A gated waterfront condo community on a private New River island near downtown.
Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.
"River Reach is a gated waterfront condo community on a private 22-acre New River island near downtown Fort Lauderdale, 574 units in six five-story buildings with boat dockage and direct ocean access. The read is the building, the floor, and the reserves: an updated unit in a sound building with low-cost dockage is the buy. The island setting and the amenities are priced in; the deal turns on the association's health and a real comp read."
Jon Brooks, founder, Momentum Realty · Updated June 2026
River Reach market snapshot (as of June 13, 2026): the median sale price is about $309K ($247 per sq ft), with homes averaging 204 days on market and 6.9 months of supply, a buyer's market. Based on 14 recent closings in live BeachesMLS data.
River Reach is a gated waterfront condominium community on a private 22-acre island along the New River in the Tarpon River area of Fort Lauderdale, ZIP 33312, with direct access to the Atlantic Ocean.
It comprises six five-story buildings totaling 574 condos, most large two-bedroom, two-bath layouts around 1,250 square feet. Amenities include a community center, two tennis courts, three heated pools, a fitness facility, and boat dockage at an exceptionally low cost per linear foot, in a peaceful setting close to downtown, Las Olas, the highways, and the beach.
Because this is a condo community, the building, the floor, and the association's reserves matter as much as the unit, and the boat dockage is a real draw. The island setting and the amenities are priced in; the deal is made on an honest read of the condition, the monthly fee, and the building's financial health, with the number anchored to comparable sales.
Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.
Live from BeachesMLS, as of June 13, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current River Reach listings and the trailing twelve months of closed sales.
Our proprietary read on how a home in River Reach buys, holds, and resells. See the five factors.
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 · 511 daysTop listing
Active · 184 days
Active · 96 days
Active · 152 days
Active · 123 days
Active · 115 days
Active · 104 days
Active · 346 days
Pending · 141 daysActive and pending River Reach listings as of 2026-06-13, 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.
Every active, pending, and recently sold home, plotted. Toggle the layers, color the dots by status or lot type, and tap a home for the details.
Listing locations from BeachesMLS; lot type inferred from listing descriptions. Destination pins are approximate. Map data © OpenStreetMap, tiles © CARTO. Flood, school, and commute overlays are on the roadmap.
River Reach is a gated condo community of 574 units in six five-story buildings on a private 22-acre New River island, with a community center, two tennis courts, three heated pools, a fitness facility, and low-cost boat dockage. Confirm the building's monthly fee, reserves, any pending assessment, dockage availability, and the leasing rules for a specific unit.
A gated New River island with ocean access and low-cost dockage near downtown is the draw.
Approximate drive times from River Reach. Confirm your real commute at your real departure time.
Drive times are approximate and vary with traffic and your exact departure point.
Explore more neighborhoods near River Reach with Momentum Realty’s local guides.
Carrying cost · the no-CDD edge
No CDD bond means thousands less per year than newer master plans.
Roughly $25,000 saved over 10 years in carrying cost, before resale.
Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.
River Reach is served by Broward County Public Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home, plus any magnet or choice options. Treat published ratings as a starting point, not the full story.
Buying with schools in mind? We can confirm the exact zoned schools for any River Reach address.
What actually shapes value at River Reach: the private island setting with ocean access, the low-cost dockage, and the financial health of the condo buildings. Each item below is sourced or clearly hedged.
Our read on what is being built around River Reach, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
A gated island on the New River with direct ocean access is a scarce setting that anchors value.
Dockage at a low cost per linear foot is a real draw for boaters and supports demand.
Three pools, tennis, fitness, and proximity to downtown and the beach broaden the buyer pool.
Condo buildings carry reserve and assessment considerations; read them before judging a list price.
Florida condo reserve and inspection requirements can drive fees and assessments; confirm the building's status.
A waterfront island carries flood considerations; confirm for a specific building.
Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.
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 June 2026.
Showing the latest, scroll for all updates ↓
River Reach remains a gated condo community of 574 units in six buildings on a private 22-acre New River island with ocean access, low-cost dockage, and amenities near downtown. Why it matters: The island and dockage are the value; the building, reserves, and condition set a specific unit's number. Source
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.
If we were buying in River Reach, this is the order of operations we would run, and the one we run for our clients.
Read condition and comps first. In River Reach, the home's condition and exact location set the number, so price the work honestly before you judge any list price.
Confirm the carrying costs. River Reach carries a monthly condo fee that varies by building, so confirm the fee, reserves, and any assessment, plus dockage cost. Verify what is owed and what it covers for a specific home.
Match the home to recent comparable sales, not a portal estimate, then structure the offer around its true condition.
Verify the schools by address with the school district, since assignment is by address and can change.
Use your own representation. The listing agent works for the seller; on a purchase here, having someone in your corner is the highest-leverage decision you make.
On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.
River Reach is a gated condo community of 574 units in six five-story buildings on a private 22-acre New River island, with a community center, two tennis courts, three heated pools, a fitness facility, and low-cost boat dockage. Confirm the building's monthly fee, reserves, any pending assessment, dockage availability, and the leasing rules for a specific unit.
Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.
Here are the broad resale bands in River Reach today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.
A largely original two-bedroom condo, the entry. Price the updates and read the building's reserves.
An updated unit in a sound building with healthy reserves, the heart of the market here.
An updated unit with a river view or assigned dockage in a strong building, the top of the community.
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
The factors that actually move value in River Reach, condition, lot, and the renovation math, read from current listings and recent sales.
Renovated-listing inventory in River Reach is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.
In a condo the value the market gives back at resale is set by the unit, not a lot: the floor, the view line (direct versus partial), and the exposure. The interior can be renovated, but the floor and view cannot, so higher floors and better views hold their value better. How much more they command varies by building, line, and condition, which is why we read it unit by unit against real comparable sales rather than a single headline figure.
Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.
Our read on the factors that protect resale here, and the one to manage.
Momentum analysis based on the no-CDD structure, central location, built-out lot scarcity, the funded club plan, and the all-resale 1990s housing stock. Not a guarantee of future value.
The strongest value pocket is usually a renovated golf or lake home priced just under the next tier up. Buyers chasing the single biggest estate often pay estate prices for what is really a renovation project.
In an all-resale, seven-figure, renovation-driven market, the same five mistakes cost buyers the most. Every one is avoidable with the right preparation before you tour.
1The agent on the sign works for the seller. In a market where condition swings price by hundreds of thousands, negotiating against that agent with no one in your corner is the costliest move of all.
2A dated home looks like a deal until you price the roof, HVAC, pool, and full modernization honestly. Underbudget the reno and the bargain becomes the expensive house.
3Golf frontage, lakefront, and preserve lots carry real, durable premiums. Pay an estate price for an interior lot and you are buying the weakest version of the value.
4The club is optional and separate, so two similar homes can cost very differently to own. Buyers who do not price the membership they will actually use misread their real monthly number.
5A 1990s home means 1990s-era systems unless updated. Roof age, HVAC age, pool equipment, and prior renovations drive both price and insurability, and a thorough inspection matters more here than in a new build.
The island and the dockage are the value. The deal is won or lost on the building, the reserves, and condition.
Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.
Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.
Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live BeachesMLS feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.
Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.
Fill = price per square foot; ring = by realized $/sqft per unit. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from BeachesMLS; for orientation, not an appraisal.
In a waterfront condo community on a private island, the building, its reserves, the floor, and any dockage are what hold value. An interior unit can be updated; a building with weak reserves is a different risk. Read the building's financial health, the view, and the dockage first, then price against recent comparable sales.
Monthly condo fees vary by building and unit; older condo communities can carry assessments. Confirm the current fee, what it covers, reserves, and any pending assessment for a specific unit.
Gated access, the community center, three heated pools, two tennis courts, a fitness facility, common areas, and access to low-cost boat dockage; confirm exactly what a specific building's fee covers.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and view, not the Zestimate. The right number comes from closed comps matched to your renovation level and lot.
If you are thinking about selling in River Reach, the right list price comes from recent comparable sales matched to your home's condition, lot, and exact location, not an automated estimate.
Sold-to-list and days-on-market figures reflect Momentum Realty listings versus our market average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.
Because buyers here are weighing your home against renovated comps and cross-shopping Rio Vista, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.
Get a no-obligation home value based on real comparable sales in River Reach matched to your condition, lot, and view, 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 the full River Reach home value & selling guide, recent comps, fees, and 2026 timing →
Median sale prices in River Reach year by year since 2012, from closed MLS sales. A long track record beats a single estimate, showing what this community has really done through rate cycles rather than what a model predicts.
River Reach is currently a strong seller's market. About 2.2 months of supply, a median asking price of $1,099,999, and homes go under contract in about 68 days.
Typical home value in the 32224 ZIP is $456,759, about 13.7% above the Florida norm (Zillow Home Value Index).
Zoom out for the wider market: ZIP market scorecard · county scorecard.
Live data: BeachesMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
An honest fit check. We will tell you when it is not your community.
Whether you are buying a renovation project, comparing the lots and views, weighing the optional club, or selling your River Reach home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.
A Momentum Realty River Reach specialist will reach out personally, usually the same day.
Zoom out before you decide: see the Broward County market guide or every community in the Neighborhood Finder.
