Bryan Sub
Homes for Sale in Fort Lauderdale, FL
All 2,139 homes for sale in Fort Lauderdale, FL · median $689,000 · 159 homes for sale in 33312 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 7 closed sales in Bryan Sub in Fort Lauderdale, FL since 2006, the most recent in May 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).
Bryan Sub is a small subdivision inside Fort Lauderdale, and the current MLS snapshot is thin enough that there is no reliable median price or amenity set to anchor to. That is not a knock on the location; it means pricing here is driven listing-by-listing rather than by any established community pattern. Condition, lot, and the specifics of the individual property will carry far more weight than any neighborhood average.
For a buyer, that puts the burden on comparables outside the subdivision line and on a careful read of each home on its own merits. For a seller, it means positioning against the broader Fort Lauderdale beaches-area market rather than leaning on a Bryan Sub "going rate" — because right now there isn't one to lean on.
Nearby homes for sale
No active listings inside Bryan SubHomes for Sale in Fort Lauderdale, FL 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
Bryan Sub is a pocket subdivision in Fort Lauderdale, Broward County, with no community amenities identified in the current listings — so value here is a property-level conversation, not a neighborhood-package one.
BeachesMLS sales records identify 7 homes in Bryan Sub that have changed hands since 2006, built between 1938 and 2009 (median 1974), with a median living area of about 2,216 sq ft and a typical 3-bedroom, 2.5-bath layout; 86% 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.
Who Bryan Sub is best for.
Best for
- Buyers targeting a specific Fort Lauderdale location who will evaluate each property individually
- Buyers comfortable pricing from broader-market comparables rather than a local average
- Buyers whose budget flexes to condition, since value here is condition-driven
Probably not for
- Buyers who want a defined amenity package or association features
- Buyers who need a clear, established neighborhood price benchmark before offering
- Buyers who want a large pool of active listings to compare within the subdivision
The market around Bryan Sub
Bryan Sub is too small for its own price trend, so here is the market around it.
In ZIP 33312, 316 homes are on the market and 22% are under contract — a steady corner of Fort Lauderdale.
Across Broward County, 14,300 homes are active and 3,189 pending (18% under contract).
In ZIP 33312 (Fort Lauderdale), 592 homes closed in the last 12 months at a median of $468K ($348/sq ft), down 0.1% year over year, with a median 65 days on market. Right now 131 active and 40 pending listings put supply at about 5.8 months — a buyer's market. See the live ZIP 33312 housing market and the Broward County market.
ZIP and county figures describe the wider market, not Bryan Sub specifically. Momentum Research analysis of MLS records.
Bryan Sub by the numbers
From county property records and closed MLS sales for the Bryan Sub subdivision: 7 homes on record; built 1938–2009; typical size about 1,856 heated sq ft; 2.5 bedrooms is the median. Housing mix: single-family 85%, townhome 14%.
| Year | Recorded sales | Median price |
|---|---|---|
| 2006 | 3 | $1,179,000 |
| 2015 | 1 | $110,150 |
| 2023 | 2 | $978,750 |
| 2025 | 1 | $865,000 |
Newest recorded sale: $865,000 on 2025-05-01.
Recorded data as of 2026-09-12; counts cover addresses tagged to this subdivision in the public record, not every parcel. Not an appraisal.
Housing distress & ownership in Bryan Sub, 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.
The Bryan Sub buying strategy.
If we were buying in Bryan Sub 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 Bryan Sub.
A property-first submarket
With no shared amenities surfacing from current MLS data, there is nothing structural — no association package, no community feature set — pulling prices toward a common number. That tends to widen the spread between individual homes and makes each transaction its own negotiation.
The practical takeaway: treat Bryan Sub as a Fort Lauderdale location play. What you're buying is the address and the specific structure on the lot, and pricing should be built from close comparables and condition rather than from any assumed community premium.
The location and the amenities are priced into every listing in Bryan Sub. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a small subdivision with limited listing data and no amenity story to fall back on, the value is in the comparable work and the read on each individual property — and that is exactly where we spend our time. We will build pricing from the wider Fort Lauderdale market rather than a thin local sample, and we will tell you plainly when a specific home does or does not justify its ask.
Bryan Sub in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
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 Bryan Sub 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 Bryan Sub sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Bryan Sub, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Bryan Sub home worth?
Get a no-obligation home value based on real comparable sales in Bryan Sub, 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 Bryan Sub?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2006 (7 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.
Looking to buy here? Search homes for sale →
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See how Bryan Sub fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Bryan Sub
Where is Bryan Sub?
Bryan Sub is a community in Fort Lauderdale, Broward County, Florida, ZIP 33312 / 33316.
How many homes are in Bryan Sub?
County property records list 7 homes in Bryan Sub, built between 1938 and 2009; the typical home is about 1,856 heated square feet.
What do homes in Bryan Sub sell for?
Bryan Sub has no MLS sales in the last 12 months. The most recent year with recorded sales on file is 2025 (1 sale, median $865,000). For context, ZIP 33312 has 316 homes on the market with 22% under contract.
Are there homes for sale in Bryan Sub right now?
No active listings inside Bryan Sub at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Bryan Sub have an HOA or CDD?
No HOA is on record for Bryan Sub 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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