Map Tour of Fort Lauderdale Neighborhoods
Fort Lauderdale Map Tour
Pricing is current as of the time of this video, October 2023. It will change. I’m mentioning pricing in this video so you can have an idea of the rifts in pricing that will occur area to area, not to be taken as a price you can purchase these properties at in the future. I’m going to try to start out with the lower price point areas and move gradually up in pricing. This won’t be exact, but it’s not tough to figure out, the closer to the ocean you are, the more expensive it will be. Unless otherwise noted values will be for single family homes. Keep in mind that when I say prices start at, that means its likely the home in the worst condition in the given area. It’s likely that it’s not turn key so keep that in mind if you’re stretching your budget just to get to the starting at price.
I’m going to start doing some neighborhood tours, let me know in the comments which ones you’d like me to do!
Start out west by Riverland
Prices start at $400,000 and Median $585,000 for non waterfront. Waterfront starts at $890k with a median of $1.050. That’s for waterfront WITHOUT fixed bridges
Edgewood prices starting at $420,000 and averaging $550,000. Great proximity to highways and downtown. Vast majority of homes here are single family. There is a nice public park on the southern edge by 595
I’m going to combine River Oaks and Croissant park. There are some condos and townhomes mixed into this area, but the majority are single family homes so that’s what I’ll give pricing on. Starting at $450,000 with median prices at $749,000 for NON WATERFRONT
I want to take citrus Isles separately as these are waterfront. Starting at just over $1 mil with a median ask of $1.2 mil. No fixed bridges
Over to Shady Banks, love the name of this neighborhood. There are only 2 roads in and out so you get little traffic into here, which is nice. There’s a mix of waterfront and non waterfront homes in here. Prices start at $600,000 with a median of $950,000.
Riverside, Tarpon River, Sailboat Bend, now we’re getting closer to Downtown. Let’s look at all 3 combine. Now we’re getting into a mix of housing where we have condo’s, townhomes, and single family homes all in this area. If we stick with single family homes in this area prices are going to start a bit above $575,000 with a median of $1.2 mil.
Staying west of US 1 we get into the Downtown core here. This is all going to be condo inventory in buildings such as Symphony to the west, then into the real core of the city with Las Olas Grande, Las Olas Riverhouse, pre construction at 6th and Rio, 100 Las Olas, 350 Las Olas, Watergarden, Nu River Landings, and Las Olas by the River. Prices start at $350,00 for a 1 bed with a median price of $875,000 across all listings.
Let’s keep moving up into Flagler Village. A neighborhood I’ve done a lot of work in. There’s a staggering amount of buildings that have been built in Flagler Village, but they’re all rental buildings. There has been no new inventory built of units you can buy for several years. In short, there’s a real scarcity of supply. Prices start at $400,000 for a 1 bedroom with a median price of $549,000.
Progresso Village is to the west of the tracks followed by Dorsey and Durrs as you move towards 95. Single family homes make up the predominance of listings in the area starting at $295,000 with a median of $395,000.
To keep this logical lets keep traveling north staying east of 95 and west of Federal Highway. Lauderdale Manors and South River Terarce would be our next stops. This is going to be all single family home inventory. Prices will start at $350,00 with a median of $480,000
To the east of NE 4th we get into Lake Ridge, Middle River Terrace, and Poinsettia Heights. Honestly the last few years this box of homes has really seen a growth in value. There has been a lot of redevelopment in the area. As you can see here you get into a mix of waterfront homes as well. A note, a very important note, these waterfront homes are behind fixed bridges! So large boats won’t be able to get in here. Prices start $570,000 with a median ask of $850,000 for single family homes.
Let’s jog over to Wilton Manors. Wilton Drive has lots to do in terms of restaurants and shops. Prices currently start at $540,00 with a median of $890,000 for single family homes. There are a number of condo and townhome options in Wilton Manors, but in the interest of time I’ll skip over that as the predominance of listings are single family.
Up to Oakland Park, shout out to Funky Buddah Brewery. Spanning north of Oakland Park Boulevard up to Commercial Blvd west of Federal Highway, with a section that extends up to Cypress Creek blvd and another west of 95. There are a number of townhome projects that have begun to pop up, condo listings do exist, but the majority of inventory are single family home sales. Prices begin just below $400,000 with a median price of $650,000.
Let’s end up here with Imperial Point before we head east and down. We’re north of Commercial and west of Federal Highway. Getting closer to the ocean over here. So prices start at $675,000 with a median of $1 mil for single family homes.
Bay Colony and The Landings. If you’re in the east side of Bayview Drive you won’t be behind a fixed bridge here, so the value of waterfront in front of, and behind the fixed bridge is going to be different. Prices start at $900k with a median asking price of $2.8 mil.
East of the intracoastal we get into the areas of Sea Lake ranches and Lauderdale by the Sea. Sea Lake Ranches has been talked about a lot lately. This is the first community with a staffed gate that I’m going to point out. Now we have gated communities in Fort Lauderdale, but we only have a small handful that have an actual guard at the gate vs just a coded entry gate. Communities with staffed gates are going to be more expensive, as you would expect. You’re going to start above a million in this area with a median ask of $3 milliion.
Let’s keep moving down south of Commercial Boulevard, but north of Oakland Park and East of US1. This is going to put you into Coral Ridge Country Club, Galt Ocean Mile, and Bermuda Riviera. Galt Ocean is going to be comprised of ocean front condos. Typically there is a decent amount of condo supply along the beach, and it’s going to be less pricey than the condo’s further south on Fort Lauderdale Beach. Condo’s here will start at $400k with a median ask of $775,000. If you’re looking at single family homes, one important note, north of Commercial you are not tied to Bayview elementary school. Single Family home prices will start above a million here, running up against $40 million, with a median of just under $3 million. With both waterfront and golf course properties, it’s a highly desirable area. A side note. The second gated community with a staffed gate I’ll mention is in this area, called the Enclave. These are going to be golf course homes on large lots. The community was made out of what was once the driving range for the surrounding golf course.
Between Sunrise and Oakland Park east of US1 we run into a few different neighborhoods, I’ll tackle them separately. You can quickly break them down as Fort Lauderdale Beach and Dophin Isles(east of the intracoastal) and Coral Ridge / Bal Harbour east of US1 but west of the Intracoastal. Most listings here are going to be single family homes, but there are some condo buildings against the ocean (including Auberge), and a number of Townhomes along the intracoastal. I don’t want to get too far into the weeds on pricing here. Condo’s will start above $600k in buildings along the beach, Townhomes north of $750k. Single family homes make up the predominance of the inventory. You’ll run just around a million for a tear down, with median pricing around $4 million. You are tied to Bayview elementary in this section. There’s a reason this neighborhood is so popular. Coral Ridge has fantastic proximity to all of Fort Lauderdale. You’re minutes from the beach sand with easy access to downtown. But you really don’t need to travel far as its most likely that anything you need is going to be along Oakland, Commercial, or Federal Highway.
At this point, as you may have guessed, we’re about to cross into some really pricey real estate. Let’s circle the area South of Sunrise Blvd, north of 17th street, and east of US1. Let’s start to the west and work towards the ocean.
Victoria Park. I’m going to ignore condo’s here because the Waverly makes up the bulk of inventory. While in Vic Park technically I guess, it’s really considered more Downtown than anything else. There has been a massive amount of Townhome construction in Victoria park. The simple reason for that is zoning allows this in sections of Victoria park.
For those that are curious, Victoria Shuman Elementary, which is highly rated, is the elementary school for the neighborhood. Townhomes will start just below $800k with a median price of $1.5 mil. Single family homes, which make up the bulk of inventory, will start at $850,000 for tear down land value, with a median price of $1.7 million.
Let’s head South to Rio Vista. This is where we used to live so I know it well! As you can see there’s a mix of waterfront and non waterfront in the area. There is a fixed bridge on SE 9th so if you’re looking for waterfront you have to be aware of that. Land value is above a million with median pricing above $4 million. Harbordale elementary is the school you’ll be assigned to. Note, you can’t walk to Las Olas from this neighborhood without going west to the bridge. Otherwise you have to walk through the tunnel, which isn’t the most fun thing ever.
Collee Hammock is our next stop. You can see this runs right along Las Olas Boulevard. It’s a small area so there’s not always going to be much inventory here. Land value will run in excess of $1.5 mil. There are a handful of Townhomes and condo’s mixed in here. Obviously this area is highly sought after as you can literally walk out your front door and be on Las Olas. If you’re looking to live somewhere with the most things to do within minutes, this would be the area for you honestly.
Las Olas Isles. There’s a whole lot to unpack here. Synonymous with luxury homes and large yachts. Truly home to some of our most spectacular real estate. This is one of those areas where if you have to ask home much it costs, you should probably look elsewhere. The last number of years has seen the addition of a number of condo and townhome projects. The median ask is $1.4. Single family homes make up the vast majority of the inventory. Tear down value will be above $2 million. The median ask is just around $7.5 million.
Fort Lauderdale Beach, always popular with buyers. There’s going to be a real mix of inventory in terms of pricing and the type of unit we see here. It’s exclusively condo and townhome inventory here. The vast majority being condo. There’s always a decent supply listed for sale, and the market moves at a decent pace. There are condo hotel units that are mixed in, those are a different beast. There are old low rise units. There are expansive ocean facing new construction units. This makes the median price deceiving, but because we’ve come this far, let’s just keep going with it. The median price at the time of this video was $1.2 mil. Again, that included a bunch of condo hotel units at Q club which is going to skew area pricing to the downside.
Getting to the end here, 2 more stops and done.
Harbor Inlet is going to have 2 sections, the single family section here, and the condo section along the beach. Pier 66 is being built here just north of 17th street as an aside. Anyways, a number of the condo inventory here is going to be in older stock lower rise buildings, you’ll want to ask a lot of questions about concrete restoration and structural integrity reports here. Median asking prices are $750,000. On the single family home side of the market, there’s been a lot of tear down and rebuilding here over the last few years. You’ll start around $1.6 mil with a median ask of $3.5 mil.
Here we are. Last stop. And wouldn’t you know, I would save the priciest for last! This also happens to be the last staffed gated community on our tour. This section even has it’s own private beach and marina for members of the community. There is also Fort Lauderdale police patrol assigned to the community 24 hours a day. I give you, Harbor Beach. Median pricing at the time of this video was $15 million. There’s a lot to love here, but you have to pay to play!
That’s it! Hope you liked it.
