Leisure Beach South
Homes for Sale in Fort Lauderdale, FL
True comps, carrying-cost math, and listings before the portals.
Leisure Beach South is a beaches-feed community in Fort Lauderdale where the current MLS snapshot gives us almost nothing to price against. As of mid-July 2026, there were no closings in the tracked window, which means recent sold data is not doing the work of setting expectations here. In a market this thin, price is driven less by comparable sales and more by the condition and specifics of whatever individual listing is in front of you.
For a buyer, that puts the burden on inspection and on reading each property on its own terms rather than leaning on a neighborhood pattern that the data cannot confirm. For a seller, the same thinness cuts both ways: with no fresh closings to anchor the conversation, pricing takes real analysis and defensible reasoning, not a quick pull of the last few sales.
Who Leisure Beach South is best for.
Best for
- Buyers who want a Fort Lauderdale beaches-area location and will underwrite a purchase on the specific home's condition
- Buyers patient enough to wait for the right listing in a low-activity market
- Buyers working with a broker to build a pricing case from the ground up rather than from comps
Probably not for
- Buyers who require recent closing data to justify an offer
- Buyers who want on-site community amenities, none of which appear in current listings
- Buyers who need a predictable, established price range before shopping
The market around Leisure Beach South
Leisure Beach South is too small for its own price trend, so here is the market around it.
Across Broward County, 1,045 homes are active and 270 pending (20% under contract).
ZIP and county figures describe the wider market, not Leisure Beach South specifically. Momentum Research analysis of MLS records.
Recent Developments in Leisure Beach South
Development, infrastructure, retail, and school activity affecting Leisure Beach South, 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 site is about 1 mile southeast of Leisure Beach South.
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 project is about 3 miles south of Leisure Beach South, elsewhere in Broward County.
Source: Florida YIMBY - June 2026Development
Feldman Equities, Greystar Fort Lauderdale Apartments OK'd
Fort Lauderdale approved a rezoning allowing Feldman Equities and Greystar to build 310 apartments at the Pinnacle Corporate Park at 500 Northwest 62nd Street in the Cypress Creek area. The plan includes four five-story residential buildings, 2,800 square feet of commercial space and a five-story parking garage, with 46 units restricted to households earning up to 120 percent of area median income for 30 years. Existing office buildings on the site will remain.
What it may mean for the marketBrings residential density and workforce-priced units to a heavily commercialized Cypress Creek office area under the new Uptown Urban District designation. The site is about 2 miles northwest of Leisure Beach South.
Source: The Real Deal - 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 project is about 4 miles south of Leisure Beach South, elsewhere in Broward County.
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 southeast of Leisure Beach South, 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 southeast of Leisure Beach South, 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 Leisure Beach South buying strategy.
If we were buying in Leisure Beach South 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 Leisure Beach South.
A market with thin data
The honest read on Leisure Beach South right now is that the data is sparse. No closings registered in the tracked window, and no community amenities surfaced from current MLS listings. That is not a knock on the location — it is a caution about how much weight you can put on aggregate figures. When the sample is this small, one atypical listing can distort any sense of a going rate.
The practical takeaway: do not shop this community on assumptions. Every offer should stand on the specific home's condition, its position within the beaches area, and what a careful walkthrough turns up. We build the pricing case from the property outward, because the neighborhood-level numbers are not there to lean on.
The location and the amenities are priced into every listing in Leisure Beach South. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with no recent closings and no amenity data to cite, the value of a broker is in what they refuse to make up. We will price and evaluate Leisure Beach South from the specific property and the broader Fort Lauderdale beaches context, not from figures that do not exist. If a listing does not hold up under that scrutiny, we will tell you.
Leisure Beach South 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 Leisure Beach South 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 Leisure Beach South sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Leisure Beach South, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Leisure Beach South home worth?
Get a no-obligation home value based on real comparable sales in Leisure Beach South, 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 homes for sale in Leisure Beach South on the map →
Should you buy in Leisure Beach South?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | Beaches MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2007 (20 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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