Fort Lauderdale has three hundred miles of navigable waterway and an oceanfront condominium market that trades at a discount to Miami for reasons that have more to do with perception than product. That discount is real, it is measurable, and it is narrowest exactly where most people assume it is widest.
Broward single-family is a seller’s market: 4.3 months of supply, median $645,000, up 2.39%, 38 days to contract. Broward condominium is a buyer’s market: 10.1 months of supply, median $265,000, down 1.83%. The cause is not taste. It is Florida’s post-Surfside condominium regime — milestone inspections at 25 years for coastal buildings, mandatory reserve studies, and the elimination of the annual reserve-waiver vote for structural components. In Q1 2026, 64% of closed condominium sales were post-2015 construction, while 70% of closed single-family sales were pre-2015 homes. Buyers are paying up for new condominium stock and discounting old. Most inventory in the Las Olas and beach corridor is pre-2015.
Verified 3 August 2026. Source: MIAMI REALTORS, June 2026, published 17 July 2026.
Fort Lauderdale versus Miami, per square foot
The all-homes median in Fort Lauderdale was $414 per square foot, up 6.3%, against Miami at $539, down 2.3% — a discount of roughly 23%, with the two moving in opposite directions. At the top, the Fort Lauderdale luxury ceiling runs to about $4,000 per square foot against Miami’s $5,000 to $6,000, a narrower gap of 20 to 33%. Ultra-luxury single-family here trades near $2,200 per square foot, with condominium price per foot up 8% year over year.
At county level the gap is widest in mainstream condominium: Broward’s $265,000 median against Miami-Dade’s $431,000 is a 39% discount, while single-family at $645,000 against $695,000 is only 7%. If you are shopping the discount, it is a condominium trade, not a house trade.
The list-to-sale gap, which is the number that will cost you money
In Q1 2026 the list-to-sale differential was 17% on condominiums and 29% on single-family. Thirty-five percent of condominium listings and 32% of single-family listings had already cut price. Properly priced condominiums sold 53% faster at an average negotiated discount of 8.75%. Across the city, homes were selling around 6% below list at 105 days on market, up from 87 a year earlier.
Anchor to asking price here and you will misjudge a house by roughly a quarter.
Recent trades worth knowing
$42.7 million — 1818 SE 10th Street, March 2026. A waterfront lot. $34 million — 84 Isla Bahia Drive, April 2026, 11,700 square feet at roughly $2,906 per foot, sold by WeatherTech founder David MacNeil at a 32% cut from a $50 million ask in 2024. $27 million — a waterfront mansion bought by Michael Andretti in August 2025. $26 million — December 2025, and a second MacNeil house in May 2026. $14.5 million — the Indigo penthouse at Pier Sixty-Six in 2025, the highest-priced new-development condominium sale ever recorded in Broward County.
Two listings worth ignoring as comparables: a $55 million estate listing and a proposed $80 million manor. Broward’s all-time record remains the $70 million waterfront trade in 2024.
The Las Olas and beach pipeline
Delivered: Pier Sixty-Six Residences (Tavistock) — 88 residences across four buildings, complete since September 2025. Society Las Olas Phase II topped off May 2025.
Under construction: Andare Residences by Pininfarina, 521 East Las Olas Boulevard — Related Group, 46 storeys and over 540 feet, 163 residences of 1,800 to 4,300-plus square feet. Broke ground May 2025 more than 50% sold, penthouse listed at $16 million. It will be the tallest residential tower in Broward County.
In sales: the St. Regis Resort & Residences at Bahia Mar — Related Group, Tate Capital and Rok Acquisitions with Marriott, on 40 acres: two 23-storey towers, 160 residences, a 197-key hotel, 88,000 square feet of waterfront retail and a marina for vessels to 350 feet, around $2 billion, from $4.4 million. Groundbreaking is contingent on 50% residential presales. Note that the scheme changed materially between the 2023 city approval (four towers, 350 units) and the 2024 sales launch — confirm current entitlements before relying on either version.
The Ritz-Carlton Residences, Fort Lauderdale Beach, 551 Bayshore Drive — MICL with Admire Capital, 13 storeys, 83 residences including six penthouses, 1,550 to 3,480 square feet, from $2.5 million.
Pre-development for 2028: two ODA-designed towers at 101 SE 7th Street (45 storeys) and 633 SE 3rd Avenue (47 storeys) by Dependable Equities — roughly 1,460 residences and two million square feet combined, on a $54 million pre-construction loan.
Every building in Fort Lauderdale
Three hundred miles of navigable waterway and an oceanfront condo market that trades at a discount to Miami for reasons that have more to do with perception than product.
- 3000 Waterside New
3000 E. Oakland Park Blvd, Fort Lauderdale, Florida 33306 - Pier 66 Residences New
Pier 66 Fort Lauderdale Residences 2301 SE 17th Street, Fort Lauderdale, Florida 33316 - Sixth and Rio New
SE 6th Avenue, Fort Lauderdale, Florida 33301 - The Edition Hotel & Residences Fort Lauderdale New
Pre-Construction Opportunity Call For Details 619 Breakers Avenue, Fort Lauderdale, Florida 33304 - The Terraces New
Request Information 527 Orton Avenue, Fort Lauderdale Beach, Florida 33304
What to check before you buy in Fort Lauderdale
The milestone inspection, the reserve study and its percent-funded figure, and 24 months of board minutes. A building under 30% funded is a likely special-assessment candidate, and Fannie and Freddie flag such projects non-warrantable, which removes conventional financing and shrinks your eventual resale pool.
If you are buying on the beach to rent short-term, read the city rules first. Fort Lauderdale requires vacation-rental registration, a passed safety inspection and a Certificate of Compliance: $880 registration covering up to four units under one folio and including the initial inspection, $100 for a reinspection or no-show, $50 to transfer the rental agent, plus a City Business Tax Receipt. Occupancy is capped at two people per legal bedroom — legal, not marketed. All of that sits on top of whatever the condominium documents say.
Fort Lauderdale real estate — frequently asked questions
Is Fort Lauderdale cheaper than Miami?
Yes, and the discount varies sharply by segment. All-homes median price per square foot is $414 in Fort Lauderdale against $539 in Miami — about 23% cheaper. At county level, Broward’s condominium median of $265,000 is 39% below Miami-Dade’s $431,000, but single-family at $645,000 is only 7% below. The luxury ceiling is around $4,000 per square foot here against $5,000 to $6,000 in Miami.
Is Fort Lauderdale a buyer’s or seller’s market?
Both, depending on property type. Broward single-family runs 4.3 months of supply with a rising median — a seller’s market. Broward condominium runs 10.1 months with a falling median — a buyer’s market. The split is driven by Florida’s post-Surfside inspection and reserve rules, which fall hardest on older condominium stock.
How much below asking do properties sell for in Fort Lauderdale?
In Q1 2026 the list-to-sale differential was 17% on condominiums and 29% on single-family, with about a third of listings already price-cut. Properly priced condominiums sold 53% faster at an average negotiated discount of 8.75%. Do not treat asking prices as a guide to value here.
What is the tallest residential tower being built in Fort Lauderdale?
Andare Residences by Pininfarina at 521 East Las Olas Boulevard — 46 storeys and over 540 feet, 163 residences, by Related Group. It broke ground in May 2025 more than 50% sold and will be the tallest residential tower in Broward County.
Sources
- MIAMI REALTORS — Broward County June 2026 market report, 17 July 2026
- The Real Deal — Fort Lauderdale luxury sales are booming, but insiders are cautious, 13 May 2026
- PROFILEmiami — Related Group breaks ground on Andare Residences, 19 May 2025
- PROFILEmiami — MICL and Admire Capital reveal The Ritz-Carlton Residences, Fort Lauderdale Beach, 10 February 2026
- Bisnow — Developers launch $2B Bahia Mar redevelopment, 30 October 2024
- Florida YIMBY — $54M pre-construction loan for ODA-designed skyscrapers, 10 July 2026
- City of Fort Lauderdale — Vacation Rental Registration