River Reach
Condos for Sale in Fort Lauderdale, FL
All 2,203 homes for sale in Fort Lauderdale, FL · median $698,000 · 1,179 condos for sale in Fort Lauderdale · 146 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 October 2026, River Reach Condominium Iii in Fort Lauderdale, FL has 3 homes for sale. Homes listed or recently sold were built 1982–1982; 6 of 6 report an HOA (median $1,048/mo); none of the 6 geocoded homes sit in a FEMA special flood hazard zone (median elevation 9 ft).
Part of River Reach, Fort Lauderdale, FL — see all River Reach homes for sale (12 listings across 4 sections in the MLS).
River Reach Condominium III sits in Fort Lauderdale, in the heart of Broward's beaches feed, and the current MLS snapshot is thin on the kind of detail that usually anchors a pricing story. There is no median price, no amenity set, and no unit-mix data to lean on here, which means pricing in this building is going to come down to the individual unit — floor, exposure, condition, and what recent closings inside the association actually support.
For a buyer, that lack of a public headline number is not a red flag; it just means the work moves to the unit level and the association's financials. For a seller, it means you set the tone. With nothing published to signal a range, comparable sales inside and around the community will do the heavy lifting, so accurate positioning matters more than usual.
River Reach Condominium right now
🟢 Buyer-leaning market. 36.0 months of supply and 40% 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 (5 active and pending listings, 0 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 13, 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 Reach Condominium III is a Fort Lauderdale condo community in Broward County, positioned within the region's beaches market. Current listings surface no shared amenities, so the value case rests on location and the individual unit rather than building extras.
BeachesMLS sales records identify 39 homes in River Reach Condominium that have changed hands since 2014, built between 1971 and 1982 (median 1972), with a median living area of about 1,025 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.
The setting & the homes.
Aerial and on-site photos of River Reach Condominium. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
River Reach Condominium
River Reach Condominium
River Reach Condominium
River Reach Condominium
River Reach CondominiumPhotos from Beaches MLS listings in River Reach Condominium; content deemed reliable but not guaranteed.
Who River Reach Condominium is best for.
Best for
- Buyers set on the Fort Lauderdale beaches area who will evaluate a specific unit on condition and exposure
- Buyers comfortable reading condo financials and budgeting for monthly association costs
- Investors or second-home buyers who value the coastal Broward location over shared building amenities
Probably not for
- Buyers who require a full amenity package, since none surface in the current listings
- Buyers who want a published price range before touring rather than unit-level comps
- Buyers unwilling to scrutinize reserves, assessments, and insurance before committing
The market around River Reach Condominium
River Reach Condominium 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 Condominium specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in River Reach Condominium
Live MLS inventory for River Reach Condominium. 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 · 69 daysTop listingActive · 120 daysPending · 14 daysActive and pending River Reach Condominium listings as of 2026-10-10, 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 Reach Condominium 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.
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 Reach Condominium 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 Reach Condominium address.
Shop the zone: Homes zoned for Stranahan High School
The River Reach Condominium buying strategy.
If we were buying in River Reach Condominium 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 Reach Condominium.
A unit-level market
No community amenities show up in the current MLS listings for River Reach Condominium III. That does not mean the building lacks them entirely, but it does mean you should verify anything you are counting on — parking, storage, common areas, waterfront access — in writing rather than assuming. In a condo, what the association delivers and what it costs to maintain is as important as the square footage.
Because this is a Fort Lauderdale beaches-area address, the pull is location. Do your diligence on the association itself: reserves, any assessments, insurance posture, and the monthly carrying cost. In coastal Broward, those line items can move a buyer's real cost more than the sticker on the unit, so read the documents before you fall for the view.
The location and the amenities are priced into every listing in River Reach Condominium. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When a community publishes no amenity data and no headline pricing, you need someone who works the unit-level comps and reads the association's books, not someone who repeats a listing description back to you. We price River Reach Condominium III off actual closings, pressure-test the condo financials, and tell you plainly when the carrying costs or the building's posture make a unit a pass.
River Reach Condominium in 15 seconds.
What it really costs to own in River Reach Condos for Sale
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 $6,512/yr across 6 listings here (MLS tax records, 2026-10-13). |
|---|---|
| HOA dues | Median $1,180/month across 95 MLS listings (most billed monthly; 2026-10-13). 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. |
| Roof and age | Median build year 1982 across 6 listings. An original roof here would be about 44 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 $1,853/month (tax $543, HOA $1,180, insurance $130). An estimate from the sources above, not a quote.
Ask an agent about River Reach Condos for Sale
Have a question about the homes, fees, rules or commute here? A Momentum agent who works River Reach Condos for Sale will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA dues reported around $1,180/month (about $14,160/yr) · median of 95 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $1,180 per month ($14,160 a year) — the median AssociationFee across 95 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, 2026-10.
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 Condominium 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 Condominium 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 Condominium, 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 Condominium home worth?
Get a no-obligation home value based on real comparable sales in River Reach Condominium, 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 Reach Condominium Iii
Homes in River Reach Condominium Iii 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. 2 on record.
- 1101 River Reach Drive #308 · off market
- 1101 River Reach Drive #311 · off market
Housing distress & ownership in River Reach Condominium Iii, 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 Reach Condos for Sale: 3 Listings
The newest homes for sale in River Reach Condos for Sale: 3 Listings right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 1101 River Reach Drive #415 $379,000 · 2 bd · 2 ba · 1,110 sq ft · 76 days on market Courtesy of LoKation
- 1101 River Reach Drive #215 $379,000 · 2 bd · 2 ba · 1,110 sq ft · 80 days on market Courtesy of CL International R.E. Group LLC
- 1101 River Reach Drive #212 $259,900 · 1 bd · 1.5 ba · 931 sq ft · 131 days on market Courtesy of Robert P. Gargano & Associates
Checked against the MLS Oct 13, 2026. All new listings in this market.
Every Home for Sale in River Reach Condominium Iii Right Now (4)
All 4 active and pending River Reach Condominium Iii listings with a detail page, newest first, refreshed twice a day from the MLS.
- 1101 River Reach Drive #410 · $415,000 · 2 bd / 2 ba · pending · listed Aug 27, 2026 · listed by Align Right Realty K1 Group
- 1101 River Reach Drive #415 · $379,000 · 2 bd / 2 ba · listed Jul 30, 2026 · listed by LoKation
- 1101 River Reach Drive #215 · $379,000 · 2 bd / 2 ba · listed Jul 25, 2026 · listed by CL International R.E. Group LLC
- 1101 River Reach Drive #212 · $259,900 · 1 bd / 1.5 ba · listed Jul 14, 2026 · listed by Robert P. Gargano & Associates
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15% 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 (2026-10-10).
Recent Developments in River Reach Condominium Iii
Development, infrastructure, retail, and school activity affecting River Reach Condominium Iii, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- 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 2 miles southwest of River Reach Condominium Iii.
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 2 miles west of River Reach Condominium Iii.
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 northwest of River Reach Condominium Iii.
Source: Florida YIMBY - July 2026Development
$54 Million Pre-Construction Loan Secured for ODA-Designed Skyscrapers in Fort Lauderdale
Dependable Equities secured a 54 million dollar pre-construction loan from CDK Capital for two ODA-designed towers south of the New River near Las Olas Boulevard, at 101 Southeast 7th Street and 633 Southeast 3rd Avenue. The towers would rise about 557 and 563 feet with roughly 1,460 condominium and multifamily residences and about 14,000 square feet of ground-floor commercial space. Construction is anticipated to begin in early 2028.
What it may mean for the marketPositions two high-rise residential towers and ground-floor commercial space for the downtown Fort Lauderdale market south of the New River. The site is about 2 miles southwest of River Reach Condominium Iii.
Source: Florida YIMBY - May 2026Development
Integra Wins Approval for Fort Lauderdale Beach Development Again
The Fort Lauderdale City Commission unanimously approved an amended development permit for Integra Solutions' Sereno project at 2901 East 9th Court, raising the condominium count from 76 to 88 and adding 113 hotel rooms in a 14-story structure. It is the third iteration of the plan since initial approval four years earlier. The Planning and Zoning Board had recommended approval in March.
What it may mean for the marketAdds condominium and hotel supply to the Fort Lauderdale beach area through a revised and expanded approved plan. The site is less than a mile east of River Reach Condominium Iii.
Source: The Real Deal - May 2026Development
Fort Lauderdale Advances Opus at 701 Condominium Development
The Fort Lauderdale City Commission voted unanimously to approve Opus at 701, a 13-story, 54-unit waterfront condominium at 632 and 701 Bayshore Drive. The site plan replaces the former Manhattan Tower hotel and a 56-year-old apartment building on a 0.78-acre parcel. The project includes 114 parking spaces and amenities such as a fitness center, spa and waterfront pool.
What it may mean for the marketRedevelops an older hotel and apartment parcel into a new waterfront condominium supply in the Fort Lauderdale beach area. The site is less than a mile east of River Reach Condominium Iii.
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.
Frequently Asked Questions
Is River Reach Condominium a buyer's or seller's market right now?
Who is the best real estate agent for River Reach Condominium?
How do I find a top Fort Lauderdale real estate agent who knows River Reach Condominium?
Can Momentum Realty connect me with an agent for River Reach Condominium?
Where is River Reach, and what county is it in?
Should you buy in River Reach Condominium?
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: October 10, 2026) |
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2026 (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.
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