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The Lauderdale Lakes West Gate market
Market report · Neighbourhood · Sep 2026
The Lauderdale Lakes West Gate market, in numbers
Part of Fort Lauderdale — see the Fort Lauderdale report
Homes in Lauderdale Lakes West Gate typically sell in about 122 days, close around 8.7% under ask, prices are up 10.0% on a year ago. With 65.8 months of inventory, it’s a buyer’s market.
Median sale price
$110k
↓ −12.0% MoM↑ +10.0% YoY
4 sales closed in Sep 2026
Median rent
$1,550/mo
↑ +6.9% MoM↓ −11.4% YoY
3 leases closed in Sep 2026
Time to sell
122 days
typical days on market
Days from listing to going under contract.
Negotiation room
8.7% under ask
typical closing vs asking price
How far below the asking price homes typically close.
Months of inventory
65.8 mo
buyer’s market
Active listings divided by the monthly sales pace. Under 4 months favors sellers; over 6 favors buyers.
Gross rental yield
16.9%
yearly rent ÷ sale price
A year of median rent as a share of the median sale price.
−59% vs Fort Lauderdale overallmedian sale price
Sells 40 days slower than Fort Lauderdaledays on market
HOA fees 1.18× the Fort Lauderdale averageper sqft, monthly
Your questions, answered
Straight answers from Lauderdale Lakes West Gate’s closed transactions.
What does a home here cost?
The median sale closed at $110k in Sep 2026, up 10.0% on a year ago. Typical sales ranged $69k–$161k.
What income do you need to buy here?
At a 6.5% 30-year mortgage with 20% down, the median home runs about $1,300/mo including taxes and HOA — comfortable at a household income around $52k a year, using the 30% rule. Renting instead costs $1,550/mo.
Is now a good time to buy?
65.8 months of inventory points to a buyer’s market, and sellers are accepting about 8.7% under ask. Prices are still climbing, so waiting has a cost.
How fast do homes sell?
About 122 days from listing to contract in Sep 2026. The pace picks up toward December and slows around September.
How much room is there to negotiate?
Closings typically land 8.7% under asking price, and 50% of active listings have already reduced their price (median cut 8.3%).
When is the best time to list?
Closings peak in December and bottom out around September. Listing four to six weeks ahead of the peak historically gets the most eyes.
Is it a good rental investment?
A year of median rent ($1,550/mo) equals 16.9% of the median sale price, before fees and taxes. HOA fees run 1.18× the Fort Lauderdale average.
Buying vs renting
Price-to-rent ratio is 5.9 — buying typically starts to beat renting after roughly 3–4 years here.
To buy — median sale price
Sale price, $
$110k↓ −12.0% MoM↑ +10.0% YoY
Sep 2026 — median $110k · 4 sales · 122 days on market
$0
$200k
$400k
$600k
Oct ’25
Dec ’25
Feb ’26
Apr ’26
Jun ’26
Aug ’26
To rent — median monthly rent
Monthly rent, $
$1,550/mo↑ +6.9% MoM↓ −11.4% YoY
Sep 2026 — median $1,550/mo · 3 leases · 171 days on market
$1,000
$2,000
$3,000
$4,000
Oct ’25
Dec ’25
Feb ’26
Apr ’26
Jun ’26
Aug ’26
MedianTypical range (5th–95th percentile)3+ closingsUnder 3 (low sample)No closings (activity only)Tap or hover any month for its numbers.
What each size costs
Medians over the last 12 months.
Beds
To buy
To rent
Volume
1 bed
$80k
$1,434/mo
54 closed
2 beds
$108k
$1,708/mo
46 closed
3 beds
$346k
$3,075/mo
9 closed
What sells here
Sales mix and median price by property type, last 12 months.
Condo
$88k
92% of sales · 68 closed
House
$468k
5% of sales · 4 closed
Townhouse
$218k
3% of sales · 2 closed
Low sampleMarket depth
Supply and demand
Listings per month
Sep 2026 — 4 closed · 12 new · 351 active
0
100
200
300
400
Oct ’24
Jan ’25
Apr ’25
Jul ’25
Oct ’25
Jan ’26
Apr ’26
Jul ’26
ClosedActive (on market)New listings
Seasonality
Avg closings
Listings move fastest in December
0
2
4
6
J
F
M
A
M
J
J
A
S
O
N
D
Average closings by calendar month, drawn from at least two years of history.
Price-cut pressure
% of active listings
Sep 2026 — 50% of active listings cut · median cut 8.3%
0%
25%
50%
75%
Oct ’24
Jan ’25
Apr ’25
Jul ’25
Oct ’25
Jan ’26
Apr ’26
Jul ’26
3-month averageSingle month
HOA fees per sqft
$ per sqft, monthly
$0.64 per sqft · Sep 2026
$0.40
$0.50
$0.60
$0.70
$0.80
Oct ’24
Jan ’25
Apr ’25
Jul ’25
Oct ’25
Jan ’26
Apr ’26
Jul ’26
Median monthly HOA fee per square foot among closed sales.
How neighbourhoods compare across Fort Lauderdale
Median sale price, last 12 months. Tap a row to open its report.
Based on 206 closed transactions over the period shown · Updated Oct 4, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.