100 Las Olas
Condos for Sale in Fort Lauderdale, FL
All 2,203 homes for sale in Fort Lauderdale, FL · median $698,000 · 1,179 condos for sale in Fort Lauderdale · 362 homes for sale in 33301 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via Beaches MLS
As of October 2026, 100 Las Olas in Fort Lauderdale, FL has 5 homes for sale and 1 pending, asking from $1,280,000 to $9,995,000 (median $1,649,000). Over the 12 months ending 2026-09-20, 4 recorded sales closed at a median of $1,749,500, $722 per square foot, a median 90 days on market, sellers accepting 88% of original asking (+2% versus the prior year). Homes listed or recently sold were built 2020–2020; 10 of 11 report an HOA (median $2,614/mo); 10 of the 11 geocoded homes sit in a FEMA special flood hazard zone (median elevation 4 ft). At the median price and Broward County's FY2025-26 rate of 19.84 mills, annual property tax runs about $34,710 ($33,880 with the full homestead exemption).
Last 30 days in 100 Las Olas: 1 new listing (median asking $1,349,000), 1 under contract right now. As of October 13, 2026, 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.
Homes For Sale Right Now in 100 Las Olas
Live MLS inventory for 100 Las Olas. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active · 401 daysTop listing
Active · 95 daysActive · 1 days
Active · 72 days
Pending · 121 daysActive and pending 100 Las Olas listings as of 2026-10-12, priced high to low. 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. Tap any home to ask about it.
100 Las Olas is a single high-rise tower on Fort Lauderdale's most recognized downtown address. What sets the price here is elevation, finish level, and views—the building itself is the amenity, and you're paying for the location and the floor plan more than a resort lifestyle package. The median of $1.75 million reflects a condo market that's cooled from last year's peak; inventory sits longer now, and motivated sellers are more common than they were twelve months ago.
With four closings in the trailing window and a median time on market of three months, this is not a hot tape. Buyers have negotiating room, especially on units that need updating or lack water views. Sellers should price to condition and be prepared to wait or adjust—the market heat score of 21 tells you this is a patient game, not a bidding war.
100 Las Olas right now
🟢 Buyer-leaning market. 16.8 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Beaches MLS records, as of September 20, 2026. Confidence: Medium (7 active and pending listings, 4 closed sales in 12 months).
🟡 Still climbing. The trailing-12-month median ($1.75M) is up 2.3% from the prior 12 months ($1.71M). With about a dozen sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Beaches MLS closed sales, 12-month windows ending September 20. Confidence: Low (4 and 3 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 13, 2026 · Live data: Beaches MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
100 Las Olas market snapshot (as of September 20, 2026): the median sale price is about $1.75M ($722 per sq ft over the trailing 12 months of closed sales), a median 90 days on market for closed sales, and 16.8 months of supply, a buyer-leaning market. The trailing-12-month median is up 2% from the prior 12 months, computed from record-level Beaches MLS closed sales (4 closings in the current window).
In ZIP 33301 (Fort Lauderdale), 427 homes closed in the last 12 months at a median of $845K ($530/sq ft), up 2.4% year over year, with a median 84 days on market. Right now 219 active and 48 pending listings put supply at about 8.3 months — a buyer's market. See the live ZIP 33301 housing market and the Broward County market.
BeachesMLS sales records identify 21 homes in 100 Las Olas that have changed hands since 2020, built between 2020 and 2020 (median 2020), with a median living area of about 2,395 sq ft and a typical 3-bedroom, 3-bath layout; 100% are condominiums. Source: BeachesMLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
A landmark address on Las Olas Boulevard in downtown Fort Lauderdale, where price is driven by floor, view, and finish—and where the current market gives buyers more time and leverage than sellers have seen in years.
The setting & the homes.
Aerial and on-site photos of 100 Las Olas. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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100 Las Olas
100 Las OlasPhotos from Beaches MLS listings in 100 Las Olas; content deemed reliable but not guaranteed.
Who 100 Las Olas is best for.
Best for
- Downsizers or second-home buyers prioritizing walkable downtown living and proximity to dining, arts, and the Riverwalk over resort-style amenities
- Buyers with budgets in the upper seven figures who value iconic address and views and are comfortable with a slower resale market
- Investors or end users willing to negotiate patiently in a market where inventory sits longer and motivated sellers are more common
Probably not for
- Buyers expecting rapid price recovery or a liquid, quick-turn resale market in the near term
- Anyone who needs extensive on-site amenities—pools, fitness centers, club facilities—as part of the condo lifestyle
- Buyers looking for entry-level downtown condo pricing or a building with high transaction velocity and bidding-war urgency
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Beaches MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($1.75M) IS the median in the snapshot above, and the move from 2025 ($1.71M) IS the +2.3% one-year change.
Windows contain 3 to 29 sales each (4 in the current window); every figure carries its sample size, and thin markets swing on single closings. 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 guaranteed.
17% of homes for sale in ZIP 33301 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-10-13).
100 Las Olas Market Scorecard
100 Las Olas is currently a buyer-leaning market. About 16.8 months of supply, a median asking price of $1,720,000, and homes go under contract in about 95 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Beaches MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
100 Las Olas on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Beaches MLS. Map data © OpenStreetMap contributors.
Schools
- Broward County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Walker · Elementary
- Sunrise · Middle
- Fort Lauderdale · High
Zoned schools reflect the assignments reported on recent 100 Las Olas listings and can change; always confirm with Broward County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any 100 Las Olas address.
Shop the zone: Homes zoned for Fort Lauderdale High School
The 100 Las Olas buying strategy.
If we were buying in 100 Las Olas today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in 100 Las Olas.
What the numbers say about 100 Las Olas right now
The median price of $1.75 million and per-square-foot figure of $722 reflect a wide range of condition and desirability within the building. Corner units with water views and recent renovations command the top of the range; interior or lower-floor units with original finishes sit longer and often trade below list. The building offers no resort-style amenity campus—no identified pool complex, spa, or club facilities in current listings—so what you're buying is the address, the views, and proximity to Las Olas dining and Riverwalk.
The market has softened year over year, with prices down nearly six percent and inventory moving at a measured pace. The median time on market of three months is well above the quick-turn cycles of recent years, and the low market heat score confirms it: this is a negotiation market, not a competitive one. Buyers can take their time, request inspections, and push on price if a unit has been listed for months. Sellers need to be realistic about condition-based pricing and prepare for a longer hold or a price adjustment if the first thirty days don't produce serious interest.
100 Las Olas appeals to a specific buyer: someone who values walkable urban living, iconic downtown location, and the simplicity of a single tower over sprawling country-club amenities. If you want a resort at home, this isn't it. If you want Las Olas outside your door and the Intracoastal a short walk away, and you can live without the frills, the building delivers what it promises—nothing more, nothing less.
The location and the amenities are priced into every listing in 100 Las Olas. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in 100 Las Olas buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (2.9). Basis: Recent Direction +2.3% year-over-year; Liquidity & Demand 16.8 months of supply; Pricing Power 88.4% sale-to-list. Refreshed with each data update.
Why work with Momentum here
High-rise towers like 100 Las Olas require an agent who knows how to read condo documents, assess special-assessment risk, and negotiate in a slow-turn market. Momentum's analysts pull the financials, review the reserve studies, and walk you through what a three-month median time on market really means for your offer strategy or list price. We'll tell you when a unit is overpriced for its floor and finishes, and we'll tell you when to walk if the HOA's budget raises red flags. In a building with limited current amenity data and a cooling price trend, you need a broker who underwrites the deal, not one who just unlocks the door.
100 Las Olas in 15 seconds.
What it really costs to own in 100 Las Olas Condos for Sale
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $27,461/yr across 11 listings here (MLS tax records, 2026-10-13). |
|---|---|
| HOA dues | Median $2,615/month across 154 MLS listings (most billed quarterly; 2026-10-13). Dues cover what the documents say they cover; ask for the budget and reserve study. |
| 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 depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 2020 across 11 listings. Newer roofs and current wind-mitigation features usually mean the lower end of insurance quotes. |
Estimated carrying cost at the median asking price, before the mortgage: about $5,033/month (tax $2,288, HOA $2,615, insurance $130). An estimate from the sources above, not a quote.
Email me new listings in 100 Las Olas Condos for Sale
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about 100 Las Olas Condos for Sale
Have a question about the homes, fees, rules or commute here? A Momentum agent who works 100 Las Olas Condos for Sale will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA dues reported around $2,615/month (about $31,380/yr) · median of 154 MLS listings, most billed quarterly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $2,615 per month ($31,380 a year) — the median AssociationFee across 154 MLS records, normalised to a monthly figure; most are billed quarterly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a 100 Las Olas buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed 100 Las Olas sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in 100 Las Olas, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your 100 Las Olas home worth?
Get a no-obligation home value based on real comparable sales in 100 Las Olas, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Fort Lauderdale →
Recently off market in 100 Las Olas
Homes in 100 Las Olas that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 2 on record.
- 100 E Las Olas Boulevard #3201 · off market
- 100 E Las Olas Boulevard #4301 · off market
| Location | Fort Lauderdale, Broward County, FL · ZIP 33301 |
|---|---|
| Home types (current listings and sales) | condos 100% |
| Amenities listed by sellers | Fitness Center, Pool, Clubhouse, Community Room, Maintenance, Security System |
| Sale prices, last 12 months | $1,749,500 median across 4 closed sales · $722 per sq ft · +2.3% vs the prior 12 months |
| Days on market (closed sales) | 90 median |
| For sale right now | 7 active, 0 pending · median asking $1,720,000 · 16.8 months of supply |
Data as of September 20, 2026. 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. Market figures describe homes, not residents. Cite as: Momentum Realty, “100 Las Olas key facts,” movewithmomentum.com/neighborhoods/100-las-olas, data as of September 20, 2026.
Housing distress & ownership in 100 Las Olas, Fort Lauderdale
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. 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 guaranteed.
Just listed in 100 Las Olas Condos for Sale: 7 Units
The newest homes for sale in 100 Las Olas Condos for Sale: 7 Units right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 100 E Las Olas Boulevard #1902 $1,280,000 · 2 bd · 2.5 ba · 1,404 sq ft · 73 days on market Courtesy of Compass Florida, LLC
- 100 E Las Olas Boulevard #3804 $1,649,000 · 2 bd · 3 ba · 1,867 sq ft · 96 days on market Courtesy of Coast Properties of S. Florida
- 100 E Las Olas Boulevard #4203 $2,699,000 · 3 bd · 3.5 ba · 2,658 sq ft · 158 days on market Courtesy of One Sotheby's International Realty
- 100 E Las Olas Boulevard #4603 $9,995,000 · 5 bd · 6.5 ba · 5,281 sq ft · 402 days on market Courtesy of Coldwell Banker Realty
Checked against the MLS Oct 13, 2026. All new listings in this market.
Every Home for Sale in 100 Las Olas Right Now (5)
All 5 active and pending 100 Las Olas listings with a detail page, newest first, refreshed twice a day from the MLS.
- 100 E Las Olas Boulevard #1902 · $1,280,000 · 2 bd / 2.5 ba · listed Aug 1, 2026 · listed by Compass Florida, LLC
- 100 E Las Olas Boulevard #3804 · $1,649,000 · 2 bd / 3 ba · listed Jul 14, 2026 · listed by Coast Properties of S. Florida
- 100 E Las Olas Boulevard #4203 · $2,699,000 · 3 bd / 3.5 ba · listed Jul 14, 2026 · listed by One Sotheby's International Realty
- 100 E Las Olas Boulevard #4603 · $9,995,000 · 5 bd / 6.5 ba · listed Jul 14, 2026 · listed by Coldwell Banker Realty
- 100 E Las Olas Boulevard #2802 · $1,400,000 · 2 bd / 2.5 ba · pending · listed Jul 14, 2026 · listed by Beckett Realty Advisors, LLC
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Frequently Asked Questions
What is the median home price in 100 Las Olas?
How long do homes in 100 Las Olas take to sell?
Is 100 Las Olas a buyer's or seller's market right now?
Who is the best real estate agent for 100 Las Olas?
How do I find a top Fort Lauderdale real estate agent who knows 100 Las Olas?
Can Momentum Realty connect me with an agent for 100 Las Olas?
Where is 100 Las Olas, and what county is it in?
Should you buy in 100 Las Olas?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Beaches MLS, refreshed twice daily (last: October 12, 2026) |
| Community market stats | Beaches MLS closed sales, 12-month windows ending September 20, 2026 |
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2020 (63 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Beaches MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
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