North Andrews Terrace 32
Homes for Sale in Fort Lauderdale, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
North Andrews Terrace 32 is a Fort Lauderdale pocket where pricing reflects condition and finish more than square footage. With a median price of $408,250 and a median $392 per square foot, you're buying somewhere between original systems and thoughtful updates—the spread is wide. Four closings over the trailing window and just over thirty days on market point to selective demand, not urgency.
Year-over-year prices are down 7.2 percent, a pause after a long run—gains since 2012 sit at 282 percent, so sellers who have owned through the cycle still have substantial equity. For buyers, the current posture means negotiation room and time to evaluate condition carefully. This is not a market where offers need to be sight-unseen.
North Andrews Terrace 32 right now
🟡 Off the recent peak. The trailing-12-month median ($408K) is down 7.2% from the prior 12 months ($440K) and up 282% 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: Low (4 and 5 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 32 market snapshot (as of July 15, 2026): the median sale price is about $408K ($392 per sq ft over the trailing 12 months of closed sales), and a median 33 days on market for closed sales. The trailing-12-month median is down 7% from the prior 12 months and up 282% since 2012, computed from record-level Beaches MLS closed sales (4 closings in the current window).
North Andrews Terrace 32 is a Fort Lauderdale neighborhood where recent price softening has opened room for buyers willing to scrutinize each property on its merits—condition drives value here more than location alone.
Who North Andrews Terrace 32 is best for.
Best for
- Buyers with construction or renovation experience who can accurately budget deferred maintenance and see value others miss.
- Owner-occupants planning a long hold who can absorb the current price dip and benefit from the long-term gain since 2012.
- Cash or strong-contingency buyers who want negotiation leverage in a market where time on market has lengthened and seller urgency varies.
Probably not for
- Investors counting on immediate appreciation or quick flips—the year-over-year trend is negative and volume is modest.
- Buyers who need every system to be new and cannot tolerate surprise repair costs during or after closing.
- First-time buyers stretching to the median price without reserves for insurance increases, special assessments, or unexpected capital expenses.
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 ($408K) IS the median in the snapshot above, and the move from 2025 ($440K) IS the -7.2% one-year change.
Windows contain 4 to 23 sales each (4 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 32 buying strategy.
If we were buying in North Andrews Terrace 32 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 32.
What actually sets the price
The median price of $408,250 in North Andrews Terrace 32 tells you the center, not the story. What separates one home from another is finish quality, roof age, AC vintage, and whether the kitchen and baths have been modernized. You'll see listings that look current and others that feel frozen in time—both can sit at similar asking prices, but only one will hold that number through inspection.
The per-square-foot median of $392 is a benchmark, not a rule. Smaller homes with newer systems and clean presentation can command more per foot; larger homes with deferred maintenance often trade below it. The 32-day median time on market reflects a pace where buyers are deliberate, and the year-over-year decline of 7.2 percent means sellers who overprice will wait longer or cut. Four closings in the recent window is a thin sample—each deal matters, and outliers move the needle.
Broward County's broader dynamics apply here: insurance costs are material, flood zone matters, and financing contingencies are standard. This is not a market where condition problems get waved away. Buyers have time to bring inspectors, get quotes, and negotiate repairs or credits. Sellers who have prepped the home—new roof, updated mechanicals, neutral finishes—will stand out and move faster.
The location and the amenities are priced into every listing in North Andrews Terrace 32. 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 32 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 (7.6). Basis: Long-Term Appreciation +282% since 2012; Recent Direction -7.2% year-over-year; Pricing Power 97.9% sale-to-list. Refreshed with each data update.
Why work with Momentum here
Momentum Realty knows Fort Lauderdale's inventory at the parcel level—we'll walk you past listings that look good online but carry expensive deferred maintenance, and we'll flag the ones where a seller has already solved the hard problems. In a market with modest recent volume and a 7.2 percent year-over-year decline, our pricing guidance is grounded in what actually closed and what didn't, not algorithm averages. We'll help you structure an offer that reflects real condition, not list-price optimism, and we'll tell you when to walk.
North Andrews Terrace 32 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 32 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 32 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 32, 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 32 home worth?
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Recent Developments in North Andrews Terrace 32
Development, infrastructure, retail, and school activity affecting North Andrews Terrace 32, 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 about 1 mile northwest of North Andrews Terrace 32.
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 southwest of North Andrews Terrace 32.
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 5 miles northwest of North Andrews Terrace 32, 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 site is about 3 miles south of North Andrews Terrace 32.
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 less than a mile east of North Andrews Terrace 32.
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 less than a mile southeast of North Andrews Terrace 32.
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 Terrace 32?
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 (251 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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