North Andrews Terrace
Homes for Sale in Fort Lauderdale, FL
All 2,518 homes for sale in Fort Lauderdale, FL · median $725,000 · 38 homes for sale in 33309 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Beaches MLS
Over the 12 months ending 2026-11-06, 5 recorded sales closed at a median of $369,000, $344 per square foot, a median 36 days on market, sellers accepting 98% of original asking. Homes listed or recently sold were built 1955–1957; none of the 9 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 $7,320 ($6,490 with the full homestead exemption).
Last 30 days in North Andrews Terrace: 2 under contract right now, 2 closed sales (median $310,400). As of November 14, 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.
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.
The 60-Second Overview
North Andrews Terrace market snapshot (as of November 6, 2026): the median sale price is about $369K ($344 per sq ft over the trailing 12 months of closed sales), and a median 36 days on market for closed sales.
In ZIP 33309 (Fort Lauderdale), 38 homes closed in the last 12 months at a median of $369K ($337/sq ft), with a median 63 days on market. Right now 26 active and 10 pending listings put supply at about 8.2 months — a buyer's 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.
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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
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 and pending North Andrews Terrace listings as of 2026-11-13, 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 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.
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.
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?
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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. 5 on record.
- 201 NW 52nd Street · off market
- 341 NW 52nd · off market
- 411 NW 52Nd Street · off market
- 5209 N Andrews Avenue · off market
- 5472 NW 1St 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 | $369,000 median across 5 closed sales · $344 per sq ft |
| Days on market (closed sales) | 36 median |
| For sale right now | 0 active, 3 pending |
| Owner-occupied (homestead) share | 66% |
Data as of November 6, 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 November 6, 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.
Every Home for Sale in North Andrews Terrace First Add Right Now (2)
All 2 active and pending North Andrews Terrace First Add listings with a detail page, newest first, refreshed twice a day from the MLS.
- 5341 N Andrews Avenue · $499,000 · 3 bd / 2 ba · pending · listed Sep 4, 2026 · listed by Lifestyle International Realty
- 400 NW 52nd Court · $475,000 · 3 bd / 2 ba · pending · listed Aug 15, 2026 · listed by VantaSure Realty LLC
Recently sold in North Andrews Terrace First Add
- 411 Nw 52Nd Street · sold $374,000
- 201 Nw 52Nd Street · sold $246,800
- 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
- Market data
- Cost of living
- Best neighborhoods (ranked by data)
- Best neighborhoods
- Flood zones
- Property taxes (Broward County)
- Homestead exemption (Broward County)
- Home insurance cost
Florida buyer guides
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- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
- Florida housing market map
- Interactive housing market map (county, ZIP and community)
- Save Our Homes tax estimator
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- Cheapest places to live in Florida
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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 November 2026.
- October 2026Retail & Dining
We Care Hospitality plans Ivy's riverfront restaurant at 500 E. Las Olas Blvd, targeting early 2027
We Care Hospitality, the group behind GG's Waterfront and Le Tub, announced Ivy's, a waterfront restaurant next to the historic Stranahan House on the New River. It is aiming to open in the first quarter of 2027 with a raw bar, seafood and pasta menu, plus outdoor dining and a bar over the river.
What it may mean for the marketThe opening would add a destination dining option to the Las Olas riverfront, increasing walkable evening dining choices and foot traffic in downtown Fort Lauderdale. The site is less than a mile southeast of North Andrews Terrace First Add.
Source: What Now Miami - 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.
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 $4,754/yr across 9 listings here (MLS tax records, 2026-11-14). |
|---|---|
| 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 9 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. |
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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.
20% 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 (2026-11-14).
Frequently Asked Questions
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What share of North Andrews Terrace is owner-occupied?
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Is North Andrews Terrace a good place to live?
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: November 13, 2026) |
| Community market stats | Beaches MLS closed sales, 12-month windows ending November 6, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 33309)) |
| Under-contract shares | Beaches MLS records, as of 2026-11-06 |
| Historical depth | Closed-sale records back to 2026 (5 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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