North Andrews Terrace
Homes for Sale in Fort Lauderdale, FL
True comps, carrying-cost math, and listings before the portals.
Photo via Beaches MLS
As of September 2026, North Andrews Terrace Add in Fort Lauderdale, FL has 2 homes for sale. Over the 12 months ending 2026-09-12, 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; 4 listings state no HOA; none of the 5 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).
North Andrews Terrace 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.
North Andrews Terrace right now
🟢 Buyer-leaning market. 8.0 months of supply and 50% of the inventory already under contract give buyers above-average negotiating leverage.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 12, 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 September 12, 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 12, 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 8.0 months of supply, a buyer-leaning market.
North Andrews Terrace 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
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 12 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.
25% 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 (2026-09-12).
North Andrews Terrace Market Scorecard
North Andrews Terrace is currently a buyer-leaning market. About 8.0 months of supply, a median asking price of $442,500, and homes go under contract in about 42 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 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 · 42 daysTop listingActive · 31 daysPending · 63 daysPending · 43 daysActive and pending North Andrews Terrace listings as of 2026-09-12, 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, tiles © CARTO.
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.
Recent Developments in North Andrews Terrace Add
Development, infrastructure, retail, and school activity affecting North Andrews Terrace Add, 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 2 miles northeast of North Andrews Terrace 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 Add.
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 north of North Andrews Terrace Add, 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 2 miles southeast of North Andrews Terrace Add.
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 project is about 3 miles east of North Andrews Terrace Add, elsewhere in Broward County.
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 project is about 2 miles east of North Andrews Terrace Add, elsewhere in Broward County.
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.
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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 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.
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?
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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?
Is North Andrews Terrace a buyer's or seller's market right now?
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How do I find a top Fort Lauderdale real estate agent who knows North Andrews Terrace?
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Should you buy in North Andrews Terrace?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near North Andrews Terrace with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Beaches MLS, refreshed twice daily (last: September 12, 2026) |
| Community market stats | Beaches MLS closed sales, 12-month windows ending September 12, 2026 |
| Under-contract shares | Beaches MLS records, as of 2026-09-08 |
| 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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