North Andrews Gardens Fir
Homes for Sale in Fort Lauderdale, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
North Andrews Gardens Fir is a Fort Lauderdale subdivision where pricing sits at a $450,000 median and the market is digesting a 2.6% year-over-year correction after a long run up. Homes here close in thirty days, which tells you inventory is moving but without the urgency that characterized the past few years. The per-square-foot median of roughly $393 reflects typical early-build construction and condition variance; some homes have been renovated, others have not.
For sellers, the slowdown means staging and price discipline matter again. For buyers, it means you have negotiating room and time to inspect properly. This is not a distressed pocket, but it is no longer a bidding-war zone. Expect to pay for deferred maintenance if you chase the lower end of the price spectrum, and expect to move quickly if a clean, updated property appears.
North Andrews Gardens Fir right now
🟡 Off the recent peak. The trailing-12-month median ($450K) is down 2.6% from the prior 12 months ($462K) and up 372% since 2012. With about a dozen 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: Medium (11 and 6 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 Fir market snapshot (as of July 15, 2026): the median sale price is about $450K ($393 per sq ft over the trailing 12 months of closed sales), and a median 30 days on market for closed sales. The trailing-12-month median is down 3% from the prior 12 months and up 372% since 2012, computed from record-level Beaches MLS closed sales (11 closings in the current window).
North Andrews Gardens Fir is a mid-century Fort Lauderdale residential community where the median home sells for $450,000 after thirty days on market, in a county that has cooled from its recent peak.
Who North Andrews Gardens Fir is best for.
Best for
- Buyers with $450,000 in hand who prioritize Fort Lauderdale location and square footage over newness and are comfortable managing their own property maintenance
- Investors willing to evaluate renovation budgets and hold for rental income in an established, non-HOA neighborhood
- First-time buyers stretching into Broward who can distinguish between cosmetic wear and structural issues and plan updates over time
Probably not for
- Buyers who need turnkey finishes and do not want to budget for roof, HVAC, or electrical work within the first few years
- Anyone expecting resort-style amenities, a pool, a clubhouse, or structured community events—there are none
- Buyers counting on immediate price appreciation or a bidding war to validate their offer—the market has normalized and values are flat year over year
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 ($450K) IS the median in the snapshot above, and the move from 2025 ($462K) IS the -2.6% one-year change.
Windows contain 6 to 17 sales each (11 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 Fir buying strategy.
If we were buying in North Andrews Gardens Fir 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 Fir.
What the numbers tell us about North Andrews Gardens Fir
Eleven closings over the measurement window give us a reliable snapshot: median price $450,000, median thirty days on market, and a market-heat score of 38—all signs of a neighborhood that has shifted from frenzy to steadier footing. The 2.6% year-over-year decline is modest and reflects Broward's broader recalibration, not localized distress. Longer term, values remain well above historical norms.
The price-per-square-foot median of $393 is middling for Fort Lauderdale and points to an older housing stock with wide condition spreads. Some homes have seen tasteful updates—open kitchens, impact glass, newer HVAC—while others still carry original tile and jalousie windows. That divergence drives negotiation: a turnkey property commands the median or better, while a fixer will trade below it. No community amenities are identified in MLS listings, so the value proposition rests entirely on the home itself, the parcel, and proximity to Fort Lauderdale's job centers and beaches.
Buyers today have leverage they did not have eighteen months ago. Sellers who price at or slightly below recent comps are closing in a month; those testing the high end of the range sit longer. Inspection periods are back, appraisal gaps are rare, and multiple-offer scenarios have disappeared. If you are buying, budget for roof age, electric panels, and landscaping—these mid-century blocks do not come with HOA reserves to cover deferred infrastructure.
The location and the amenities are priced into every listing in North Andrews Gardens Fir. 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 Fir 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 (7.8). Basis: Long-Term Appreciation +372% since 2012; Recent Direction -2.6% year-over-year; Pricing Power 97.0% sale-to-list. Refreshed with each data update.
Why work with Momentum here
Momentum Realty knows how to read condition and comp nuance in older Fort Lauderdale subdivisions where two homes on the same street can justify a wide price gap. We pull permit history, flag deferred maintenance before you write an offer, and price listings to move in thirty days—not ninety. If you are selling, we will tell you what to fix and what to leave alone. If you are buying, we will walk you away from a pretty facade that hides expensive problems. In a market this balanced, honest counsel is the edge.
North Andrews Gardens Fir 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 Fir 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 Fir 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 Fir, 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 Fir home worth?
Get a no-obligation home value based on real comparable sales in North Andrews Gardens Fir, 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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Frequently Asked Questions
What is the median home price in North Andrews Gardens Fir?
How long do homes in North Andrews Gardens Fir take to sell?
Have North Andrews Gardens Fir home prices gone up?
Who is the best real estate agent for North Andrews Gardens Fir?
How do I find a top Fort Lauderdale real estate agent who knows North Andrews Gardens Fir?
Can Momentum Realty connect me with an agent for North Andrews Gardens Fir?
Should you buy in North Andrews Gardens Fir?
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 (232 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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The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Beaches MLS member average and 8 days faster, and we’ll price yours against live your area comps.
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