Riva Residences
Homes for Sale in Fort Lauderdale, FL
All 2,151 homes for sale in Fort Lauderdale, FL · median $680,000 · 1,149 condos for sale in Fort Lauderdale · 429 homes for sale in 33304 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Beaches MLS
As of September 2026, Riva Residences in Fort Lauderdale, FL has 1 home for sale. As of September 2026, the MLS records 6 closed sales in Riva Residences in Fort Lauderdale, FL since 2020, the most recent in August 2023. Across Fort Lauderdale as a whole, 1,976 homes closed in the last 12 months at a median of $477,500, 74 median days on market, with 946 homes for sale today. At that median and Broward County's FY2025-26 rate of 19.84 mills, annual property tax runs about $9,470 ($8,640 with the full homestead exemption).
Riva Residences sits in Fort Lauderdale along the beaches corridor, and the honest starting point is that our current MLS snapshot shows no closings inside the window we track. That means the price story here isn't yet written by comparable sales you can lean on — it's driven by individual listing condition, floor level and exposure, and what a specific unit offers relative to whatever else is on the market that week.
For a buyer, thin recent activity means you negotiate on the merits of the unit in front of you, not on a stack of comps. For a seller, it means pricing is a judgment call rather than a formula, and positioning against the broader Fort Lauderdale beaches market matters more than usual. Patience and a clear read on condition win in a market this quiet.
The 60-Second Overview
Riva Residences is a Fort Lauderdale address on the beaches side of Broward County, and as of mid-2026 our listing data doesn't surface community amenities or a run of recent closings — so this is a community to evaluate unit by unit rather than by the numbers.
BeachesMLS sales records identify 6 homes in Riva Residences that have changed hands since 2020, built between 2017 and 2020 (median 2018), with a median living area of about 2,418 sq ft and a typical 3-bedroom, 3.5-bath layout; 100% are condominiums. 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.
Who Riva Residences is best for.
Best for
- Buyers who want a Fort Lauderdale beaches-area condo and are comfortable pricing by condition and live competition
- Sellers willing to position a unit thoughtfully in a market without a run of recent comps
- Long-hold buyers who value location over a tidy set of sales data
Probably not for
- Buyers who require recent comparable sales before committing
- Buyers whose decision hinges on confirmed building amenities we can't source from current listings
- Sellers who want a fast, formula-driven price in an active, comp-rich market
The market around Riva Residences
Riva Residences is too small for its own price trend, so here is the market around it.
In ZIP 33304, 477 homes are on the market and 12% 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 33304 (Fort Lauderdale), 414 homes closed in the last 12 months at a median of $860K ($586/sq ft), up 0.2% year over year, with a median 84 days on market. Right now 194 active and 33 pending listings put supply at about 7.8 months — a soft market. See the live ZIP 33304 housing market and the Broward County market.
ZIP and county figures describe the wider market, not Riva Residences specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Riva Residences, 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.
Homes For Sale Right Now in Riva Residences
Live MLS inventory for Riva Residences. 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 Riva Residences listings as of 2026-09-26, 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.
Every Home for Sale in Riva Residences Right Now (1)
All 1 active and pending Riva Residences listings with a detail page, newest first, refreshed twice a day from the MLS.
- 1180 N Federal Highway #1203 · $1,195,000 · 2 bd / 2 ba · listed Jun 27, 2026 · listed by One Sotheby's International Realty
Schools
- Broward County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Bennett · Elementary
Zoned schools reflect the assignments reported on recent Riva Residences 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 Riva Residences address.
The Riva Residences buying strategy.
If we were buying in Riva Residences 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 Riva Residences.
A quiet data set, read carefully
With no closings in our tracking window, there is no median sale figure to anchor to and no trend line to point at. That is not a red flag by itself — it's simply a limitation you should know before you form a price opinion. Value here comes down to the specific home: its condition, its position in the building, and how it compares to active competition rather than to sold history.
Our current MLS listings also don't identify shared amenities for this community. If amenities matter to your decision, treat that as a question to answer directly with the building rather than an assumption to make. We'd rather flag the gap than fill it with a guess.
The location and the amenities are priced into every listing in Riva Residences. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with little recent sales data, the advantage goes to the broker willing to do the manual work — reading each unit on its own terms, confirming amenities and building specifics directly, and pricing against live competition instead of leaning on stale comps. That's the kind of ground-level analysis we do before we let you make an offer or set a list price.
Riva Residences in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $1,888/month (about $22,656/yr) · median of 3 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $1,888 per month ($22,656 a year) — the median AssociationFee across 3 MLS records, normalised to a monthly figure; most are billed monthly. 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, 2026-09.
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 Riva Residences 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 Riva Residences sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Riva Residences, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Riva Residences home worth?
Get a no-obligation home value based on real comparable sales in Riva Residences, 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 →
Should you buy in Riva Residences?
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: September 26, 2026) |
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2020 (6 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 local comps.
Looking to buy here? Search homes for sale →
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A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Riva Residences fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Riva Residences
Where is Riva Residences?
Riva Residences is a community in Fort Lauderdale, Broward County, Florida, ZIP 33304.
Are there homes for sale in Riva Residences right now?
Yes — 1 active and 0 pending listings as of the last feed refresh (twice daily). They are listed on this page.
Does Riva Residences have an HOA or CDD?
No HOA is on record for Riva Residences 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.
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