There are 810 houses for sale today, 304 of them under $700,000, and the market closed 1,757 sales in the last twelve months. It is also the most dispersed market we cover: the beach side and the north-west are the same city and a different asset entirely.
The market, not the pitch
Two sets of numbers, and the gap between them is the useful part. On the left, what sellers are asking today. On the right, what buyers actually paid over the last twelve months.
Source: MLS (Miami Realtors / Bridge), single-family houses in Fort Lauderdale, Broward County, read on 14 September 2026. Active: 810 listings, 304 of them at or under $700,000, ranging from $214,900 to $80,000,000. Closed: 1,757 sales in the twelve months to that date, at a median 96.2% of the last asking price, in a median 51 days. Closed leases are excluded; leaving them in makes the market look cheaper than it is.
The book on the market is priced above what has been closing, by roughly 33% on price per square foot. That is a mix effect as much as a discount: the large and the waterfront sit longer. It is also the reason we underwrite from closings, never from asking prices.
Postcodes are not one market
Anyone quoting you a single Fort Lauderdale average is averaging across markets that behave differently.
| Postcode | What it is | For sale | Median ask | $/sf |
|---|---|---|---|---|
| 33311 | North-west, inside the city | 152 | $375,000 | $305 |
| 33312 | South-west, toward Davie | 134 | $625,000 | $392 |
| 33308 | Coral Ridge, Bayview, the beach side | 94 | $1,395,000 | $654 |
| 33301 | Victoria Park, Colee Hammock, downtown | 85 | $1,595,000 | $726 |
| 33305 | Poinsettia Heights, Middle River | 78 | $1,150,000 | $610 |
| 33316 | Rio Vista, Harbor Beach, the isles | 67 | $2,395,000 | $797 |
Read on 28 August 2026. Postcode medians are computed on the active book, not on closings, and the six shown cover 610 of the 810 houses for sale. The median house on the market is 1,841 sf and was built in 1963. 223 of the 810 are waterfront, 323 have a private pool.
Live MLS · refreshed nightly
Pulled from the MLS every night. Open one to see the full record, or ask us to model it.
Before we recommend anything
Two houses three streets apart, same postcode, can have opposite answers. Nobody can tell you what a Fort Lauderdale house may do at night from its address alone, and we do not pretend otherwise. Here is what we read, on the property you are actually considering, before it goes on a shortlist.
The county parcel number is the key, never the postcode. We record what the code says for that folio, where we read it, and on what date.
Municipal registration and the local business tax receipt are a separate condition from zoning, and they are the city’s to grant.
Florida licenses vacation rentals at state level through the DBPR. State preemption does not cover everything a city or an association can impose.
A homeowners association or a deed restriction can forbid what the code allows. On a house this is often the binding constraint.
A verification carries the source, the date and the reader, and it expires after twelve months, because codes change and a 2024 reading is not a 2026 fact. Nothing on this page certifies that a rental is legal, and no number here is a projection of what a house will earn.
Shortlist · 24h
Tell us the budget and what the house has to do. You get a shortlist from live inventory, the closed comparables behind each price, and for every address on it, what we were able to verify about short-stay use and what we were not.
What you get: a shortlist from the MLS and off-market · the closings behind each price · the parcel-level zoning read, with its source and its date.
Send us the address. We come back with the closed comparables on its own street and what the record says about short-stay use on that parcel.