Lumiere in Fort Lauderdale

Lumiere Homes for Sale in Fort Lauderdale, FL

Fort Lauderdale · Broward County

A boutique waterfront condo on Hendricks Isle, just seven luxury residences with private boat slips and no-bridge ocean access.

Boutique, 7 unitsPrivate boat slipsNo-bridge ocean access
Live Market Pulse
50/100
Momentum
Buyer-Leaning Market (limited data)
Tight supply keeps sellers in control, but dated interiors still trade at a discount, so condition is where buyers win.
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Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.

Built fromLive BeachesMLS data14 years of closingsLocal renovation analysisUpdated twice daily
LiveMarket PulseBeachesMLS
n/a
Median Price
0mo
Supply
278days
Avg DOM
Soft
Seller Leverage
n/a
Median $/Sqft
n/a
1-Yr Price Change
0now
Distress
Jon Brooks, founder of Momentum Realty
Jon's Current Read

"Lumiere is a boutique new-construction luxury condo on Hendricks Isle in Fort Lauderdale's Las Olas isles, just seven waterfront residences, each with a private dock and over 200 feet of canal frontage with no bridges to the ocean. This is an ultra-low-density, high-end product where scarcity is the whole story: seven units means sales are rare and individually negotiated, and the dock and the no-bridge access are the value-setting features. The read is to confirm the slip, the water depth, and the no-bridge route for your boat, the association budget for a tiny building, and the finishes, then price against the broader Las Olas isles luxury-condo market given the thin in-building data."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Lumiere is a boutique luxury condominium on Hendricks Isle in Fort Lauderdale (ZIP 33301), in the Las Olas isles, a newer enclave of just seven waterfront residences.

Each residence includes a private boat slip, with the building offering over 200 feet of canal frontage and no fixed bridges to the ocean, plus seven docks for private vessels.

Residences feature floor-to-ceiling glass, central kitchens with European cabinetry, walk-in closets, and open floor space, with a waterside pool, a rooftop terrace, and a fitness center.

The location is minutes from Las Olas Boulevard's dining and shopping and the beaches. As a seven-unit building, this is an ultra-low-density, high-end product where the dock, the water, and the finishes drive value and in-building sales are infrequent; confirm the slip and the association details for a specific residence.

Best for

  • Boaters who want a private slip with no-bridge ocean access in a boutique building
  • Buyers who want new-construction luxury finishes on the Las Olas isles
  • Buyers who value ultra-low density and a rooftop and waterside pool
  • Buyers comfortable with a tiny association and thin in-building sales data

Probably not for

  • Buyers who want a single-family home or no HOA
  • Buyers who want a large building with extensive amenities and staff
  • Buyers who do not boat and would not value the dock
  • Buyers who want abundant comparable sales to anchor price

How Lumiere is performing right now

50/100
momentum
Buyer-Leaning Market (limited data)
Seller's marketBalancedBuyer's market
0Months of supplytight
278Median days on marketdays
0 : 7Under contract vs for salestrong demand
0Sold in last 12 monthsliquidity
+0%Asking vs recent sold $/sqftroom to negotiate

Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.

Live from BeachesMLS, as of June 15, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Lumiere listings and the trailing twelve months of closed sales.

8.6A- score
Momentum intelligence
Momentum buy score

Our proprietary read on how a home in Lumiere buys, holds, and resells. See the five factors.

Homes For Sale Right Now in Lumiere

Live MLS inventory for Lumiere. 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 and pending Lumiere listings as of 2026-06-15, 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.

Listing locations from BeachesMLS; lot type inferred from listing descriptions. Destination pins are approximate. Map data © OpenStreetMap, tiles © CARTO. Flood, school, and commute overlays are on the roadmap.

The takeaway

The location is the everyday-convenience case: shopping, schools, and the major roads are all a manageable drive.

Las Olas Boulevard~3 to 5 min · dining and shops
Fort Lauderdale beach (Atlantic Ocean)~5 to 10 min · east
Atlantic Ocean (by water)no fixed bridges · direct dockage access
Downtown Fort Lauderdale~5 to 10 min · west
I-95 (Las Olas or Broward Blvd)~10 to 15 min · approximate, varies with traffic
Fort Lauderdale-Hollywood (FLL)~15 to 20 min · south via US-1 or I-95

Distances and drive times are approximate and vary with traffic. Confirm your real commute at your real departure time.

Nearby Communities

Explore more neighborhoods near Lumiere Homes for Sale in Fort Lauderdale, FL with Momentum Realty’s local guides.

Idlewyld Homes for Sale in Fort Lauderdale, FLIdlewyld Homes for Sale in Fort Lauderdale, FLFort Lauderdale, FL · 0.2 miSea Island Homes for Sale in Fort Lauderdale, FLSea Island Homes for Sale in Fort Lauderdale, FLFort Lauderdale, FL · 0.3 miHendricks Heights Homes for Sale in Fort Lauderdale, FLHendricks Heights Homes for Sale in Fort Lauderdale, FLFort Lauderdale, FL · 0.4 miVictoria Isles Homes for Sale in Fort Lauderdale, FLVictoria Isles Homes for Sale in Fort Lauderdale, FLFort Lauderdale, FL · 0.6 miLas Olas Isles Homes for Sale in Fort Lauderdale, FLLas Olas Isles Homes for Sale in Fort Lauderdale, FLFort Lauderdale, FL · 0.6 miHimmarshee Park Homes for Sale in Fort Lauderdale, FLHimmarshee Park Homes for Sale in Fort Lauderdale, FLFort Lauderdale, FL · 0.7 miBreakwater Homes for Sale in Fort Lauderdale, FLBreakwater Homes for Sale in Fort Lauderdale, FLFort Lauderdale, FL · 1.1 miTiffany House Homes for Sale in Fort Lauderdale, FLTiffany House Homes for Sale in Fort Lauderdale, FLFort Lauderdale, FL · 1.3 miHarbour Heights Homes for Sale in Fort Lauderdale, FLHarbour Heights Homes for Sale in Fort Lauderdale, FLFort Lauderdale, FL · 1.3 mi

Browse all Florida neighborhood guides →

Carrying cost · the no-CDD edge

No CDD bond means thousands less per year than newer master plans.

Typical CDD community~$2,500/yr
Lumiere (no CDD)$0/yr

Roughly $25,000 saved over 10 years in carrying cost, before resale.

Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.

Schools

15-Second Take
  • Broward County Public Schools
  • Verify the zoned schools by address
  • Magnet and choice options may be available
  • Confirm current ratings before relying on them
  • Private and parochial options nearby

Lumiere is served by Broward County Public Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home, plus any magnet or choice options. Treat published ratings as a starting point, not the full story.

Buying with schools in mind? We can confirm the exact zoned schools for any Lumiere address.

The takeaway

What is actually shaping value at Lumiere, sourced and dated. We do not publish rumor.

Recent Developments in Lumiere

Our read on what is being built around Lumiere, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.

Net OutlookBullishThe structural story is an ultra-scarce, boutique, no-bridge waterfront product, where the dock and the new-construction finishes drive value and the seven-unit count makes the market thin. The watch items are the small association's budget and waterfront insurance.

Private slips with no-bridge ocean access

BullishDirect, unobstructed dockage on the Las Olas isles is scarce and anchors value for each residence. impact
SignificanceRadius: Building

Private slips with no-bridge ocean access

Boutique seven-unit, new-construction luxury

BullishUltra-low density and new finishes appeal to high-end buyers, though they make sales rare and individually negotiated. impact
SignificanceRadius: Building

Boutique seven-unit, new-construction luxury

Tiny association, thin sales data

NeutralWith seven units, the association budget per owner and the lack of comparable sales matter; comp against the broader isles market. impact
SignificanceRadius: Building

Tiny association, thin sales data

Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.

Development, infrastructure, retail, and school activity affecting Lumiere, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.

Showing the latest, scroll for all updates ↓

  1. Newer construction
    Building

    Lumiere as a boutique Hendricks Isle waterfront condo

    Building materials describe Lumiere as a boutique Fort Lauderdale condo on Hendricks Isle of just seven luxury waterfront residences, each with a private boat slip, over 200 feet of canal frontage with no bridges to the ocean, a waterside pool, a rooftop terrace, and a fitness center. Why it matters: The private slips and no-bridge ocean access are the scarce, defining features; confirm the slip and the small association's details, and comp against the broader Las Olas isles luxury market. Source

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.

If we were buying in Lumiere, this is the order of operations we would run, and the one we run for our clients.

1

Confirm the slip and the route. Verify the assigned slip, water depth, and that the route to the ocean is free of fixed bridges for your boat.

2

Read the small association's budget. With seven units, confirm the budget per owner, reserves, and any planned costs for a tiny building.

3

Confirm the finishes and warranty. On new construction, confirm what is included and any builder warranty.

4

Comp against the broader isles market. With thin in-building data, compare against Las Olas isles luxury waterfront condos as well as any in-building sales.

5

Use your own representation. On a boutique luxury purchase, have someone who represents you read the slip, the budget, and the comps.

Best Buy
A residence with a well-positioned slip and no-bridge access at a price supported by the broader isles luxury market.
Biggest Risk
Mispricing in a thin, seven-unit market, or assuming a slip or route works without verifying it.
Best Lot
Residences with the best slip position and water access carry the premium.
Smart Timing
With rare sales, confirm comparable isles luxury sales and the slip before you commit.
The takeaway

On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.

Community Details at a Glance

Lumiere is a boutique new-construction luxury condominium on Hendricks Isle in Fort Lauderdale's Las Olas isles, just seven waterfront residences, each with a private boat slip, over 200 feet of canal frontage, and no fixed bridges to the ocean, plus seven docks for private vessels. Residences feature floor-to-ceiling glass, European cabinetry, and open floor space, with a waterside pool, a rooftop terrace, and a fitness center, minutes from Las Olas dining and the beaches. As a seven-unit building, this is an ultra-low-density, high-end product where the dock, the water, and the finishes drive value and in-building sales are infrequent; confirm the slip, the route, the small association's budget, and the finishes before relying on them.

The takeaway

Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.

Entry: smaller residences

The building's more compact residences, still high-end. The slip, the finishes, and the water access drive value.

Lowest entry
Core: full-floor or larger residences

Larger residences with prime slips, the heart of this boutique building. Water access and finishes set where these land.

Most inventory
High: penthouse / rooftop-access residences

The top residences with the best views and rooftop access, the top of the building's range. The view, the slip, and the finishes drive the premium.

Strongest resale

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

Entry: smaller residences
The building's more compact residences, still high-end. The slip, the finishes, and the water access drive value.
Core: full-floor or larger residences
Larger residences with prime slips, the heart of this boutique building. Water access and finishes set where these land.
High: penthouse / rooftop-access residences
The top residences with the best views and rooftop access, the top of the building's range. The view, the slip, and the finishes drive the premium.

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

15-Second Take
  • Renovation math decides the deal
  • Better lots and views resell strongest
  • Roof and HVAC age drive the insurance quote
  • Interior lots are where buyers overpay
Jon Brooks, Momentum Realty
Operator Note

Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.

No CDD on the tax billStrong
Central Fort Lauderdale locationStrong
Scarce golf and lake homesitesStrong
$30M club reinvestment to 2028Positive
All-resale 1990s conditionManage it

Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.

Jon Brooks, Momentum Realty
Operator Note

The strongest value pocket is usually a renovated home on a good lot priced just under the next tier up. Buyers chasing the single biggest house often pay top prices for what is really a renovation project.

5 Mistakes Buyers Make in Lumiere

15-Second Take
  • Calling the listing agent (who works for the seller)
  • Misjudging the renovation budget
  • Overpaying for an interior lot
  • Underbudgeting the carrying costs
  • Skipping the roof, HVAC, and systems check

The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.

Seven units and a private slip with no bridges. The deal is won or lost on the slip, the water access, and pricing a thin market against the broader isles.

Jon Brooks · Founder, Momentum Realty
8.4A- · Buy Score
Resale Strength8.4/10
Renovation Risk3.6/10
Location Efficiency9.0/10
Long-Term Defensibility8.6/10
Carrying Cost Advantage6.4/10

Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.

Why our read on Lumiere is different.

Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live BeachesMLS feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.

Live BeachesMLS feed14 years of closed salesRenovation-premium analysisLot-by-lot, no automated estimates
Jon Brooks, founder of Momentum Realty. A housing economist with a background in real estate investment banking at Deutsche Bank and consulting at Ernst & Young, who has built and analyzed Northeast Florida real estate from the ground up.

Which Lots & Views Hold Value Best

Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.

Value ($/sqft)
$261 value$401 premium

Fill = price per square foot; ring = by realized $/sqft per unit. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from BeachesMLS; for orientation, not an appraisal.

15-Second Take
  • Residences with the best slip position hold value best
  • No-bridge ocean access is the scarce, durable advantage
  • New-construction finishes lower near-term risk
  • Thin data means the broader isles market sets the comp
  • Confirm the slip and route before the finishes

At Lumiere the value drivers are the private slip and no-bridge ocean access, then the new-construction finishes and the view. With only seven residences, in-building comps are scarce, so anchor price to the broader Las Olas isles luxury-condo market while accounting for the slip and the finishes. Confirm the slip position, the water depth, and the route to the ocean, and read the small association's per-owner budget.

Lumiere in 15 seconds.

Best forBoaters who want a private slip with no-bridge ocean access in a boutique, new-construction luxury building.
Strong onUltra-low density, private docks, new finishes, a rooftop terrace and waterside pool, and a Las Olas isles location.
WatchThe slip and route, the small association's budget, waterfront insurance, and thin in-building sales data.
Not forBuyers who want a single-family home, a large amenity building, or who do not boat.
The edgeNo-bridge dockage on the Las Olas isles in a seven-unit building is exceptionally scarce, supporting durable value.

HOA, CDD & Fees

15-Second Take
  • Boutique, just seven luxury residences
  • Each residence includes a private boat slip
  • Over 200 feet of canal frontage, no bridges to the ocean
  • Tiny association; confirm the per-owner budget
  • Comp against the broader Las Olas isles market

As a seven-unit building, the association budget is spread across few owners, so confirm the monthly fee, what it covers, the reserves, and any planned costs carefully. Budget waterfront and dock costs and insurance separately.

Reported to cover the building, the waterside pool, the rooftop terrace, the fitness center, and common areas; confirm the exact inclusions and the per-owner budget for a specific residence.

Amenities are a waterside pool, a rooftop terrace, and a fitness center, plus the seven private docks, rather than a large staffed amenity program.

The takeaway

Selling here is won on condition and view, not the Zestimate. The right number comes from closed comps matched to your renovation level and lot.

Momentum listings (YTD)
97.98%
Sold-to-list ratio across our market for our agents, sellers keeping more of their price.
Market average (YTD)
96.73%
The broader metro average sold-to-list ratio over the same period.
Momentum days on market
64 days
Median days on market for our listings, faster sales mean less carrying cost and stronger leverage.
Market days on market
72 days
The broader metro median over the same period.

Sold-to-list and days-on-market figures reflect Momentum Realty listings versus our market average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.

In Lumiere, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Lumiere, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.

What is your Lumiere home worth?

Get a no-obligation home value based on real comparable sales in Lumiere matched to your condition, lot, and view, 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 Lumiere on the map →
Or get your Lumiere home value & selling guide →

Real comps, not a Zestimate.

Lumiere Market Scorecard

Buyer-Leaning Market (limited data)

Lumiere is currently a buyer-leaning market (limited data). Limited supply, a median asking price of $3,430,000, and homes go under contract in about 278 days.

n/a
Months supply
$3,430,000
Median list
n/a
Median sold
n/a
Per sqft
278
Days on mkt
7/0/0
Active/Pend/Sold

Typical home value in the 33301 ZIP is $874,360, about 52.6% 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

How many units are in Lumiere?
Just seven luxury waterfront residences, a boutique, ultra-low-density building on Hendricks Isle.
Does each residence have a boat slip?
Yes. Each residence is reported to include a private boat slip, with the building offering over 200 feet of canal frontage and no fixed bridges to the ocean. Confirm the slip and the route for your boat.
What amenities does Lumiere have?
A waterside pool, a rooftop terrace, a fitness center, and seven private docks.
What are the residences like?
New-construction luxury with floor-to-ceiling glass, European cabinetry, walk-in closets, and open floor space.
How is the location?
On Hendricks Isle in the Las Olas isles, minutes from Las Olas dining and the beaches, with no-bridge dockage to the ocean.
What does the HOA cover?
Building operations and the amenities, spread across seven owners. Confirm the per-owner budget, inclusions, and reserves for a specific residence.
How do I price a unit with so few sales?
With only seven units, in-building sales are rare, so price is best anchored to the broader Las Olas isles luxury-condo market, accounting for the slip and finishes. Have your own representation comp it.
Is Lumiere a good investment?
Scarce no-bridge dockage and new luxury finishes on the isles support demand, but the tiny building means thin data and the dock and finishes drive value. This is not a guarantee of future value.
Should I use the listing agent to buy here?
No. The listing agent works for the seller. On a boutique luxury purchase where the slip and pricing a thin market drive value, having your own representation is the highest-leverage decision you make.
What schools serve the building?
It is part of Broward County Public Schools, though most buyers here are not focused on schools. Confirm any assignment by address with the district if relevant.
What is the area like?
It is the Las Olas isles, a prestigious waterfront enclave minutes from Las Olas Boulevard and the beach, with boating at the doorstep.
You want a private slip with no-bridge ocean access in a boutique buildingExcellent fit
You want new-construction luxury finishes on the Las Olas islesExcellent fit
You value ultra-low density and a rooftop and waterside poolExcellent fit
You are comfortable with a tiny association and thin in-building sales dataExcellent fit
You will confirm the slip, the route, and the per-owner budgetExcellent fit
You want a single-family home or no HOAProbably not
You want a large building with extensive amenities and staffProbably not
You do not boat and would not value the dockProbably not
You want abundant comparable sales to anchor priceProbably not
You want the lowest possible carrying costProbably not

Get the inside read on Lumiere

Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Lumiere home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.

We respond personally, usually the same day.

You are all set.

A Momentum Realty Lumiere specialist will reach out personally, usually the same day.

BeachesMLS logo
Photography on this page is sourced from active and recently sold MLS listings in this community and remains the property of the listing brokerage and/or photographer. Source: Listing photos provided by BeachesMLS, Inc. Information deemed reliable but not guaranteed.

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