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.
Market Heat
Photo via Beaches MLS
As of October 2026, River Reach in Fort Lauderdale, FL has 4 homes for sale, asking from $209,500 to $424,999 (median $299,450). Over the 12 months ending 2026-08-10, 16 recorded sales closed at a median of $309,250, $247 per square foot, a median 128 days on market, sellers accepting 89% of original asking (-12% versus the prior year). Homes listed or recently sold were built 1971–1982; 16 of 16 report an HOA (median $1,175/mo); 6 of the 16 geocoded homes sit in a FEMA special flood hazard zone (median elevation 7 ft). At the median price and Broward County's FY2025-26 rate of 19.84 mills, annual property tax runs about $6,140 ($5,310 with the full homestead exemption).
Sections of River Reach in the MLS
River Reach in Fort Lauderdale, FL is recorded as 3 separate subdivisions/phases in the MLS; 8 homes are for sale across them today. Each section has its own page:
- River Reach Condominium Iii · 4 for sale
- River Reach Condominium Vi · 4 for sale
- River Reach Condo Iv
Homes For Sale Right Now in River Reach
Live MLS inventory for River Reach. 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 · 304 daysTop listing
Active · 272 daysActive · 235 days
Active · 466 daysActive and pending River Reach listings as of 2026-10-12, 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 right now
🟡 Balanced market. 4.5 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.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: High (6 active and pending listings, 16 closed sales in 12 months).
🔴 Off the recent peak. The trailing-12-month median ($309K) is down 11.6% from the prior 12 months ($350K) and up 113% since 2012. With about 25 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 (16 and 11 sales in the two windows).
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 market snapshot (as of August 10, 2026): the median sale price is about $309K ($247 per sq ft over the trailing 12 months of closed sales), a median 128 days on market for closed sales, and 4.5 months of supply, a balanced market. The trailing-12-month median is down 12% from the prior 12 months and up 113% since 2012, computed from record-level Beaches MLS closed sales (16 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 135 homes in River Reach that have changed hands since 2006, built between 1971 and 1985 (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.
Flood zones in River Reach: of 10 listing addresses checked against the FEMA National Flood Hazard Layer, 60% sit outside the FEMA Special Flood Hazard Area (Zone X); 40% 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 Reach. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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River ReachPhotos from Beaches MLS listings in River Reach; 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 ($309K) IS the median in the snapshot above, and the move from 2025 ($350K) IS the -11.6% one-year change.
Windows contain 11 to 41 sales each (16 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.
River Reach Market Scorecard
River Reach is currently a buyer-leaning market (limited data). About 4.0 months of supply, a median asking price of $299,450, and homes go under contract in about 290.0 days.
Typical home value in the 33312 ZIP is $483,309, about 25.4% 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.
River Reach 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 Reach
- Pool · reported on 19 of 19 listings
- Clubhouse · reported on 17 of 19 listings
- Fitness Center · reported on 17 of 19 listings
- Picnic Area · reported on 17 of 19 listings
- Security Guard · reported on 17 of 19 listings
- Pickleball Court(s) · reported on 15 of 19 listings
- Car Wash Area · reported on 14 of 19 listings
- Bike Storage · reported on 14 of 19 listings
- Trash Chute · reported on 13 of 19 listings
- Storage · reported on 12 of 19 listings
- Lobby · reported on 12 of 19 listings
- Security · reported on 9 of 19 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 Reach 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 address.
Shop the zone: Homes zoned for Stranahan High School
Recent Developments in River Reach
Development, infrastructure, retail, and school activity affecting River Reach, 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 2 miles southeast of River Reach.
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 3 miles south of River Reach.
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 1 mile east of River Reach.
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 1 mile northeast of River Reach.
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 less than a mile northeast of River Reach.
Source: Florida YIMBY - May 2026Development
Tavistock Development to Expand Pier Sixty-Six
Tavistock Development is advancing an eight-acre second phase of Pier Sixty-Six along Southeast 17th Street, with four mixed-use buildings each rising about 270 feet and 339 residential units. Plans include roughly 185,600 square feet of commercial space with retail, restaurant, grocery and office uses, a waterfront promenade and expanded marina facilities. The project is expected to enter the city development review process in the coming months.
What it may mean for the marketExpands a waterfront mixed-use district with new housing, retail and marina infrastructure along the 17th Street corridor. The site is about 2 miles east of River Reach.
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.
The River Reach buying strategy.
If we were buying in River Reach 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.
A closer look at the River Reach market
At a median of $247 per square foot, River Reach 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 4.5 months of supply, a balanced market and the trailing-12-month median down 12% year over year. Homes that do trade take a median 128 days on market, useful leverage on any listing that has lingered.
The location and the amenities are priced into every listing in River Reach. 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 Reach 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 4 factors (4.7). Basis: Long-Term Appreciation +113% since 2012; Recent Direction -11.6% year-over-year; Liquidity & Demand 4.5 months of supply; Pricing Power 88.8% sale-to-list. Refreshed with each data update.
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 $4,575/yr across 16 listings here (MLS tax records, 2026-10-13). |
|---|---|
| HOA dues | Median $1,175/month across 242 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. Flood: of 10 listing addresses checked against the FEMA flood map, 60% sit outside the high-risk zone and 40% 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 1973 across 16 listings. An original roof here would be about 53 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 $1,686/month (tax $381, HOA $1,175, 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 $1,175/month (about $14,100/yr) · median of 242 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $1,175 per month ($14,100 a year) — the median AssociationFee across 242 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.
Flood & Insurance Context
Of 10 sampled listing addresses in this community: 60% outside the FEMA Special Flood Hazard Area (Zone X/B/C); 40% in an A-series Special Flood Hazard Area zone.
Address-sampled; individual parcels vary - verify any specific address at msc.fema.gov. Check any address at FEMA's Flood Map Service Center, and see average home-insurance costs by Florida county.
Source: FEMA National Flood Hazard Layer, address-level lookups (n=10) · as of 2026-10
Tools for a River Reach 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 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, 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 home worth?
Get a no-obligation home value based on real comparable sales in River Reach, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Recently off market in River Reach
Homes in River Reach 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. 13 on record.
- 1000 River Reach Drive #215 · off market
- 1000 River Reach Drive #423 · off market
- 1101 River Reach Drive #206 · off market
- 1201 River Reach Drive #207 · off market
- 1201 River Reach Drive #307 · off market
- 1201 River Reach Drive #403 · off market
- 1201 River Reach Drive #416 · off market
- 1301 River Reach Drive #201 · off market
| Location | Fort Lauderdale, Broward County, FL · ZIP 33315 |
|---|---|
| Home types (current listings and sales) | condos 100% |
| Amenities listed by sellers | Pool, Fitness Center, Picnic Area, Security Guard, Clubhouse, Bike Storage |
| Sale prices, last 12 months | $309,250 median across 16 closed sales · $247 per sq ft · -11.6% vs the prior 12 months |
| Days on market (closed sales) | 128 median |
| For sale right now | 6 active, 0 pending · median asking $309,000 · 4.5 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 Reach key facts,” movewithmomentum.com/neighborhoods/river-reach-fort-lauderdale, data as of August 10, 2026.
Housing distress & ownership in River Reach, 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: 6 Units
The newest homes for sale in River Reach Condos for Sale: 6 Units right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 1000 River Reach Drive #212 $259,000 · 2 bd · 2 ba · 1,025 sq ft · 236 days on market Courtesy of NextHome Realty Professionals
- 1101 River Reach Drive #205 $339,900 · 2 bd · 2 ba · 1,110 sq ft · 274 days on market Courtesy of LoKation
- 1101 River Reach Drive #502 $424,999 · 2 bd · 2 ba · 1,250 sq ft · 306 days on market Courtesy of LoKation
- 900 River Reach Drive #214 $209,500 · 1 bd · 1 ba · 784 sq ft · 467 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 Fort Lauderdale Right Now (4)
All 4 active and pending River Reach Fort Lauderdale listings with a detail page, newest first, refreshed twice a day from the MLS.
- 1000 River Reach Drive #212 · $259,000 · 2 bd / 2 ba · listed Jul 14, 2026 · listed by NextHome Realty Professionals
- 1101 River Reach Drive #205 · $339,900 · 2 bd / 2 ba · listed Jul 14, 2026 · listed by LoKation
- 1101 River Reach Drive #502 · $424,999 · 2 bd / 2 ba · listed Jul 14, 2026 · listed by LoKation
- 900 River Reach Drive #214 · $209,500 · 1 bd / 1 ba · listed Jul 14, 2026 · listed by Robert P. Gargano & Associates
Recently sold in River Reach Fort Lauderdale
- 1000 River Reach Drive #423 · sold $305,000
- 900 River Reach Drive #222 · sold $190,000
- 1201 River Reach Drive #307 · sold $245,000
- 1101 River Reach Drive #206 · sold $310,000
- 1301 River Reach Drive #308 · sold $308,500
- 900 River Reach Drive #525 · sold $235,000
- 1201 River Reach Drive #207 · sold $210,000
- 1350 River Reach Drive #116 · sold $370,000
- 1201 River Reach Drive #403 · sold $400,000
- 1201 River Reach Drive #416 · sold $327,000
Closed sales from the MLS; each page shows the sold price, taxes and value history.
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Frequently Asked Questions
What is the median home price in River Reach?
How long do homes in River Reach take to sell?
Is River Reach a buyer's or seller's market right now?
Have River Reach home prices gone up?
Who is the best real estate agent for River Reach?
How do I find a top Fort Lauderdale real estate agent who knows River Reach?
Can Momentum Realty connect me with an agent for River Reach?
Where is River Reach, and what county is it in?
Is River Reach in a flood zone?
Is River Reach a good place to live?
Data sources & freshness
| Live listings | Beaches MLS, refreshed twice daily (last: October 12, 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 2006 (461 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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See how River Reach fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near River Reach with Momentum Realty’s local guides.
More on River Reach Condos for Sale in Fort Lauderdale
- Home values · What homes in River Reach Condos for Sale in Fort Lauderdale actually sell for