River Oaks
Homes for Sale in Fort Lauderdale, FL
All 2,503 homes for sale in Fort Lauderdale, FL · median $725,000 · 150 homes for sale in 33315 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Beaches MLS
As of November 2026, River Oaks in Fort Lauderdale, FL has 6 homes for sale and 2 pending, asking from $550,000 to $1,625,000 (median $1,125,000). Homes listed or recently sold were built 1950–2026 with 2 new construction; 6 of 16 report an HOA (median $268/mo); 12 of the 15 geocoded homes sit in a FEMA special flood hazard zone (median elevation 5 ft).
Last 30 days in River Oaks: 2 new listings (median asking $1,437,500), 2 under contract right now, 2 closed sales (median $1,085,000). As of November 11, 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 · 3 daysTop listing
Active · 30 days
Active · 68 days
Active · 117 days
Active · 205 days
Active · 63 days
Pending · 74 days
Under Contract · 25 daysActive and pending River Oaks listings as of 2026-11-11, 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. 9.0 months of supply and 14% 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 November 6, 2026. Confidence: Medium (7 active and pending listings, 0 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated November 12, 2026 · Live data: Beaches MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
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
River OaksRiver OaksRiver OaksRiver OaksRiver OaksRiver OaksRiver OaksRiver OaksPhotos from Beaches MLS listings in River Oaks; content deemed reliable but not guaranteed.
The market around River Oaks
River Oaks is too small for its own price trend, so here is the market around it.
Across Broward County, 14,784 homes are active and 2,812 pending (16% under contract).
ZIP and county figures describe the wider market, not River Oaks specifically. Momentum Research analysis of MLS records.
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 November 2026.
- October 2026Retail & Dining
Beauty retailer Miss A lists a coming-soon store at Pembroke Lakes Mall
Dallas-based affordable beauty and lifestyle chain Miss A shows a Pembroke Lakes Mall location at 11401 Pines Blvd as coming soon on its store locator. The company has not announced an opening date or store size. A second new Florida store is planned in Wellington.
What it may mean for the marketA new value-priced beauty retailer would add to the in-mall retail mix at Pembroke Lakes, giving nearby shoppers another option close to home. The project is about 7 miles southeast of River Oaks, elsewhere in Broward County.
Source: What Now Miami - October 2026Market
Broward September sales fall 9.7% as active listings drop 14% and condo median slides to $235,000
Miami Realtors reported Broward total home sales of 1,825 in September 2026, down 9.7% from a year earlier. The single-family median rose 2.4% to $641,500 while the condo median fell 14.6% to $235,000. Active listings fell 14% to 13,933, leaving 4.2 months of supply for single-family homes and 10.2 for condos, with mortgage rates at 7.46%.
What it may mean for the marketSingle-family inventory remains comparatively tight while condo supply is deep, so buyers in Broward face very different conditions depending on property type. The site is about 7 miles north of River Oaks.
Source: Miami Realtors - October 2026Market
Broward industrial construction pipeline falls to about 994K SF as vacancy holds at 7.5%
Colliers third-quarter 2026 data cited by Bisnow shows Broward's industrial construction pipeline shrank to roughly 994K SF from 1.4M SF, with vacancy near 7.5% and positive absorption. FRP Holdings is planning a 300K SF logistics center in Southwest Ranches. Developers across South Florida cite high build costs relative to current rents.
What it may mean for the marketFewer new warehouse deliveries may tighten industrial space for local employers, while the planned Southwest Ranches logistics center points to some continued distribution-sector jobs in western Broward. The site is about 8 miles northeast of River Oaks.
Source: Bisnow - 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 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
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
Inventory runs at 9.0 months of supply, a buyer-leaning market.
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.
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 |
|---|---|
| Home types (current listings and sales) | single-family 94%, townhouses 6% |
| Amenities listed by sellers | Gated, Maintained Community, Key Card Entry, Closed Circuit Camera(s), Entry - Phone/Intercom, Fire Sprinkler System |
| For sale right now | 6 active, 1 pending · median asking $959,500 · 9.0 months of supply |
Data as of November 6, 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 November 6, 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.
- 1418 SW 20Th Court $1,625,000 · 5 bd · 4 ba · 3,089 sq ft · listed Nov 9, 2026 Courtesy of One Sotheby's International Realty
- 1701 SW 23Rd Street $1,250,000 · 4 bd · 3 ba · 2,358 sq ft · listed Oct 13, 2026 Courtesy of Anac Global Realty, LLC
- 1421 SW 20 Street $550,000 · 3 bd · 1 ba · 1,200 sq ft · listed Sep 10, 2026 Courtesy of Native Realty Co.
- 2201 SW 13Th Avenue $1,150,000 · 4 bd · 4 ba · 2,766 sq ft · listed Sep 5, 2026 Courtesy of RE/MAX Preferred
- 1505 SW 23Rd Street $1,100,000 · 3 bd · 2.5 ba · 2,497 sq ft · listed Jul 18, 2026 Courtesy of Fidelity Real Estate LLC
- 1500 SW 20Th Street $819,000 · 4 bd · 2 ba · 2,464 sq ft · listed Apr 21, 2026 Courtesy of Compass Florida, LLC
Checked against the MLS nightly. All new listings in this market.
Every Home for Sale in River Oaks Fort Lauderdale Right Now (8)
All 8 active and pending River Oaks Fort Lauderdale listings with a detail page, newest first, refreshed twice a day from the MLS.
- 1418 SW 20th Court · $1,625,000 · 5 bd / 4 ba · listed Nov 9, 2026 · listed by One Sotheby's International Realty
- 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 · pending · 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 19, 2026 · listed by Native Realty Co.
- 1505 SW 23rd Street · $1,100,000 · 3 bd / 2.5 ba · listed Aug 13, 2026 · listed by Fidelity Real Estate LLC
- 1500 SW 20th Street · $819,000 · 4 bd / 2 ba · listed Aug 13, 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.
More Fort Lauderdale home searches
- All homes for sale in Fort Lauderdale, FL
- Homes for sale in Broward County, FL
- Gated communities in Fort Lauderdale
- 4-bedroom homes for sale in Fort Lauderdale
- Fort Lauderdale home values: what is my house worth?
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
- Florida housing market map
- Interactive housing market map (county, ZIP and community)
- Save Our Homes tax estimator
- How to stop a foreclosure in Florida
- Florida documentary stamp tax, explained
- Cheapest places to live in Florida
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 20Th Street (6 homes on record)
- SW 19Th 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 20Th Court (4 homes on record)
- SW 14Th Avenue (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 $11,698/yr across 16 listings here (MLS tax records, 2026-11-12). |
|---|---|
| HOA dues | Median $268/month across 6 MLS listings (most billed quarterly; 2026-11-12). 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 12 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 16 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 $1,373/month (tax $975, 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.
River Oaks Market Scorecard
River Oaks is currently a buyer-leaning market. About 9.0 months of supply, a median asking price of $1,125,000, and homes go under contract in about 65.5 days.
Typical home value in the 33312 ZIP is $482,226, about 33.4% 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.
Frequently Asked Questions
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?
Data sources & freshness
| Live listings | Beaches MLS, refreshed twice daily (last: November 11, 2026) |
| Under-contract shares | Beaches MLS records, as of 2026-11-06 |
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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