LAS OLAS BY THE RIVER
Homes for Sale in Fort Lauderdale, FL
True comps, carrying-cost math, and listings before the portals.
LAS OLAS BY THE RIVER right now
🟢 Buyer-leaning market. 30.0 months of supply and 17% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Beaches MLS records, as of August 10, 2026. Confidence: Medium (6 active and pending listings, 2 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 10, 2026 · Live data: Beaches MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The setting & the homes.
Aerial and on-site photos of LAS OLAS BY THE RIVER. Swipe to explore the community.
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LAS OLAS BY THE RIVER
LAS OLAS BY THE RIVER
LAS OLAS BY THE RIVER
LAS OLAS BY THE RIVER
LAS OLAS BY THE RIVERThe market around LAS OLAS BY THE RIVER
LAS OLAS BY THE RIVER is too small for its own price trend, so here is the market around it.
In ZIP 33301, 409 homes are on the market and 16% are under contract — a slower corner of Fort Lauderdale.
Across Broward County, 14,245 homes are active and 3,312 pending (19% under contract).
ZIP and county figures describe the wider market, not LAS OLAS BY THE RIVER specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in LAS OLAS BY THE RIVER
Live MLS inventory for LAS OLAS BY THE RIVER. 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 · 168 daysTop listing
Active · 201 days
Active · 344 days
Active · 201 days
Active · 463 days
Active · 313 daysActive and pending LAS OLAS BY THE RIVER listings as of 2026-08-19, 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.
LAS OLAS BY THE RIVER 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, tiles © CARTO.
Life at LAS OLAS BY THE RIVER
- Fitness Center · reported on 10 of 10 listings
- Pool · reported on 9 of 10 listings
- Billiard Room · reported on 7 of 10 listings
- Picnic Area · reported on 7 of 10 listings
- Spa/Hot Tub · reported on 7 of 10 listings
- Clubhouse · reported on 6 of 10 listings
- Business Center · reported on 6 of 10 listings
- Community Room · reported on 6 of 10 listings
- Entry - Phone/Intercom · reported on 6 of 10 listings
- Bike Storage · reported on 5 of 10 listings
- Maintenance · reported on 5 of 10 listings
- Library · reported on 5 of 10 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
- Croissant Park · Elementary
- New River · Middle
- Stranahan · High
Zoned schools reflect the assignments reported on recent LAS OLAS BY THE RIVER 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 LAS OLAS BY THE RIVER address.
The LAS OLAS BY THE RIVER buying strategy.
If we were buying in LAS OLAS BY THE RIVER 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 LAS OLAS BY THE RIVER.
A closer look at the LAS OLAS BY THE RIVER market
Inventory runs at 30.0 months of supply, a buyer-leaning market.
The location and the amenities are priced into every listing in LAS OLAS BY THE RIVER. The deal is won or lost on condition, the comps, and the renovation math.
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 LAS OLAS BY THE RIVER 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 LAS OLAS BY THE RIVER sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in LAS OLAS BY THE RIVER, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your LAS OLAS BY THE RIVER home worth?
Get a no-obligation home value based on real comparable sales in LAS OLAS BY THE RIVER, 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 LAS OLAS BY THE RIVER on the map →
Las Olas by the River Market Scorecard
Las Olas by the River is currently a buyer's market. About 36.0 months of supply, a median asking price of $347,500, and homes go under contract in about 261.0 days.
Typical home value in the 33301 ZIP is $866,679, about 50.5% 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 LAS OLAS BY THE RIVER a buyer's or seller's market right now?
Who is the best real estate agent for LAS OLAS BY THE RIVER?
How do I find a top Fort Lauderdale real estate agent who knows LAS OLAS BY THE RIVER?
Can Momentum Realty connect me with an agent for LAS OLAS BY THE RIVER?
Nearby Communities
Explore more neighborhoods near LAS OLAS BY THE RIVER with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Beaches MLS, refreshed twice daily (last: August 10, 2026) |
| Under-contract shares | Beaches MLS records, as of 2026-08-10 |
| Historical depth | Closed-sale records back to 2007 (170 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 your area comps.
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See how LAS OLAS BY THE RIVER fits the bigger picture — live prices, inventory, and Momentum Scores: