Full delivery targeted
The development was positioned for full delivery in the third quarter of 2026.
Why it matters: Confirm the current delivery date and remaining availability directly with the developer.
265 days on market (MLS)
Townhouse
$2,150,000
3-Bedroom Townhome in NUVO Lighthouse Point
3867 NE 23rd Avenue #A-6, Lighthouse Point, FL 33064
Townhouse in NUVO Lighthouse Point · No CDD on record · Built 2026
NUVO Lighthouse Point · Lighthouse Point, FL 33064 · Broward County
Listing data updated October 13, 2026 at 10:57 AM ET · checked against the MLS hourly
2-car garageNo CDD on record
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.
205% above
$/sq ft vs community
$1054 here vs $346 median sold (12 mo)
Buyer leverage
Balanced market
265 days on market
Zone AE
Flood risk
Confirm requirements with FEMA; ~6 ft elevation
$4k–$10k/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 $2.15M tops 12 of the last 12 closed sales
Sources: BeachesMLS (listings + 12-mo closed sales), FEMA, modeled insurance. Interpretation: Momentum Research. Data notes
Highlights
As of October 13, 2026, 3867 NE 23rd Avenue #A-6 in NUVO Lighthouse Point, Lighthouse Point is listed at $2,150,000 (2,040 sq ft, about $1,054 per sq ft). It has been 265 days on market. Listing facts: built in 2026, HOA dues of $350/mo. 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 2026
- 2,040 sq ft of living area
- 2-car garage
- Listed at $2,150,000 — recent neighborhood median sale price ~$637,500 (nearby sales; deemed reliable, not an appraisal)
- 265 days on market
- HOA $350/mo (per listing)
Listing description
About this home
NUVO Lighthouse Point redefines attainable, modern coastal living with a thoughtful focus on wellness, design & location. Conceived by a new generation of forward-thinking builders, this boutique townhome community blends contemporary architecture, Safety, Smart home, clean lines, highly functional layouts ideal for today’s families & professionals. Select residences offer serene water views, while curated, wellness-inspired amenities including optional cold plunge and sauna packages support a balanced, vitality-driven lifestyle.
Expected for completion in Q3 2026, NUVO sets a new benchmark for attainable, wellness-oriented coastal living. Community Features:• Gated enclave of just 12 townhomes, offering privacy and exclusivity• HOA includes landscaping, gated entry, and trash service Residence Features:• Expansive open floor plans with 10’ ceilings• Private balconies and private fenced patios with lush landscaping• High-end designer finishes and fixtures• Hurricane-impact windows and doors• Smart home integration• Private 2-car garages positioned on the interior street Optional Enhancements• Cold plunge and sauna wellness package
All 12 photos
Description provided by One Sotheby's International Realty and reproduced from the MLS; not independently verified.
Listing courtesy of One Sotheby's International Realty · Listing agent: Erin Jean Omiatek · 561-381-9090
Provided via the BeachesMLS Internet Data Exchange · All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc. · deemed reliable but not guaranteedIDX information is provided exclusively for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed by the MLS to be accurate.
Provided via the BeachesMLS Internet Data Exchange · All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc. · deemed reliable but not guaranteedIDX information is provided exclusively for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed by the MLS to be accurate.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$2,150,000
Bed / bath3 / 3.5
Living area2,040 sq ft
Year built2026
Property typeTownhouse
Garage2-car
MLS #F10545317
Listing status265 days on market (MLS)
Public records & third-party data
FEMA flood zoneZone AE
Ground elevation~6 ft
CountyBroward
Estimated first-year tax~$22,575/yr
CDD assessmentNone on record
HOA$350/mo
Calculated estimates
Price per sq ft$1054
Estimated monthly payment$14,705
Insurance (illustrative)$4k–$10k/yr
Messtimate range$442,680 – $867,000
Comparable-sales median$637,500
Buyer should verify Buyer verify
Exact HOA dues, fees, and restrictionsRoof age and conditionHVAC age and conditionA property-specific insurance quoteSurvey and lot boundariesPermit historyFlood-insurance requirementsSchool zoning (confirm with the district)Property taxes after sale (homestead reset)CDD / community assessmentsSquare footage and room dimensions
Financing
Estimated monthly payment
$14,705/mo
- Principal & interest $11,909/mo 81%
- Taxes $1,881/mo 13%
- Insurance $564/mo 4%
- HOA $350/mo 2%
$14,705/mo at 20% down, 30-yr @ 7.4% · edit any field to update.
Editable estimate — not a loan offer. Estimates only; see data & estimate notes.
What it really costs to own 3867 Ne 23Rd Avenue #A-6
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.
| HOA dues | $350/month per the listing record. Dues cover what the association documents say they cover; ask for the budget and reserve study before you close. |
|---|---|
| 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 $4,500–$10,000/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 2026. A newer roof and current wind-mitigation features usually mean the lower end of insurance quotes; ask for the wind-mitigation form. |
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
~6 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 · NUVO
Pricing & the NUVO market
How this home is priced against recent nearby sales, and where NUVO has been over 25 years. Momentum Research analysis of public records and builder announcements; 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
- 2026BuiltPer public record
- About Jan 2026Listed (per MLS)MLS reports 265 cumulative days on market as of October 13, 2026
- Aug 4, 2026First seen on movewithmomentum.comObserved at $2,150,000
- 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 $2,150,000Momentum Realty · on market 265 days
Public records
Building permits
Permit history not yet linkedConfirm permit history with the county building department.
How it stacks up
Comparable recent sales
6 closed sales within about 3 miles in the last 18 months — same property type, living area within 30% of this home. Sold prices are MLS closed-sale records, deemed reliable but not guaranteed.
Sold Apr 2026
$920,000
1323 Ocean Boulevard #1323, Pompano Beach
4 / 3.5 bd/ba · 2,166 sq ft · $425/sq ft
Courtesy of LoKation · View details →
Sold Jun 2026
$891,000
3240 NE 13th Street #3240, Pompano Beach
3 / 3.5 bd/ba · 2,228 sq ft · $400/sq ft
Courtesy of LoKation · View details →
Sold Oct 2025
$535,000
4350 Veleiros Avenue, Deerfield Beach
3 / 2.5 bd/ba · 1,830 sq ft · $292/sq ft
Courtesy of NextHome Realty Professionals · View details →
Sold Apr 2026
$360,000
2453 NE 14th Street Causeway, Pompano Beach
3 / 3.5 bd/ba · 1,728 sq ft · $208/sq ft
Courtesy of Keller Williams Realty Profess · View details →
Sold Jul 2026
$740,000
1301 N Riverside Drive #10, Pompano Beach
3 / 2.5 bd/ba · 1,720 sq ft · $430/sq ft
Courtesy of Compass Florida, LLC · View details →
Sold Sep 2026
$340,000
4408 NW 4TH Avenue, Deerfield Beach
3 / 2.5 bd/ba · 1,568 sq ft · $217/sq ft
Courtesy of Keller Williams Realty Profess · View details →
Median of these 6 sales: $637,500 ($346/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.
$442,680the mess$867,000
Stronger local evidence — 6 comparable closed sales within about 3 miles, closed within the last 18 months, same property type, living area within 30% of this home.
Actual list price: $2,150,000 — compare it against the range above. The Messtimate is a blind sqft estimate; the list price reflects this specific home.
A 96% 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 & views — a premium golf, water, or preserve lot vs. a road-facing one: same sq ft, very different price.
- Outliers skew it — the band above comes from 6 nearby sales; one flip or distressed sale moves the whole $/sq ft.
- Carrying costs & concessions — this home carries HOA dues of $350/mo; with insurance and any seller-paid buydown, that changes what a buyer actually pays, and a sq ft estimate ignores all of it.
And here's what the live market is doing — which the number above ignores entirely:
- 6 active listings competing
For reference, this home is listed at $2,150,000 ($1,054/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.
Selling your own home? Try the Messtimate on your address →
Methodology: 2,040 sq ft × $217–$425/sq ft (interquartile band of 6 comparable closed sales within about 3 miles, last 18 months; MLS closed-sale records). Estimate for general information only; not an appraisal, valuation, or offer. Updated October 13, 2026.
Momentum Scores
Momentum Property Score
22/100
Strongest on: Flood safety (45), Insurance cost (45)
0 limited50100 exceptional
22/100 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 $1054/sq ft vs the community 12-month median $346/sq ft.
Affordability0
List price $2,150,000 vs the community median $637,500. Not a measure of personal affordability.
Flood safety45
FEMA Zone AE, ~6 ft elevation. Verify the parcel with FEMA.
Insurance cost45
From FEMA Zone AE and a 2026 build. Obtain a property-specific quote.
Coverage: 4 of 8 indicators had valid data for this home; indicators without data are left out, not scored as zero. Momentum Scores are objective, rules-based indicators computed from listing facts, public records, and recent comparable sales. They do not measure property condition, quality, or investment suitability, and they are not appraisals, valuations, investment advice, or judgments about a neighborhood or who should live there. Verify independently.
Momentum Research
The Momentum read
🟡 Asking $1054 per square foot, about 205% above the community’s $346 median. NUVO’s 12-month median sold price per square foot is $346. MLS facts: BeachesMLS closed sales. A per-square-foot gap is context, not an appraisal; condition, lot, and view set the final number here.
What’s unique here: no CDD assessment.
Jump to: About this home · Every number, sourced · Monthly cost · Flood & risk · History · FAQ
Updated October 13, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
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Listed by One Sotheby's International Realty · MLS # F10545317
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- 2050 NE 39th Street #E307, Lighthouse Point · $115,000 · 1 bd / 1.5 ba · listed October 8, 2026 (courtesy of Douglas Elliman)
- 2311 NE 35th Street, Lighthouse Point · $5,475,000 · 6 bd / 6.5 ba · listed October 7, 2026 (courtesy of Balistreri Real Estate Inc)
- 1951 NE 39th Street #340, Lighthouse Point · $159,900 · 1 bd / 1.5 ba · listed October 5, 2026 (courtesy of LoKation)
Just listed: new homes for sale in Southeast Florida in the last 48 hours · updated hourly · RSS · Southeast Florida market today: new listings, price cuts, pendings
In the area
Recent NUVO Lighthouse Point news
Recent local developments near this home, compiled from news and public sources. Provided for general information; verify details with the original source.
Sitework targeted for completion
Sitework was reported actively underway and on track for completion by the fourth quarter of 2025.
Why it matters: Keeps the project on schedule for a 2026 delivery window.
NUVO Lighthouse Point breaks ground
Developer NADG broke ground on the 12-unit gated townhome enclave in April 2025, its first project under the firm's new U.S. Residential Opportunity Fund targeting infill sites in supply-constrained markets.
Why it matters: Marks the start of construction; earliest interest-list buyers see pricing before delivery.
Go deeper
More on NUVO Lighthouse Point
Go deeper on NUVO Lighthouse Point
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.
Assigned schools
Assigned schools
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.
See schools in the NUVO Lighthouse Point guide → · Browse school-zone pages →
Nearby & guides
City, county & community guides
Where this home sits, with links to the matching guides. General reference only.
Before you decide
Buyer research checklist
Items worth confirming for 3867 NE 23rd Avenue #A-6, chosen from what the record shows. This is general guidance, not advice about this specific property.
- Built in 2026: confirm the roof and HVAC install dates and whether any builder or manufacturer warranty transfers.
- HOA dues are listed at $350/mo: request the current budget, reserves, and rules before relying on that figure or on any restriction.
- 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 2,040 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 $22,575/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.
- Confirm school zoning directly with the district.
Provenance
Data sources & freshness
| Listing record | BeachesMLS, checked against the MLS hourly (last: October 13, 2026) |
| Comparable sales | BeachesMLS closed sales within about 3 miles, last 18 months, as of July 31, 2026 |
| Flood zone & elevation | FEMA flood maps + USGS elevation (Zone AE shown above) |
| Taxes & monthly cost | 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 3867 NE 23rd Avenue #A-6 and when was it built?
Per the listing record, 3867 NE 23rd Avenue #A-6 was built in 2026 and has 2,040 sq ft of living area, 3 bedrooms and 3.5 bathrooms. Living area and lot size come from the MLS record and should be verified against the county property appraiser.
What community is 3867 NE 23rd Avenue #A-6 in?
3867 NE 23rd Avenue #A-6 is in NUVO Lighthouse Point in Lighthouse Point, Broward County. The comparable-sales section on this page shows recent closed sales nearby from the same MLS data.
Does 3867 NE 23rd Avenue #A-6 have an HOA, and how much are the dues?
The listing reports HOA dues of $350 per month. Dues, what they cover, and the community's rules should be confirmed from the association's current documents before relying on them.
Why might property taxes on 3867 NE 23rd Avenue #A-6 differ from the current owner's?
The estimate on this page (about $22,575 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 3867 NE 23rd Avenue #A-6 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.
MLS / IDX. The data relating to real estate for sale on this web site comes in part from the Internet Data Exchange (IDX) program of the BeachesMLS Internet Data Exchange. Real estate listings held by brokerage firms other than Momentum Realty are marked with the listing broker's name and include the name of the listing agent. Data provided is deemed reliable but is not guaranteed by the MLS to be accurate. The information being provided is for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Source: BeachesMLS, Inc.. All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc. All rights reserved.
Listing data is deemed reliable but is not guaranteed and is subject to change or withdrawal without notice. Square footage and lot size are approximate. Real estate brokerage services provided by Momentum Realty, licensed in Florida and Georgia. © 2026 Move With Momentum LLC.