North Andrews Gardens Fir
Homes for Sale in Fort Lauderdale, FL
All 2,203 homes for sale in Fort Lauderdale, FL · median $698,000 · 135 homes for sale in 33305 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via Beaches MLS
As of October 2026, North Andrews Gardens Fir in Fort Lauderdale, FL has 2 homes for sale. Over the 12 months ending 2026-09-20, 12 recorded sales closed at a median of $443,750, $384 per square foot, a median 34 days on market, sellers accepting 96% of original asking (-13% versus the prior year). Homes listed or recently sold were built 1953–1963; 1 of the 13 geocoded homes sit in a FEMA special flood hazard zone (median elevation 8 ft). At the median price and Broward County's FY2025-26 rate of 19.84 mills, annual property tax runs about $8,810 ($7,980 with the full homestead exemption).
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
🟡 Balanced market. 2.0 months of supply and 33% 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: High (3 active and pending listings, 12 closed sales in 12 months).
🔴 Off the recent peak. The trailing-12-month median ($444K) is down 13.0% from the prior 12 months ($510K) and up 351% 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 September 20. Confidence: Low (12 and 4 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 13, 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 September 20, 2026): the median sale price is about $444K ($384 per sq ft over the trailing 12 months of closed sales), a median 34 days on market for closed sales, and 2.0 months of supply, a balanced market. The trailing-12-month median is down 13% from the prior 12 months and up 351% since 2012, computed from record-level Beaches MLS closed sales (12 closings in the current window).
In ZIP 33305 (Fort Lauderdale), 358 homes closed in the last 12 months at a median of $732K ($500/sq ft), up 2.8% year over year, with a median 52 days on market. Right now 170 active and 43 pending listings put supply at about 5.4 months — a buyer's market. See the live ZIP 33305 housing market and the Broward County market.
BeachesMLS sales records identify 149 homes in North Andrews Gardens Fir that have changed hands since 2006, built between 1950 and 1995 (median 1959), with a median living area of about 1,170 sq ft and a typical 2-bedroom, 2-bath layout; 100% 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.
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.
The setting & the homes.
Aerial and on-site photos of North Andrews Gardens Fir. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
North Andrews Gardens FirPhotos from Beaches MLS listings in North Andrews Gardens Fir; content deemed reliable but not guaranteed.
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 September 20 of each year, from record-level Beaches MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($444K) IS the median in the snapshot above, and the move from 2025 ($510K) IS the -13.0% one-year change.
Windows contain 4 to 17 sales each (12 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.
21% of homes for sale in ZIP 33309 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 (2026-10-12).
North Andrews Gardens Fir Market Scorecard
North Andrews Gardens Fir is currently a balanced market. About 2.0 months of supply, a median asking price of $497,445, and homes go under contract in about 253 days.
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.
Homes For Sale Right Now in North Andrews Gardens Fir
Live MLS inventory for North Andrews Gardens Fir. 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 North Andrews Gardens Fir listings as of 2026-10-09, 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.
North Andrews Gardens Fir 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
- Lloyd Estates · Elementary
- James S. Rickards · Middle
- Northeast · High
Zoned schools reflect the assignments reported on recent North Andrews Gardens Fir 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 North Andrews Gardens Fir address.
Shop the zone: Homes zoned for Northeast High School
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 4 factors (7.0). Basis: Long-Term Appreciation +351% since 2012; Recent Direction -13.0% year-over-year; Liquidity & Demand 2.0 months of supply; Pricing Power 95.8% 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.
What it really costs to own in North Andrews Gardens Fir
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 $7,181/yr across 14 listings here (MLS tax records, 2026-10-13). |
|---|---|
| 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 1957 across 14 listings. An original roof here would be about 69 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. |
Ask an agent about North Andrews Gardens Fir
Have a question about the homes, fees, rules or commute here? A Momentum agent who works North Andrews Gardens Fir will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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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Recently off market in North Andrews Gardens Fir
Homes in North Andrews Gardens Fir that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 4701 N Andrews Avenue · off market
Housing distress & ownership in North Andrews Gardens Fir, 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 North Andrews Gardens Fir Homes for Sale: 2 Homes
The newest homes for sale in North Andrews Gardens Fir Homes for Sale: 2 Homes right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 518 NW 47Th Court $494,900 · 3 bd · 2 ba · 1,264 sq ft · 147 days on market Courtesy of Potential Property Group
- 4711 N Andrews Avenue $499,990 · 3 bd · 2 ba · 1,372 sq ft · 218 days on market Courtesy of Integral Realty LLC
- 81 NE 47Th Street $479,900 · 2 bd · 1 ba · 1,140 sq ft · 264 days on market Courtesy of Compass Florida, LLC
Checked against the MLS Oct 13, 2026. All new listings in this market.
Every Home for Sale in North Andrews Gardens Fir Right Now (2)
All 2 active and pending North Andrews Gardens Fir listings with a detail page, newest first, refreshed twice a day from the MLS.
- 518 NW 47th Court · $494,900 · 3 bd / 2 ba · listed Jul 14, 2026 · listed by Potential Property Group
- 81 NE 47th Street · $479,900 · 2 bd / 1 ba · listed Jul 14, 2026 · listed by Compass Florida, LLC
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Recent Developments in North Andrews Gardens Fir
Development, infrastructure, retail, and school activity affecting North Andrews Gardens Fir, 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 4 miles southeast of North Andrews Gardens Fir.
Source: Hoodline - September 2026Development
El-Ad National Properties renames $1 billion Davie project The Plaza Davie District
The first building at 4820 Park Way has topped out with 288 units, with Phase One targeted for early 2027. The three-phase project would total about 1,292 rental residences and 36,000 square feet of restaurant and retail space. Cost is reported at $1 billion.
What it may mean for the marketThe project adds rental inventory and walkable retail and dining in central Davie. The site is about 6 miles southwest of North Andrews Gardens Fir.
Source: Florida YIMBY - 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 4 miles south of North Andrews Gardens Fir.
Source: Nomad Lawyer - September 2026Development
Two-tower Rio Vista Residences proposed at 633 S Federal Highway, Fort Lauderdale
A joint venture of Cain and Kushner proposes 440 residences in towers of 28 and 22 stories joined by a nine-story podium, with the site under contract from Oko Group. Palma Architecture is the architect. No start or completion dates have been published.
What it may mean for the marketIf built, the project would add residential inventory near the Federal Highway corridor and the New River district. The site is about 2 miles southeast of North Andrews Gardens Fir.
Source: Florida YIMBY - 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 2 miles east of North Andrews Gardens Fir.
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 east of North Andrews Gardens Fir.
Source: Florida YIMBY
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 North Andrews Gardens Fir?
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Is North Andrews Gardens Fir a buyer's or seller's market right now?
Have North Andrews Gardens Fir home prices gone up?
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Where is North Andrews Gardens Fir, and what county is it in?
Is North Andrews Gardens Fir a good place to live?
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
| Live listings | Beaches MLS, refreshed twice daily (last: October 9, 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 (234 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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More on North Andrews Gardens Fir
- Home values · What homes in North Andrews Gardens Fir actually sell for
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