Lauderdale Isles No 2
Homes for Sale in Fort Lauderdale, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Lauderdale Isles No 2 is a waterfront-access enclave in Fort Lauderdale where lot access and boat slip potential drive the $820K median—nearly double the per-square-foot cost of many inland neighborhoods. Buyers pay for canal or Intracoastal proximity, not square footage; condition and dock configuration explain the wide spread between turnkey and dated properties.
The market has cooled measurably: inventory sits thirty days and the median is down 8.8 percent year-over-year. Ten closings in the trailing window show sustained demand, but the pace favors careful buyers over bidders. Sellers pricing to pre-correction comps are learning to adjust.
Lauderdale Isles No 2 right now
🔴 Off the recent peak. The trailing-12-month median ($820K) is down 8.8% from the prior 12 months ($899K) and up 290% since 2012. With about a dozen sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Beaches MLS closed sales, 12-month windows ending July 15. Confidence: Low (10 and 5 sales in the two windows).
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Updated July 15, 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
Lauderdale Isles No 2 market snapshot (as of July 15, 2026): the median sale price is about $820K ($493 per sq ft over the trailing 12 months of closed sales), and a median 31 days on market for closed sales. The trailing-12-month median is down 9% from the prior 12 months and up 290% since 2012, computed from record-level Beaches MLS closed sales (10 closings in the current window).
A modest, water-oriented Fort Lauderdale subdivision where canal lots and boat access command premiums that condition and slip infrastructure can amplify or erode; a market now favoring inspection and negotiation over speed.
Who Lauderdale Isles No 2 is best for.
Best for
- Buyers with boats or plans to own one, prioritizing slip access and Intracoastal proximity over interior finishes
- Investors comfortable underwriting waterfront renovation projects where dock and seawall infrastructure drive resale value
- Downsizers leaving barrier-island condos who want a single-family footprint and water access without crossing the million-dollar threshold
Probably not for
- Buyers expecting turnkey interiors and low maintenance at the median price; many homes here need capital investment in docks or systems
- First-time buyers unfamiliar with seawall permitting, flood-zone insurance, and marine construction costs—the hidden expenses add up quickly
- Anyone prioritizing walkability, community pools, or resort amenities; Lauderdale Isles No 2 offers location and water, nothing else
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 15 of each year, from record-level Beaches MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($820K) IS the median in the snapshot above, and the move from 2025 ($899K) IS the -8.8% one-year change.
Windows contain 2 to 19 sales each (10 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.
The Lauderdale Isles No 2 buying strategy.
If we were buying in Lauderdale Isles No 2 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 Lauderdale Isles No 2.
What the water premium really buys
Lauderdale Isles No 2 exists for one reason: access to navigable water. Homes here sit on or near canals feeding the Intracoastal, and the per-square-foot median of $493 reflects that geography—not interior finishes. A renovated three-bedroom with a concrete seawall and fifty-foot dock commands a different number than a similar-sized home two blocks inland or one whose bulkhead needs permitting work. Buyers often underestimate how much slip condition, no-wake-zone proximity, and ocean-access time affect value in a community like this.
The neighborhood fabric is modest mid-century ranch and split-plan homes, many still carrying original CBS construction and terrazzo. Some have been extensively remodeled; others are investor-grade rentals or estate deferred-maintenance situations. There are no community amenities, no HOA pool or clubhouse—this is strictly a location play for boaters or buyers wanting Fort Lauderdale's east-side address at a price below barrier-island single-family.
Market momentum has softened. A year ago, waterfront lots in this price band moved in under three weeks; today the median days-on-market is just over thirty, and the year-over-year decline of 8.8 percent signals that sellers anchored to peak pricing are sitting. For buyers, that means room to negotiate inspection repairs, closing costs, or price—especially on homes needing dock work or interior updates. The ten closings in the trailing period confirm there is still a buyer base, but urgency has left the room.
The location and the amenities are priced into every listing in Lauderdale Isles No 2. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Lauderdale Isles No 2 buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (5.7). Basis: Long-Term Appreciation +290% since 2012; Recent Direction -8.8% year-over-year; Pricing Power 90.1% sale-to-list. Refreshed with each data update.
Why work with Momentum here
Lauderdale Isles No 2 rewards agents who understand marine surveying, seawall liability, and the difference between a permitted dock and a grandfather problem waiting for a citation. Our team walks waterfront listings with the same diligence we apply to structural inspections—we know which canal positions flood, which slips can fit a thirty-eight-foot center console, and when a seller's asking price assumes improvements the property does not have. If you are spending eight hundred thousand dollars on water access, you deserve representation that knows what questions to ask before you write the contract.
Lauderdale Isles No 2 in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- Any club/amenity membership is billed separately
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 Lauderdale Isles No 2 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 Lauderdale Isles No 2 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Lauderdale Isles No 2, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Lauderdale Isles No 2 home worth?
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Recent Developments in Lauderdale Isles No 2
Development, infrastructure, retail, and school activity affecting Lauderdale Isles No 2, 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 Lauderdale Isles No 2, 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 3 miles northwest of Lauderdale Isles No 2.
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 6 miles south of Lauderdale Isles No 2, 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 less than a mile north of Lauderdale Isles No 2.
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 3 miles north of Lauderdale Isles No 2, 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 north of Lauderdale Isles No 2, 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.
Frequently Asked Questions
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An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | Beaches MLS closed sales, 12-month windows ending July 15, 2026 |
| Under-contract shares | Beaches MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2011 (122 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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