ft
Courtesy of Keller Williams Realty Profess · View details →
Median of these 4 sales: $2,250,000 ($1018/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.
$3,357,312the mess$4,271,580
Stronger local evidence — 4 comparable closed sales in LAS OLAS BY THE SEA EXT, closed within the last 18 months, same property type, living area within 30% of this home.
Actual list price: $3,747,000 — 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 1990 home may have had its roof, kitchen, or HVAC replaced since, or not; sq ft can't see either.
The lot & views — a premium golf, water, or preserve lot vs. a road-facing one: same sq ft, very different price.
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:
This home: 172 days on market vs. a 106-day community median
8 active listings competing, 1 under contract
≈19.2 months of supply
5 closed here in the last 12 months
For reference, this home is listed at $3,747,000 ($1,000/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: 3,747 sq ft × $896–$1,140/sq ft (±12% around the median of 4 comparable closed sales in LAS OLAS BY THE SEA EXT, last 18 months; MLS closed-sale records). Estimate for general information only; not an appraisal, valuation, or offer. Updated October 12, 2026.
Momentum Scores
Momentum Property Score
54/100
Strongest on: Pricing power (100), Flood safety (90)
0 limited50100 exceptional
54/100 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 area54
This home $1000/sq ft vs the community 12-month median $1018/sq ft.
Affordability0
List price $3,747,000 vs the community median $2,250,000. Not a measure of personal affordability.
Flood safety90
FEMA Zone X, ~10 ft elevation. Verify the parcel with FEMA.
Insurance cost62
From FEMA Zone X and a 1990 build. Obtain a property-specific quote.
Market liquidity15
Community median 106 days on market, ~19.2 months of supply (12-month record).
Pricing power100
Recent sales closed at about 79.4% of original asking (~20.6% below). More room below asking generally favors buyers.
Coverage: 6 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 $1000 per square foot, about in line with the community’s $1018 median. Las Olas By The Sea Ext’s 12-month median sold price per square foot is $1018. Confidence: Low · 5 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 Las Olas By The Sea Ext sales closed near 79.4% 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 September 20, 2026. Aggregates only; deemed reliable but not guaranteed.
What’s unique here: one of only 8 active listings in Las Olas By The Sea Ext, no CDD assessment.
Updated October 12, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
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Listed by Florida Capital Realty · MLS # A11870424
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Keep looking
Similar homes for sale near LAS OLAS BY THE SEA EXT
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 less than a mile north of Las Olas By The Sea Ext.
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 2 miles southwest of Las Olas By The Sea Ext.
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 2 miles north of Las Olas By The Sea Ext.
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 north of Las Olas By The Sea Ext.
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
BayviewAssigned 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 3321 NE 16th Place, chosen from what the record shows. This is general guidance, not advice about this specific property.
Built in 1990 (36 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 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.
Private pool: confirm the barrier or alarm meets the state residential pool safety code and ask for pump, heater, and resurfacing records.
Listed living area is 3,747 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 $73,350/yr) assumes reassessment at the list price less the homestead exemption. Estimated buyer taxes are about $26,550 more per year than the current owner’s estimated bill (+57%). 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 12, 2026)
Comparable sales
BeachesMLS closed sales in LAS OLAS BY THE SEA EXT, last 18 months, as of September 20, 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 3321 NE 16th Place and when was it built?
Per the listing record, 3321 NE 16th Place was built in 1990 and has 3,747 sq ft of living area, 5 bedrooms and 5.0 bathrooms. Living area and lot size come from the MLS record and should be verified against the county property appraiser.
What community is 3321 NE 16th Place in?
3321 NE 16th Place is in Las Olas By The Sea Ext in Fort Lauderdale, Broward County. The comparable-sales section on this page shows recent closed sales nearby from the same MLS data.
Does 3321 NE 16th Place 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 3321 NE 16th Place differ from the current owner's?
The estimate on this page (about $73,350 per year) assumes reassessment at the list price less the homestead exemption. Estimated buyer taxes are about $26,550 more per year than the current owner’s estimated bill (+57%). 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 3321 NE 16th Place 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 3321 NE 16th Place 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.
