Aria At Las Olas
Homes for Sale in Fort Lauderdale, FL
All 2,126 homes for sale in Fort Lauderdale, FL · median $680,000 · 1,142 condos for sale in Fort Lauderdale · 344 homes for sale in 33301 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Beaches MLS
As of September 2026, Aria At Las Olas in Fort Lauderdale, FL has 2 homes for sale. As of September 2026, the MLS records 4 closed sales in Aria At Las Olas in Fort Lauderdale, FL since 2021, the most recent in March 2025. Across Fort Lauderdale as a whole, 1,976 homes closed in the last 12 months at a median of $477,500, 74 median days on market, with 946 homes for sale today. At that median and Broward County's FY2025-26 rate of 19.84 mills, annual property tax runs about $9,470 ($8,640 with the full homestead exemption).
Part of the Las Olas master-planned community in Fort Lauderdale, FL — see all Las Olas homes for sale (14 listings across 5 villages and sections in the MLS).
Last 30 days in Aria At Las Olas: 1 new listing (median asking $1,745,000). As of September 22, 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.
Aria At Las Olas sits in the Las Olas corridor of Fort Lauderdale, and location is doing most of the pricing work here. With no community amenities identified from current MLS listings, what you are buying is the address and the individual unit — not a resort-style amenity package that props up value across the board.
For a buyer, that means price will track condition, floor, exposure, and view far more than any shared feature. For a seller, it means the unit itself has to carry the sale; presentation and honest positioning matter more where there is no amenity story to lean on. Treat any single comp cautiously and price to the specific unit, not the building at large.
The 60-Second Overview
Aria At Las Olas is a Fort Lauderdale address in Broward County oriented to the beaches feed, where the pull is proximity to the Las Olas district rather than an on-site amenity list.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Aria At Las Olas is best for.
Best for
- Buyers prioritizing a walkable Las Olas location over on-site amenities
- Buyers focused on a specific unit's condition, floor, and view rather than shared features
- Owners comfortable letting the address and the unit itself carry the value
Probably not for
- Buyers who want a full slate of community amenities included
- Buyers looking for standardized, building-wide pricing rather than unit-by-unit variation
- Buyers who need a fixed budget ceiling and want a predictable price range across the building
The market around Aria At Las Olas
Aria At Las Olas is too small for its own price trend, so here is the market around it.
In ZIP 33301, 416 homes are on the market and 18% are under contract — a slower corner of Fort Lauderdale.
Across Broward County, 14,300 homes are active and 3,189 pending (18% under contract).
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.
ZIP and county figures describe the wider market, not Aria At Las Olas specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Aria At Las Olas
Live MLS inventory for Aria At 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 and pending Aria At Las Olas listings as of 2026-09-22, 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.
Every Home for Sale in Aria At Las Olas Right Now (2)
All 2 active and pending Aria At Las Olas listings with a detail page, newest first, refreshed twice a day from the MLS.
- 516 Hendricks Isle #2C · $1,745,000 · 2 bd / 2 ba · listed Sep 9, 2026 · listed by Fidelity Real Estate LLC
- 516 Hendricks Isle #4A · $1,795,000 · 3 bd / 4.5 ba · listed Aug 12, 2026 · listed by Compass Florida, LLC
Schools
- Broward County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Harbordale · Elementary
- Sunrise · Middle
- Fort Lauderdale · High
Zoned schools reflect the assignments reported on recent Aria At 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 Aria At Las Olas address.
Shop the zone: Homes zoned for Fort Lauderdale High School
The Aria At Las Olas buying strategy.
If we were buying in Aria At 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.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
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 Aria At Las Olas.
What actually drives value here
Current MLS listings do not identify community amenities, so the value conversation is unit-specific: layout, condition, floor, light, and outlook. In a corridor like Las Olas, two units in the same building can justify very different prices, and that spread is condition- and view-driven rather than dictated by shared features.
Because there is no amenity package to standardize expectations, do your homework at the unit level. Walk the specific space, understand what the building offers on its own terms, and lean on the location — the Las Olas setting — as the durable part of the story rather than any single interior finish.
The location and the amenities are priced into every listing in Aria At Las Olas. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a building without a standardized amenity story, pricing lives at the unit level, and that is exactly where a broker earns their keep. We price to the specific space in front of us, read the Las Olas location honestly, and tell you plainly when a unit does not justify its number.
Aria At Las Olas in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $2,930/month (about $35,160/yr) · median of 4 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $2,930 per month ($35,160 a year) — the median AssociationFee across 4 MLS records, normalised to a monthly figure; most are billed monthly. 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, 2026-09.
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 Aria At 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 Aria At 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 Aria At 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 Aria At Las Olas home worth?
Get a no-obligation home value based on real comparable sales in Aria At 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 →
Should you buy in Aria At 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: September 22, 2026) |
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2021 (4 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.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Beaches MLS member average and 8 days faster, and we’ll price yours against live local comps.
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Common questions about Aria At Las Olas
Where is Aria At Las Olas?
Aria At Las Olas is a community in Fort Lauderdale, Broward County, Florida, ZIP 33301.
Are there homes for sale in Aria At Las Olas right now?
Yes — 2 active and 0 pending listings as of the last feed refresh (twice daily). They are listed on this page.
Does Aria At Las Olas have an HOA or CDD?
No HOA is on record for Aria At Las Olas in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
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