The Waverly At Las Olas
Homes for Sale in Fort Lauderdale, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
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.
The Waverly At Las Olas right now
🔴 Off the recent peak. The trailing-12-month median ($430K) is down 10.8% from the prior 12 months ($482K) and up 181% since 2012. With about 5 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Beaches MLS closed sales, 12-month windows ending July 15. Confidence: Low (4 and 3 sales in the two windows).
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Updated July 15, 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
The Waverly At Las Olas market snapshot (as of July 15, 2026): the median sale price is about $430K ($395 per sq ft over the trailing 12 months of closed sales), and a median 86 days on market for closed sales. The trailing-12-month median is down 11% from the prior 12 months and up 181% since 2012, computed from record-level Beaches MLS closed sales (4 closings in the current window).
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.
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.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 15 of each year, from record-level Beaches MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($430K) IS the median in the snapshot above, and the move from 2025 ($482K) IS the -10.8% one-year change.
Windows contain 1 to 9 sales each (4 in the current window); every figure carries its sample size, and thin markets swing on single closings. 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.
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.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in The Waverly At Las Olas buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (7.0). Basis: Long-Term Appreciation +181% since 2012; Recent Direction -10.8% year-over-year; Pricing Power 96.4% sale-to-list. Refreshed with each data update.
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.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- 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.
Tools for a The Waverly At Las Olas 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 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.
What is your The Waverly At Las Olas home worth?
Get a no-obligation home value based on real comparable sales in The Waverly At Las Olas, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Frequently Asked Questions
What is the median home price in The Waverly At Las Olas?
How long do homes in The Waverly At Las Olas take to sell?
Have The Waverly At Las Olas home prices gone up?
Who is the best real estate agent for The Waverly At Las Olas?
How do I find a top Fort Lauderdale real estate agent who knows The Waverly At Las Olas?
Can Momentum Realty connect me with an agent for The Waverly At Las Olas?
Should you buy in The Waverly At Las Olas?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | Beaches MLS closed sales, 12-month windows ending July 15, 2026 |
| Under-contract shares | Beaches MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2006 (83 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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