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North Bal Harbour in Fort Lauderdale

North Bal Harbour
Homes for Sale in Fort Lauderdale, FL

By , Co-Founder, Momentum Realty · Updated November 4, 2026

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All 2,332 homes for sale in Fort Lauderdale, FL · median $721,834 · 144 homes for sale in 33305 · Broward County homes for sale

Community in Fort Lauderdale · Broward County · ZIP 33305
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Photo via Beaches MLS

Built fromLive Beaches MLS data19 years of closingsUpdated twice daily

As of November 2026, the MLS records 41 closed sales in North Bal Harbour 45-3 B in Fort Lauderdale, FL since 2007, the most recent in August 2026. Recorded prices since 2024 ran from $1,050,000 to $3,725,000 (median $1,665,000), on homes of 1,575 to 3,343 sq ft. Across Fort Lauderdale as a whole, 17 homes closed in the last 12 months at a median of $477,500, 74 median days on market, with 2,442 homes for sale today. At that median and Broward County's FY2025-26 rate of 19.84 mills, annual property tax runs about $33,040 ($32,210 with the full homestead exemption).

Live · North Bal Harbour Housing Pulse Beaches MLS + public records Analysis by Momentum Realty · $3.5B+ sold · 10,000+ customers served · Top 1% in Florida (RealTrends)
Tempo
0 · 0
For sale · pending
live counts, refreshed twice daily
2
Sold · last 12 mo
10-yr average: about 3 a year
Jon Brooks, Co-Founder of Momentum Realty
Jon's Read · written July 16, 2026

North Bal Harbour is a Fort Lauderdale condominium community with minimal market activity. With only one closing in the current window, there is insufficient transaction data to establish reliable pricing trends or typical market timing. The absence of identified amenities in current listings suggests either a no-frills property or incomplete MLS documentation.

For buyers, this is a data-thin scenario: you are operating without the pattern recognition that comes from regular turnover. For sellers, the challenge is positioning a unit when comparable sales are scarce. Both sides should expect wider negotiation bands and longer due diligence on condition and association financials.

Figures in this note are as of July 16, 2026. The live market numbers elsewhere on this page update nightly and are newer.

Nearby homes for sale

No active listings inside North Bal Harbour 45-3 B right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.

2247 NE 20th Street
$3.95M · 0.1 mi away
3 bd · 3.5 ba · 2,699 sqft
2247 NE 20th Street
Listed by Compass Florida, LLC
2540 NE 22nd Terrace
$7.78M · 0.2 mi away
5 bd · 7.5 ba · 6,273 sqft
2540 NE 22nd Terrace
Listed by Fidelity Real Estate LLC
2456 Middle River Drive
$899K · 0.2 mi away
3 bd · 2 ba · 1,478 sqft
2456 Middle River Drive
Listed by RE/MAX Preferred
2500 Middle River Drive
$3.90M · 0.2 mi away
5 bd · 5.5 ba · 4,325 sqft
2500 Middle River Drive
Listed by RE/MAX Preferred
2225 NE 19th Street
$3.90M · 0.2 mi away
4 bd · 5 ba · 3,258 sqft
2225 NE 19th Street
Listed by Realty One Group Royal Oaks
2501 NE 26th Terrace
$1.20M · 0.3 mi away
3 bd · 3 ba · 2,163 sqft
2501 NE 26th Terrace
Listed by Compass Florida, LLC

Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.

The 60-Second Overview

North Bal Harbour is a Fort Lauderdale condominium with extremely limited recent transaction history and no community amenities identified in current MLS data.

BeachesMLS sales records identify 41 homes in North Bal Harbour that have changed hands since 2007, built between 1959 and 2023 (median 1964), with a median living area of about 2,260 sq ft and a typical 3-bedroom, 2.5-bath layout; 100% are single-family homes. Source: BeachesMLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.

Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.

Quick Match

Who North Bal Harbour is best for.

Best for

  • Buyers prioritizing Fort Lauderdale location who are comfortable with minimal on-site amenities and low inventory turnover
  • Investors or owner-occupants willing to conduct deep due diligence on association reserves, special assessments, and building condition when comps are thin
  • Budget-conscious buyers who value simplicity and are prepared for a unique negotiation without the safety net of recent comparable sales

Probably not for

  • Buyers who need a range of units to compare or prefer communities with regular turnover and transparent pricing patterns
  • Those seeking resort-style amenities, active community life, or a well-documented track record of sales and appreciation
  • First-time condo buyers who want the comfort of abundant recent comps and straightforward appraisal comps for their lender
The Area Market

The market around North Bal Harbour

North Bal Harbour is too small for its own price trend, so here is the market around it.

In ZIP 33305, 233 homes are on the market and 14% are under contract — a slower corner of Fort Lauderdale.

Across Broward County, 14,300 homes are active and 3,189 pending (18% under contract).

In ZIP 33305 (Fort Lauderdale), 358 homes closed in the last 12 months at a median of $732K ($500/sq ft), up 2.8% year over year, with a median 52 days on market. Right now 170 active and 43 pending listings put supply at about 5.4 months — a buyer's market. See the live ZIP 33305 housing market and the Broward County market.

ZIP and county figures describe the wider market, not North Bal Harbour specifically. Momentum Research analysis of MLS records.

The Strategy

The North Bal Harbour buying strategy.

If we were buying in North Bal Harbour today, this is the order of operations we would run for our clients.

1

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.

2

Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.

3

Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.

4

Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.

5

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 Bal Harbour.

The Quick Decision
Best Buy
Buyers comfortable with limited comps and who prioritize Fort Lauderdale location over amenity-rich condo living.
Biggest Risk
Sparse sales history makes pricing and resale timeline unpredictable; association health is critical and harder to benchmark.
Sweet Spot
A buyer who values location and price and will perform rigorous due diligence on building condition and financials.
Avoid If
You want robust amenities, easy comps for appraisal confidence, or frequent inventory to compare units and negotiate from strength.
The Deep Dive

A single-closing market

One closing in the reporting window means there is no reliable baseline for pricing, absorption, or buyer preference. This can occur in small condo communities with low turnover, owner-occupied buildings where units rarely trade, or properties where most transactions happen off-MLS. Without a pattern of sales, every negotiation becomes idiosyncratic—driven by the specific unit's condition, view, floor, and the motivations of the two parties at the table.

The lack of identified amenities may reflect reality or incomplete listing detail. If the building truly offers no pool, fitness center, or common spaces, that simplifies the value proposition but also narrows the buyer pool to those prioritizing location or price over on-site lifestyle features. If amenities exist but are not highlighted, listings may be underselling the property. Either way, a buyer should tour the building, review association documents, and confirm what is and is not included before relying on MLS descriptions alone.

“

The location and the amenities are priced into every listing in North Bal Harbour. The deal is won or lost on condition, the comps, and the renovation math.

Jon Brooks · Founder, Momentum Realty
Why Momentum

Why work with Momentum here

In a thin market, local intelligence and negotiation skill matter more than algorithm-driven pricing. Momentum brokers pull comparable sales from nearby Fort Lauderdale communities, review association reserves and pending assessments, and help buyers and sellers set realistic expectations when recent data is sparse. We will tell you when a building is a poor fit, and we will walk you through the due diligence that protects you when comps are scarce.

The 15-Second Verdict

North Bal Harbour in 15 seconds.

Best forBuyers comfortable with limited comps and who prioritize Fort Lauderdale location over amenity-rich condo living.
Biggest advantageLow transaction volume can mean less competition and motivated individual sellers when a unit does come to market.
Biggest riskSparse sales history makes pricing and resale timeline unpredictable; association health is critical and harder to benchmark.
Sweet spotA buyer who values location and price and will perform rigorous due diligence on building condition and financials.
Avoid ifYou want robust amenities, easy comps for appraisal confidence, or frequent inventory to compare units and negotiate from strength.

Email me new listings in North Bal Harbour

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.

Equal Housing Opportunity. Every community is open to everyone; alerts are about homes, never about who lives here.

Ask an agent about North Bal Harbour

Have a question about the homes, fees, rules or commute here? A Momentum agent who works North Bal Harbour will answer, and the answer is published on this page for the next buyer.

Property facts only: homes, fees, rules, commute. Every community is open to everyone; agents do not answer questions about who lives here.

HOA, CDD & Fees

A note on who we are: Momentum Realty is a real estate brokerage. We are not the North Bal Harbour homeowners association, its management company or its developer, and we cannot help with dues, gate access, violations, amenity bookings or association documents. To reach the association, check your closing package, the recorded declaration at the county clerk, or search the association’s name at sunbiz.org for its registered agent. Call or message us to buy or sell a home in North Bal Harbour.
In short
  • HOA dues reported around $144/year (about $12/month) · median of 8 MLS listings, most billed annually
  • Any club/amenity membership is billed separately

Listings in this community report association dues of about $144 a year ($12 a month) — the median AssociationFee across 8 MLS records, normalised to a monthly figure; most are billed annually. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.

Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.

Run Your Numbers

Tools for a North Bal Harbour buy.

Free calculators to pressure-test the real cost before you tour.

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxBroward County millage and the homestead picture.Rent vs buyThe breakeven on owning in North Bal Harbour.Save Our HomesProject your homestead tax cap over time.
The takeaway

Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed North Bal Harbour sales matched to your home.

Selling in North Bal Harbour

Price it to the comps and condition, not an automated estimate.

If you are thinking about selling in North Bal Harbour, 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 Bal Harbour home worth?

Get a no-obligation home value based on real comparable sales in North Bal Harbour, 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 →

Real comps, not an automated estimate.
The Verdict

Should you buy in North Bal Harbour?

An honest fit check. We will tell you when it is not your community.

Buyers prioritizing Fort Lauderdale location who are comfortable with minimal on-site amenities and low inventory turnoverExcellent fit
Investors or owner-occupants willing to conduct deep due diligence on association reserves, special assessments, and building condition when comps are thinExcellent fit
Budget-conscious buyers who value simplicity and are prepared for a unique negotiation without the safety net of recent comparable salesExcellent fit
Buyers who need a range of units to compare or prefer communities with regular turnover and transparent pricing patternsProbably not
Those seeking resort-style amenities, active community life, or a well-documented track record of sales and appreciationProbably not
First-time condo buyers who want the comfort of abundant recent comps and straightforward appraisal comps for their lenderProbably not

Data sources & freshness

Live listingsBeaches MLS, refreshed twice daily (last: November 2, 2026)
Under-contract sharesBeaches MLS records, as of 2026-09-20
Historical depthClosed-sale records back to 2007 (41 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.

Recent Developments in North Bal Harbour 45 3 B

Development, infrastructure, retail, and school activity affecting North Bal Harbour 45 3 B, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.

  1. October 2026
    Retail & 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 about 3 miles north of North Bal Harbour 45 3 B.

    Source: What Now Miami
  2. October 2026
    Infrastructure

    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 less than a mile north of North Bal Harbour 45 3 B.

    Source: Hoodline
  3. September 2026
    Infrastructure

    JetBlue adds 14 nonstop routes from Fort Lauderdale-Hollywood International Airport

    Eight routes launched in July 2026, including Chicago, Houston and Nashville, and six more are scheduled from October through November, including Barranquilla, Cali, Columbus, Indianapolis and San Diego. JetBlue ran nearly 130 daily departures at FLL in summer 2026 and expects more than 150 by year end.

    What it may mean for the marketMore nonstop service expands travel options and airport-related activity for residents of Broward County. The site is about 2 miles west of North Bal Harbour 45 3 B.

    Source: Nomad Lawyer
  4. September 2026
    Development

    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 2 miles north of North Bal Harbour 45 3 B.

    Source: Florida YIMBY
  5. July 2026
    Development

    $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 north of North Bal Harbour 45 3 B.

    Source: Florida YIMBY
  6. May 2026
    Development

    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 northeast of North Bal Harbour 45 3 B.

    Source: The Real Deal

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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.

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Common questions about North Bal Harbour

Where is North Bal Harbour?

North Bal Harbour is a community in Fort Lauderdale, Broward County, Florida, ZIP 33305.

Are there homes for sale in North Bal Harbour right now?

No active listings inside North Bal Harbour at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.

Does North Bal Harbour have an HOA or CDD?

No HOA is on record for North Bal Harbour in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.

Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.

Thinking of selling in North Bal Harbour 45-3 B? 2 recorded closings (window ending 2026-09-20). See the Broward County sell-now-or-wait data, what made 201,552 Florida listings fail in the last 12 months, or compare a cash offer vs. listing. Compiled from MLS records; deemed reliable but not guaranteed.

Housing distress & ownership in North Bal Harbour 45-3 B, Fort Lauderdale

Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.

Active inventory in distress
0.0%
0 of 19 listings
Distress share trend — 0.0% now (2026-09-14 → 2026-09-25)

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.

Nearby Communities

Explore more neighborhoods near North Bal Harbour with Momentum Realty’s local guides.

NBNorth Bal Harbour0.1 mi away · 2 for saleMRMiddle River Tower Condo0.3 mi away · 1 for saleBHBal Harbour0.3 mi away · median $1.30M, 3 sales/12 moBHBal Harbour0.3 mi away · 1 for saleRBRivers Bend Condo0.3 mi away · 3 for saleCRCoral Ridge Galt0.4 mi away · median $2.01M, 16 sales/12 moCRCoral Ridge Galt0.4 mi away · median $1.53M, 36 sales/12 mo

Browse all neighborhood guides →

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