The Waverly At Las Olas
Homes for Sale in Fort Lauderdale, FL
All 2,364 homes for sale in Fort Lauderdale, FL · median $725,000 · 1,256 condos for sale in Fort Lauderdale · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Beaches MLS
The Waverly At Las Olas is a community in Fort Lauderdale, Broward County, FL. Across Fort Lauderdale as a whole, 521 homes closed in the last 12 months at a median of $500,000, 58 median days on market, with 2,482 homes for sale today. At that median and Broward County's FY2025-26 rate of 19.84 mills, annual property tax runs about $9,920 ($9,090 with the full homestead exemption).
Part of the Las Olas master-planned community in Fort Lauderdale, FL — see all Las Olas homes for sale (19 listings across 5 villages and sections in the MLS).
The Waverly At Las Olas is a mid-rise condominium sitting at the intersection of Fort Lauderdale's downtown riverfront and the Las Olas corridor. At $430K median and $394.65 per square foot, pricing reflects condo-grade finishes and urban walkability—this is not waterfront estate territory, it's lock-and-leave living with proximity to restaurants, galleries, and the Riverwalk. The current market reads cool: median time on market just under three months, prices down 10.8 percent year-over-year, and only four closings in the trailing window. Inventory is moving, but slowly.
For buyers, the year-over-year softening creates negotiation latitude that didn't exist twelve months ago. Sellers need to price sharply and understand that days-on-market in the mid-80s is the market telling you something about both condition and list strategy. Since 2012, values are up 181 percent—a long-term tailwind—but the near-term tide has turned. If you're writing an offer, condition and motivation matter more than list price; if you're listing, your first price is your best chance.
Figures in this note are as of July 15, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside The Waverly At Las Olas right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
The Waverly At Las Olas is a downtown Fort Lauderdale condominium offering walkable access to the Las Olas corridor and Riverwalk, with a median price of $430K and a market that has cooled from last year's pace.
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.
Who The Waverly At Las Olas is best for.
Best for
- Buyers with $430K budgets seeking a downtown Fort Lauderdale condo who prioritize walkability to Las Olas dining and the Riverwalk over building amenities.
- Investors comfortable holding through a slower cycle and willing to price competitively, banking on long-term downtown appreciation rather than near-term momentum.
- Downsizers or second-home buyers who want lock-and-leave simplicity in an urban setting and understand the market now favors patience over urgency.
Probably not for
- Buyers expecting bidding wars, rapid closings, or immediate equity gains in a market where median days-on-market runs 85 days.
- Anyone requiring resort-grade pools, fitness centers, or clubhouse amenities—current listings identify none at The Waverly.
- Sellers who need to move quickly or aren't prepared to price below last year's comps to compete in a market down 10.8 percent year-over-year.
The market around The Waverly At Las Olas
The Waverly At Las Olas is too small for its own price trend, so here is the market around it.
Across Broward County, 14,784 homes are active and 2,812 pending (16% under contract).
ZIP and county figures describe the wider market, not The Waverly At Las Olas specifically. Momentum Research analysis of MLS records.
The The Waverly At Las Olas buying strategy.
If we were buying in The Waverly At Las Olas 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 The Waverly At Las Olas.
Urban condo math in a slower cycle
Median price sits at $430,000, with price per square foot at $394.65—a snapshot that reflects mid-market condo product in a high-visibility location. The 10.8 percent year-over-year decline is meaningful: it signals a shift from the post-pandemic surge to a market where buyers have time and sellers need strategy. Four closings in the trailing period and a median 85.5 days on market confirm this is not a bidding-war environment.
The Waverly's value proposition has always been location: Las Olas Boulevard's retail and dining, the Riverwalk's greenway, and proximity to the beach without beachfront pricing. But in a slower market, location alone doesn't move units—condition, updates, and realistic pricing do. The building itself offers no community amenities flagged in current listings, so your unit's finishes, view, and floor plan carry the load.
Long-term appreciation of 181 percent since 2012 shows the durability of downtown Fort Lauderdale as a price-growth engine. But that trailing twelve-year gain doesn't mean the next twelve months will follow suit. Right now, the market is separating well-priced, well-maintained units from the rest. If you're buying, that separation is your opportunity. If you're selling, it's your challenge.
The location and the amenities are priced into every listing in The Waverly At Las Olas. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A mid-rise condo in a transitional market requires an agent who knows how to read both the building's internal comparables and the broader downtown Fort Lauderdale trend lines. Momentum brings you granular pricing analysis—what closed, what didn't, and why—and the honest conversation about whether your unit (or your offer) is competitive today, not last year. We'll walk the building, pull the HOA docs, and tell you when a listing is overpriced or when a unit's deferred maintenance will cost you more than the discount. In a market where median time on market has stretched past two and a half months, strategy and timing matter more than optimism.
The Waverly At Las Olas in 15 seconds.
Tools for a The Waverly At Las Olas buy.
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Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed The Waverly At Las Olas sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in The Waverly At Las Olas, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
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Data sources & freshness
| Live listings | Beaches MLS, refreshed twice daily (last: November 10, 2026) |
| Under-contract shares | Beaches MLS records, as of 2026-11-06 |
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.
Recent Developments in The Waverly At Las Olas
Development, infrastructure, retail, and school activity affecting The Waverly At Las Olas, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 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 6 miles south of The Waverly At Las Olas.
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 7 miles south of The Waverly At Las Olas.
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 5 miles south of The Waverly At Las Olas.
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 4 miles south of The Waverly At Las Olas.
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 2 miles south of The Waverly At Las Olas.
Source: Florida YIMBY - 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 3 miles northwest of The Waverly At Las Olas.
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.
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