River Reach
Condos for Sale in Fort Lauderdale, FL
All 2,228 homes for sale in Fort Lauderdale, FL · median $699,450 · 1,189 condos for sale in Fort Lauderdale · 150 homes for sale in 33315 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of October 2026, the MLS records 1 closed sale in River Reach Condo Iv in Fort Lauderdale, FL, the most recent in June 2025. 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 2,356 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).
Part of River Reach, Fort Lauderdale, FL — see all River Reach homes for sale (10 listings across 4 sections in the MLS).
River Reach Condo IV is a condominium community in Fort Lauderdale, and with the current snapshot we have no median price, no inventory count, and no amenity set pulled from active MLS listings. That is itself a data point: pricing here will be driven almost entirely by the specifics of the individual unit — floor, condition, exposure, and the association's financial and reserve picture — rather than by any headline community number.
For a buyer, that means underwriting has to happen unit by unit and building by building: pull the association budget, the reserve study, and any special-assessment history before you fall for a floor plan. For a seller, it means condition and presentation carry the argument, since there is no community-wide price story doing the selling for you.
Nearby homes for sale
No active listings inside River ReachCondos for Sale in Fort Lauderdale, FL right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
River Reach Condo IV sits within the Broward County beaches market in Fort Lauderdale; with no amenities identified from current listings, value here is a condition-and-association story rather than a lifestyle-package one.
BeachesMLS sales records identify 10 homes in River Reach Condo that have changed hands since 2009, built between 1971 and 1987 (median 1981), with a median living area of about 1,250 sq ft and a typical 2-bedroom, 2-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 River Reach Condo is best for.
Best for
- A buyer seeking a Fort Lauderdale condo who will scrutinize association financials before committing
- A value-focused buyer willing to trade a fixed amenity package for a well-priced, well-maintained unit
- A long-hold owner-occupant prioritizing location and unit condition over community extras
Probably not for
- A buyer who wants a resort-style amenity package on site
- A buyer who needs a clear community price benchmark before making an offer
- A short-term flipper counting on a community-wide pricing tailwind
The market around River Reach Condo
River Reach Condo is too small for its own price trend, so here is the market around it.
In ZIP 33315, 173 homes are on the market and 20% 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 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.
ZIP and county figures describe the wider market, not River Reach Condo specifically. Momentum Research analysis of MLS records.
The River Reach Condo buying strategy.
If we were buying in River Reach Condo 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 River Reach Condo.
Underwriting a condo with a thin data footprint
The honest read on River Reach Condo IV is that the public snapshot is quiet — no amenities surfaced from current MLS listings, and no pricing figure to anchor to. In a condominium setting that shifts the burden of diligence onto documents rather than on comparable sale headlines. The association's operating budget, reserve funding, insurance posture, and any pending or recent assessments will tell you more about your real cost of ownership than any single list price.
Because there is no community amenity package to price around, the market here tends to reward the well-maintained, move-in-ready unit and penalize the deferred-maintenance one. Expect a wide spread between units driven by condition and floor, and treat every listing on its own merits.
The location and the amenities are priced into every listing in River Reach Condo. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with this little public data, our job is to read the paperwork you cannot see from the listing photos — association financials, reserve studies, assessment history, and insurance exposure — and to price a specific unit against its actual condition. We would rather tell you a unit does not pencil than sell you a floor plan.
River Reach Condo 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 Reach Condo 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 Reach Condo sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in River Reach Condo, 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 Reach Condo home worth?
Get a no-obligation home value based on real comparable sales in River Reach Condo, 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 River Reach Condo?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2025 (1 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.
Recent Developments in River Reach Condo Iv
Development, infrastructure, retail, and school activity affecting River Reach Condo Iv, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Infrastructure
Broward Transit plans study of $1 billion light rail linking airport, Port Everglades and convention center
Broward County Transit plans to procure a Project Development and Environment study and preliminary engineering for a light-rail line costing just over $1 billion. It would connect Fort Lauderdale-Hollywood International Airport, Port Everglades and the convention center as part of the $4.3 billion PREMO plan. No construction timeline has been published.
What it may mean for the marketIf built, the line would improve transit access between the airport, seaport and convention center. The site is about 6 miles south of River Reach Condo Iv.
Source: Hoodline - 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 site is about 7 miles south of River Reach Condo Iv.
Source: Nomad Lawyer - September 2026Development
Two-tower Rio Vista Residences proposed at 633 S Federal Highway, Fort Lauderdale
A joint venture of Cain and Kushner proposes 440 residences in towers of 28 and 22 stories joined by a nine-story podium, with the site under contract from Oko Group. Palma Architecture is the architect. No start or completion dates have been published.
What it may mean for the marketIf built, the project would add residential inventory near the Federal Highway corridor and the New River district. The site is about 4 miles south of River Reach Condo Iv.
Source: Florida YIMBY - 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 site is about 3 miles south of River Reach Condo Iv.
Source: Florida YIMBY - July 2026Development
Construction Starts on 376-Unit 'The Cove' at 1055 N. Federal Highway in Fort Lauderdale
Affiliated Development has started construction on The Cove, an eight-story, 376-unit apartment building at 1055 North Federal Highway on the former Link hotel site. About 206 of the units are designated workforce housing under the Live Local Act, backed by a 74 million dollar construction loan from Pacific Life. Move-in is anticipated in spring 2028.
What it may mean for the marketAdds a large workforce-oriented rental supply along the North Federal Highway corridor and redevelops a former hotel parcel into housing. The site is about 1 mile south of River Reach Condo Iv.
Source: Florida YIMBY - June 2026Development
Feldman Equities, Greystar Fort Lauderdale Apartments OK'd
Fort Lauderdale approved a rezoning allowing Feldman Equities and Greystar to build 310 apartments at the Pinnacle Corporate Park at 500 Northwest 62nd Street in the Cypress Creek area. The plan includes four five-story residential buildings, 2,800 square feet of commercial space and a five-story parking garage, with 46 units restricted to households earning up to 120 percent of area median income for 30 years. Existing office buildings on the site will remain.
What it may mean for the marketBrings residential density and workforce-priced units to a heavily commercialized Cypress Creek office area under the new Uptown Urban District designation. The site is about 2 miles northwest of River Reach Condo Iv.
Source: The Real Deal
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.
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 →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how River Reach Condo Iv fits the bigger picture — live prices, inventory, and Momentum Scores:
Email me new listings in River ReachCondos for Sale
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 ReachCondos for Sale
Have a question about the homes, fees, rules or commute here? A Momentum agent who works River ReachCondos for Sale will answer, and the answer is published on this page for the next buyer.
Common questions about River Reach
Where is River Reach?
River Reach is a community in Fort Lauderdale, Broward County, Florida, ZIP 33315.
Are there homes for sale in River Reach right now?
No active listings inside River Reach at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does River Reach have an HOA or CDD?
No HOA is on record for River Reach 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.
Housing distress & ownership in River Reach Condo Iv, 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.
More Fort Lauderdale home searches
- All homes for sale in Fort Lauderdale, FL
- Homes for sale in Broward County, FL
- Fort Lauderdale pool homes for sale
- Fort Lauderdale waterfront homes for sale
- Gated communities in Fort Lauderdale
- Fort Lauderdale golf course homes
- Homes under $300K in Fort Lauderdale
- Homes from $300K to $500K in Fort Lauderdale
- 4-bedroom homes for sale in Fort Lauderdale
- Fort Lauderdale home values: what is my house worth?
Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- River Reach Drive (1 homes on record)
Nearby Communities
Explore more neighborhoods near River Reach with Momentum Realty’s local guides.