Villas At Circles
Homes for Sale in Fort Lauderdale, FL
All 2,126 homes for sale in Fort Lauderdale, FL · median $680,000 · 149 homes for sale in 33311 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 3 closed sales in Villas At Circles in Fort Lauderdale, FL since 2001, the most recent in June 2002. Across Fort Lauderdale as a whole, 1,968 homes closed in the last 12 months at a median of $480,000, 74 median days on market, with 933 homes for sale today. At that median and Broward County's FY2025-26 rate of 19.84 mills, annual property tax runs about $9,520 ($8,690 with the full homestead exemption).
Villas At Circles is a small villa community in Fort Lauderdale, and the current MLS snapshot is thin on hard data — there's no median price or amenity set to anchor a valuation. In a community this focused, price is driven almost entirely by the individual unit: its condition, its floor plan, and how it stacks up against whatever else is listed at the same moment. With so few comparables, a single updated or dated unit can swing perceived value more than any market-wide trend.
For a buyer, that means underwriting the specific villa in front of you rather than a neighborhood average. For a seller, it means condition and presentation carry outsized weight — there isn't a deep pool of active listings to hide behind or lean on for pricing cover. Come in with current, unit-level comps, not a headline number.
Nearby homes for sale
No active listings inside Villas At Circles 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
Villas At Circles is a compact villa community in Fort Lauderdale, Broward County, within the beaches market area. Current listings show no shared community amenities, so the value case rests on the villas themselves and the location rather than on-site facilities.
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 Villas At Circles is best for.
Best for
- Buyers prioritizing a Fort Lauderdale location and a manageable villa over shared facilities
- Value-focused buyers willing to underwrite a single unit's condition and layout closely
- Sellers with an updated villa who can compete on presentation in a small listing pool
Probably not for
- Buyers who want resort-style amenities such as a pool or clubhouse on site
- Buyers who need a deep set of active comparables to feel confident on price
- Buyers unwilling to weigh condition and updates heavily in their offer
The market around Villas At Circles
Villas At Circles is too small for its own price trend, so here is the market around it.
In ZIP 33311, 453 homes are on the market and 23% are under contract — a steady corner of Fort Lauderdale.
Across Broward County, 14,188 homes are active and 3,232 pending (19% under contract).
In ZIP 33311 (Fort Lauderdale), 386 homes closed in the last 12 months at a median of $440K ($331/sq ft), down 3.2% year over year, with a median 45 days on market. Right now 134 active and 56 pending listings put supply at about 4.4 months — a balanced market. See the live ZIP 33311 housing market and the Broward County market.
ZIP and county figures describe the wider market, not Villas At Circles specifically. Momentum Research analysis of MLS records.
The Villas At Circles buying strategy.
If we were buying in Villas At Circles 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 Villas At Circles.
A unit-by-unit market
There are no community amenities identified from current MLS listings here, which reframes what you're actually buying: the villa and its position in Fort Lauderdale, not a resort-style package of shared features. That's not a negative — it often means a leaner cost structure — but it does mean you should not expect pools, clubhouses, or gated grounds to carry the value.
Because the inventory is small and there's no amenity premium to standardize pricing, spreads between units can be wide and condition-driven. Two villas of similar size can price very differently based on updates and layout. Judge each listing on its own merits and lean on recent, closed, unit-level sales rather than any single asking price.
The location and the amenities are priced into every listing in Villas At Circles. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a thin, unit-driven community like this, the edge comes from reading individual villas correctly — condition, layout, and how a specific listing compares to the last closings. We'll tell you when an asking price isn't supported by the unit itself, and we'll price a sale on what the villa actually offers rather than a borrowed neighborhood number.
Villas At Circles in 15 seconds.
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.
Tools for a Villas At Circles 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 Villas At Circles sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Villas At Circles, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Villas At Circles home worth?
Get a no-obligation home value based on real comparable sales in Villas At Circles, 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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Should you buy in Villas At Circles?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | Beaches MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2001 (3 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.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Beaches MLS member average and 8 days faster, and we’ll price yours against live local comps.
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See how Villas At Circles fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Villas At Circles
Where is Villas At Circles?
Villas At Circles is a community in Fort Lauderdale, Broward County, Florida, ZIP 33311 / 33313.
Are there homes for sale in Villas At Circles right now?
No active listings inside Villas At Circles at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Villas At Circles have an HOA or CDD?
No HOA is on record for Villas At Circles in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
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