Las Olas By The Sea Ext
Homes for Sale in Fort Lauderdale, FL
All 2,332 homes for sale in Fort Lauderdale, FL · median $721,834 · 459 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 November 2026, Las Olas By The Sea Ext in Fort Lauderdale, FL has 9 homes for sale and 1 pending, asking from $2,395,000 to $19,750,000 (median $2,695,000). 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 3 new construction; none of the 14 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).
Last 30 days in Las Olas By The Sea Ext: 2 new listings (median asking $19,625,000), 1 under contract right now, 1 closed sale (median $2,200,000). As of November 3, 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 · 68 days
Active · 97 days
Active · 183 days
Active · 191 days
Active · 106 days
Pending · 104 daysActive and pending Las Olas By The Sea Ext listings as of 2026-11-02, 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 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.
Figures in this note are as of July 16, 2026. The live market numbers elsewhere on this page update nightly and are newer.
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 November 3, 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 84 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 11 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 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.
10% of homes for sale in Las Olas By The Sea Ext 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 (2026-11-03).
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 73 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.
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 contributors.
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
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.
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.
See all homes for sale in Fort Lauderdale →
| Location | Fort Lauderdale, Broward County, FL · ZIP 33304, 33305 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Security System, Bar, Fire Alarm, Motion Detector(s), Spa/Hot Tub, Closed Circuit Camera(s) |
| 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.
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.
Just listed in Las Olas By The Sea Ext
The newest homes for sale in Las Olas By The Sea Ext right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 3312 NE 16Th Court $19,500,000 · 3 bd · 6.5 ba · 6,300 sq ft · listed Oct 28, 2026 Courtesy of Douglas Elliman
- 3322 NE 16Th Court $19,750,000 · 4 bd · 6.5 ba · 6,300 sq ft · listed Oct 28, 2026 Courtesy of Douglas Elliman
- 3305 NE 15Th Street $2,599,000 · 3 bd · 4 ba · 2,909 sq ft · listed Sep 8, 2026 Courtesy of United Realty Group Inc
- 3318 NE 16Th Place $5,850,000 · 5 bd · 7 ba · 4,644 sq ft · listed Aug 25, 2026 Courtesy of SVS Realty Group Inc
- 3317 NE 16Th Court $2,695,000 · 4 bd · 3 ba · 3,275 sq ft · listed Aug 21, 2026 Courtesy of Duris Real Estate, Inc
- 1735 N Fort Lauderdale Beach Boulevard $4,200,000 · 4 bd · 3 ba · 3,036 sq ft · listed Jul 27, 2026 Courtesy of CENTURY 21 Tenace Realty
Checked against the MLS nightly. All new listings in this market.
Every Home for Sale in Las Olas By The Sea Ext Right Now (11)
All 11 active and pending Las Olas By The Sea Ext listings with a detail page, newest first, refreshed twice a day from the MLS.
- 3312 NE 16th Court · $19,500,000 · 3 bd / 6.5 ba · listed Oct 27, 2026 · listed by Douglas Elliman
- 3322 NE 16th Court · $19,750,000 · 4 bd / 6.5 ba · listed Oct 27, 2026 · listed by Douglas Elliman
- 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 · $2,695,000 · 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 Aug 4, 2026 · listed by CENTURY 21 Tenace Realty
- 3321 NE 16th Court · $2,395,000 · 3 bd / 2 ba · listed Aug 4, 2026 · listed by Florida Equities, LLC
- 3305 NE 16th Court · $2,695,000 · 5 bd / 4 ba · listed Aug 4, 2026 · listed by Premier Estate Properties Inc.
- 3315 NE 17th Street · $2,599,000 · 4 bd / 4 ba · listed Aug 4, 2026 · listed by Compass Florida, LLC
- 3321 NE 16th Place · $3,747,000 · 5 bd / 5 ba · pending · listed Aug 4, 2026 · listed by Florida Capital Realty
- 3319 NE 18th Street · $2,325,000 · 3 bd / 3 ba · pending · listed Aug 4, 2026 · listed by RWE Real Estate Services
More Fort Lauderdale home searches
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- Fort Lauderdale home values: what is my house worth?
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
- Florida housing market map
- Save Our Homes tax estimator
- How to stop a foreclosure in Florida
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- NE 16Th Street (5 homes on record)
- NE 15Th Court (5 homes on record)
- N Fort Lauderdale Beach Boulevard (4 homes on record)
- NE 15Th Street (4 homes on record)
- NE 16Th Court (4 homes on record)
- NE 18Th Street (4 homes on record)
- NE 17Th Street (4 homes on record)
- NE 17Th Court (4 homes on record)
- N Fort Lauderdale Beach Boulevard (3 homes on record)
- NE 16Th Street (3 homes on record)
- NE 17Th Court (3 homes on record)
- NE 16Th Place (3 homes on record)
What it really costs to own in Las Olas By The Sea Ext
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 $35,652/yr across 14 listings here (MLS tax records, 2026-11-03). |
|---|---|
| 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. Flood: of 11 listing addresses checked against the FEMA flood map, 100% sit outside the high-risk zone. Statewide, a Zone X flood policy runs about $500-$700/yr and a high-risk zone $1,200-$2,500/yr (FEMA Risk Rating 2.0 averages, not quotes). |
| Roof and age | Median build year 1979 across 14 listings. An original roof here would be about 47 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. |
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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 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 about 2 miles north of Las Olas By The Sea Ext.
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 less than a mile north of Las Olas By The Sea Ext.
Source: Hoodline - September 2026Infrastructure
JetBlue adds 14 nonstop routes from Fort Lauderdale-Hollywood International Airport
Eight routes launched in July 2026, including Chicago, Houston and Nashville, and six more are scheduled from October through November, including Barranquilla, Cali, Columbus, Indianapolis and San Diego. JetBlue ran nearly 130 daily departures at FLL in summer 2026 and expects more than 150 by year end.
What it may mean for the marketMore nonstop service expands travel options and airport-related activity for residents of Broward County. The site is about 2 miles southwest of Las Olas By The Sea Ext.
Source: Nomad Lawyer - 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 about 2 miles north of Las Olas By The Sea Ext.
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 - 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
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.
Frequently Asked Questions
What is the median home price in Las Olas By The Sea Ext?
How long do homes in Las Olas By The Sea Ext take to sell?
Is Las Olas By The Sea Ext a buyer's or seller's market right now?
Who is the best real estate agent for Las Olas By The Sea Ext?
How do I find a top Fort Lauderdale real estate agent who knows Las Olas By The Sea Ext?
Can Momentum Realty connect me with an agent for Las Olas By The Sea Ext?
Where is Las Olas By The Sea Ext, and what county is it in?
Is Las Olas By The Sea Ext in a flood zone?
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: November 2, 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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More on Las Olas By The Sea Ext
- Home values · What homes in Las Olas By The Sea Ext actually sell for
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