Las Olas By The River
Condos for Sale in Fort Lauderdale, FL
All 2,503 homes for sale in Fort Lauderdale, FL · median $725,000 · 1,336 condos for sale in Fort Lauderdale · 376 homes for sale in 33301 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Beaches MLS
As of November 2026, Las Olas By The River in Fort Lauderdale, FL has 13 homes for sale, asking from $310,000 to $455,000 (median $379,000). Homes listed or recently sold were built 2001–2001; 15 of 15 report an HOA (median $1,184/mo); 14 of the 15 geocoded homes sit in a FEMA special flood hazard zone (median elevation 5 ft).
Last 30 days in Las Olas By The River: 1 new listing (median asking $389,000). As of November 11, 2026, 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.
Las Olas by the River Market Scorecard
Las Olas by the River is currently a buyer's market. About 78.0 months of supply, a median asking price of $379,000, and homes go under contract in about 116 days.
Typical home value in the 33301 ZIP is $864,211, about 45.4% 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.
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 · 85 daysTop listing
Active · 113 days
Active · 282 days
Active · 249 days
Active · 125 daysActive · 2 days
Active · 54 days
Active · 425 days
Active · 36 days
Active · 39 days
Active · 50 days
Active · 544 days
Active · 394 daysActive and pending Las Olas By The River listings as of 2026-11-11, 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.
The setting & the homes.
Aerial and on-site photos of Las Olas By The River. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Las Olas By The RiverLas Olas By The RiverLas Olas By The RiverLas Olas By The RiverLas Olas By The RiverLas Olas By The RiverLas Olas By The RiverLas Olas By The RiverPhotos from Beaches MLS listings in Las Olas By The River; content deemed reliable but not guaranteed.
The 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.
Across Broward County, 14,784 homes are active and 2,812 pending (16% under contract).
ZIP and county figures describe the wider market, not Las Olas By The River specifically. Momentum Research analysis of MLS records.
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 contributors.
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.
Shop the zone: Homes zoned for Stranahan High School
Recent Developments in Las Olas By The River
Development, infrastructure, retail, and school activity affecting Las Olas By The River, 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 less than a mile northwest of Las Olas By The River.
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 2 miles south of Las Olas By The River.
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 less than a mile south of Las Olas By The River.
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 less than a mile north of Las Olas By The River.
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 west of Las Olas By The River.
Source: Florida YIMBY - 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 2 miles southeast of Las Olas By The River.
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 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.
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 Las Olas By The River.
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.
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.
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Data sources & freshness
| Live listings | Beaches MLS, refreshed twice daily (last: November 11, 2026) |
| Under-contract shares | Beaches MLS records, as of 2026-11-06 |
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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See how Las Olas By The River fits the bigger picture — live prices, inventory, and Momentum Scores:
What it really costs to own in Las Olas By The River
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 $6,965/yr across 15 listings here (MLS tax records, 2026-11-12). |
|---|---|
| HOA dues | Median $1,184/month across 15 MLS listings (most billed monthly; 2026-11-12). 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 2001 across 15 listings. An original roof here would be about 25 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. |
Estimated carrying cost at the median asking price, before the mortgage: about $1,894/month (tax $580, HOA $1,184, insurance $130). An estimate from the sources above, not a quote.
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