Las Olas by the River
Condos for Sale in Fort Lauderdale, FL
All 2,189 homes for sale in Fort Lauderdale, FL · median $690,000 · 1,165 condos for sale in Fort Lauderdale · 356 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 11 homes for sale and 1 pending, asking from $310,000 to $455,000 (median $379,000). 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).
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 · 47 daysTop listing
Active · 75 days
Active · 244 days
Active · 211 days
Active · 87 days
Active · 16 days
Active · 387 days
Active · 1 days
Active · 506 days
Active · 356 days
Pending · 13 daysActive and pending Las Olas by the River listings as of 2026-10-01, 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 2, 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.
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.
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.
Shop the zone: Homes zoned for Stranahan High School
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
- HOA dues reported around $1,184/month (about $14,208/yr) · median of 62 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $1,184 per month ($14,208 a year) — the median AssociationFee across 62 MLS records, normalised to a monthly figure; most are billed monthly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
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 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. 2 on record.
- 520 SE 5th Avenue #1112 · off market
- 520 SE 5th Avenue #1703 · off market
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Broward County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Broward County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
8% 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 (2026-10-02).
Las Olas by the River Market Scorecard
Las Olas by the River is currently a buyer's market. About 66.0 months of supply, a median asking price of $379,000, and homes go under contract in about 87 days.
Typical home value in the 33301 ZIP is $863,143, about 50.8% 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?
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 1, 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 local comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
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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