South Middle River
Homes for Sale in Fort Lauderdale, FL
All 2,332 homes for sale in Fort Lauderdale, FL · median $721,834 · 189 townhomes for sale in Fort Lauderdale · 459 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 November 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).
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 · 199 daysTop listingActive · 47 daysActive and pending South Middle River listings as of 2026-11-02, 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.
Figures in this note are as of July 15, 2026. The live market numbers elsewhere on this page update nightly and are newer.
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 November 3, 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 39 homes in South Middle River that have changed hands since 2006, built between 1944 and 2019 (median 1952), with a median living area of about 1,289 sq ft and a typical 3-bedroom, 2-bath layout; 90% 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.
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
The newest homes for sale in South Middle River 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 · listed Sep 15, 2026 Courtesy of Native Realty Co.
- 1628 NW 8Th Avenue $349,999 · 3 bd · 2 ba · 1,240 sq ft · listed Jul 23, 2026 Courtesy of Epique Realty Inc.
- 1630 NW 4Th Avenue $490,000 · 3 bd · 1 ba · 1,274 sq ft · listed Apr 16, 2026 Courtesy of Charles Rutenberg Realty FTL
Checked against the MLS nightly. 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 Aug 4, 2026 · listed by Epique Realty Inc.
- 1630 NW 4th Avenue · $490,000 · 3 bd / 1 ba · listed Aug 4, 2026 · listed by Charles Rutenberg Realty FTL
More Fort Lauderdale home searches
- All homes for sale in Fort Lauderdale, FL
- Homes for sale in Broward County, FL
- Gated communities in Fort Lauderdale
- 4-bedroom homes for sale in Fort Lauderdale
- Fort Lauderdale home values: what is my house worth?
Fort Lauderdale guides & data
- Market data
- Cost of living
- Best neighborhoods (ranked by data)
- Best neighborhoods
- Flood zones
- Property taxes (Broward County)
- Homestead exemption (Broward County)
- Home insurance cost
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
- Florida housing market map
- Save Our Homes tax estimator
- How to stop a foreclosure in Florida
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- NW 1St Avenue (3 homes on record)
- NW 7Th Avenue (3 homes on record)
- N Andrews Avenue (2 homes on record)
- NW 7Th Avenue (2 homes on record)
- NE 2Nd Avenue (2 homes on record)
- NW 4Th Avenue (2 homes on record)
- NW 5Th Avenue (2 homes on record)
- NE 3Rd Avenue (1 homes on record)
- NW 1St Avenue (1 homes on record)
- NW 8Th Avenue (1 homes on record)
- NW 7Th Terrace (1 homes on record)
- NE 1St Avenue (1 homes on record)
17% 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 (2026-11-02).
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, 2026-11-03). |
|---|---|
| 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. |
Email me new listings in South Middle River
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 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.
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 November 2026.
- October 2026Market
Broward September sales fall 9.7% as active listings drop 14% and condo median slides to $235,000
Miami Realtors reported Broward total home sales of 1,825 in September 2026, down 9.7% from a year earlier. The single-family median rose 2.4% to $641,500 while the condo median fell 14.6% to $235,000. Active listings fell 14% to 13,933, leaving 4.2 months of supply for single-family homes and 10.2 for condos, with mortgage rates at 7.46%.
What it may mean for the marketSingle-family inventory remains comparatively tight while condo supply is deep, so buyers in Broward face very different conditions depending on property type. The site is about 14 miles west of South Middle River.
Source: Miami Realtors - October 2026Market
Broward industrial construction pipeline falls to about 994K SF as vacancy holds at 7.5%
Colliers third-quarter 2026 data cited by Bisnow shows Broward's industrial construction pipeline shrank to roughly 994K SF from 1.4M SF, with vacancy near 7.5% and positive absorption. FRP Holdings is planning a 300K SF logistics center in Southwest Ranches. Developers across South Florida cite high build costs relative to current rents.
What it may mean for the marketFewer new warehouse deliveries may tighten industrial space for local employers, while the planned Southwest Ranches logistics center points to some continued distribution-sector jobs in western Broward. The site is about 6 miles southwest of South Middle River.
Source: Bisnow - 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 - 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: November 2, 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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