Breakwater in Fort Lauderdale

Breakwater Homes for Sale in Fort Lauderdale, FL

Fort Lauderdale · Broward County

A small, established single-family enclave at the Fort Lauderdale Inlet, with a private resident-only Breakwater Surf Club.

Single-family enclaveAt the inletPrivate surf club
Live Market Pulse
54/100
Momentum
Buyer-Leaning Market (limited data)
Tight supply keeps sellers in control, but dated interiors still trade at a discount, so condition is where buyers win.
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Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.

Built fromLive BeachesMLS data14 years of closingsLocal renovation analysisUpdated twice daily
LiveMarket PulseBeachesMLS
$2.95M
Median Price
12mo
Supply
36days
Avg DOM
Soft
Seller Leverage
$1891/sf
Median $/Sqft
n/a
1-Yr Price Change
0now
Distress
Jon Brooks, founder of Momentum Realty
Jon's Current Read

"Breakwater, marketed as the Breakwater Surf Club, is a small single-family enclave of about 59 homes at the entry to the Fort Lauderdale Inlet, on the barrier island at 2600 Inlet Drive. The community dates to the mid-1950s and is known for mid-century modern architecture and a private, resident-only surf club with a pool and clubhouse. The read is land-and-location first: this is a scarce, low-density coastal pocket where lot, position, and condition drive value far more than the original floor plan, and where many homes have been or will be reimagined. Confirm the flood zone and elevation, the surf club rules and dues, and comp tightly within this tiny enclave, then weigh the renovation math on older stock."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Breakwater market snapshot (as of June 15, 2026): the median sale price is about $3.0M ($1891 per sq ft), with homes averaging 36 days on market and 12.0 months of supply, a buyer-leaning market (limited data). Based on 1 recent closings in live BeachesMLS data.

Breakwater, also known as Breakwater Surf Club, is a small single-family community of roughly 59 homes on the Fort Lauderdale barrier island (ZIP 33316), situated at the entry point to the famous Fort Lauderdale Inlet at 2600 Inlet Drive.

Many of the homes were built in the 1950s and are recognizable for their mid-century modern architecture, though a number have been updated or rebuilt over the years, so condition and updates vary house to house.

Residents are entitled to the exclusive use of the private Breakwater Surf Club, which includes a pool and clubhouse reserved for the homeowners of the neighborhood, a defining feature of buying here.

The draw is a scarce, low-density coastal location near the inlet and the beach, where lot, position, and condition drive value. This guide reflects the community's general character; confirm the specifics for a given home.

Best for

  • Buyers who want a single-family home in a small, established barrier-island enclave near the inlet
  • Buyers who value a private, resident-only surf club with a pool and clubhouse
  • Buyers comfortable reading the condition of older mid-century stock or planning a renovation
  • Buyers who prioritize a scarce coastal location close to the beach and the water

Probably not for

  • Buyers who want a large, gated, amenity-rich subdivision with uniform new stock
  • Buyers unwilling to pull the flood zone and elevation on a barrier-island parcel
  • Buyers who want a low coastal carrying cost with no club dues or insurance exposure
  • Buyers unwilling to budget renovation on older homes

How Breakwater is performing right now

54/100
momentum
Buyer-Leaning Market (limited data)
Seller's marketBalancedBuyer's market
12Months of supplytight
36Median days on marketdays
1 : 1Under contract vs for salestrong demand
1Sold in last 12 monthsliquidity
-49%Asking vs recent sold $/sqftroom to negotiate

Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.

Live from BeachesMLS, as of June 15, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Breakwater listings and the trailing twelve months of closed sales.

8.6A- score
Momentum intelligence
Momentum buy score

Our proprietary read on how a home in Breakwater buys, holds, and resells. See the five factors.

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 2026-06-15, 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.

Listing locations from BeachesMLS; lot type inferred from listing descriptions. Destination pins are approximate. Map data © OpenStreetMap, tiles © CARTO. Flood, school, and commute overlays are on the roadmap.

The takeaway

The location is the everyday-convenience case: shopping, schools, and the major roads are all a manageable drive.

Fort Lauderdale Beach (Atlantic Ocean)~5 to 10 min · north along the barrier island
Downtown Fort Lauderdale / Las Olas~10 to 15 min · west across the Intracoastal
Fort Lauderdale-Hollywood (FLL)~10 to 15 min · south via US-1 or I-595
Port Everglades~5 to 10 min · adjacent to the inlet
I-95 (I-595 or SE 17th St)~10 to 15 min · approximate, varies with traffic
Hollywood and north Miami-Dade~20 to 30 min · south via US-1 or I-95

Distances and drive times are approximate and vary with traffic. Confirm your real commute at your real departure time.

Nearby Communities

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Carrying cost · the no-CDD edge

No CDD bond means thousands less per year than newer master plans.

Typical CDD community~$2,500/yr
Breakwater (no CDD)$0/yr

Roughly $25,000 saved over 10 years in carrying cost, before resale.

Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.

Schools

15-Second Take
  • Broward County Public Schools
  • Verify the zoned schools by address
  • Magnet and choice options may be available
  • Confirm current ratings before relying on them
  • Private and parochial options nearby

Breakwater is served by Broward County Public Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home, plus any magnet or choice options. Treat published ratings as a starting point, not the full story.

Buying with schools in mind? We can confirm the exact zoned schools for any Breakwater address.

The takeaway

What is actually shaping value in Breakwater, sourced and dated. We do not publish rumor.

Recent Developments in Breakwater

Our read on what is being built around Breakwater, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.

Net OutlookBullishThe structural story is scarcity: a small single-family enclave on the barrier island near the inlet, where supply is fixed and the private surf club is a real draw. The watch items are coastal insurance and flood exposure and the condition of older mid-century homes.

Scarce barrier-island single-family enclave near the inlet

BullishA small, fixed-supply coastal community with a private club sustains durable demand and supports value. impact
SignificanceRadius: Community

Scarce barrier-island single-family enclave near the inlet

Older mid-century stock and renovation math

NeutralHomes date to the 1950s; condition and updates vary, so the renovation level and cost drive value house to house. impact
SignificanceRadius: Community

Older mid-century stock and renovation math

Coastal flood and insurance exposure

NeutralBarrier-island parcels carry flood-zone and windstorm insurance considerations that should be priced before buying. impact
SignificanceRadius: Area

Coastal flood and insurance exposure

Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.

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 June 2026.

Showing the latest, scroll for all updates ↓

  1. 1956
    Development

    Breakwater built as a barrier-island single-family enclave

    Community profiles describe Breakwater, marketed as Breakwater Surf Club, as a private single-family community of about 59 homes at the entry to the Fort Lauderdale Inlet at 2600 Inlet Drive, built around 1956 with mid-century modern architecture, and offering residents exclusive use of a private surf club with a pool and clubhouse. Why it matters: The scarce location and private club are the draw, but older mid-century stock and coastal insurance and flood exposure are the key diligence. Confirm the club rules and dues, the flood zone, and the home's condition. Source

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.

If we were buying in Breakwater, this is the order of operations we would run, and the one we run for our clients.

1

Pull the FEMA flood zone and elevation for the exact home. This is a barrier-island parcel near the inlet; get the zone and a bindable insurance quote during diligence.

2

Confirm the surf club rules and dues. Verify the resident-only club membership, the pool and clubhouse access, and any fees or assessments before you write.

3

Read the home's condition closely. On 1950s stock, confirm the roof, systems, and any renovations, and budget the modernization honestly.

4

Comp within the enclave. Price against the closest sales inside this small community, not a barrier-island average, since supply is tiny and varied.

5

Verify the specifics. Confirm lot size, any additions or rebuilds, the windstorm insurance picture, and the school assignment by address for the exact home.

Best Buy
An updated or well-built single-family home on a good lot inside the enclave, priced to comparable in-community sales, with the flood and club picture confirmed.
Biggest Risk
Underbudgeting renovation on older mid-century stock, or overlooking coastal flood and windstorm insurance exposure on a barrier-island parcel.
Best Lot
Larger lots, better positions near the water, and updated homes hold value over smaller, dated interior ones.
Smart Timing
Supply inside the enclave is tiny, so pricing to comparable in-community sales and confirming the club and flood picture matter more than timing.
The takeaway

On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.

Community Details at a Glance

Breakwater, marketed as Breakwater Surf Club, is a small single-family community of roughly 59 homes on the Fort Lauderdale barrier island at 2600 Inlet Drive (ZIP 33316), at the entry to the Fort Lauderdale Inlet. Many homes date to the mid-1950s with mid-century modern architecture, though a number have been updated or rebuilt, so condition varies house to house. Residents have exclusive use of a private surf club with a pool and clubhouse. The draw is a scarce, low-density coastal location near the inlet and the beach, where lot, position, and condition drive value. Because it is a barrier-island enclave, the flood zone, elevation, and coastal insurance are central diligence; confirm the club rules and dues, the flood and insurance picture, and the home's condition and school assignment by address before relying on them.

The takeaway

Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.

Entry: original mid-century homes
$2.95M to $2.95M

Older, original-condition 1950s homes, the more attainable way in. The cost to update and the lot drive value, and renovation math matters more than the asking number.

Lowest entry
Core: updated single-family homes
$2.95M to $2.95M

Renovated homes with newer kitchens, baths, roofs, and systems, the heart of the enclave. Condition, lot, and position set where these land.

Most inventory
High: reimagined and waterfront-position homes
$2.95M to $2.95M

Larger or fully reimagined homes on better lots or with stronger water positions, the top of the local range. Move-in condition and the lot drive the premium.

Strongest resale

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

$2.95M to $2.95M
Entry: original mid-century homes
Older, original-condition 1950s homes, the more attainable way in. The cost to update and the lot drive value, and renovation math matters more than the asking number.
$2.95M to $2.95M
Core: updated single-family homes
Renovated homes with newer kitchens, baths, roofs, and systems, the heart of the enclave. Condition, lot, and position set where these land.
$2.95M to $2.95M
High: reimagined and waterfront-position homes
Larger or fully reimagined homes on better lots or with stronger water positions, the top of the local range. Move-in condition and the lot drive the premium.

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

15-Second Take
  • Renovation math decides the deal
  • Better lots and views resell strongest
  • Roof and HVAC age drive the insurance quote
  • Interior lots are where buyers overpay
Asking price per square foot
Renovated$997
Original$958
Median days on market
Renovated31
Original36

From current Breakwater listings (renovated 1, original 1); condition inferred from listing descriptions, asking not closed figures. The exact number depends on a specific home's updates, lot, and view, which is the read we do before you offer.

Jon Brooks, Momentum Realty
Operator Note

The trap here is a beautifully staged original-condition home. Staging is cheap; a roof, HVAC, and a full modernization are not. We price the real renovation before you fall for the listing photos, because in an all-resale market that number is the difference between a deal and the most expensive house on the street.

Jon Brooks, Momentum Realty
Operator Note

Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.

No CDD on the tax billStrong
Central Fort Lauderdale locationStrong
Scarce golf and lake homesitesStrong
$30M club reinvestment to 2028Positive
All-resale 1990s conditionManage it

Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.

Jon Brooks, Momentum Realty
Operator Note

The strongest value pocket is usually a renovated home on a good lot priced just under the next tier up. Buyers chasing the single biggest house often pay top prices for what is really a renovation project.

5 Mistakes Buyers Make in Breakwater

15-Second Take
  • Calling the listing agent (who works for the seller)
  • Misjudging the renovation budget
  • Overpaying for an interior lot
  • Underbudgeting the carrying costs
  • Skipping the roof, HVAC, and systems check

The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.

The scarce inlet-side location and the private surf club draw you in. The deal is won or lost on the lot, the condition, and the coastal flood and insurance picture, not the address alone.

Jon Brooks · Founder, Momentum Realty
8.1A- · Buy Score
Resale Strength8.4/10
Renovation Risk6.2/10
Location Efficiency8.8/10
Long-Term Defensibility8.6/10
Carrying Cost Advantage7.0/10

Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.

Why our read on Breakwater is different.

Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live BeachesMLS feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.

Live BeachesMLS feed14 years of closed salesRenovation-premium analysisLot-by-lot, no automated estimates
Jon Brooks, founder of Momentum Realty. A housing economist with a background in real estate investment banking at Deutsche Bank and consulting at Ernst & Young, who has built and analyzed Northeast Florida real estate from the ground up.

Which Lots & Views Hold Value Best

Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.

Value ($/sqft)
$261 value$401 premium
Lake / waterPreserveInterior

Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from BeachesMLS; for orientation, not an appraisal.

15-Second Take
  • Larger lots and stronger water positions hold value best
  • Updated and reimagined homes beat dated original ones
  • Condition is a big swing on mid-century stock
  • The scarce inlet-side location is the durable draw
  • Comp within the enclave, not the island average

In Breakwater the value drivers are the lot and position, the condition, and the scarce coastal location. Larger lots and homes with stronger water positions hold value better than smaller interior ones, and because the stock is mid-century, the renovation level varies and matters. The durable draw is the fixed-supply enclave at the inlet with its private club. Compare a home against the closest sale inside this small community rather than a barrier-island average, and confirm the flood zone, the insurance picture, and the specifics for the exact property.

Breakwater in 15 seconds.

Best forBuyers who want a single-family home in a small barrier-island enclave near the inlet, with a private resident-only surf club.
Strong onA scarce, low-density coastal location, a private club with a pool and clubhouse, and durable demand from fixed supply.
WatchOlder mid-century condition and renovation needs, coastal flood and windstorm insurance, and the club rules and dues.
Not forBuyers who want a large gated subdivision, uniform new stock, or a low coastal carrying cost.
The edgeA scarce inlet-side enclave with a private club is a durable value when the lot, condition, and flood picture check out.

HOA, CDD & Fees

15-Second Take
  • A scarce single-family enclave at the Fort Lauderdale Inlet
  • Private resident-only surf club with a pool and clubhouse
  • Mid-1950s stock means condition and renovation vary
  • Coastal flood and windstorm insurance are key carrying costs
  • Confirm the club rules, dues, and the flood zone

Residents have exclusive use of the private Breakwater Surf Club, which includes a pool and clubhouse, so budget for the club's membership and any maintenance obligation along with coastal windstorm and flood insurance. Confirm the current club dues, the exact membership structure, and any assessments, along with the home's insurance picture, since the barrier-island location makes those carrying costs central.

The defining shared amenity is the resident-only Breakwater Surf Club with a pool and clubhouse; confirm exactly what the club covers and the cost for the specific home.

Recreation runs through the private Breakwater Surf Club, with a pool and clubhouse reserved for the homeowners of the community, a resident-only amenity rather than a public facility.

The takeaway

Selling here is won on condition and view, not the Zestimate. The right number comes from closed comps matched to your renovation level and lot.

Momentum listings (YTD)
97.98%
Sold-to-list ratio across our market for our agents, sellers keeping more of their price.
Market average (YTD)
96.73%
The broader metro average sold-to-list ratio over the same period.
Momentum days on market
64 days
Median days on market for our listings, faster sales mean less carrying cost and stronger leverage.
Market days on market
72 days
The broader metro median over the same period.

Sold-to-list and days-on-market figures reflect Momentum Realty listings versus our market average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.

In Breakwater, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Breakwater, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.

What is your Breakwater home worth?

Get a no-obligation home value based on real comparable sales in Breakwater matched to your condition, lot, and view, 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 homes for sale in Breakwater on the map →
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Real comps, not a Zestimate.

Breakwater Market Scorecard

Buyer-Leaning Market (limited data)

Breakwater is currently a buyer-leaning market (limited data). About 12.0 months of supply, a median asking price of $1,695,000, and homes go under contract in about 36 days.

12.0
Months supply
$1,695,000
Median list
$2,950,000
Median sold
$1891
Per sqft
36
Days on mkt
1/1/1
Active/Pend/Sold

Typical home value in the 33316 ZIP is $716,978, about 61.8% 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.

Frequently Asked Questions

Is Breakwater a single-family community?
Yes. Breakwater, marketed as Breakwater Surf Club, is a small single-family community of roughly 59 homes on the Fort Lauderdale barrier island near the inlet.
What is the Breakwater Surf Club?
It is a private, resident-only club with a pool and clubhouse reserved for the homeowners of the community. Confirm the current dues, membership structure, and any assessments before you buy.
When was Breakwater built?
Many of the homes date to the mid-1950s, around 1956, and are recognizable for their mid-century modern architecture, though a number have been updated or rebuilt over the years.
Where is Breakwater located?
It sits at 2600 Inlet Drive on the Fort Lauderdale barrier island (ZIP 33316), at the entry to the Fort Lauderdale Inlet, near the beach and Port Everglades.
Is Breakwater in a flood zone?
It is a barrier-island location near the inlet, so flood-zone and elevation considerations are central. Pull the FEMA zone and a bindable insurance quote for the exact home during diligence.
What kinds of homes are in Breakwater?
Single-family homes, many originally mid-century modern, with a range of updates and some rebuilds. Because the stock is older, condition and the lot drive value more than the floor plan.
How close is the beach?
Fort Lauderdale Beach is roughly five to ten minutes north along the barrier island, and downtown Fort Lauderdale and Las Olas are about ten to fifteen minutes west.
Should I worry about home condition?
Read it closely. Because the stock is older, confirm the roof, systems, and any renovations and budget modernization honestly, and weigh coastal insurance and flood exposure.
What schools serve Breakwater?
The community is part of Broward County Public Schools. Assignment is by address and changes periodically, so confirm the exact zoned schools for a specific home with the district.
Is Breakwater a good investment?
A scarce single-family enclave at the inlet with a private club holds a durable niche, but value turns on the lot, condition, and the coastal flood and insurance picture. This is not a guarantee of future value.
Should I use the listing agent to buy here?
No. The listing agent works for the seller. Because the lot, condition, club rules, and flood picture drive value, having your own representation to read the home and the comps is the highest-leverage decision you make.
What is the Breakwater area like?
It is a small, established, low-density single-family enclave on the Fort Lauderdale barrier island near the inlet and the beach, with a private resident-only surf club.
Does Breakwater have a homeowners association?
Buying here centers on the private Breakwater Surf Club rather than a large subdivision HOA. Confirm the club membership, dues, and any association structure and rules for the specific home before you buy.
You want a single-family home in a small, established barrier-island enclave near the inletExcellent fit
You value a private, resident-only surf club with a pool and clubhouseExcellent fit
You are comfortable reading the condition of older mid-century stock or planning a renovationExcellent fit
You prioritize a scarce coastal location close to the beach and the waterExcellent fit
You will pull the flood zone and confirm the club and insurance pictureExcellent fit
You want a large, gated, amenity-rich subdivision with uniform new stockProbably not
You are unwilling to pull the flood zone and elevation on a barrier-island parcelProbably not
You want a low coastal carrying cost with no club dues or insurance exposureProbably not
You are unwilling to budget renovation on older homesProbably not
You want a short commute well inland away from the coastProbably not

Get the inside read on Breakwater

Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Breakwater home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.

We respond personally, usually the same day.

You are all set.

A Momentum Realty Breakwater specialist will reach out personally, usually the same day.

BeachesMLS logo
Photography on this page is sourced from active and recently sold MLS listings in this community and remains the property of the listing brokerage and/or photographer. Source: Listing photos provided by BeachesMLS, Inc. Information deemed reliable but not guaranteed.

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