Cliff Lake Villas
Homes for Sale in Fort Lauderdale, FL
All 2,332 homes for sale in Fort Lauderdale, FL · median $721,834 · 312 homes for sale in 33316 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Beaches MLS
Homes listed or recently sold were built 1958–1958; 3 of 3 report an HOA (median $681/mo); 3 of the 3 geocoded homes sit in a FEMA special flood hazard zone (median elevation 6 ft). As of November 2026, the MLS records 29 closed sales in Cliff Lake Villas in Fort Lauderdale, FL since 2009, the most recent in June 2026. Across Fort Lauderdale as a whole, 17 homes closed in the last 12 months at a median of $477,500, 74 median days on market, with 2,442 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).
Cliff Lake Villas is a small Fort Lauderdale enclave with almost no turnover—just one recorded closing in the past year. That single data point makes any statistical analysis meaningless; what we're looking at is a community where owners simply aren't selling. The lack of inventory tells you more than any price trend: these are holdings, not flip opportunities.
If you're considering a property here, understand you're buying into a quiet, tightly held pocket with no market momentum to lean on for comps or negotiation leverage. Financing appraisals may require wider search radii, and resale timelines will depend entirely on the few buyers who specifically want this address. It's a buy-and-hold market by necessity, not choice.
Figures in this note are as of July 16, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
A low-turnover Fort Lauderdale community with minimal recent sales activity and no identified shared amenities in current listings.
BeachesMLS sales records identify 12 homes in Cliff Lake Villas that have changed hands since 2010, built between 1958 and 1960 (median 1958), with a median living area of about 720 sq ft and a typical 2-bedroom, 1-bath layout. 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 Cliff Lake Villas. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Cliff Lake Villas
Cliff Lake Villas
Cliff Lake VillasPhotos from Beaches MLS listings in Cliff Lake Villas; content deemed reliable but not guaranteed.
Who Cliff Lake Villas is best for.
Best for
- Long-horizon buyers who prioritize a specific Fort Lauderdale address over market momentum
- Cash or well-qualified buyers comfortable with appraisal uncertainty and limited comp data
- Owners planning a decade-plus hold who value stability and low neighbor turnover
Probably not for
- Buyers relying on recent sales comps for pricing confidence or negotiation leverage
- Anyone needing liquidity or a clear exit strategy within five years
- Investors seeking appreciation trends, rental comps, or measurable market velocity
The market around Cliff Lake Villas
Cliff Lake Villas is too small for its own price trend, so here is the market around it.
In ZIP 33316, 337 homes are on the market and 10% 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 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 9.3 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 Cliff Lake Villas specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Cliff Lake Villas
Live MLS inventory for Cliff Lake Villas. 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 Cliff Lake Villas listings as of 2026-11-02, 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.
Cliff Lake Villas 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
- Harbordale · Elementary
- Sunrise · Middle
- Fort Lauderdale · High
Zoned schools reflect the assignments reported on recent Cliff Lake Villas 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 Cliff Lake Villas address.
Shop the zone: Homes zoned for Fort Lauderdale High School
The Cliff Lake Villas buying strategy.
If we were buying in Cliff Lake Villas 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 Cliff Lake Villas.
What one closing tells you about scarcity
One closing in twelve months is not a market—it's an absence of one. Cliff Lake Villas operates outside the normal supply-and-demand rhythm that drives pricing in more active neighborhoods. Sellers here aren't responding to rate changes, seasonal peaks, or competitive pressure because they're not listing. Buyers aren't comparison-shopping; they're waiting for the rare opportunity to enter.
Without a flow of transactions, every deal becomes its own negotiation in a vacuum. You won't have the comfort of three recent comps within a quarter-mile; your lender's appraiser will pull from surrounding Fort Lauderdale subdivisions, and that introduces variability. The home itself—condition, updates, lot position—will drive value more than any neighborhood trend, because there is no trend to reference.
This level of stasis suggests either a mature owner base with no need to move or a community structure that discourages turnover. Either way, if you buy here, plan to stay. Liquidity is not a feature of this market.
The location and the amenities are priced into every listing in Cliff Lake Villas. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with one closing and no clear market pattern, you need a broker who can build a valuation case from scratch and who knows when to walk away. We'll pull Fort Lauderdale comps that actually fit your property's profile, manage the appraisal conversation before it becomes a problem, and give you honest guidance on whether the asking price reflects reality or wishful thinking. If you're selling, we'll position the listing to reach the small pool of buyers who will even consider a market this thin—and we'll tell you up front if the timing just isn't there.
Cliff Lake Villas in 15 seconds.
Tools for a Cliff Lake Villas 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 Cliff Lake Villas sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Cliff Lake Villas, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Cliff Lake Villas home worth?
Get a no-obligation home value based on real comparable sales in Cliff Lake Villas, 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 Cliff Lake Villas?
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 2, 2026) |
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2009 (29 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.
Recent Developments in Cliff Lake Villas
Development, infrastructure, retail, and school activity affecting Cliff Lake Villas, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Retail & Dining
We Care Hospitality plans Ivy's riverfront restaurant at 500 E. Las Olas Blvd, targeting early 2027
We Care Hospitality, the group behind GG's Waterfront and Le Tub, announced Ivy's, a waterfront restaurant next to the historic Stranahan House on the New River. It is aiming to open in the first quarter of 2027 with a raw bar, seafood and pasta menu, plus outdoor dining and a bar over the river.
What it may mean for the marketThe opening would add a destination dining option to the Las Olas riverfront, increasing walkable evening dining choices and foot traffic in downtown Fort Lauderdale. The site is about 2 miles south of Cliff Lake Villas.
Source: What Now Miami - 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 4 miles south of Cliff Lake Villas.
Source: Hoodline - 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 3 miles south of Cliff Lake Villas.
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 2 miles south of Cliff Lake Villas.
Source: Florida YIMBY - July 2026Development
Construction Starts on 376-Unit 'The Cove' at 1055 N. Federal Highway in Fort Lauderdale
Affiliated Development has started construction on The Cove, an eight-story, 376-unit apartment building at 1055 North Federal Highway on the former Link hotel site. About 206 of the units are designated workforce housing under the Live Local Act, backed by a 74 million dollar construction loan from Pacific Life. Move-in is anticipated in spring 2028.
What it may mean for the marketAdds a large workforce-oriented rental supply along the North Federal Highway corridor and redevelops a former hotel parcel into housing. The site is less than a mile east of Cliff Lake Villas.
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 south of Cliff Lake Villas.
Source: Florida YIMBY
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.
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See how Cliff Lake Villas fits the bigger picture — live prices, inventory, and Momentum Scores:
What it really costs to own in Cliff Lake Villas
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 $3,031/yr across 3 listings here (MLS tax records, 2026-11-03). |
|---|---|
| HOA dues | Median $681/month across 3 MLS listings (most billed monthly; 2026-11-03). 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 1958 across 3 listings. An original roof here would be about 68 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. |
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Ask an agent about Cliff Lake Villas
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Cliff Lake Villas will answer, and the answer is published on this page for the next buyer.
Housing distress & ownership in Cliff Lake Villas, 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.
Every Home for Sale in Cliff Lake Villas Right Now (2)
All 2 active and pending Cliff Lake Villas listings with a detail page, newest first, refreshed twice a day from the MLS.
- 1035 SE 15th Street #10B · $189,900 · 2 bd / 1 ba · listed Aug 4, 2026 · listed by Click & Banks Company Inc.
- 1015 SE 15th Street #6d · $179,900 · 2 bd / 1 ba · pending · listed Aug 4, 2026 · listed by LoKation
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Fort Lauderdale guides & data
- Market data
- Cost of living
- Best neighborhoods (ranked by data)
- Best neighborhoods
- Flood zones
- Property taxes (Broward County)
- Homestead exemption (Broward County)
- Home insurance cost
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
- Florida housing market map
- Save Our Homes tax estimator
- How to stop a foreclosure in Florida
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