Holland Sub No 2
Homes for Sale in Fort Lauderdale, FL
True comps, carrying-cost math, and listings before the portals.
Holland Sub No 2 is a small, low-profile Fort Lauderdale neighborhood with virtually no market velocity right now. With just two closings recorded over the past two years, we're looking at a pocket that either holds very few homes or sees almost no turnover. That makes valuation forensics difficult—there's no recent comp density to lean on, and any single sale can look like an outlier.
For buyers, expect a quiet search with sparse inventory and little price discovery. For sellers, you're marketing into a void with few recent benchmarks, which means pricing becomes part art, part educated guess. This is not a fluid market; it's a place where transactions happen one at a time, often driven by estate events or long-hold dispositions.
Who Holland Sub No 2 is best for.
Best for
- Buyers targeting specific Fort Lauderdale blocks who value a quiet enclave over active market selection
- Investors or owner-occupants willing to hold long-term in a low-liquidity environment
- Buyers with the patience to wait months for inventory and the skill to evaluate a home without recent neighborhood comps
Probably not for
- Buyers who want to compare multiple listings and feel confident in current market pricing
- Anyone counting on near-term resale liquidity or reliable appreciation benchmarks
- Buyers who need a data-rich market to make confident pricing and negotiation decisions
The market around Holland Sub No 2
Holland Sub No 2 is too small for its own price trend, so here is the market around it.
Across Broward County, 1,045 homes are active and 270 pending (20% under contract).
ZIP and county figures describe the wider market, not Holland Sub No 2 specifically. Momentum Research analysis of MLS records.
Recent Developments in Holland Sub No 2
Development, infrastructure, retail, and school activity affecting Holland Sub No 2, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- 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 about 2 miles northeast of Holland Sub No 2.
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 less than a mile southeast of Holland Sub No 2.
Source: Florida YIMBY - June 2026Development
Feldman Equities, Greystar Fort Lauderdale Apartments OK'd
Fort Lauderdale approved a rezoning allowing Feldman Equities and Greystar to build 310 apartments at the Pinnacle Corporate Park at 500 Northwest 62nd Street in the Cypress Creek area. The plan includes four five-story residential buildings, 2,800 square feet of commercial space and a five-story parking garage, with 46 units restricted to households earning up to 120 percent of area median income for 30 years. Existing office buildings on the site will remain.
What it may mean for the marketBrings residential density and workforce-priced units to a heavily commercialized Cypress Creek office area under the new Uptown Urban District designation. The project is about 5 miles north of Holland Sub No 2, elsewhere in Broward County.
Source: The Real Deal - 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 about 3 miles southeast of Holland Sub No 2.
Source: The Real Deal - May 2026Development
Integra Wins Approval for Fort Lauderdale Beach Development Again
The Fort Lauderdale City Commission unanimously approved an amended development permit for Integra Solutions' Sereno project at 2901 East 9th Court, raising the condominium count from 76 to 88 and adding 113 hotel rooms in a 14-story structure. It is the third iteration of the plan since initial approval four years earlier. The Planning and Zoning Board had recommended approval in March.
What it may mean for the marketAdds condominium and hotel supply to the Fort Lauderdale beach area through a revised and expanded approved plan. The project is about 3 miles east of Holland Sub No 2, elsewhere in Broward County.
Source: The Real Deal - May 2026Development
Fort Lauderdale Advances Opus at 701 Condominium Development
The Fort Lauderdale City Commission voted unanimously to approve Opus at 701, a 13-story, 54-unit waterfront condominium at 632 and 701 Bayshore Drive. The site plan replaces the former Manhattan Tower hotel and a 56-year-old apartment building on a 0.78-acre parcel. The project includes 114 parking spaces and amenities such as a fitness center, spa and waterfront pool.
What it may mean for the marketRedevelops an older hotel and apartment parcel into a new waterfront condominium supply in the Fort Lauderdale beach area. The project is about 3 miles east of Holland Sub No 2, elsewhere in Broward County.
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 Holland Sub No 2 buying strategy.
If we were buying in Holland Sub No 2 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 Holland Sub No 2.
A market with almost no pulse
Two closings in two years tells you this is either a tiny subdivision or a neighborhood where homeowners stay put. There are no community amenities flagged in current MLS listings, so the value proposition here is purely location and lot—what the home itself offers and where it sits within Fort Lauderdale's broader grid.
Without a steady flow of sales, pricing strategy becomes speculative. A seller can't point to three comparable sales from the last six months; a buyer can't reliably gauge whether they're paying market or a premium. Every transaction is effectively a negotiation in the dark, and appraisals may require reaching beyond the subdivision for support.
If you're considering Holland Sub No 2, understand that you're operating in a data-thin environment. This isn't a neighborhood where you can track momentum or time the market—it's a place where opportunity appears sporadically, and decisions hinge more on the individual property than on neighborhood trends.
The location and the amenities are priced into every listing in Holland Sub No 2. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a subdivision with almost no recent sales, you need a broker who knows how to build a valuation case from scratch—pulling comps from adjacent Fort Lauderdale blocks, reading lot-size and condition premiums, and pricing without the crutch of neighborhood velocity. We specialize in thin markets where standard CMA templates break down. Whether you're the lone seller hoping to attract the right buyer or a buyer trying to determine if a rare listing is fairly priced, we bring the research depth and honest counsel that low-inventory pockets demand.
Holland Sub No 2 in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- 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 Holland Sub No 2 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 Holland Sub No 2 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Holland Sub No 2, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Holland Sub No 2 home worth?
Get a no-obligation home value based on real comparable sales in Holland Sub No 2, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Should you buy in Holland Sub No 2?
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 2026-07-12 |
| Historical depth | Closed-sale records back to 2013 (22 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.
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