Las Olas By The Sea Ext
Homes for Sale in Fort Lauderdale, FL
All 2,126 homes for sale in Fort Lauderdale, FL · median $680,000 · 423 homes for sale in 33304 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Beaches MLS
As of September 2026, Las Olas By The Sea Ext in Fort Lauderdale, FL has 8 homes for sale and 1 pending, asking from $2,400,000 to $5,850,000 (median $2,722,500). Over the 12 months ending 2026-09-20, 5 recorded sales closed at a median of $2,250,000, $1,018 per square foot, a median 106 days on market, sellers accepting 79% of original asking. Homes listed or recently sold were built 1939–2026 with 1 new construction; none of the 9 geocoded homes sit in a FEMA special flood hazard zone (median elevation 10 ft). At the median price and Broward County's FY2025-26 rate of 19.84 mills, annual property tax runs about $44,650 ($43,820 with the full homestead exemption).
| Location | Fort Lauderdale, Broward County, FL · ZIP 33304, 33305 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Security System, Fire Alarm, Motion Detector(s), Bar, Closed Circuit Camera(s), Elevator Secure |
| Sale prices, last 12 months | $2,250,000 median across 5 closed sales · $1018 per sq ft |
| Days on market (closed sales) | 106 median |
| For sale right now | 8 active, 1 pending · median asking $2,722,500 · 19.2 months of supply |
Data as of September 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. Market figures describe homes, not residents. Cite as: Momentum Realty, “Las Olas By The Sea Ext key facts,” movewithmomentum.com/neighborhoods/las-olas-by-the-sea-ext, data as of September 20, 2026.
Last 30 days in Las Olas By The Sea Ext: 2 new listings (median asking $4,224,500), 1 under contract right now. As of September 22, 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 Sea Ext
Live MLS inventory for Las Olas By The Sea Ext. 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 · 26 daysTop listing
Active · 55 days
Active · 148 days
Active · 141 days
Active · 64 days
Active · 64 daysActive and pending Las Olas By The Sea Ext listings as of 2026-09-22, 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.
Every Home for Sale in Las Olas By The Sea Ext Right Now (9)
All 9 active and pending Las Olas By The Sea Ext listings with a detail page, newest first, refreshed twice a day from the MLS.
- 3305 NE 15th Street · $2,599,000 · 3 bd / 4 ba · listed Sep 8, 2026 · listed by United Realty Group Inc
- 3318 NE 16th Place · $5,850,000 · 5 bd / 7 ba · listed Aug 25, 2026 · listed by SVS Realty Group Inc
- 3317 NE 16th Court · $2,795,000 · 4 bd / 3 ba · listed Aug 21, 2026 · listed by Duris Real Estate, Inc
- 1735 N Fort Lauderdale Beach Boulevard · $4,200,000 · 4 bd / 3 ba · listed Jul 27, 2026 · listed by CENTURY 21 Tenace Realty
- 3321 NE 16th Court · $2,650,000 · 3 bd / 2 ba · listed Jul 18, 2026 · listed by Florida Equities, LLC
- 3319 NE 18th Street · $2,400,000 · 3 bd / 3 ba · listed Jul 18, 2026 · listed by RWE Real Estate Services
- 3305 NE 16th Court · $2,695,000 · 5 bd / 4 ba · listed Jun 23, 2026 · listed by Premier Estate Properties Inc.
- 3315 NE 17th Street · $2,750,000 · 4 bd / 4 ba · listed Jun 23, 2026 · listed by Compass Florida, LLC
- 3321 NE 16th Place · $3,747,000 · 5 bd / 5 ba · pending · listed Jun 23, 2026 · listed by Florida Capital Realty
Las Olas By The Sea Ext is an oceanfront enclave in Fort Lauderdale where the median sits at $2.175 million and the per-square-foot figure of $1,113 tells you you're paying for direct beach access and the Las Olas address. Three closings in the past quarter and a median time-on-market over four months point to a highly selective pool of buyers and properties that move only when priced correctly for their specific view, condition, and finishes.
Sellers need patience and precision; this is not a turnkey commodity market. Buyers should budget time to evaluate each listing individually—condition and exact location within the community will drive value more than any neighborhood average. The extended days-on-market reflect the deliberation that comes with writing seven-figure offers steps from the Atlantic.
Las Olas By The Sea Ext right now
🟢 Buyer-leaning market. 19.2 months of supply and 11% 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 September 20, 2026. Confidence: Medium (9 active and pending listings, 5 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 23, 2026 · Live data: Beaches MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Las Olas By The Sea Ext market snapshot (as of September 20, 2026): the median sale price is about $2.25M ($1018 per sq ft over the trailing 12 months of closed sales), a median 106 days on market for closed sales, and 19.2 months of supply, a buyer-leaning market.
In ZIP 33304 (Fort Lauderdale), 414 homes closed in the last 12 months at a median of $860K ($586/sq ft), up 0.2% year over year, with a median 84 days on market. Right now 194 active and 33 pending listings put supply at about 7.8 months — a soft market. See the live ZIP 33304 housing market and the Broward County market.
BeachesMLS sales records identify 83 homes in Las Olas By The Sea Ext that have changed hands since 2006, built between 1931 and 2024 (median 1977), with a median living area of about 2,907 sq ft and a typical 4-bedroom, 3.5-bath layout; 100% are single-family homes. Source: BeachesMLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Flood zones in Las Olas By The Sea Ext: of 9 listing addresses checked against the FEMA National Flood Hazard Layer, 100% sit outside the FEMA Special Flood Hazard Area (Zone X). Individual parcels vary — verify any specific address at msc.fema.gov. See flood zones by neighborhood in Fort Lauderdale.
Las Olas By The Sea Ext delivers direct oceanfront living in Fort Lauderdale at a median of $2.175 million, with a limited inventory that moves slowly and rewards buyers who know exactly what layout and view they want.
The setting & the homes.
Aerial and on-site photos of Las Olas By The Sea Ext. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Las Olas By The Sea ExtLas Olas By The Sea ExtLas Olas By The Sea ExtLas Olas By The Sea ExtLas Olas By The Sea ExtLas Olas By The Sea ExtPhotos from Beaches MLS listings in Las Olas By The Sea Ext; content deemed reliable but not guaranteed.
Who Las Olas By The Sea Ext is best for.
Best for
- Oceanfront buyers with budgets in the seven figures who prioritize direct beach access and are prepared to wait for the right unit and floor plan
- Downsizers leaving larger estates who want a Fort Lauderdale beach address with minimal community obligations and maximum privacy
- Investors with long holding horizons focused on scarcity-driven oceanfront assets and comfortable with lower liquidity
Probably not for
- Buyers seeking shared resort-style amenities or a community social structure—there are no formal common facilities here
- First-time luxury buyers expecting swift closings and predictable pricing—this market requires experience with bespoke negotiations
- Anyone needing to sell quickly or on a fixed timeline—median days-on-market exceed four months and patience is mandatory
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Beaches MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($2.25M) IS the median in the snapshot above.
Windows contain 1 to 6 sales each (5 in the current window); every figure carries its sample size, and thin markets swing on single closings. 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.
14% of homes for sale in ZIP 33305 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 (2026-09-21).
Las Olas By The Sea Ext Market Scorecard
Las Olas By The Sea Ext is currently a buyer-leaning market. About 19.2 months of supply, a median asking price of $2,722,500, and homes go under contract in about 64 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Beaches MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in Las Olas By The Sea Ext, 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 Sea Ext 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.
Schools
- Broward County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Bayview · Elementary
- Sunrise · Middle
- Fort Lauderdale · High
Zoned schools reflect the assignments reported on recent Las Olas By The Sea Ext 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 Sea Ext address.
Shop the zone: Homes zoned for Fort Lauderdale High School
Recent Developments in Las Olas By The Sea Ext
Development, infrastructure, retail, and school activity affecting Las Olas By The Sea Ext, 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 project is about 4 miles north of Las Olas By The Sea Ext, elsewhere in Broward County.
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 about 2 miles north of Las Olas By The Sea Ext.
Source: Florida YIMBY - June 2026Development
38-Story Icon Beach Waterfront Residences Breaks Ground in Hollywood
Related Group and BH Group broke ground on Icon Beach Waterfront Residences, a 38-story, 350-unit tower at 3824 South Ocean Drive in Hollywood, following a June 18 ceremony. The project secured a 360 million dollar construction loan from Tyko Capital and includes about 40,000 square feet of amenities, a 32-slip marina and a beach club. Completion is targeted for 2028.
What it may mean for the marketAdds a large oceanfront condominium supply and private marina to the Hollywood beach market with construction now underway. The project is about 5 miles south of Las Olas By The Sea Ext, elsewhere in Broward County.
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 1 mile northeast of Las Olas By The Sea Ext.
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 4 miles northeast of Las Olas By The Sea Ext, 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 northeast of Las Olas By The Sea Ext, 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 Las Olas By The Sea Ext buying strategy.
If we were buying in Las Olas By The Sea Ext 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 Sea Ext.
What the numbers tell us about Las Olas By The Sea Ext
The $1,113 median price per square foot is elevated even by Fort Lauderdale beach standards, a function of direct ocean frontage and the cachet of the Las Olas name. Three closings over the trailing quarter and a median DOM over four months underscore the deliberate pace: these are not impulse purchases, and sellers who test the market without addressing deferred maintenance or outdated interiors will sit.
Every property here is effectively bespoke. Floor plan, view corridor, renovation status, and exact position relative to the water will create wide variation in both asking price and buyer interest. The median is a reference point, not a bracket. MLS data show no formal community amenities—value is tied entirely to the home itself and its proximity to the ocean.
This is a market for buyers who have clarity on their must-haves and the time to wait for the right unit. It rewards those who can move decisively when a well-maintained listing appears, and it punishes sellers who price aspirationally without data to support the ask.
The location and the amenities are priced into every listing in Las Olas By The Sea Ext. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a luxury beach enclave with limited transaction volume and wide price variation by condition and view, you need a broker who knows which comps are relevant and which are noise. Momentum's analysts track closed sales across Fort Lauderdale's oceanfront corridors, so we can tell you when a listing is priced to reflect its actual finishes and location—and when it's not. We'll walk the property with you, identify deferred capital expenses, and give you the honest read before you write the offer. For sellers, we price with precision and market to the narrow buyer segment that can close at this tier, not to the broadest possible audience. No hype, no guesswork—just the data and the judgment that come from doing this every day.
Las Olas By The Sea Ext in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $4/month · median of 8 MLS listings, most billed annually
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $4 per month — the median AssociationFee across 8 MLS records, normalised to a monthly figure; most are billed annually. 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, 2026-09.
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 Sea Ext 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 Sea Ext 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 Sea Ext, 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 Sea Ext home worth?
Get a no-obligation home value based on real comparable sales in Las Olas By The Sea Ext, 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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Frequently Asked Questions
What is the median home price in Las Olas By The Sea Ext?
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Is Las Olas By The Sea Ext a good place to live?
Should you buy in Las Olas By The Sea Ext?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Beaches MLS, refreshed twice daily (last: September 22, 2026) |
| Community market stats | Beaches MLS closed sales, 12-month windows ending September 20, 2026 |
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2011 (51 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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