North Andrews Terrace
Homes for Sale in Fort Lauderdale, FL
All 2,258 homes for sale in Fort Lauderdale, FL · median $723,834 · 30 homes for sale in 33309 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Beaches MLS
As of October 2026, North Andrews Terrace First Add in Fort Lauderdale, FL has 1 home for sale. Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $360,000, $344 per square foot, a median 9 days on market, sellers accepting 98% of original asking. Homes listed or recently sold were built 1955–1957; 5 listings state no HOA; none of the 10 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 $7,140 ($6,310 with the full homestead exemption).
Last 30 days in North Andrews Terrace: 2 new listings (median asking $399,450), 2 under contract right now, 2 closed sales (median $386,500). As of October 20, 2026, 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.
Homes For Sale Right Now in North Andrews Terrace
Live MLS inventory for North Andrews Terrace. 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 · 78 daysTop listing
Active · 22 days
Active · 15 days
Pending · 63 days
Pending · 5 daysActive and pending North Andrews Terrace listings as of 2026-10-19, 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 Terrace First Add is a small Fort Lauderdale subdivision with virtually no MLS visibility in the current window—one closing tells us the market is active but not liquid. Price formation here is entirely idiosyncratic: condition, lot configuration, and whether a buyer happens to be searching this specific pocket when you list. Broward comps from adjacent blocks will matter more than hyperlocal sales velocity.
For sellers, expect a longer runway and a buyer who wants this location, not just Fort Lauderdale generally. For buyers, low inventory means limited choice but also less competition when something does surface. If you need optionality or comparable-sale certainty, look to higher-volume subdivisions a few blocks over.
Figures in this note are as of July 16, 2026. The live market numbers elsewhere on this page update nightly and are newer.
North Andrews Terrace right now
🟡 Balanced market. 4.0 months of supply and 75% 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: Medium (4 active and pending listings, 3 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 20, 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 September 20, 2026): the median sale price is about $360K ($344 per sq ft over the trailing 12 months of closed sales), a median 9 days on market for closed sales, and 4.0 months of supply, a balanced market.
In ZIP 33309 (Fort Lauderdale), 219 homes closed in the last 12 months at a median of $476K ($379/sq ft), down 2.2% year over year, with a median 55 days on market. Right now 52 active and 22 pending listings put supply at about 4.8 months — a balanced market. See the live ZIP 33309 housing market and the Broward County market.
County records show 9 qualified sales in North Andrews Terrace across 2024–2025 (7 in 2024, 2 in 2025), median $399,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
North Andrews Terrace is a community of 122 homes in Fort Lauderdale, Broward County, built between 1949 and 1992 (median 1956.0), with a median living area of about 1,183 square feet. 66% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
North Andrews Terrace First Add is a low-profile Fort Lauderdale subdivision in Broward County with sporadic MLS activity and no amenity infrastructure—condition and location convenience drive every transaction.
The setting & the homes.
Aerial and on-site photos of North Andrews Terrace. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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North Andrews Terrace
North Andrews TerracePhotos from Beaches MLS listings in North Andrews Terrace; content deemed reliable but not guaranteed.
Who North Andrews Terrace is best for.
Best for
- Buyers prioritizing Fort Lauderdale location over community amenities, comfortable with a longer search horizon
- Cash or pre-approved buyers who can move quickly when the rare listing appears
- Owners planning a long hold who value low HOA cost and simplicity over structured resale support
Probably not for
- Buyers who need multiple comparable options to evaluate before making an offer
- Sellers on a tight timeline expecting predictable days-on-market and robust showing traffic
- Anyone requiring community amenities, walkability to retail, or organized neighborhood governance
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 ($360K) IS the median in the snapshot above.
Windows contain 0 to 4 sales each (3 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.
22% 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 (2026-10-18).
North Andrews Terrace Market Scorecard
North Andrews Terrace is currently a balanced market. About 4.0 months of supply, a median asking price of $479,000, and homes go under contract in about 22 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.
North Andrews Terrace 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
- North Andrews Gardens · Elementary
- James S. Rickards · Middle
- Northeast · High
Zoned schools reflect the assignments reported on recent North Andrews Terrace 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 Terrace address.
Shop the zone: Homes zoned for Northeast High School
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.
One closing, no amenities: the micro-market reality
A single closing in the trailing month means we have a data point, not a trend. This is common in small plats carved decades ago: homes turn over infrequently, and when they do, each sale stands on its own merits. There are no community amenities flagged in current listings—no pool, no clubhouse, no HOA governance—so value rests entirely on the home itself and its proximity to Fort Lauderdale's broader grid of employment, retail, and beach access.
Buyers should approach North Andrews Terrace First Add as a location play within Fort Lauderdale rather than a packaged community experience. You are buying a house on a street, not membership in an amenity ecosystem. That simplicity appeals to some; others will miss the structure and resale support that organized communities provide. Verify zoning, flood zone, and any deed restrictions independently—small subdivisions sometimes carry surprises that larger developments disclose more uniformly.
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 (7.0). Basis: Liquidity & Demand 4.0 months of supply; Owner Commitment 66% owner-occupied; Pricing Power 97.7% sale-to-list. Refreshed with each data update.
Why work with Momentum here
Micro-markets demand broker judgment, not algorithm confidence. Momentum's Broward team knows which comps actually apply when your subdivision has one sale, how to price without over-relying on stale data, and when to counsel a seller that patience is structural, not personal. We will pull the wider Fort Lauderdale context, walk the property with clear eyes, and tell you if another neighborhood offers better liquidity for your timeline. If you are buying, we will confirm there are no hidden encumbrances and negotiate as if every concession matters—because in a one-transaction-per-month market, it does.
North Andrews Terrace in 15 seconds.
What it really costs to own in North Andrews Terrace
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 $6,018/yr across 10 listings here (MLS tax records, 2026-10-20). |
|---|---|
| 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 1956 across 10 listings. An original roof here would be about 70 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. |
Email me new listings in North Andrews Terrace
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about North Andrews Terrace
Have a question about the homes, fees, rules or commute here? A Momentum agent who works North Andrews Terrace 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 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.
See all homes for sale in Fort Lauderdale →
Recently off market in North Andrews Terrace First Add
Homes in North Andrews Terrace First Add 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. 2 on record.
- 341 NW 52nd · off market
- 5209 N Andrews Avenue · off market
| Location | Fort Lauderdale, Broward County, FL · ZIP 33309 |
|---|---|
| Homes in the community | 122 (FL DOR 2025 assessment roll) |
| Years built | 1949–1992 (median 1956.0) |
| Typical living area | 1,183 sq ft (median) |
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | None |
| Sale prices, last 12 months | $360,000 median across 3 closed sales · $344 per sq ft |
| Days on market (closed sales) | 9 median |
| For sale right now | 1 active, 3 pending · median asking $479,000 · 4.0 months of supply |
| Owner-occupied (homestead) share | 66% |
Data as of September 20, 2026. 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; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “North Andrews Terrace key facts,” movewithmomentum.com/neighborhoods/north-andrews-terrace-first-add, data as of September 20, 2026.
Housing distress & ownership in North Andrews Terrace First Add, 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 Terrace
The newest homes for sale in North Andrews Terrace right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 411 NW 52Nd Street $374,000 · 2 bd · 1 ba · 856 sq ft · 18 days on market Courtesy of EXP Realty LLC
- 5472 NW 1St Avenue $424,900 · 3 bd · 2 ba · 1,312 sq ft · 25 days on market Courtesy of Blue Lighthouse Realty, INC
- 400 NW 52Nd Court $475,000 · 3 bd · 2 ba · 1,092 sq ft · 81 days on market Courtesy of VantaSure Realty LLC
Checked against the MLS Oct 20, 2026. All new listings in this market.
Every Home for Sale in North Andrews Terrace First Add Right Now (5)
All 5 active and pending North Andrews Terrace First Add listings with a detail page, newest first, refreshed twice a day from the MLS.
- 201 NW 52nd Street · $279,000 · 2 bd / 1 ba · pending · listed Oct 6, 2026 · listed by LoKation
- 411 NW 52nd Street · $374,000 · 2 bd / 1 ba · listed Oct 3, 2026 · listed by EXP Realty LLC
- 5472 NW 1st Avenue · $424,900 · 3 bd / 2 ba · listed Sep 26, 2026 · listed by Blue Lighthouse Realty, INC
- 5341 N Andrews Avenue · $499,000 · 3 bd / 2 ba · pending · listed Aug 7, 2026 · listed by Lifestyle International Realty
- 400 NW 52nd Court · $475,000 · 3 bd / 2 ba · listed Aug 1, 2026 · listed by VantaSure Realty LLC
Recently sold in North Andrews Terrace First Add
- 5209 N Andrews Avenue · sold $404,000
- 341 Nw 52Nd · sold $369,000
- 110 Nw 56Th Street · sold $390,000
- 121 Nw 52Nd Street · sold $360,000
Closed sales from the MLS; each page shows the sold price, taxes and value history.
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Fort Lauderdale guides & data
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- Property taxes (Broward County)
- Homestead exemption (Broward County)
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Florida buyer guides
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- Florida property tax calculator
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- The 4-point inspection, explained
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- N Andrews Avenue (1 homes on record)
Recent Developments in North Andrews Terrace First Add
Development, infrastructure, retail, and school activity affecting North Andrews Terrace First Add, 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 2 miles south of North Andrews Terrace First Add.
Source: Hoodline - 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 1 mile south of North Andrews Terrace First Add.
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 less than a mile northeast of North Andrews Terrace First Add.
Source: Florida YIMBY - 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 2 miles northeast of North Andrews Terrace First Add.
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 less than a mile south of North Andrews Terrace First Add.
Source: Florida YIMBY - 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 2 miles southeast of North Andrews Terrace First Add.
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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Is North Andrews Terrace a buyer's or seller's market right now?
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What share of North Andrews Terrace is owner-occupied?
When were the homes in North Andrews Terrace built?
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Where is North Andrews Terrace, and what county is it in?
Should you buy in North Andrews Terrace?
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 19, 2026) |
| Community market stats | Beaches MLS closed sales, 12-month windows ending September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 33309)) |
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2014 (23 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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