Middle River Terrace
Homes for Sale in Fort Lauderdale, FL
All 2,343 homes for sale in Fort Lauderdale, FL · median $725,000 · 464 homes for sale in 33304 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via Beaches MLS
Homes listed or recently sold were built 1942–2006; none of the 3 geocoded homes sit in a FEMA special flood hazard zone (median elevation 5 ft). Middle River Terrace is a community in Fort Lauderdale, Broward County, FL. Across Fort Lauderdale as a whole, 521 homes closed in the last 12 months at a median of $500,000, 58 median days on market, with 2,450 homes for sale today. At that median and Broward County's FY2025-26 rate of 19.84 mills, annual property tax runs about $9,920 ($9,090 with the full homestead exemption).
Middle River Terrace sits in Fort Lauderdale's established central corridor, where pricing is shaped by structure and lot more than any single neighborhood narrative. The mid-$600K median reflects an older housing stock—some meticulously updated, others waiting for sweat equity—across varied lot sizes. The per-square-foot figure tells you condition spreads widely; two homes on the same block can command very different numbers based on kitchen, roof, and mechanical updates.
The market here is steady but slow: 40 days median, a heat score of 43, and essentially flat year-over-year pricing. Sellers should prepare for realistic timelines and price their home's actual condition, not its potential. Buyers have negotiating room if they come prepared with inspection budgets and realistic renovation estimates. This is not a turnkey market—it rewards the buyer who can see past cosmetics and the seller who has already addressed the big-ticket items.
Figures in this note are as of July 16, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Middle River Terrace right now
🟢 Still climbing. The trailing-12-month median ($629K) is up 10.5% from the prior 12 months ($569K) and up 160% since 2012. With about 5 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 September 20. Confidence: Medium (6 and 8 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated November 7, 2026 · Live data: Beaches MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Nearby homes for sale
No active listings inside Middle River TerraceHomes for Sale in Fort Lauderdale, FL right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Middle River Terrace market snapshot (as of September 20, 2026): the median sale price is about $629K ($430 per sq ft over the trailing 12 months of closed sales), and a median 60 days on market for closed sales. The trailing-12-month median is up 10% from the prior 12 months and up 160% since 2012, computed from record-level Beaches MLS closed sales (6 closings in the current window).
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 5.6 months — a buyer's market. See the live ZIP 33304 housing market and the Broward County market.
BeachesMLS sales records identify 68 homes in Middle River Terrace that have changed hands since 2006, built between 1942 and 2021 (median 1954), with a median living area of about 1,375 sq ft and a typical 3-bedroom, 2-bath layout; 93% 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.
Middle River Terrace is a central Fort Lauderdale neighborhood of older single-family homes where condition and lot size drive pricing more than any cohesive amenity package. The market moves methodically, rewarding patience and punishing overpricing.
The setting & the homes.
Aerial and on-site photos of Middle River Terrace. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Middle River Terrace
Middle River Terrace
Middle River TerracePhotos from Beaches MLS listings in Middle River Terrace; content deemed reliable but not guaranteed.
Who Middle River Terrace is best for.
Best for
- Buyers with cash reserves for immediate repairs and a tolerance for older-home quirks who want central Fort Lauderdale without HOA dues
- Investors or flippers with contractor networks who can accurately underwrite renovation cost and timeline
- Owner-occupants seeking lot size and layout flexibility willing to trade turnkey convenience for equity-building sweat equity
Probably not for
- First-time buyers stretching to the median who lack reserves for deferred maintenance surprises post-closing
- Buyers expecting move-in-ready finishes and uniform neighborhood aesthetics without deep inspection work
- Anyone on a tight timeline who cannot tolerate a 40-plus-day market and the negotiation cycles that come with condition-dependent pricing
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 ($629K) IS the median in the snapshot above, and the move from 2025 ($569K) IS the +10.5% one-year change.
Windows contain 2 to 8 sales each (6 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.
12% of homes for sale in ZIP 33304 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 (2026-09-20).
Middle River Terrace Market Scorecard
Middle River Terrace is currently a balanced market..
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.
Middle River Terrace 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.
The Middle River Terrace buying strategy.
If we were buying in Middle River Terrace 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 Middle River Terrace.
What the numbers actually mean
The median price of $600K and the per-square-foot figure of $414 map to an older housing stock with wide variance in condition and finish. Because no HOA or master-planned amenities standardize the product, every home trades on its own merits: roof age, AC vintage, kitchen and bath updates, and lot appeal. A well-maintained, recently renovated home commands the upper end of the pricing spectrum; a dated property with deferred maintenance languishes or sells at a discount that reflects true renovation cost.
Forty days on market and a heat score of 43 tell you this is a buyer-consideration market, not a bidding-war environment. Sellers who price aggressively or ignore condition feedback will extend their timeline; those who bring pre-listing inspections and realistic pricing close efficiently. Year-over-year pricing is essentially flat, a sign of equilibrium after the post-2012 run-up of 132 percent. That long-term appreciation reflects Fort Lauderdale's broader trajectory, not Middle River Terrace's unique momentum—understand you are buying the fundamentals of the home and the location, not a neighborhood brand.
Because the community has no identified shared amenities, value hinges entirely on the individual parcel: lot size, setback, landscaping maturity, garage or carport configuration, and the big three systems. Walk every property with a contractor's eye or bring one along. The lack of amenity premium also means there is no HOA fee to offset against purchase price, which can be an advantage for the cash-flow-conscious buyer willing to self-manage property upkeep.
The location and the amenities are priced into every listing in Middle River Terrace. 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 Middle River Terrace 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 (7.6). Basis: Long-Term Appreciation +160% since 2012; Recent Direction +10.5% year-over-year; Pricing Power 92.2% sale-to-list. Refreshed with each data update.
Why work with Momentum here
Middle River Terrace rewards the buyer who walks in with clear eyes and a sharp pencil. Momentum brokers will pull permit history, flag deferred maintenance during showings, help you build a realistic renovation budget before you write an offer, and negotiate inspection responses that reflect actual cost to cure—not cosmetic wish lists. We will also tell you when a property is overpriced for its condition and when to walk away. For sellers, we price to the home's current state and market rhythm, stage what matters, and manage buyer expectations through the inspection process so deals stay together. In a neighborhood where every transaction is bespoke, you need a broker who understands structure, systems, and negotiation—not just comps.
Middle River Terrace in 15 seconds.
Email me new listings in Middle River Terrace
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Middle River Terrace
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Middle River Terrace will answer, and the answer is published on this page for the next buyer.
What it really costs to own in Middle River Terrace
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 $8,264/yr across 3 listings here (MLS tax records, 2026-11-07). |
|---|---|
| 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. |
| Roof and age | Median build year 1980 across 3 listings. An original roof here would be about 46 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. |
HOA, CDD & Fees
- HOA dues reported around $100/month (about $1,200/yr) · median of 16 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $100 per month ($1,200 a year) — the median AssociationFee across 16 MLS records, normalised to a monthly figure; most are billed monthly. 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, 2026-10.
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 Middle River Terrace 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 Middle River Terrace sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Middle River Terrace, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Middle River Terrace home worth?
Get a no-obligation home value based on real comparable sales in Middle River Terrace, 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, 33334 |
|---|---|
| Amenities listed by sellers | None, Park, Playground, Security System |
| Sale prices, last 12 months | $628,900 median across 6 closed sales · $430 per sq ft · +10.5% vs the prior 12 months |
| Days on market (closed sales) | 59 median |
| For sale right now | 0 active, 0 pending |
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, “Middle River Terrace key facts,” movewithmomentum.com/neighborhoods/middle-river-terrace, data as of September 20, 2026.
Housing distress & ownership in Middle River Terrace, 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.
More Fort Lauderdale home searches
- All homes for sale in Fort Lauderdale, FL
- Homes for sale in Broward County, FL
- Gated communities in Fort Lauderdale
- 4-bedroom homes for sale in Fort Lauderdale
- 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
- Interactive housing market map (county, ZIP and community)
- Save Our Homes tax estimator
- How to stop a foreclosure in Florida
Real estate agent in Fort Lauderdale? Join Momentum in Fort Lauderdale: 100% commission, one $12K cap.
Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- NE 7Th Avenue (4 homes on record)
- NE 10Th Avenue (3 homes on record)
- NE 8Th Avenue (3 homes on record)
- NE 17Th Court (3 homes on record)
- NE 8Th Avenue (2 homes on record)
- NE 17Th Court (2 homes on record)
- NE 17Th Court (2 homes on record)
- NE 7Th Avenue (2 homes on record)
- NE 16Th Place (2 homes on record)
- NE 5Th Avenue (1 homes on record)
- NE 5Th Avenue (1 homes on record)
Recent Developments in Middle River Terrace
Development, infrastructure, retail, and school activity affecting Middle River Terrace, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Market
Broward industrial construction pipeline falls to about 994K SF as vacancy holds at 7.5%
Colliers third-quarter 2026 data cited by Bisnow shows Broward's industrial construction pipeline shrank to roughly 994K SF from 1.4M SF, with vacancy near 7.5% and positive absorption. FRP Holdings is planning a 300K SF logistics center in Southwest Ranches. Developers across South Florida cite high build costs relative to current rents.
What it may mean for the marketFewer new warehouse deliveries may tighten industrial space for local employers, while the planned Southwest Ranches logistics center points to some continued distribution-sector jobs in western Broward. The site is about 4 miles west of Middle River Terrace.
Source: Bisnow - 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 about 7 miles southeast of Middle River Terrace.
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 7 miles south of Middle River Terrace.
Source: Nomad Lawyer - August 2026Development
Broward County seeks land use change for 154-acre mixed-use district around Amerant Bank Arena in Sunrise
Broward County submitted an application to the city of Sunrise to change the land use designation of a 154-acre site, much of it the arena parking lot. The concept includes about 1,400 multifamily units (15 percent affordable), 300,000 square feet of commercial space, 1.6 million square feet of office or educational space, 600 hotel rooms and about 10 acres of public space. Sunrise commissioners must act first, and an adoption hearing would likely follow within six months.
What it may mean for the marketIf approved, the plan would add housing supply, office and hotel space and retail access in west-central Broward over a multi-year buildout. The site is about 9 miles west of Middle River Terrace.
Source: The Hockey News - August 2026Development
Two-tower Ombelle Fort Lauderdale starts construction at 300 NE 3rd Avenue
Sky Equity Group is building two 44-story towers with 754 residences on a two-acre downtown site it bought for $27 million in 2021. The developer plans to spend more than $50 million and is acting as general contractor, with ODA Architecture as architect. Completion is slated for 2028.
What it may mean for the marketThe project would add several hundred downtown residences within walking distance of offices, dining and transit. The site is about 4 miles southeast of Middle River Terrace.
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 northeast of Middle River Terrace.
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 Middle River Terrace?
How long do homes in Middle River Terrace take to sell?
Have Middle River Terrace home prices gone up?
Who is the best real estate agent for Middle River Terrace?
How do I find a top Fort Lauderdale real estate agent who knows Middle River Terrace?
Can Momentum Realty connect me with an agent for Middle River Terrace?
Where is Middle River Terrace, and what county is it in?
Should you buy in Middle River Terrace?
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 5, 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 2006 (103 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.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. A Momentum agent can price yours against live local comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Middle River Terrace fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Middle River Terrace
- Home values · What homes in Middle River Terrace actually sell for
