Breakwater
Homes for Sale in Fort Lauderdale, FL
True comps, carrying-cost math, and listings before the portals.
Photo via Beaches MLS
As of November 2026, Breakwater Fort Lauderdale in FL has 1 home for sale. Homes listed or recently sold were built 1956–1958; 3 of 3 report an HOA (median $300/mo); none of the 3 geocoded homes sit in a FEMA special flood hazard zone (median elevation 8 ft).
Last 30 days in Breakwater: 1 new listing (median asking $1,350,000). As of November 11, 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.
Breakwater is a beach-access condo community in Fort Lauderdale, and in a building like this, price is driven by the unit itself far more than by the address. Floor, view, layout, and the condition of the interior — plus where the association stands on reserves and assessments — do the heavy lifting. Expect a wide spread between a renovated unit and one that needs work, with no single number telling the whole story.
As of August 2026 there are no active listings here, and only a short closings window to read from. That combination means the market posture is thin: sellers face little visible competition but also limited recent comps to anchor a price, and buyers should be ready to move when a unit does list, since inventory arrives in trickles rather than waves.
Figures in this note are as of October 26, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside BREAKWATER right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Breakwater is an amenity-rich beach-access condo community in Fort Lauderdale, with a clubhouse, heated pool, community room, and on-site management handling the day-to-day — the kind of building where the HOA structure is as much a part of the value as the unit.
BeachesMLS sales records identify 19 homes in BREAKWATER that have changed hands since 2008, built between 1956 and 2010 (median 1957), with a median living area of about 1,560 sq ft and a typical 2-bedroom, 2-bath layout; 89% are single-family homes. Source: BeachesMLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
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.
The setting & the homes.
Aerial and on-site photos of Breakwater. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Breakwater
Breakwater
BreakwaterPhotos from Beaches MLS listings in Breakwater; content deemed reliable but not guaranteed.
Who Breakwater is best for.
Best for
- Buying a condo where beach access and shared amenities matter more than square footage
- Buyers who want on-site management and a clubhouse rather than maintaining a home
- Trading into a managed building and willing to wait for the right unit to list
Probably not for
- Needing to compare several listings at once — there is currently no active inventory
- Buying a detached home with a private yard and no HOA
- Wanting certainty on price from a deep run of recent comparable sales
The market around Breakwater
Breakwater is too small for its own price trend, so here is the market around it.
In ZIP 33316, 328 homes are on the market and 10% are under contract — a slower corner of Fort Lauderdale.
Across Broward County, 14,245 homes are active and 3,312 pending (19% under contract).
In ZIP 33316 (Fort Lauderdale), 250 homes closed in the last 12 months at a median of $975K ($651/sq ft), down 3.3% year over year, with a median 86 days on market. Right now 208 active and 21 pending listings put supply at about 10.0 months — a soft market. See the live ZIP 33316 housing market and the Broward County market.
ZIP and county figures describe the wider market, not Breakwater specifically. Momentum Research analysis of MLS records.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Broward County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Broward County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
Breakwater Market Scorecard
Breakwater is currently a buyer-leaning market (limited data). About 6.0 months of supply, a median asking price of $1,350,000, and homes go under contract in about 19 days.
Typical home value in the 33316 ZIP is $725,589, about 57.8% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: BeachesMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Breakwater
Live MLS inventory for Breakwater. 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 Breakwater listings as of 2026-11-05, 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.
Breakwater 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.
Life at Breakwater
- Beach Access · reported on 2 of 3 listings
- Clubhouse · reported on 2 of 3 listings
- Management · reported on 2 of 3 listings
- Community Room · reported on 2 of 3 listings
- Parking · reported on 1 of 3 listings
- Manager On Site · reported on 1 of 3 listings
- Heated Pool · reported on 1 of 3 listings
- Picnic Area · reported on 1 of 3 listings
- Pool · reported on 1 of 3 listings
- Recreation Facilities · reported on 1 of 3 listings
Community amenities as reported across Beaches MLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
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 Breakwater 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 Breakwater address.
Recent Developments in Breakwater
Development, infrastructure, retail, and school activity affecting Breakwater, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Infrastructure
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.
What it may mean for the marketIf built, the line would improve transit access between the airport, seaport and convention center. The site is about 1 mile west of Breakwater.
Source: Hoodline - September 2026Infrastructure
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.
What it may mean for the marketMore nonstop service expands travel options and airport-related activity for residents of Broward County. The site is about 3 miles southwest of Breakwater.
Source: Nomad Lawyer - September 2026Development
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.
What it may mean for the marketIf built, the project would add residential inventory near the Federal Highway corridor and the New River district. The site is about 2 miles northwest of Breakwater.
Source: Florida YIMBY - August 2026Development
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.
What it may mean for the marketThe project would add several hundred downtown residences within walking distance of offices, dining and transit. The site is about 3 miles northwest of Breakwater.
Source: Florida YIMBY - July 2026Development
$54 Million Pre-Construction Loan Secured for ODA-Designed Skyscrapers in Fort Lauderdale
Dependable Equities secured a 54 million dollar pre-construction loan from CDK Capital for two ODA-designed towers south of the New River near Las Olas Boulevard, at 101 Southeast 7th Street and 633 Southeast 3rd Avenue. The towers would rise about 557 and 563 feet with roughly 1,460 condominium and multifamily residences and about 14,000 square feet of ground-floor commercial space. Construction is anticipated to begin in early 2028.
What it may mean for the marketPositions two high-rise residential towers and ground-floor commercial space for the downtown Fort Lauderdale market south of the New River. The site is about 2 miles northwest of Breakwater.
Source: Florida YIMBY - May 2026Development
Tavistock Development to Expand Pier Sixty-Six
Tavistock Development is advancing an eight-acre second phase of Pier Sixty-Six along Southeast 17th Street, with four mixed-use buildings each rising about 270 feet and 339 residential units. Plans include roughly 185,600 square feet of commercial space with retail, restaurant, grocery and office uses, a waterfront promenade and expanded marina facilities. The project is expected to enter the city development review process in the coming months.
What it may mean for the marketExpands a waterfront mixed-use district with new housing, retail and marina infrastructure along the 17th Street corridor. The site is less than a mile north of Breakwater.
Source: The Real Deal
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
The Breakwater buying strategy.
If we were buying in Breakwater 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 Breakwater.
A managed building, not just a unit
The amenity list here reads like a full-service building: beach access, a heated pool, a clubhouse and community room, a picnic area, recreation facilities, parking, and both management and a manager on site. For a buyer, that means the condo-association questions matter as much as the unit tour — reserves, current and pending assessments, insurance, and rental rules will shape your real cost of ownership.
Because these amenities are compiled from past MLS listings, treat them as a starting point rather than a guarantee. Confirm what is currently open, funded, and accessible directly with the HOA before you write an offer; amenities and access policies at a managed building can change year to year.
The location and the amenities are priced into every listing in Breakwater. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With no active listings and a thin closings record to work from, pricing and timing in Breakwater come down to reading the building, not just the market. We help sellers position when competition is scarce and help buyers vet the association documents and recent closings so you know what you are actually buying before a unit comes up.
Breakwater in 15 seconds.
Tools for a Breakwater 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 Breakwater sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Breakwater, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Breakwater home worth?
Get a no-obligation home value based on real comparable sales in Breakwater, 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 Breakwater?
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: November 5, 2026) |
| Under-contract shares | Beaches MLS records, as of 2026-08-10 |
| Historical depth | Closed-sale records back to 2009 (9 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. A Momentum agent can price yours against live local comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how BREAKWATER fits the bigger picture — live prices, inventory, and Momentum Scores:
Email me new listings in Breakwater
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 Breakwater
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Breakwater will answer, and the answer is published on this page for the next buyer.
What it really costs to own in Breakwater
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 $19,000/yr across 3 listings here (MLS tax records, 2026-11-12). |
|---|---|
| HOA dues | Median $3,600/year (about $300/month) across 3 MLS listings (most billed annually; 2026-11-12). 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 1957 across 3 listings. An original roof here would be about 69 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |