Venezia 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
As of November 2026, Venezia Las Olas in Fort Lauderdale, FL has 2 homes for sale. Homes listed or recently sold were built 2002–2003; 4 of 4 report an HOA (median $2,070/mo); 3 of the 3 geocoded homes sit in a FEMA special flood hazard zone (median elevation 3 ft).
Venezia Las Olas sits in Fort Lauderdale's Broward County market, close enough to the Las Olas corridor to carry the brand but far enough from the heart of the action that pricing and buyer expectations can vary significantly by unit, view, and condition. Without recent transaction data or a clear amenity package visible in current listings, we're working from location and name recognition—this is a purchase driven by your individual unit evaluation, not by a robust comparable set or a headline HOA feature list.
In a market like this, the building's exact address, the specific floor plan, and what you're paying per square foot relative to newer or more amenity-rich towers become the entire conversation. If you're considering Venezia Las Olas, treat every comp as suspect until you've walked the unit and understand what the HOA covers and what it doesn't. This is a deal-by-deal market, not a momentum story.
Figures in this note are as of July 16, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Venezia Las Olas right now
🟢 Buyer-leaning market. 12.0 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 November 6, 2026. Confidence: Low (2 active and pending listings, 0 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated November 11, 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
Venezia Las Olas is a Fort Lauderdale condominium with limited recent market activity and no amenity profile emerging from current listings, making every transaction a highly individual evaluation of unit condition, view, and HOA structure.
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 Venezia Las Olas. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Venezia Las Olas
Venezia Las Olas
Venezia Las OlasPhotos from Beaches MLS listings in Venezia Las Olas; content deemed reliable but not guaranteed.
Who Venezia Las Olas is best for.
Best for
- Buyers prioritizing Fort Lauderdale location over building amenities, willing to do unit-by-unit analysis
- Investors comfortable with older condo inventory and capable of evaluating HOA financials independently
- Buyers with renovation budget who see value in a Las Olas address at a non-luxury entry point
Probably not for
- Buyers expecting a full-service tower with recent sales comps to validate pricing
- Anyone unwilling to request and review HOA reserve studies and meeting minutes before closing
- Purchasers seeking a liquid resale market with predictable appreciation and robust transaction volume
The market around Venezia Las Olas
Venezia 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 Venezia Las Olas specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Venezia Las Olas
Live MLS inventory for Venezia Las Olas. 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 and pending Venezia Las Olas listings as of 2026-11-10, 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.
Venezia Las Olas 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
- Harbordale · Elementary
- Sunrise · Middle
- Fort Lauderdale · High
Zoned schools reflect the assignments reported on recent Venezia Las Olas 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 Venezia Las Olas address.
Shop the zone: Homes zoned for Fort Lauderdale High School
The Venezia Las Olas buying strategy.
If we were buying in Venezia 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.
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 Venezia Las Olas.
What you're actually buying
The name Las Olas carries weight in the Fort Lauderdale market, but Venezia's position within that geography—and what the building itself delivers—requires close inspection. We have no closing data from the past two years and no community amenity details surfacing in MLS records, which tells you this is either a very small inventory or a property where buyers and sellers are working off-market or in narrow windows.
When a building has this kind of profile, your due diligence shifts entirely to the unit level: original finishes or updated? What floor? What exposure? Are HOA reserves healthy, and what's included in the monthly fee? The Las Osas proximity is a location asset, but it won't carry a poorly maintained unit or an overleveraged association. Walk the building, request financials, and price this against Fort Lauderdale's deeper condo inventory before you commit.
The location and the amenities are priced into every listing in Venezia Las Olas. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
Venezia Las Olas demands a broker who will pull comps from across Fort Lauderdale's tower market, not just the immediate block, and who will tell you when the HOA documents or reserve study raise a flag. We do the unit-level forensics—condition, comparable sales, fee breakdown—so you know exactly what you're paying for and what risk you're assuming. If the deal doesn't pencil or the building's financials are soft, we'll say so before you're under contract.
Venezia Las Olas in 15 seconds.
Tools for a Venezia 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 Venezia 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 Venezia 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 Venezia Las Olas home worth?
Get a no-obligation home value based on real comparable sales in Venezia 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.
See all homes for sale in Fort Lauderdale →
Housing distress & ownership in Venezia Las Olas, 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 Venezia Las Olas
The newest homes for sale in Venezia Las Olas right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 111 SE 8Th Avenue #705 $479,000 · 2 bd · 2 ba · 990 sq ft · listed Aug 29, 2026 Courtesy of Realty 100
- 111 SE 8Th Avenue #1402 $1,249,500 · 3 bd · 3.5 ba · 1,990 sq ft · listed Aug 25, 2026 Courtesy of One Sotheby's International Realty
Checked against the MLS nightly. All new listings in this market.
Every Home for Sale in Venezia Las Olas Right Now (2)
All 2 active and pending Venezia Las Olas listings with a detail page, newest first, refreshed twice a day from the MLS.
- 111 SE 8th Avenue #705 · $479,000 · 2 bd / 2 ba · listed Aug 29, 2026 · listed by Realty 100
- 111 SE 8th Avenue #1402 · $1,249,500 · 3 bd / 3.5 ba · listed Aug 25, 2026 · listed by One Sotheby's International Realty
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Fort Lauderdale guides & data
- Market data
- Cost of living
- Best neighborhoods (ranked by data)
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- 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
- Interactive housing market map (county, ZIP and community)
- Save Our Homes tax estimator
- How to stop a foreclosure in Florida
- Florida documentary stamp tax, explained
- Cheapest places to live in Florida
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13% of homes for sale in ZIP 33301 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 (2026-11-09).
What it really costs to own in Venezia Las Olas
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 $7,921/yr across 4 listings here (MLS tax records, 2026-11-11). |
|---|---|
| HOA dues | Median $1,592/month across 5 MLS listings (most billed monthly; 2026-11-11). 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 2002 across 4 listings. An original roof here would be about 24 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 Venezia Las Olas
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 Venezia Las Olas
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Venezia Las Olas will answer, and the answer is published on this page for the next buyer.
Recent Developments in Venezia Las Olas
Development, infrastructure, retail, and school activity affecting Venezia 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 2026Retail & Dining
We Care Hospitality plans Ivy's riverfront restaurant at 500 E. Las Olas Blvd, targeting early 2027
We Care Hospitality, the group behind GG's Waterfront and Le Tub, announced Ivy's, a waterfront restaurant next to the historic Stranahan House on the New River. It is aiming to open in the first quarter of 2027 with a raw bar, seafood and pasta menu, plus outdoor dining and a bar over the river.
What it may mean for the marketThe opening would add a destination dining option to the Las Olas riverfront, increasing walkable evening dining choices and foot traffic in downtown Fort Lauderdale. The site is about 2 miles north of Venezia Las Olas.
Source: What Now Miami - 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 less than a mile northeast of Venezia 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 1 mile southwest of Venezia 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 2 miles north of Venezia Las Olas.
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 north of Venezia Las Olas.
Source: Florida YIMBY - May 2026Development
Tavistock Development to Expand Pier Sixty-Six
Tavistock Development is advancing an eight-acre second phase of Pier Sixty-Six along Southeast 17th Street, with four mixed-use buildings each rising about 270 feet and 339 residential units. Plans include roughly 185,600 square feet of commercial space with retail, restaurant, grocery and office uses, a waterfront promenade and expanded marina facilities. The project is expected to enter the city development review process in the coming months.
What it may mean for the marketExpands a waterfront mixed-use district with new housing, retail and marina infrastructure along the 17th Street corridor. The site is about 2 miles northeast of Venezia 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.
Frequently Asked Questions
Is Venezia Las Olas a buyer's or seller's market right now?
Who is the best real estate agent for Venezia Las Olas?
How do I find a top Fort Lauderdale real estate agent who knows Venezia Las Olas?
Can Momentum Realty connect me with an agent for Venezia Las Olas?
Where is Venezia Las Olas, and what county is it in?
Should you buy in Venezia Las Olas?
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 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.
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