South New River Isles
Homes for Sale in Fort Lauderdale, FL
All 2,228 homes for sale in Fort Lauderdale, FL · median $699,450 · 150 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, South New River Isles in Fort Lauderdale, FL has 7 homes for sale, asking from $899,000 to $3,675,000 (median $2,550,000). Homes listed or recently sold were built 1953–2026 with 3 new construction; 7 listings state no HOA; 8 of the 17 geocoded homes sit in a FEMA special flood hazard zone (median elevation 5 ft).
Last 30 days in South New River Isles: 1 new listing (median asking $3,275,000), 4 closed sales (median $1,762,500). As of October 16, 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 New River Isles
Live MLS inventory for South New River Isles. 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 · 264 daysTop listing
Active · 257 daysActive · 21 days
Active · 58 daysActive and pending South New River Isles listings as of 2026-10-14, 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 New River Isles is a waterfront-oriented community in Fort Lauderdale where pricing follows a simple waterfront premium model: direct deep-water access commands the top of the range, canal-front lots sit in the middle tier, and dry lots anchor the bottom. The width and navigability of the canal matter as much as the square footage indoors. Without recent closed sales data, pricing spread and velocity are unclear, but the structure is familiar to anyone shopping this part of Broward's Intracoastal corridor.
If you are touring homes here, ask about dock permits, seawall condition, and no-wake versus navigable canals. Those details set the real value floor—not the kitchen counters. Sellers should expect buyers to conduct marine surveys and factor dredging or dock repair into negotiations. This is a community where lot location drives the deal more than finishes.
South New River Isles right now
🟡 Balanced market. 3.8 months of supply and 40% 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 September 20, 2026. Confidence: Medium (10 active and pending listings, 1 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 16, 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 New River Isles is a Fort Lauderdale waterfront enclave where canal access and dock configuration typically matter more to buyers than interior finishes.
BeachesMLS sales records identify 171 homes in South New River Isles that have changed hands since 2006, built between 1952 and 2026 (median 1956), with a median living area of about 1,490 sq ft and a typical 3-bedroom, 2-bath layout; 100% 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.
County records show 12 qualified sales in South New River Isles across 2024–2025 (8 in 2024, 4 in 2025), median $1.10M — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Flood zones in South New River Isles: of 9 listing addresses checked against the FEMA National Flood Hazard Layer, 11% sit outside the FEMA Special Flood Hazard Area (Zone X); 89% 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.
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 New River Isles. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
South New River IslesSouth New River IslesSouth New River IslesSouth New River IslesPhotos from Beaches MLS listings in South New River Isles; content deemed reliable but not guaranteed.
Who South New River Isles is best for.
Best for
- Buyers with boats or future boating plans who want Intracoastal access without barrier-island pricing
- Investors or renovators comfortable evaluating marine infrastructure and willing to improve dated interiors on strong waterfront lots
- Downsizers leaving gated communities who prioritize water access and privacy over resort-style amenities
Probably not for
- Buyers seeking turnkey, low-maintenance single-family homes with no waterfront responsibilities
- First-time buyers unfamiliar with seawall maintenance, dock permitting, and flood-zone requirements
- Households prioritizing walkability, community amenities, or neighborhood consistency over lot-specific waterfront features
The market around South New River Isles
South New River Isles 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 South New River Isles specifically. Momentum Research analysis of MLS records.
South New River Isles 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 South New River Isles 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 New River Isles address.
Shop the zone: Homes zoned for Stranahan High School
The South New River Isles buying strategy.
If we were buying in South New River Isles 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 South New River Isles.
Waterfront stratification
South New River Isles sits along a network of finger canals feeding into the New River, west of the Intracoastal and within reasonable reach of Port Everglades. The community's structure is straightforward: homes line both sides of quiet residential canals, most with private docks. The distinguishing factor between properties is almost always water access—specifically, whether a home offers direct navigable access to open water, sits on a canal with draft restrictions, or occupies a dry interior lot.
Lot premiums here reflect boating utility, not just water views. Homes on wider, deeper canals with direct Intracoastal access command the strongest prices; homes on narrower finger canals sell at a discount relative to main-channel properties. Buyers shopping with a boat in mind will want to verify channel depth at mean low water, bridge clearances if applicable, and any no-wake or idle-speed restrictions. Seawall condition and existing dock permits also figure heavily in valuation, and sellers with deferred seawall maintenance should expect buyers to adjust offers accordingly.
The housing stock itself is mixed-vintage, with a range of mid-century originals, teardown-and-rebuild opportunities, and updated single-family homes. Architectural consistency is low; this is not a master-planned aesthetic. Interior condition varies widely, and because waterfront drives value more than finishes, buyers willing to renovate can often negotiate better terms on dated homes with strong dock infrastructure than on recently remodeled interiors on less desirable lots.
The location and the amenities are priced into every listing in South New River Isles. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
South New River Isles rewards detail work—dock permits, seawall engineering reports, canal depth surveys, and flood zone analysis are all routine parts of diligence here, and missteps cost real money. Momentum agents coordinate marine surveyors, title reviews for riparian rights, and flood insurance underwriting before you make an offer, not after. We also maintain relationships with local dock builders and seawall contractors who can provide pre-purchase cost estimates, so you know what you are buying into. If you are selling, we stage the dock and water access in listing marketing as prominently as the interior, because that is what waterfront buyers here are shopping for first.
South New River Isles in 15 seconds.
What it really costs to own in South New River Isles
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 $11,789/yr across 19 listings here (MLS tax records, 2026-10-16). |
|---|---|
| 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 9 listing addresses checked against the FEMA flood map, 11% sit outside the high-risk zone and 89% 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 1958 across 19 listings. An original roof here would be about 68 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 New River Isles
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 New River Isles
Have a question about the homes, fees, rules or commute here? A Momentum agent who works South New River Isles will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
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 9 sampled listing addresses in this community: 11% outside the FEMA Special Flood Hazard Area (Zone X/B/C); 89% 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=9) · as of 2026-10
Tools for a South New River Isles 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 New River Isles sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in South New River Isles, 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 New River Isles home worth?
Get a no-obligation home value based on real comparable sales in South New River Isles, 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 South New River Isles
Homes in South New River Isles 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. 5 on record.
- 1201 Guava Isle · off market
- 1301 Mandarin Isle · off market
- 1309 Orange Isle · off market
- 1321 Tangelo Isle · off market
- 904 Citrus Isle · off market
| Location | Fort Lauderdale, Broward County, FL · ZIP 33315, 33316 |
|---|---|
| Homes in the community | 234 (FL DOR 2025 assessment roll) |
| Years built | 1952–2023 (median 1956.0) |
| Typical living area | 1,710 sq ft (median) |
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | None, Maintained Community, Picnic Area, Boating, Carbon Monoxide Detector(s), Closed Circuit Camera(s) |
| For sale right now | 6 active, 4 pending · median asking $2,075,000 · 3.8 months of supply |
| Owner-occupied (homestead) share | 71% |
Data as of September 20, 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; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “South New River Isles key facts,” movewithmomentum.com/neighborhoods/south-new-river-isles, data as of September 20, 2026.
Housing distress & ownership in South New River Isles, 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 New River Isles
The newest homes for sale in South New River Isles right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 1317 Tangelo Isle $3,275,000 · 5 bd · 5.5 ba · 4,023 sq ft · 23 days on market Courtesy of Silverlining Realty Group LLC
- 1312 Tangelo Isle $1,600,000 · 3 bd · 2 ba · 2,006 sq ft · 52 days on market Courtesy of Better Homes & Gdns RE Fla 1st
- 900 Citrus Isle $899,000 · 2 bd · 2 ba · 1,106 sq ft · 60 days on market Courtesy of Douglas Elliman
- 1321 Mandarin Isle $2,550,000 · 3 bd · 3 ba · 1,847 sq ft · 79 days on market Courtesy of Better Homes & Gdns RE Fla 1st
- 905 Mandarin Isle $1,075,000 · 3 bd · 2 ba · 1,384 sq ft · 179 days on market Courtesy of MCC Realty, LLC.
- 1201 Mandarin Isle $3,350,000 · 4 bd · 4 ba · 3,795 sq ft · 259 days on market Courtesy of KW Reserve Palm Beach
Checked against the MLS Oct 16, 2026. All new listings in this market.
Every Home for Sale in South New River Isles Right Now (7)
All 7 active and pending South New River Isles listings with a detail page, newest first, refreshed twice a day from the MLS.
- 1317 Tangelo Isle · $3,275,000 · 5 bd / 5.5 ba · listed Sep 24, 2026 · listed by Silverlining Realty Group LLC
- 1312 Tangelo Isle · $1,600,000 · 3 bd / 2 ba · listed Aug 25, 2026 · listed by Better Homes & Gdns RE Fla 1st
- 900 Citrus Isle · $899,000 · 2 bd / 2 ba · listed Aug 18, 2026 · listed by Douglas Elliman
- 1321 Mandarin Isle · $2,550,000 · 3 bd / 3 ba · listed Jul 30, 2026 · listed by Better Homes & Gdns RE Fla 1st
- 905 Mandarin Isle · $1,075,000 · 3 bd / 2 ba · listed Jul 16, 2026 · listed by MCC Realty, LLC.
- 1201 Mandarin Isle · $3,350,000 · 4 bd / 4 ba · listed Jul 16, 2026 · listed by KW Reserve Palm Beach
- 1205 Avocado Isle · $3,675,000 · 6 bd / 5 ba · listed Jul 16, 2026 · listed by ACM Real Estate
Recently sold in South New River Isles
- 1309 Orange Isle · sold $1,075,000
- 1201 Guava Isle · sold $2,450,000
- 904 Citrus Isle · sold $900,000
- 1321 Tangelo Isle · sold $2,550,000
- 1301 Mandarin Isle · sold $1,149,000
Closed sales from the MLS; each page shows the sold price, taxes and value history.
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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.
- Avocado Isle (14 homes on record)
- Avocado Isle (13 homes on record)
- Tangelo Isle (11 homes on record)
- Guava Isle (11 homes on record)
- Mandarin Isle (10 homes on record)
- Mandarin Isle (10 homes on record)
- Mango Isle (10 homes on record)
- Avocado Isle (9 homes on record)
- Mango Isle (9 homes on record)
- Mango Isle (8 homes on record)
- Guava Isle (8 homes on record)
- Guava Isle (6 homes on record)
Recent Developments in South New River Isles
Development, infrastructure, retail, and school activity affecting South New River Isles, 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 4 miles south of South New River Isles.
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 5 miles south of South New River Isles.
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 2 miles south of South New River Isles.
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 south of South New River Isles.
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 east of South New River Isles.
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 south of South New River Isles.
Source: Florida YIMBY
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.
13% 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 (2026-10-17).
Frequently Asked Questions
Is South New River Isles a buyer's or seller's market right now?
How many homes are in South New River Isles?
What share of South New River Isles is owner-occupied?
When were the homes in South New River Isles built?
Who is the best real estate agent for South New River Isles?
How do I find a top Fort Lauderdale real estate agent who knows South New River Isles?
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Where is South New River Isles, and what county is it in?
Should you buy in South New River Isles?
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 14, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (5 streets, ZIP 33315/33316)) |
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2006 (100 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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