River Lands
Homes for Sale in Fort Lauderdale, FL
All 2,151 homes for sale in Fort Lauderdale, FL · median $680,000 · 163 homes for sale in 33312 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Beaches MLS
As of September 2026, River Lands in Fort Lauderdale, FL has 2 homes for sale. Homes listed or recently sold were built 1966–2009.
| Location | Fort Lauderdale, Broward County, FL · ZIP 33312 |
|---|---|
| Homes in the community | 764 (FL DOR 2025 assessment roll) |
| Years built | 1943–2024 (median 1959) |
| Typical living area | 1,516 sq ft (median) |
| Amenities listed by sellers | Boating, None |
| For sale right now | 2 active, 0 pending · median asking $1,477,500 · 24.0 months of supply |
| Owner-occupied (homestead) share | 65% |
Data as of September 20, 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, “River Lands key facts,” movewithmomentum.com/neighborhoods/river-lands, data as of September 20, 2026.
River Lands sits in Fort Lauderdale with almost no public footprint—no HOA amenity story, no master plan in the MLS, just homes on their own merit. What you're buying here is location and lot, not a gate or a clubhouse. Pricing will hinge entirely on the individual parcel: waterfront versus interior, square footage, condition, and any private dock or boat access.
With only two closings in the trailing window, there's no velocity to speak of and no median we can responsibly cite. Inventory appears thin, turnover episodic. If you find the right property, expect negotiation to be idiosyncratic—comps may be stale or scattered across very different product types. Sellers here set their own timelines; buyers need patience and a broker who knows how to value one-off assets.
River Lands right now
🟢 Buyer-leaning market. 24.0 months of supply and 0% 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 20, 2026. Confidence: Low (2 active and pending listings, 2 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 27, 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
River Lands is a low-profile Fort Lauderdale enclave with no recorded community amenities and sparse recent sales, making every transaction a case study in individual property appeal rather than neighborhood comparables.
BeachesMLS sales records identify 39 homes in River Lands that have changed hands since 2006, built between 1952 and 1984 (median 1968), with a median living area of about 2,650 sq ft and a typical 4-bedroom, 3-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.
County records show 73 qualified sales in River Lands across 2024–2025 (48 in 2024, 25 in 2025), median $499,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
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.
The setting & the homes.
Aerial and on-site photos of River Lands. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
River Lands
River LandsPhotos from Beaches MLS listings in River Lands; content deemed reliable but not guaranteed.
Who River Lands is best for.
Best for
- Buyers hunting a specific lot—waterfront, oversized, or with dock rights—who understand value lives in the parcel, not the subdivision
- Patient investors or second-home seekers who can wait months for the right listing and negotiate without a comp sheet full of recent closes
- Renovators or custom builders who want Fort Lauderdale proximity and the freedom to improve a property without master-association design review
Probably not for
- Buyers who rely on high transaction velocity and dozens of recent sales to validate an offer price
- Anyone expecting resort-style amenities, a staffed gate, or the social infrastructure of a master-planned community
- First-time buyers who need straightforward comps and predictable HOA governance to feel secure in their purchase
The market around River Lands
River Lands is too small for its own price trend, so here is the market around it.
In ZIP 33312, 316 homes are on the market and 22% are under contract — a steady corner of Fort Lauderdale.
Across Broward County, 14,300 homes are active and 3,189 pending (18% under contract).
In ZIP 33312 (Fort Lauderdale), 592 homes closed in the last 12 months at a median of $468K ($348/sq ft), down 0.1% year over year, with a median 65 days on market. Right now 131 active and 40 pending listings put supply at about 5.8 months — a buyer's market. See the live ZIP 33312 housing market and the Broward County market.
ZIP and county figures describe the wider market, not River Lands specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in River Lands, 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 River Lands
Live MLS inventory for River Lands. 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 River Lands 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 River Lands Right Now (2)
All 2 active and pending River Lands listings with a detail page, newest first, refreshed twice a day from the MLS.
- 2130 SW 27th Terrace · $965,000 · 3 bd / 3 ba · listed Aug 12, 2026 · listed by Compass Florida LLC
- 2221 SW 28th Way · $1,990,000 · 7 bd / 5.5 ba · listed Jun 27, 2026 · listed by The Keyes Company
River Lands 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
- Stephen Foster · Elementary
- New River · Middle
- Stranahan · High
Zoned schools reflect the assignments reported on recent River Lands 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 River Lands address.
Shop the zone: Homes zoned for Stranahan High School
The River Lands buying strategy.
If we were buying in River Lands 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 River Lands.
When the community is the property
River Lands offers no shared infrastructure—no pool, no tennis, no gate log. What it does offer is Fort Lauderdale address flexibility: you're buying a specific home on a specific lot, and the value conversation starts and stops there. If the parcel has water access, dock rights, or oversized land, that drives the number. If it's an interior lot with deferred maintenance, expect a corresponding discount.
Recent transaction volume has been minimal, which tells you two things: owners hold for the long term, and inventory doesn't flood the market when rates or headlines shift. That stability is an advantage if you want a quiet block, but it also means comps can be months or even years old, and every negotiation feels bespoke. You won't have three near-identical sales from the last sixty days to anchor your offer.
Fort Lauderdale's broader market dynamics—waterfront premiums, teardown economics, flood-zone insurance—all apply here, but you won't have a master association smoothing the edges or setting standards. Title, survey, and any riparian rights need close review. If you're used to newer subdivisions with covenants and architectural committees, this is a different buying experience: more due diligence, more variability, more opportunity to find something truly distinct.
The location and the amenities are priced into every listing in River Lands. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
River Lands demands a broker who can value property on its own terms, not by rote comparable analysis. Momentum's team knows how to handicap waterfront versus interior, read survey constraints, and negotiate when the last arms-length sale was two years ago and not quite analogous. We'll walk the parcel, flag the issues that matter, and tell you when the ask is detached from reality—or when you've found the rare listing that rewards decisiveness.
River Lands 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 River Lands 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 River Lands sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in River Lands, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your River Lands home worth?
Get a no-obligation home value based on real comparable sales in River Lands, 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 →
23% of homes for sale in ZIP 33312 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 (2026-09-27).
Frequently Asked Questions
Is River Lands a buyer's or seller's market right now?
How many homes are in River Lands?
What share of River Lands is owner-occupied?
When were the homes in River Lands built?
Who is the best real estate agent for River Lands?
How do I find a top Fort Lauderdale real estate agent who knows River Lands?
Can Momentum Realty connect me with an agent for River Lands?
Where is River Lands, and what county is it in?
Should you buy in River Lands?
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) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (2 streets, ZIP 33312)) |
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2010 (28 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.
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See how River Lands fits the bigger picture — live prices, inventory, and Momentum Scores:
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