North Andrews Terrace
Homes for Sale in Fort Lauderdale, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
North Andrews Terrace is a central Fort Lauderdale neighborhood where pricing reflects condition, lot size, and the remaining mix of original mid-century stock versus renovated or newer builds. The median sold price sits at $399,900, and properties move at a measured pace—median time on market is 48 days—giving buyers room to inspect and negotiate without the pressure of a bidding war.
The year-over-year decline of 12.7% signals normalization after the post-pandemic surge, not collapse; since 2012, values are still up 351%. Eleven closings in the trailing window reflect steady turnover in a modest-sized neighborhood. Sellers need to price to the current market, not last year's comps. Buyers have leverage, especially if they can close quickly or waive minor contingencies.
North Andrews Terrace right now
🔴 Off the recent peak. The trailing-12-month median ($400K) is down 12.7% from the prior 12 months ($458K) 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 July 15. Confidence: Medium (11 and 17 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 Terrace market snapshot (as of July 15, 2026): the median sale price is about $400K ($370 per sq ft over the trailing 12 months of closed sales), and a median 48 days on market for closed sales. 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 (11 closings in the current window).
North Andrews Terrace is an established Fort Lauderdale neighborhood where price is set by condition and location within the grid, not by master-planned amenities or gated perimeters.
Who North Andrews Terrace is best for.
Best for
- Buyers with renovation experience or a trusted contractor, looking for central Fort Lauderdale access at the median price point.
- Investors targeting value-add opportunities in an established neighborhood with long-term hold potential.
- First-time or move-up buyers willing to trade amenities for location and prioritize bones and lot over finishes.
Probably not for
- Buyers expecting resort-style amenities, a community pool, or HOA-managed common areas.
- Anyone requiring a turnkey, inspection-free property with zero deferred maintenance or cosmetic work.
- Buyers who need rapid price growth in the near term or view real estate purely as a short-hold investment.
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 ($400K) IS the median in the snapshot above, and the move from 2025 ($458K) IS the -12.7% one-year change.
Windows contain 10 to 36 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 Terrace buying strategy.
If we were buying in North Andrews 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 North Andrews Terrace.
What actually sets price here
This is a neighborhood where the house—its age, update level, lot configuration, and proximity to North Andrews Gardens Drive or the Cypress Creek corridor—drives value, not a clubhouse or HOA benefit package. MLS data shows no community amenities, so expect individual homes on fee-simple lots, varied streetscapes, and a buyer base that prioritizes location and bones over resort-style extras.
The median price per square foot is $369.55, a useful benchmark but one that swings widely depending on whether you're looking at an original ranch needing work or a teardown-replacement with modern systems. Inventory is low enough that each listing gets attention, yet days-on-market at nearly seven weeks means buyers are selective. If you plan to renovate, budget for it; if you want turnkey, expect to compete at the higher end of the valuation band.
The market-heat score of 38 is cool-to-neutral, meaning this is a negotiation market, not a frenzy. Appraisals matter, inspection results matter, and concessions are on the table. Sellers who price aggressively will sit; buyers who lowball without rationale will be passed over. The transactions that close are the ones where both sides read the current tempo correctly.
The location and the amenities are priced into every listing in North Andrews 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 North Andrews 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 (7.3). Basis: Long-Term Appreciation +351% since 2012; Recent Direction -12.7% year-over-year; Pricing Power 98.7% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a neighborhood where condition variance is wide and comps are sparse, you need a broker who can interpret sold data, walk a roof line, and tell you which renovation is cosmetic and which is structural. Momentum agents know Broward's mid-century inventory, understand municipal code quirks in Fort Lauderdale's older subdivisions, and have the contractor network to scope work before you write an offer. We will walk you away from a bad deal as readily as we will negotiate hard on a sound one.
North Andrews Terrace 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 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 North Andrews Terrace 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 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 North Andrews Terrace home worth?
Get a no-obligation home value based on real comparable sales in North Andrews 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.
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Frequently Asked Questions
What is the median home price in North Andrews Terrace?
How long do homes in North Andrews Terrace take to sell?
Have North Andrews Terrace home prices gone up?
Who is the best real estate agent for North Andrews Terrace?
How do I find a top Fort Lauderdale real estate agent who knows North Andrews Terrace?
Can Momentum Realty connect me with an agent for North Andrews Terrace?
Should you buy in North Andrews Terrace?
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 (326 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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