The Lauderdale Lakes West Gate market

Market report · Neighbourhood · Jul 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 137 days, close around 8.2% under ask, prices are down 26.6% on a year ago. With 59.4 months of inventory, it’s a buyer’s market.

Some comparisons are hidden until at least 3 transactions close in a month. Medians below are drawn from very small samples — treat them as indicative.

Median sale price

$80k

↓ −36.0% MoM↓ −26.6% YoY

7 sales closed in Jul 2026

Median rent

$1,475/mo

↓ −10.6% MoM↑ +13.5% YoY

2 leases closed in Jul 2026

Low sample

Time to sell

137 days

typical days on market

Days from listing to going under contract.

Negotiation room

8.2% under ask

typical closing vs asking price

How far below the asking price homes typically close.

Months of inventory

59.4 mo

buyer’s market

Active listings divided by the monthly sales pace. Under 4 months favors sellers; over 6 favors buyers.

−64% vs Fort Lauderdale overallmedian sale price

Sells 48 days slower than Fort Lauderdaledays on market

HOA fees 1.52× 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 $80k in Jul 2026, down 26.6% on a year ago. Typical sales ranged $56k–$143k.

What income do you need to buy here?

At a 6.5% 30-year mortgage with 20% down, the median home runs about $1,057/mo including taxes and HOA — comfortable at a household income around $42k a year, using the 30% rule. Renting instead costs $1,475/mo.

Is now a good time to buy?

59.4 months of inventory points to a buyer’s market, and sellers are accepting about 8.2% under ask. Prices have eased over the past year, which favors patient buyers.

How fast do homes sell?

About 137 days from listing to contract in Jul 2026. The pace picks up toward December and slows around September.

How much room is there to negotiate?

Closings typically land 8.2% under asking price, and 49% 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?

Yield needs at least 3 closed sales and 3 closed leases in a month — this area doesn’t clear that bar yet.

Buying vs renting

Price-to-rent ratio is 4.5 — buying typically starts to beat renting after roughly 3–4 years here.

To buy — median sale price

Sale price, $

$80k↓ −36.0% MoM↓ −26.6% YoY

Jul 2026 — median $80k · 7 sales · 137 days on market

$100k

$200k

$300k

$400k

$500k

Aug ’25

Oct ’25

Dec ’25

Feb ’26

Apr ’26

Jun ’26

To rent — median monthly rent

Monthly rent, $

$1,475/mo↓ −10.6% MoM↑ +13.5% YoY

Jul 2026 — median $1,475/mo · 2 leases · 99.5 days on market · low sample

$1,000

$2,000

$3,000

$4,000

Aug ’25

Oct ’25

Dec ’25

Feb ’26

Apr ’26

Jun ’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

$1,427/mo

53 closed

2 beds

$108k

$1,707/mo

48 closed

3 beds

$323k

$3,075/mo

8 closed

What sells here

Sales mix and median price by property type, last 12 months.

Condo

$89k

92% of sales · 67 closed

House

$439k

5% of sales · 4 closed

Townhouse

$218k

3% of sales · 2 closed

Low sample

Market depth

Supply and demand

Listings per month

Jul 2026 — 7 closed · 15 new · 376 active

100

200

300

400

Aug ’24

Nov ’24

Feb ’25

May ’25

Aug ’25

Nov ’25

Feb ’26

May ’26

ClosedActive (on market)New listings

Seasonality

Avg closings

Listings move fastest in December

Average closings by calendar month, drawn from at least two years of history.

Price-cut pressure

% of active listings

Jul 2026 — 49% of active listings cut · median cut 8.3%

25%

50%

75%

Aug ’24

Nov ’24

Feb ’25

May ’25

Aug ’25

Nov ’25

Feb ’26

May ’26

3-month averageSingle month

HOA fees per sqft

$ per sqft, monthly

$0.69 per sqft · Jul 2026

$0.40

$0.50

$0.60

$0.70

$0.80

Aug ’24

Nov ’24

Feb ’25

May ’25

Aug ’25

Nov ’25

Feb ’26

May ’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.

$9.14M

$6.53M

$3.61M↑ +9.5% YoY

$3.54M

$2.75M↑ +103.8% YoY

$2.1M↑ +55.7% YoY

$1.85M↓ −13.8% YoY

$1.3M

$1.24M

$1.2M↑ +104.8% YoY

$1.15M↓ −15.7% YoY

$1.1M↑ +38.7% YoY

$974k↑ +1.7% YoY

$958k

$942k

Harbour Isles of Fort Lauderdale

$941k↑ +80.7% YoY

$904k↑ +15.7% YoY

$884k↑ +32.4% YoY

$875k

$838k↓ −27.9% YoY

$811k↑ +5.6% YoY

$804k↑ +52.4% YoY

$773k

$755k

$748k↑ +38.1% YoY

$745k↑ +16.4% YoY

Emerald Estates at Weston

$730k↓ −31.7% YoY

Poinciana Park

$700k↑ +81.8% YoY

Lauderdale Park

$690k

Rolling Hills Golf and Tennis Club

$681k

$664k

$650k↑ +6.5% YoY

$638k↓ −12.7% YoY

$633k↑ +13.3% YoY

$592k↑ +7.4% YoY

$580k↑ +41.7% YoY

$574k↑ +29.9% YoY

$564k↓ −1.1% YoY

$548k

$535k

$525k

$523k

$519k

$513k↑ +19.0% YoY

$513k

$496k↑ +13.5% YoY

$487k↓ −10.2% YoY

Sunrise Golf Village West

$485k↓ −10.3% YoY

$480k↓ −5.6% YoY

$477k

$473k↑ +8.9% YoY

$472k↑ +59.5% YoY

$472k↑ +39.7% YoY

$463k

$458k↓ −6.2% YoY

$450k↑ +6.2% YoY

$450k

$448k↑ +33.9% YoY

$442k↓ −4.5% YoY

$438k

$427k↓ −40.8% YoY

$426k

$426k

$425k

$425k↓ −14.1% YoY

$421k↑ +9.8% YoY

Sunrise Golf Village East

$421k↑ +0.0% YoY

$419k↑ +359.3% YoY

$416k↑ +13.7% YoY

$416k↑ +19.5% YoY

$411k↑ +3.3% YoY

I-95 Business Corridor South

$410k

Lauderdale Lakes North Gate

$406k

$400k

$400k↑ +37.1% YoY

$387k↓ −10.1% YoY

$378k

$377k↓ −5.8% YoY

$370k

$366k

$364k↓ −22.2% YoY

$363k↓ −0.8% YoY

$358k

$355k↓ −99.9% YoY

$352k↓ −68.2% YoY

$351k

$350k↑ +13.8% YoY

Arrowhead Golf & Tennis Club

$348k↑ +5.9% YoY

The Mainlands of Tamarac Lakes

$348k↓ −17.1% YoY

Hampton Hills Condominiums

$328k

$317k

$315k↓ −35.9% YoY

$311k↓ −47.7% YoY

$305k↓ −16.5% YoY

$298k↓ −10.2% YoY

Villas at Woodland Greens

$296k

Lauderdale Tower Condominiums

$280k

Spring Tree

$276k↓ −57.4% YoY

Oakland Estates

$268k↑ +260.5% YoY

100

Sail Boat Lake Pointe

$255k↓ −10.1% YoY

101

Pine Island Ridge

$250k↓ −33.9% YoY

102

Coral Ridge Towers North Condominiums

$249k

103

Park City

$238k↓ −3.1% YoY

104

Westwood

$223k↓ −9.0% YoY

105

River Manor

$220k

106

Oakland Forest

$202k↑ +17.8% YoY

107

The Cypress at Woodmont

$202k

108

Leisure by the Sea North

$190k

109

Coral Ridge Towers South Condominiums

$188k

110

Arrowhead Condominium

$175k↓ −8.2% YoY

111

Three Lakes

$172k↓ −26.2% YoY

112

Marina Oaks

$168k

113

Lake Emerald

$161k

114

Woodland Lakes

$155k↓ −44.1% YoY

115

The Village at Harbor Beach Condominiums

$150k↓ −23.1% YoY

116

Lauderdale Lakes East Gate

$129k↓ −17.0% YoY

117

Greens of Inverrary

$125k

118

Inverrary

$120k↓ −12.9% YoY

119

Sunrise Lakes

$104k↓ −4.9% YoY

120

Lauderdale Lakes West Gate

$94k↓ −26.6% YoY

121

Lauderhill East

$88k

Homes for sale in Lauderdale Lakes West Gate →Rentals in Lauderdale Lakes West Gate →

Based on 204 closed transactions over the period shown · Updated Aug 9, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.