Las Olas by the River
Condos for Sale in Fort Lauderdale, FL
All 2,258 homes for sale in Fort Lauderdale, FL · median $723,834 · 1,202 condos for sale in Fort Lauderdale · 368 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 October 2026, Las Olas By the River in Fort Lauderdale, FL has 12 homes for sale, asking from $310,000 to $455,000 (median $377,000). Homes listed or recently sold were built 2001–2001; 14 of 14 report an HOA (median $1,177/mo); 13 of the 14 geocoded homes sit in a FEMA special flood hazard zone (median elevation 5 ft).
Last 30 days in Las Olas by the River: 2 new listings (median asking $368,500), 1 closed sale (median $300,000). As of October 20, 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.
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 · 65 daysTop listing
Active · 93 days
Active · 262 days
Active · 229 days
Active · 105 days
Active · 34 days
Active · 405 days
Active · 16 days
Active · 19 days
Active · 524 days
Active · 374 daysActive and pending Las Olas by the River listings as of 2026-10-19, 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 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 October 20, 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.
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 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.
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.
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 October 2026.
- 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
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 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.
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.
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 all homes for sale in Fort Lauderdale →
Recently off market in LAS OLAS BY THE RIVER
Homes in LAS OLAS BY THE RIVER that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 3 on record.
- 520 SE 5Th Avenue #2202 · off market
- 520 SE 5th Avenue #1112 · off market
- 520 SE 5th Avenue #1703 · off market
| Location | Fort Lauderdale, Broward County, FL · ZIP 33301 |
|---|---|
| Home types (current listings and sales) | condos 100% |
| Amenities listed by sellers | Fitness Center, Billiard Room, Pool, Spa/Hot Tub, Business Center, Community Room |
| For sale right now | 5 active, 1 pending · median asking $325,000 · 30.0 months of supply |
Data as of August 10, 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. Market figures describe homes, not residents. Cite as: Momentum Realty, “Las Olas by the River key facts,” movewithmomentum.com/neighborhoods/las-olas-by-the-river-fort-lauderdale, data as of August 10, 2026.
Housing distress & ownership in LAS OLAS BY THE RIVER, 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.
Just listed in Las Olas by the River
The newest homes for sale in Las Olas by the River right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 520 SE 5Th Avenue #2512 $369,000 · 2 bd · 2 ba · 1,148 sq ft · 17 days on market Courtesy of Keller Williams Realty Profess
- 520 SE 5Th Avenue #2510 $368,000 · 2 bd · 2 ba · 1,083 sq ft · 20 days on market Courtesy of Douglas Elliman
- 520 SE 5Th Avenue #2713 $350,000 · 1 bd · 1 ba · 897 sq ft · 31 days on market Courtesy of Compass Florida, LLC
- 520 SE 5Th Avenue #1609 $379,000 · 2 bd · 2 ba · 1,153 sq ft · 35 days on market Courtesy of The Collection Realty LLC
- 520 SE 5Th Avenue #2602 $455,000 · 2 bd · 2 ba · 1,148 sq ft · 66 days on market Courtesy of Jason Mitchell Real Estate Flo
- 520 SE 5Th Ave #2211 $440,000 · 3 bd · 2 ba · 1,447 sq ft · 94 days on market Courtesy of The Collection Realty LLC
Checked against the MLS Oct 20, 2026. All new listings in this market.
Every Home for Sale in Las Olas By The River Fort Lauderdale Right Now (12)
All 12 active and pending Las Olas By The River Fort Lauderdale listings with a detail page, newest first, refreshed twice a day from the MLS.
- 520 SE 5th Avenue #2512 · $369,000 · 2 bd / 2 ba · listed Oct 4, 2026 · listed by Keller Williams Realty Profess
- 520 SE 5th Avenue #2510 · $368,000 · 2 bd / 2 ba · listed Oct 1, 2026 · listed by Douglas Elliman
- 520 SE 5th Avenue #2713 · $350,000 · 1 bd / 1 ba · listed Sep 20, 2026 · listed by Compass Florida, LLC
- 520 SE 5th Avenue #1609 · $379,000 · 2 bd / 2 ba · listed Sep 15, 2026 · listed by The Collection Realty LLC
- 520 SE 5th Avenue #2602 · $455,000 · 2 bd / 2 ba · listed Aug 16, 2026 · listed by Jason Mitchell Real Estate Flo
- 520 SE 5th Ave #2211 · $440,000 · 3 bd / 2 ba · listed Jul 22, 2026 · listed by The Collection Realty LLC
- 520 SE 5 Avenue #1203 · $390,000 · 3 bd / 2 ba · listed Jul 22, 2026 · listed by Keller Williams Realty Profess
- 520 SE 5th Avenue #2404 · $409,000 · 2 bd / 2 ba · listed Jul 22, 2026 · listed by The Collection Realty LLC
- 520 SE 5th Avenue #3704 · $310,000 · 1 bd / 1 ba · listed Jul 22, 2026 · listed by Oliva Realty
- 520 SE 5th Avenue #1202 · $375,000 · 2 bd / 2 ba · listed Jul 22, 2026 · listed by Jalmark Rlty Inc At Pembroke
- 520 SE 5th Avenue #3404 · $315,000 · 1 bd / 1 ba · listed Jul 22, 2026 · listed by Oliva Realty
- 520 SE 5th Avenue #2406 · $399,000 · 2 bd / 2 ba · listed Jul 22, 2026 · listed by Compass Florida, LLC
Recently sold in Las Olas By The River Fort Lauderdale
- 520 Se 5Th Avenue #2202 · sold $300,000
- 520 Se 5Th Avenue #3209 · sold $351,750
Closed sales from the MLS; each page shows the sold price, taxes and value history.
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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
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0% of homes for sale in Las Olas by the River are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-10-20).
Las Olas by the River Market Scorecard
Las Olas by the River is currently a buyer's market. About 72.0 months of supply, a median asking price of $377,000, and homes go under contract in about 100.0 days.
Typical home value in the 33301 ZIP is $864,211, about 51.4% 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.
What it really costs to own in Las Olas by the River Condos for Sale
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 $6,261/yr across 14 listings here (MLS tax records, 2026-10-20). |
|---|---|
| HOA dues | Median $1,177/month across 14 MLS listings (most billed monthly; 2026-10-20). 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 14 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 $1,829/month (tax $522, HOA $1,177, insurance $130). An estimate from the sources above, not a quote.
Email me new listings in Las Olas by the River Condos for Sale
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Las Olas by the River Condos for Sale
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Las Olas by the River Condos for Sale will answer, and the answer is published on this page for the next buyer.
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?
Where is Las Olas by the River, and what county is it in?
Data sources & freshness
| Live listings | Beaches MLS, refreshed twice daily (last: October 19, 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.
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See how LAS OLAS BY THE RIVER fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Las Olas by the River Condos for Sale in Fort Lauderdale
- Find an agent · How to choose the best real estate agent in Las Olas by the River Condos for Sale in Fort Lauderdale
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