South Middle River
Homes for Sale in Fort Lauderdale, FL
All 2,203 homes for sale in Fort Lauderdale, FL · median $698,000 · 171 townhomes for sale in Fort Lauderdale · 432 homes for sale in 33304 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Beaches MLS
As of October 2026, South Middle River in Fort Lauderdale, FL has 3 homes for sale. Homes listed or recently sold were built 1950–2019; none of the 4 geocoded homes sit in a FEMA special flood hazard zone (median elevation 7 ft).
Last 30 days in South Middle River: 1 new listing (median asking $449,900). As of October 12, 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 South Middle River
Live MLS inventory for South Middle River. 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 · 173 daysTop listing
Active · 20 daysActive and pending South Middle River listings as of 2026-10-09, 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.
South Middle River sits in central Fort Lauderdale between Federal Highway and the Intracoastal, a location that drives most of its value equation. Proximity to water without waterfront pricing, walkable access to restaurants and retail along Federal, and a short drive to both downtown Fort Lauderdale and the beach make this a position play. Homes vary widely in condition and footprint, so price per square foot becomes the real tell—what you're buying is the address and the lot, and everything else is a function of how much someone has put into the structure.
The market here moves when inventory is tight and slows when choices expand. Single closings in a snapshot window don't reveal trend, but the pattern over time is consistent: buyers who want Fort Lauderdale's core without beachfront premiums will always circle back to neighborhoods like this. If you're selling, condition and updates dictate your multiple; if you're buying, plan to renovate or pay the premium someone else already invested.
South Middle River right now
🟢 Buyer-leaning market. 36.0 months of supply and 0% 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 (3 active and pending listings, 1 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
South Middle River offers central Fort Lauderdale location equity—close to the Intracoastal, Federal Highway commerce, and beach access—in a residential grid where lot position and home condition create a wide price spread.
BeachesMLS sales records identify 40 homes in South Middle River that have changed hands since 2006, built between 1944 and 2019 (median 1953), with a median living area of about 1,289 sq ft and a typical 3-bedroom, 2-bath layout; 88% are single-family homes. 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 South Middle River. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
South Middle RiverSouth Middle River
South Middle RiverPhotos from Beaches MLS listings in South Middle River; content deemed reliable but not guaranteed.
Who South Middle River is best for.
Best for
- Buyers prioritizing central Fort Lauderdale location who can evaluate renovation scope and budget realistically
- Investors comfortable with value-add projects in a market that rewards proximity over pristine condition
- Professionals who want walkable access to Federal Highway services and a short drive to downtown or beach without resort pricing
Probably not for
- Buyers expecting uniform streetscape or neighbors with matching investment in landscaping and exterior upkeep
- First-time buyers without contractor relationships or a cash reserve for deferred maintenance discoveries
- Anyone requiring community amenities, resort-style finishes, or a plug-and-play turnkey experience
The market around South Middle River
South Middle River is too small for its own price trend, so here is the market around it.
In ZIP 33304, 477 homes are on the market and 12% are under contract — a slower corner of Fort Lauderdale.
Across Broward County, 14,300 homes are active and 3,189 pending (18% under contract).
In ZIP 33304 (Fort Lauderdale), 414 homes closed in the last 12 months at a median of $860K ($586/sq ft), up 0.2% year over year, with a median 84 days on market. Right now 194 active and 33 pending listings put supply at about 7.8 months — a soft market. See the live ZIP 33304 housing market and the Broward County market.
ZIP and county figures describe the wider market, not South Middle River specifically. Momentum Research analysis of MLS records.
South Middle River 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
- North Side · Elementary
- Dillard 6-12 · Middle
- Dillard 6-12 · High
Zoned schools reflect the assignments reported on recent South Middle River 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 South Middle River address.
Shop the zone: Homes zoned for Dillard 6-12 High School
The South Middle River buying strategy.
If we were buying in South Middle River 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 South Middle River.
What you're buying when you buy location
This is a neighborhood where where you are matters more than what the house looked like when it was built. South Middle River's grid puts you within minutes of Las Olas, the Intracoastal, and A1A, with Federal Highway's restaurant and service corridor as your daily backdrop. The housing stock reflects decades of turnover—some homes have been taken down to studs and rebuilt, others are original and waiting for someone with a vision and a contractor.
No community amenities means you're buying private property in a public-access location. The value proposition is centrality and potential: you're never far from what Fort Lauderdale offers, and your lot is yours to configure. Waterfront is a block or two away in most parts of the neighborhood, but you're not paying Intracoastal premiums unless you're actually on it. That gap is the opportunity.
Market rhythm here follows Fort Lauderdale's broader cadence. When coastal inventory tightens and buyers get priced out of beachside or Las Olas, South Middle River absorbs demand. The neighborhood doesn't have a single profile—it's a mix of long-time owners, flippers mid-project, and end users who want the ZIP code and are willing to trade newness for location. Your comp set will be all over the map, which is why condition and finishes are the variables that move price.
The location and the amenities are priced into every listing in South Middle River. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
South Middle River rewards local intel and punishes assumptions. Our team knows which blocks hold value through market cycles, which properties are actually investor exits mid-renovation, and how to price condition accurately when comps span everything from teardowns to designer rehabs. We'll walk you through what comparable really means in a neighborhood this heterogeneous, and we'll tell you when a project is beyond your timeline or budget before you write the offer. If you're selling, we position based on finishes and location within the grid, not zip-code averages, so you're priced to move without leaving value on the table.
South Middle River in 15 seconds.
What it really costs to own in South Middle River
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 $6,686/yr across 4 listings here (MLS tax records, 2026-10-13). |
|---|---|
| HOA dues | Median $333/month across 12 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 1992 across 4 listings. An original roof here would be about 34 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 $1,020/month (tax $557, HOA $333, insurance $130). An estimate from the sources above, not a quote.
Ask an agent about South Middle River
Have a question about the homes, fees, rules or commute here? A Momentum agent who works South Middle River will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA dues reported around $333/month (about $3,996/yr) · median of 12 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $333 per month ($3,996 a year) — the median AssociationFee across 12 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 South Middle River 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 South Middle River sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in South Middle River, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your South Middle River home worth?
Get a no-obligation home value based on real comparable sales in South Middle River, 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 →
Housing distress & ownership in South Middle River, 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 South Middle River Homes for Sale: 3 Homes
The newest homes for sale in South Middle River Homes for Sale: 3 Homes right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 1029 NW 2Nd Avenue #1029 $449,900 · 3 bd · 2.5 ba · 1,400 sq ft · 28 days on market Courtesy of Native Realty Co.
- 1628 NW 8Th Avenue $349,999 · 3 bd · 2 ba · 1,240 sq ft · 82 days on market Courtesy of Epique Realty Inc.
- 1630 NW 4Th Avenue $490,000 · 3 bd · 1 ba · 1,274 sq ft · 181 days on market Courtesy of Charles Rutenberg Realty FTL
Checked against the MLS Oct 13, 2026. All new listings in this market.
Every Home for Sale in South Middle River Right Now (3)
All 3 active and pending South Middle River listings with a detail page, newest first, refreshed twice a day from the MLS.
- 1029 NW 2nd Avenue #1029 · $449,900 · 3 bd / 2.5 ba · listed Sep 14, 2026 · listed by Native Realty Co.
- 1628 NW 8th Avenue · $349,999 · 3 bd / 2 ba · listed Jul 23, 2026 · listed by Epique Realty Inc.
- 1630 NW 4th Avenue · $490,000 · 3 bd / 1 ba · listed Jul 14, 2026 · listed by Charles Rutenberg Realty FTL
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20% of homes for sale in ZIP 33311 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 (2026-10-06).
Recent Developments in South Middle River
Development, infrastructure, retail, and school activity affecting South Middle River, 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 8 miles south of South Middle River.
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 9 miles south of South Middle River.
Source: Nomad Lawyer - 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 10 miles west of South Middle River.
Source: The Hockey News - 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 project is about 5 miles southeast of South Middle River, elsewhere in Broward County.
Source: Florida YIMBY - June 2026Retail & Dining
Costco, Multifamily on Tap as Mixed-Use Projects Power Pompano Beach
A new 163,000-square-foot Costco with a tire center, gas station and more than 800 parking spaces is set to go before Pompano Beach planners on an 18.7-acre parcel within The Pomp development on Racetrack Road and Powerline Road. The existing Costco on West Samples Road would be converted to a business center. Separately, Vera Fund is advancing a 132-unit multifamily project with 3,700 square feet of retail at 1600 South Federal Highway.
What it may mean for the marketIntroduces a large-format warehouse retail anchor and additional housing and retail supply within a major Pompano Beach mixed-use district. The project is about 3 miles north of South Middle River, elsewhere in Broward County.
Source: The Real Deal - 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 1 mile east of South Middle River.
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 South Middle River a buyer's or seller's market right now?
Who is the best real estate agent for South Middle River?
How do I find a top Fort Lauderdale real estate agent who knows South Middle River?
Can Momentum Realty connect me with an agent for South Middle River?
Where is South Middle River, and what county is it in?
Should you buy in South Middle River?
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 9, 2026) |
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2006 (69 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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