Middle River Villas
Condos for Sale in Fort Lauderdale, FL
All 2,228 homes for sale in Fort Lauderdale, FL · median $699,450 · 1,189 condos for sale in Fort Lauderdale · 440 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 October 2026, Middle River Villas in Fort Lauderdale, FL has 4 homes for sale, asking from $235,000 to $365,000 (median $299,950). Homes listed or recently sold were built 1964–1980; 8 of 8 report an HOA (median $429/mo); 6 of the 8 geocoded homes sit in a FEMA special flood hazard zone (median elevation 5 ft).
Last 30 days in Middle River Villas: 2 new listings (median asking $237,500). As of October 17, 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 Middle River Villas
Live MLS inventory for Middle River Villas. 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 · 33 daysTop listing
Active · 68 daysActive and pending Middle River Villas listings as of 2026-10-17, 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.
Middle River Villas is a small, location-driven pocket in Fort Lauderdale, and with no closings recorded in the current window, there is no active pricing signal to lean on. That means the last comparable sales and the specific condition of whatever comes to market will do most of the work in setting price, not any neighborhood momentum you can point to on a chart.
For a buyer, thin activity cuts both ways: less competition on a given listing, but also fewer recent comps to anchor an offer, so underwriting has to be done listing by listing. For a seller, the posture is patient and preparation-driven — condition, presentation, and realistic pricing against older comps matter more here than riding a market wave, because there isn't one to ride right now.
Middle River Villas right now
🟡 Balanced market. 6.0 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.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: Low (2 active and pending listings, 0 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 18, 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
Middle River Villas is a compact villa community in Fort Lauderdale's Broward County beaches submarket, where the appeal is squarely about location rather than on-site amenities, none of which are identified in current MLS listings.
BeachesMLS sales records identify 11 homes in Middle River Villas that have changed hands since 2011, built between 1964 and 1980 (median 1979), with a median living area of about 560 sq ft and a typical 1-bedroom, 1-bath layout; 100% are condominiums. Source: BeachesMLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
The setting & the homes.
Aerial and on-site photos of Middle River Villas. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Middle River VillasPhotos from Beaches MLS listings in Middle River Villas; content deemed reliable but not guaranteed.
Who Middle River Villas is best for.
Best for
- Buyers prioritizing a Fort Lauderdale beaches-area location over shared amenities
- Value-focused buyers willing to weigh condition and factor in updates or repairs
- Patient buyers comfortable underwriting from nearby comps rather than in-community sales
Probably not for
- Buyers who want a resort-style amenity package on site
- Buyers who need recent in-community closings to feel confident about price
- Sellers expecting a fast sale driven by neighborhood momentum
The market around Middle River Villas
Middle River Villas is too small for its own price trend, so here is the market around it.
In ZIP 33304, 477 homes are on the market and 12% are under contract — a slower corner of Fort Lauderdale.
Across Broward County, 14,300 homes are active and 3,189 pending (18% under contract).
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.
ZIP and county figures describe the wider market, not Middle River Villas specifically. Momentum Research analysis of MLS records.
Middle River Villas 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 Middle River Villas 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 Middle River Villas address.
Shop the zone: Homes zoned for Fort Lauderdale High School
The Middle River Villas buying strategy.
If we were buying in Middle River Villas 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 Villas.
A location-first villa pocket
With no community amenities identified from current listings and no closings in the window, this is a place you buy for the address and the unit itself, not for shared facilities or a busy transaction record. Value here is condition-driven, and the spread between an updated villa and one that needs work can be wide — which is exactly why a single median or a rough comp isn't enough to price an individual home.
The name notwithstanding, treat every listing as its own case study: age, updates, layout, and any HOA structure will drive the number far more than neighborhood trend lines. Because activity is quiet, expect to do more homework per property and to rely on nearby comparable sales rather than in-community precedent.
The location and the amenities are priced into every listing in Middle River Villas. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-activity community with no fresh closings to guide pricing, the difference between a good deal and an overpay comes down to reading comps outside the immediate community and judging condition accurately. That is exactly where a broker who works this beaches submarket earns their keep — sourcing the right comparables, pressure-testing the ask, and setting expectations for a market that moves on its own schedule.
Middle River Villas in 15 seconds.
What it really costs to own in Middle River Villas Condos for Sale
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 $4,224/yr across 8 listings here (MLS tax records, 2026-10-18). |
|---|---|
| HOA dues | Median $439/month across 108 MLS listings (most billed monthly; 2026-10-15). Dues cover what the documents say they cover; ask for the budget and reserve study. |
| 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 1964 across 8 listings. An original roof here would be about 62 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. |
Estimated carrying cost at the median asking price, before the mortgage: about $921/month (tax $352, HOA $439, insurance $130). An estimate from the sources above, not a quote.
Email me new listings in Middle River Villas Condos for Sale
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 Villas Condos for Sale
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Middle River Villas Condos for Sale will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA dues reported around $439/month (about $5,268/yr) · median of 108 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $439 per month ($5,268 a year) — the median AssociationFee across 108 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 Villas 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 Villas 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 Villas, 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 Villas home worth?
Get a no-obligation home value based on real comparable sales in Middle River Villas, 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 |
|---|---|
| Home types (current listings and sales) | condos 100% |
| Amenities listed by sellers | Pool, Picnic Area, Bike Storage, Elevator(s), Security Fence, Laundry |
| For sale right now | 2 active, 0 pending · median asking $362,450 · 6.0 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, “Middle River Villas key facts,” movewithmomentum.com/neighborhoods/middle-river-villas, data as of September 20, 2026.
Housing distress & ownership in Middle River Villas, 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 Middle River Villas
The newest homes for sale in Middle River Villas right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 815 Middle River Drive #312 $240,000 · 1 bd · 1 ba · 450 sq ft · 3 days on market Courtesy of Florida Realty Fusion Corp
- 815 Middle River Drive #311 $235,000 · 1 bd · 1 ba · 450 sq ft · 11 days on market Courtesy of Julies Realty, LLC
- 815 Middle River Drive #202 $365,000 · 2 bd · 2 ba · 903 sq ft · 33 days on market Courtesy of Compass Florida, LLC
- 815 Middle River Drive #205 $359,900 · 2 bd · 2 ba · 903 sq ft · 68 days on market Courtesy of LoKation
Checked against the MLS Oct 18, 2026. All new listings in this market.
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Recent Developments in Middle River Villas
Development, infrastructure, retail, and school activity affecting Middle River Villas, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- 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 Villas.
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 8 miles south of Middle River Villas.
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 Villas.
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 5 miles southeast of Middle River Villas.
Source: Florida YIMBY - 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 southeast of Middle River Villas, 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 east of Middle River Villas.
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.
10% 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 (2026-10-18).
Frequently Asked Questions
Is Middle River Villas a buyer's or seller's market right now?
Who is the best real estate agent for Middle River Villas?
How do I find a top Fort Lauderdale real estate agent who knows Middle River Villas?
Can Momentum Realty connect me with an agent for Middle River Villas?
Where is Middle River Villas, and what county is it in?
Should you buy in Middle River Villas?
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: October 17, 2026) |
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2003 (24 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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