River Oaks
Homes for Sale in Fort Lauderdale, FL
All 2,258 homes for sale in Fort Lauderdale, FL · median $723,834 · 148 homes for sale in 33315 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via Beaches MLS
As of October 2026, River Oaks in Fort Lauderdale, FL has 6 homes for sale and 1 pending, asking from $549,900 to $1,250,000 (median $982,500). Over the 12 months ending 2026-08-10, 7 recorded sales closed at a median of $1,025,000, $425 per square foot, a median 65 days on market, sellers accepting 87% of original asking (+64% versus the prior year). Homes listed or recently sold were built 1950–2026 with 2 new construction; 5 of 15 report an HOA (median $268/mo); 11 of the 14 geocoded homes sit in a FEMA special flood hazard zone (median elevation 5 ft). At the median price and Broward County's FY2025-26 rate of 19.84 mills, annual property tax runs about $20,340 ($19,510 with the full homestead exemption).
Last 30 days in River Oaks: 2 new listings (median asking $899,950), 1 under contract right now, 3 closed sales (median $1,140,000). As of October 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.
Homes For Sale Right Now in River Oaks
Live MLS inventory for River Oaks. 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 · 45 days
Active · 94 days
Active · 182 days
Active · 40 days
Active · 3 days
Pending · 74 daysActive and pending River Oaks listings as of 2026-10-19, 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.
River Oaks right now
🟢 Buyer-leaning market. 8.6 months of supply and 17% 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 August 10, 2026. Confidence: Medium (6 active and pending listings, 7 closed sales in 12 months).
🟢 Still climbing. The trailing-12-month median ($1.03M) is up 64.0% from the prior 12 months ($625K). With about a dozen 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 August 10. Confidence: Medium (7 and 11 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 20, 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 Oaks market snapshot (as of August 10, 2026): the median sale price is about $1.03M ($425 per sq ft over the trailing 12 months of closed sales), a median 65 days on market for closed sales, and 8.6 months of supply, a buyer-leaning market. The trailing-12-month median is up 64% from the prior 12 months, computed from record-level Beaches MLS closed sales (7 closings in the current window).
In ZIP 33315 (Fort Lauderdale), 236 homes closed in the last 12 months at a median of $687K ($420/sq ft), up 2.5% year over year, with a median 57 days on market. Right now 49 active and 13 pending listings put supply at about 5.3 months — a balanced market. See the live ZIP 33315 housing market and the Broward County market.
BeachesMLS sales records identify 137 homes in RIVER OAKS that have changed hands since 2007, built between 1946 and 2025 (median 2006), with a median living area of about 2,511 sq ft and a typical 3-bedroom, 3-bath layout; 97% 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.
Flood zones in River Oaks: of 11 listing addresses checked against the FEMA National Flood Hazard Layer, 100% are in an A-series high-risk zone where flood insurance is required with a federally backed mortgage. Individual parcels vary - verify any specific address at msc.fema.gov. See flood zones by neighborhood in Fort Lauderdale.
The setting & the homes.
Aerial and on-site photos of River Oaks. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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River OaksPhotos from Beaches MLS listings in River Oaks; content deemed reliable but not guaranteed.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 10 of each year, from record-level Beaches MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($1.03M) IS the median in the snapshot above, and the move from 2025 ($625K) IS the +64.0% one-year change.
Windows contain 2 to 16 sales each (7 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.
14% of homes for sale in ZIP 33315 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 (2026-10-20).
River Oaks Market Scorecard
River Oaks is currently a buyer-leaning market. About 9.0 months of supply, a median asking price of $982,500, and homes go under contract in about 43.5 days.
Typical home value in the 33312 ZIP is $482,226, about 25.5% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: BeachesMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
River Oaks 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 contributors.
Life at River Oaks
- Gated · reported on 3 of 8 listings
- Picnic Area · reported on 2 of 8 listings
- Maintained Community · reported on 2 of 8 listings
- Key Card Entry · reported on 1 of 8 listings
- Entry - Phone/Intercom · reported on 1 of 8 listings
- Gated - No Guard · reported on 1 of 8 listings
- Park · reported on 1 of 8 listings
- Playground · reported on 1 of 8 listings
Community amenities as reported across Beaches MLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- Broward County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Croissant Park · Elementary
- New River · Middle
- Stranahan · High
Zoned schools reflect the assignments reported on recent River Oaks 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 Oaks address.
Shop the zone: Homes zoned for Stranahan High School
Recent Developments in River Oaks
Development, infrastructure, retail, and school activity affecting River Oaks, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Builder Activity
Weston approves 132 'Sky Homes' at 357 Racquet Club Road
The Weston City Commission approved plans on September 28, 2026 from H&M for 132 three-bedroom units in 11 four-story buildings around a courtyard on 6.6 acres. The site holds a defunct commercial building and was previously proposed for a 245-unit assisted living facility that did not proceed.
What it may mean for the marketThe project would add owner or rental housing inventory in Weston on a redeveloped commercial site. The site is less than a mile south of River Oaks.
Source: Florida YIMBY - September 2026Development
El-Ad National Properties renames $1 billion Davie project The Plaza Davie District
The first building at 4820 Park Way has topped out with 288 units, with Phase One targeted for early 2027. The three-phase project would total about 1,292 rental residences and 36,000 square feet of restaurant and retail space. Cost is reported at $1 billion.
What it may mean for the marketThe project adds rental inventory and walkable retail and dining in central Davie. The project is about 8 miles east of River Oaks, elsewhere in Broward County.
Source: Florida YIMBY - September 2026Infrastructure
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 project is about 14 miles east of River Oaks, elsewhere in Broward County.
Source: Nomad Lawyer - September 2026Infrastructure
Miramar commission approves agreements for Pembroke Road widening to U.S. 27
The Miramar City Commission approved easement, maintenance and construction agreements, including one with FDOT for the U.S. 27 intersection, for widening Pembroke Road from two to four lanes. The project is funded through the Broward County surtax. Design was about 90 percent complete and construction is expected to start in early 2027.
What it may mean for the marketA four-lane connection to U.S. 27 would add an east-west commuting route for western Miramar and Pembroke Pines. The site is about 8 miles south of River Oaks.
Source: Citizen Portal (Miramar City Commission meeting) - August 2026Development
Broward County seeks land use change for 154-acre mixed-use district around Amerant Bank Arena in Sunrise
Broward County submitted an application to the city of Sunrise to change the land use designation of a 154-acre site, much of it the arena parking lot. The concept includes about 1,400 multifamily units (15 percent affordable), 300,000 square feet of commercial space, 1.6 million square feet of office or educational space, 600 hotel rooms and about 10 acres of public space. Sunrise commissioners must act first, and an adoption hearing would likely follow within six months.
What it may mean for the marketIf approved, the plan would add housing supply, office and hotel space and retail access in west-central Broward over a multi-year buildout. The site is about 5 miles northeast of River Oaks.
Source: The Hockey News - August 2026Development
Two-tower Ombelle Fort Lauderdale starts construction at 300 NE 3rd Avenue
Sky Equity Group is building two 44-story towers with 754 residences on a two-acre downtown site it bought for $27 million in 2021. The developer plans to spend more than $50 million and is acting as general contractor, with ODA Architecture as architect. Completion is slated for 2028.
What it may mean for the marketThe project would add several hundred downtown residences within walking distance of offices, dining and transit. The project is about 14 miles east of River Oaks, elsewhere in Broward County.
Source: Florida YIMBY
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 River Oaks buying strategy.
If we were buying in River Oaks 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 Oaks.
A closer look at the River Oaks market
At a median of $425 per square foot, River Oaks prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
Inventory runs at 8.6 months of supply, a buyer-leaning market and the trailing-12-month median up 64% year over year. Homes that do trade take a median 65 days on market, useful leverage on any listing that has lingered.
The location and the amenities are priced into every listing in River Oaks. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in River Oaks buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (4.2). Basis: Recent Direction +64.0% year-over-year; Liquidity & Demand 8.6 months of supply; Pricing Power 86.7% sale-to-list. Refreshed with each data update.
Tools for a River Oaks 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 Oaks sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in River Oaks, 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 Oaks home worth?
Get a no-obligation home value based on real comparable sales in River Oaks, 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 →
Recently off market in RIVER OAKS
Homes in RIVER OAKS that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 10 on record.
- 1015 SW 20th Street · off market
- 1221 SW 17th Street · off market
- 1307 SW 23rd Court · off market
- 1313 SW 18th Court · off market
- 1327 SW 21st Court · off market
- 1328 SW 21st Court · off market
- 1419 SW 21st Court · off market
- 1421 SW 20th Court · off market
| Location | Fort Lauderdale, Broward County, FL · ZIP 33315 |
|---|---|
| Home types (current listings and sales) | single-family 93%, townhouses 7% |
| Amenities listed by sellers | Gated, Maintained Community, Closed Circuit Camera(s), Entry - Phone/Intercom, Fire Sprinkler System, Gated - No Guard |
| Sale prices, last 12 months | $1,025,000 median across 7 closed sales · $425 per sq ft · +64.0% vs the prior 12 months |
| Days on market (closed sales) | 65 median |
| For sale right now | 5 active, 1 pending · median asking $1,150,000 · 8.6 months of supply |
Data as of August 10, 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. Market figures describe homes, not residents. Cite as: Momentum Realty, “River Oaks key facts,” movewithmomentum.com/neighborhoods/river-oaks-fort-lauderdale, data as of August 10, 2026.
Housing distress & ownership in RIVER OAKS, 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.
Just listed in River Oaks
The newest homes for sale in River Oaks right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 1110 SW 18Th Court $549,900 · 2 bd · 2 ba · 1,078 sq ft · 4 days on market Courtesy of Native Realty Co.
- 1701 SW 23Rd Street $1,250,000 · 4 bd · 3 ba · 2,358 sq ft · 8 days on market Courtesy of Anac Global Realty, LLC
- 1421 SW 20 Street $550,000 · 3 bd · 1 ba · 1,200 sq ft · 41 days on market Courtesy of Native Realty Co.
- 2201 SW 13Th Avenue $1,150,000 · 4 bd · 4 ba · 2,766 sq ft · 46 days on market Courtesy of RE/MAX Preferred
- 1505 SW 23Rd Street $1,125,000 · 3 bd · 2.5 ba · 2,497 sq ft · 95 days on market Courtesy of Fidelity Real Estate LLC
- 1500 SW 20Th Street $840,000 · 4 bd · 2 ba · 2,464 sq ft · 183 days on market Courtesy of Compass Florida, LLC
Checked against the MLS Oct 20, 2026. All new listings in this market.
Every Home for Sale in River Oaks Fort Lauderdale Right Now (7)
All 7 active and pending River Oaks Fort Lauderdale listings with a detail page, newest first, refreshed twice a day from the MLS.
- 1421 SW 20 Street · $550,000 · 3 bd / 1 ba · listed Sep 9, 2026 · listed by Native Realty Co.
- 1110 SW 18th Court · $549,900 · 2 bd / 2 ba · listed Sep 8, 2026 · listed by Native Realty Co.
- 2201 SW 13th Avenue · $1,150,000 · 4 bd / 4 ba · listed Sep 5, 2026 · listed by RE/MAX Preferred
- 1701 SW 23rd Street · $1,250,000 · 4 bd / 3 ba · listed Aug 24, 2026 · listed by Anac Global Realty, LLC
- 1020 SW 18th Court · $699,000 · 3 bd / 2 ba · pending · listed Aug 2, 2026 · listed by Native Realty Co.
- 1505 SW 23rd Street · $1,125,000 · 3 bd / 2.5 ba · listed Jul 22, 2026 · listed by Fidelity Real Estate LLC
- 1500 SW 20th Street · $840,000 · 4 bd / 2 ba · listed Jul 22, 2026 · listed by Compass Florida, LLC
Recently sold in River Oaks Fort Lauderdale
- 1421 Sw 20Th Court · sold $1,180,000
- 1221 Sw 17Th Street · sold $990,000
- 1419 Sw 21St Court · sold $1,140,000
- 1015 Sw 20Th Street · sold $680,000
- 1328 Sw 21St Court · sold $1,300,000
- 1313 Sw 18Th Court · sold $1,200,000
- 1307 Sw 23Rd Court · sold $1,025,000
- 1705 Sw 23Rd Street · sold $1,102,250
Closed sales from the MLS; each page shows the sold price, taxes and value history.
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Fort Lauderdale guides & data
- Market data
- Cost of living
- Best neighborhoods (ranked by data)
- Best neighborhoods
- Flood zones
- Property taxes (Broward County)
- Homestead exemption (Broward County)
- Home insurance cost
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
Real estate agent in Fort Lauderdale? Join Momentum in Fort Lauderdale: 100% commission, one $12K cap.
Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- SW 23Rd Street (8 homes on record)
- SW 21St Court (7 homes on record)
- SW 19Th Street (6 homes on record)
- SW 20Th Street (6 homes on record)
- SW 18Th Court (6 homes on record)
- SW 21St Court (6 homes on record)
- SW 18Th Street (4 homes on record)
- SW 18Th Court (4 homes on record)
- SW 23Rd Court (4 homes on record)
- SW 20Th Court (4 homes on record)
- SW 14Th Avenue (3 homes on record)
- SW 23Rd Court (3 homes on record)
What it really costs to own in River Oaks
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $11,522/yr across 15 listings here (MLS tax records, 2026-10-20). |
|---|---|
| HOA dues | Median $268/month across 5 MLS listings (most billed quarterly; 2026-10-20). Dues cover what the documents say they cover; ask for the budget and reserve study. |
| Home and flood insurance | The average Citizens Property Insurance premium in Broward County is $1,561/yr (35,154 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. Flood: of 11 listing addresses checked against the FEMA flood map, 0% sit outside the high-risk zone and 100% inside one, where flood insurance is required with a federally backed mortgage. Statewide, a Zone X flood policy runs about $500-$700/yr and a high-risk zone $1,200-$2,500/yr (FEMA Risk Rating 2.0 averages, not quotes). |
| Roof and age | Median build year 2006 across 15 listings. An original roof here would be about 20 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Estimated carrying cost at the median asking price, before the mortgage: about $1,358/month (tax $960, HOA $268, insurance $130). An estimate from the sources above, not a quote.
Email me new listings in River Oaks
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.
Ask an agent about River Oaks
Have a question about the homes, fees, rules or commute here? A Momentum agent who works River Oaks will answer, and the answer is published on this page for the next buyer.
Frequently Asked Questions
What is the median home price in River Oaks?
How long do homes in River Oaks take to sell?
Is River Oaks a buyer's or seller's market right now?
Who is the best real estate agent for River Oaks?
How do I find a top Fort Lauderdale real estate agent who knows River Oaks?
Can Momentum Realty connect me with an agent for River Oaks?
Where is River Oaks, and what county is it in?
Is River Oaks a good place to live?
Data sources & freshness
| Live listings | Beaches MLS, refreshed twice daily (last: October 19, 2026) |
| Community market stats | Beaches MLS closed sales, 12-month windows ending August 10, 2026 |
| Under-contract shares | Beaches MLS records, as of 2026-08-10 |
| Historical depth | Closed-sale records back to 2007 (142 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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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 OAKS fits the bigger picture — live prices, inventory, and Momentum Scores:
More on River Oaks
- Home values · What homes in River Oaks actually sell for
- Find an agent · How to choose the best real estate agent in River Oaks
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