North Andrews Gardens 2Nd
Homes for Sale in Fort Lauderdale, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
North Andrews Gardens 2nd sits in Fort Lauderdale's interior grid, far enough west of the beach to trade the coastal premium for more house at a mid-$500s median. What drives price here is size and condition—this is a pocket of single-family homes where usable square footage and thoughtful updates matter more than walkability or resort-style amenities. With eighteen closings over the trailing period and a median of just over forty days on market, the cadence is steady but not frantic.
The eleven-percent annual price gain reflects Broward's broader momentum, but buyers should recognize that nearly four times appreciation since 2012 has already priced in much of the market's structural strength. The mid-range heat score signals a working market, not a bidding frenzy. Sellers with updated interiors will see activity; buyers willing to renovate can still find value in original-condition stock, but there's no longer a deep discount for deferred maintenance.
North Andrews Gardens 2Nd right now
🟢 Still climbing. The trailing-12-month median ($527K) is up 11.0% from the prior 12 months ($475K) and up 296% since 2012. With about 27 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: High (18 and 15 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
North Andrews Gardens 2Nd market snapshot (as of July 15, 2026): the median sale price is about $527K ($430 per sq ft over the trailing 12 months of closed sales), and a median 43 days on market for closed sales. The trailing-12-month median is up 11% from the prior 12 months and up 296% since 2012, computed from record-level Beaches MLS closed sales (18 closings in the current window).
North Andrews Gardens 2nd is a Fort Lauderdale neighborhood where median prices reflect livable square footage and condition more than location prestige—expect straightforward single-family inventory in an interior Broward setting without organized amenities.
Who North Andrews Gardens 2Nd is best for.
Best for
- Buyers seeking single-family inventory in Fort Lauderdale with budgets in the mid-$500s who prioritize square footage and lot size over beach proximity.
- Investors or owner-occupants willing to renovate original-condition homes and hold through a full market cycle to capture upside.
- Households valuing convenient access to Broward's commercial corridors and arterials without paying for resort-style community infrastructure.
Probably not for
- Buyers expecting organized amenities, pools, clubhouses, or a master-planned community experience.
- Those requiring walkability to dining, retail, or entertainment—this is a car-dependent interior Fort Lauderdale location.
- Investors counting on rapid appreciation without renovation or capital investment; the easy gains have already been realized.
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 ($527K) IS the median in the snapshot above, and the move from 2025 ($475K) IS the +11.0% one-year change.
Windows contain 9 to 42 sales each (18 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 North Andrews Gardens 2Nd buying strategy.
If we were buying in North Andrews Gardens 2Nd 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 North Andrews Gardens 2Nd.
What the numbers mean
A median price per square foot around $430 tells you this is a value-oriented slice of Fort Lauderdale—not waterfront, not walkable downtown, but not entry-level either. The price is set by lot size, bedroom count, and whether someone has touched the kitchen and baths in the past decade. Inventory turns in the low-to-mid forties for days on market, which means correctly priced homes move, but overreach gets punished with sitting time.
The year-over-year gain is real, but context matters: cumulative appreciation since 2012 has been substantial, so today's buyer is paying for yesterday's recovery and then some. Eighteen closings in the trailing window suggests a functional resale market with enough transactions to establish comps, but not so many that you'll face multiple offers on every listing. The mid-range heat score confirms it—this is a market where preparation and pricing discipline win, not urgency alone.
No community amenities means your due diligence focuses on the individual parcel: lot condition, roof age, HVAC, and whether the layout works for how you live. The location is urban Fort Lauderdale residential—convenient to arterials and commercial corridors, but you're buying the house, not a resort lifestyle or a beachside address.
The location and the amenities are priced into every listing in North Andrews Gardens 2Nd. 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 North Andrews Gardens 2Nd 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 (8.8). Basis: Long-Term Appreciation +296% since 2012; Recent Direction +11.0% year-over-year; Pricing Power 96.5% sale-to-list. Refreshed with each data update.
Why work with Momentum here
Momentum's analysts track every closed comp in North Andrews Gardens 2nd and know which updates justify the ask and which are cosmetic theater. In a neighborhood where price is driven by condition and square footage rather than amenities or cachet, our agents will walk you through the trade-offs clearly—when to pay the premium for turnkey and when a project property makes financial sense. We price with precision, and we'll tell you when a listing is overpriced or when your renovation budget won't be recoverable at resale.
North Andrews Gardens 2Nd 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 North Andrews Gardens 2Nd 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 North Andrews Gardens 2Nd sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in North Andrews Gardens 2Nd, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your North Andrews Gardens 2Nd home worth?
Get a no-obligation home value based on real comparable sales in North Andrews Gardens 2Nd, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Recent Developments in North Andrews Gardens 2nd
Development, infrastructure, retail, and school activity affecting North Andrews Gardens 2nd, 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 less than a mile northeast of North Andrews Gardens 2nd.
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 2 miles south of North Andrews Gardens 2nd.
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 project is about 4 miles northwest of North Andrews Gardens 2nd, elsewhere in Broward County.
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 3 miles south of North Andrews Gardens 2nd, 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 site is about 2 miles east of North Andrews Gardens 2nd.
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 site is about 2 miles southeast of North Andrews Gardens 2nd.
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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Should you buy in North Andrews Gardens 2Nd?
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 2006 (442 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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