Oak Tree Prop Redev
Homes for Sale in Fort Lauderdale, FL
True comps, carrying-cost math, and listings before the portals.
Oak Tree Prop Redev sits in Fort Lauderdale's Broward County market with a median price of $915,000 and a median of 145 days on market—more than four times the velocity you'll see in faster-turning neighborhoods. The per-square-foot median of $409 reflects older construction or deferred maintenance; at this price tier, condition and renovation quality are driving every dollar of variance.
The year-over-year drop of 19 percent is significant and tells you this is a recalibration moment: sellers who priced to last year's peak are sitting, and the five closings in our window suggest only patient, well-priced listings are moving. If you're buying, you have leverage and time to inspect thoroughly. If you're selling, price and presentation are non-negotiable.
Oak Tree Prop Redev right now
🔴 Off the recent peak. The trailing-12-month median ($915K) is down 19.0% from the prior 12 months ($1.13M). With about 5 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 (5 and 3 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
Oak Tree Prop Redev market snapshot (as of July 15, 2026): the median sale price is about $915K ($409 per sq ft over the trailing 12 months of closed sales), and a median 145 days on market for closed sales. The trailing-12-month median is down 19% from the prior 12 months, computed from record-level Beaches MLS closed sales (5 closings in the current window).
Oak Tree Prop Redev is a redevelopment-focused Fort Lauderdale enclave where median prices in the mid-$900s reflect a market in reset; inventory moves slowly, and condition variability is high.
Who Oak Tree Prop Redev is best for.
Best for
- Buyers with budgets near the median and flexibility to negotiate on condition, carry costs during renovation, and hold for multiple years
- Investors or owner-users willing to take on deferred maintenance in exchange for a Fort Lauderdale address and no HOA obligations
- All-cash purchasers who can move quickly on inspection findings and do not need lender appraisal certainty or a fast close
Probably not for
- Buyers seeking move-in ready homes or community amenities like pools, clubhouses, or managed common areas
- Anyone working within a tight closing timeline or requiring lender-driven appraisal clarity in a slower, price-resetting market
- Purchasers who need strong near-term resale liquidity or cannot budget for post-close repair and renovation work
The Oak Tree Prop Redev buying strategy.
If we were buying in Oak Tree Prop Redev 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 Oak Tree Prop Redev.
A slower market, a tighter filter
With five closings and a median time on market near five months, Oak Tree Prop Redev is trading at a deliberate pace. The year-over-year price decline of 19 percent marks a clear shift from the prior cycle; homes that aren't priced to current comps or that carry visible deferred maintenance are lingering. The per-square-foot median of $409 is modest for a Fort Lauderdale address at this price point, signaling older builds, un-renovated interiors, or both.
MLS data show no community amenities—no pool, no clubhouse, no HOA infrastructure—so you're buying the home and the location, not a lifestyle package. That can be an advantage for buyers who want control over their property without monthly fees, but it also means resale appeal will hinge entirely on what you do with the structure and how the surrounding blocks evolve.
The extended days-on-market figure is the headline here: patient sellers and discerning buyers are the only players closing deals. Financing timelines are longer, inspection contingencies matter more, and every comp matters. If you're moving quickly or need certainty on a closing date, this isn't the inventory for that. If you can wait, negotiate on condition, and budget for post-close work, the current pricing dynamic favors you.
The location and the amenities are priced into every listing in Oak Tree Prop Redev. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
Oak Tree Prop Redev rewards the buyer or seller who knows how to read a slow market and price to reality. Momentum's broker team pulls every Broward comp, walks every deferred-maintenance issue with you before you write the offer, and knows which inspection flags are deal-killers versus negotiation levers. In a redevelopment community where condition variance is wide and days-on-market stretch into months, you need representation that tells you when to walk and when to press—and we do both without hesitation.
Oak Tree Prop Redev 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 Oak Tree Prop Redev 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 Oak Tree Prop Redev sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Oak Tree Prop Redev, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Oak Tree Prop Redev home worth?
Get a no-obligation home value based on real comparable sales in Oak Tree Prop Redev, 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 homes for sale in Oak Tree Prop Redev on the map →
Frequently Asked Questions
What is the median home price in Oak Tree Prop Redev?
How long do homes in Oak Tree Prop Redev take to sell?
Who is the best real estate agent for Oak Tree Prop Redev?
How do I find a top Fort Lauderdale real estate agent who knows Oak Tree Prop Redev?
Can Momentum Realty connect me with an agent for Oak Tree Prop Redev?
Should you buy in Oak Tree Prop Redev?
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 2022 (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.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Beaches MLS member average and 8 days faster, and we’ll price yours against live your area comps.
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