Moving to Fort Lauderdale, Florida: The 2026 Data Guide

By Jon Brooks, Co-Founder, Momentum Realty · Updated September 28, 2026

As of 2026-09-28, the median home sold in Fort Lauderdale, Florida over the last 12 months went for $492,000 (2,094 closings across 817 communities in Momentum’s MLS record), about $380 per square foot for a median 1,520-sq-ft home built around 1971. Homes currently listed have been on the market a median of 63 days, and with 1,902 active listings against that sales pace the city is carrying roughly 10.9 months of supply. Sellers have been getting about 93% of their original asking price. That median is 23% above the median across Momentum’s Florida and Georgia coverage.

Fort Lauderdale is a waterfront city with a high median and, right now, a lot of inventory. Months of supply are the highest on these guides, sellers are taking meaningful discounts from their original asking prices, and homes are sitting for more than two months. For a buyer, that is leverage in a market that rarely offers it.

The median is an average of Victoria Park and Coral Ridge at one end and the condo market at the other, and the two behave very differently.

What your budget buys in Fort Lauderdale

Three price points from 2,242 recent Fort Lauderdale closings in our record, each showing what actually closed within 10% of that price:

• Around $322,500: the typical sale in this band was a 2-bed, 2-bath home of about 1,094 sq ft, built around 1967 (183 sales).
• Around $492,000: the typical sale in this band was a 3-bed, 2-bath home of about 1,330 sq ft, built around 1969 (254 sales).
• Around $1,000,000: the typical sale in this band was a 3-bed, 2.25-bath home of about 1,874 sq ft, built around 1970 (128 sales).

The lower band is almost entirely condos, and Florida's condo reserve and inspection rules are the reason a lot of that inventory exists. The middle band is the older single-family neighborhoods north and west of downtown; the upper band is the waterfront and the historic east-side neighborhoods, where the lot and the canal are most of the price. Square footage barely moves across the bands; location does all the work.

The real monthly cost of owning in Fort Lauderdale

Take the median $492,000 home with 20% down at today’s 7.03% 30-year rate: principal and interest run about $2,627/month. Broward County’s typical total millage is 19.84 mills, so after the $50,000 homestead exemption the property tax is roughly $8,770/year ($731/month) for a new owner — the seller’s capped bill on the listing will be lower and is not your number. Citizens Property Insurance’s average premium in Broward County is about $1,561/year; private-market quotes vary with roof age and wind mitigation. 62% of current Fort Lauderdale listings carry an HOA, with a median of $952/month where one applies. All in, budget on the order of $4,440/month to own the median Fort Lauderdale home including a typical HOA.

Broward County's millage is among the higher rates in the state, so the tax reset at purchase on a high-priced home is a large number. Insurance is manageable at the county average but the older stock and the coastal exposure mean actual quotes vary widely. The HOA line is split between the condo buildings, where fees are substantial, and the single-family neighborhoods, where there often is none.

For the full worksheet — taxes by scenario, the homestead exemption, and how the Save Our Homes cap works after year one — see the Broward County property tax guide and our home insurance by county map.

Where people are buying: Fort Lauderdale’s most active communities

The communities with the most closings in the last 12 months, with each one’s median sale and how long its current listings have been on the market. Every name links to that community’s own guide with live listings.

Victoria Park and Coral Ridge are the established east-side neighborhoods that lead the table; Coral Ridge Isles and Marina Landings are the waterfront; Imperial Point Colonnades and River Reach are the condo entry points that sit at the bottom of the price column. North Andrews Gardens is the value single-family option. The medians in this one table span more than a tenfold range.

Fort Lauderdale by ZIP code

Sales and medians by ZIP over the same 12 months: 33308 (472 sales, median $428,000), 33301 (271 sales, median $1,072,500), 33304 (270 sales, median $660,000), 33312 (232 sales, median $465,000), 33311 (199 sales, median $377,000), 33316 (192 sales, median $972,500).

What’s for sale: property types, new construction, and age of homes

Of the last 12 months of sales, 51% were single-family homes, 7% townhomes or villas, and 41% condos. New construction accounted for 5% of closings, led by Marina Landings, Victoria Park, Selene, Lake Ridge, Livermore Estates. The housing stock skews older: 11% of homes sold were built in 2015 or later and 63% before 1980.

More than half of what sold was built before 1980, and that older stock is what gives the east side its character and its inspection challenges. The condo share is large, and any condo purchase here should start with the building's milestone inspection and reserve study. New construction is present but concentrated in a few infill projects.

Getting around from Fort Lauderdale

Measured from the center of Fort Lauderdale’s recent sales: Miami International Airport (MIA) is about 26 miles; Downtown Miami is about 26 miles; West Palm Beach is about 40 miles; Naples is about 103 miles. Distances are straight-line; drive times depend on the corridor and time of day.

Fort Lauderdale has its own airport and port, Miami is a real commute rather than a short drive, and West Palm Beach is the other direction on I-95. Within the city, the canals and the drawbridges shape travel in a way a map does not show, and the neighborhoods east of US 1 are the ones where residents walk to things.

Schools, taxes, and insurance: where to verify

School assignments change; check the Broward County school grades page for the district’s current grades, and confirm zoning for a specific address directly with the district. Property tax figures on this page use Broward County’s typical millage of 19.84; municipal and special-district millage varies inside the county. Insurance uses Citizens’ Broward County average of $1,561/year; a wind-mitigation inspection and roof age can move a private quote a long way in either direction.

Fort Lauderdale: the case for and against

This is a buyer's moment in a market that usually belongs to sellers. Use the inventory, negotiate from the sale-to-list data, and do the building and roof work on anything older or in a condo tower, because that is exactly where the discounts are coming from.

Your Fort Lauderdale relocation toolkit

• Homes for sale in Fort Lauderdale right now
• Cost of living in Fort Lauderdale
• Best neighborhoods in Fort Lauderdale
• New construction in Fort Lauderdale
• Find an agent in Fort Lauderdale
• Fort Lauderdale ZIP codes with prices
• Search every Fort Lauderdale community

Common questions about moving to Fort Lauderdale

Sales figures are Momentum Realty’s MLS record of closings in Fort Lauderdale communities over the trailing 12 months (community snapshots as of their last refresh; price-band examples from the most recent closings on file); tax and insurance figures are Broward County data. Estimates, not guarantees; verify before relying on them. General relocation guidance, not financial advice. Equal Housing Opportunity.