The Fort Lauderdale market

Market report · City · Aug 2026

The Fort Lauderdale market, in numbers

Homes in Fort Lauderdale typically sell in about 86 days, close around 3.5% under ask, prices are up 10.2% on a year ago. With 44.5 months of inventory, it’s a buyer’s market.

Median sale price

$470k

↑ +2.2% MoM↑ +10.2% YoY

159 sales closed in Aug 2026

Median rent

$2,400/mo

↑ +6.7% MoM↑ +0.0% YoY

204 leases closed in Aug 2026

Time to sell

86 days

typical days on market

Days from listing to going under contract.

Negotiation room

3.5% under ask

typical closing vs asking price

How far below the asking price homes typically close.

Months of inventory

44.5 mo

buyer’s market

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

Gross rental yield

6.1%

yearly rent ÷ sale price

A year of median rent as a share of the median sale price.

Your questions, answered

Straight answers from Fort Lauderdale’s closed transactions.

What does a home here cost?

The median sale closed at $470k in Aug 2026, up 10.2% on a year ago. Typical sales ranged $98k–$1.51M.

What income do you need to buy here?

At a 6.5% 30-year mortgage with 20% down, the median home runs about $3,709/mo including taxes and HOA — comfortable at a household income around $148k a year, using the 30% rule. Renting instead costs $2,400/mo.

Is now a good time to buy?

44.5 months of inventory points to a buyer’s market, and sellers are accepting about 3.5% under ask. Prices are still climbing, so waiting has a cost.

How fast do homes sell?

About 86 days from listing to contract in Aug 2026. The pace picks up toward June and slows around February.

How much room is there to negotiate?

Closings typically land 3.5% under asking price, and 48% of active listings have already reduced their price (median cut 6.2%).

When is the best time to list?

Closings peak in June and bottom out around February. 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 ($2,400/mo) equals 6.1% of the median sale price, before fees and taxes.

Buying vs renting

Price-to-rent ratio is 16.3 — buying typically starts to beat renting after roughly 5–7 years here.

To buy — median sale price

Sale price, $

$470k↑ +2.2% MoM↑ +10.2% YoY

Aug 2026 — median $470k · 159 sales · 86 days on market

$1.0M

$2.0M

$3.0M

Sep ’25

Nov ’25

Jan ’26

Mar ’26

May ’26

Jul ’26

To rent — median monthly rent

Monthly rent, $

$2,400/mo↑ +6.7% MoM↑ +0.0% YoY

Aug 2026 — median $2,400/mo · 204 leases · 55 days on market

$2,000

$4,000

$6,000

$8,000

Sep ’25

Nov ’25

Jan ’26

Mar ’26

May ’26

Jul ’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

Studio

$339k

$1,360/mo

85 closed

1 bed

$121k

$1,660/mo

1135 closed

2 beds

$271k

$2,204/mo

2409 closed

3 beds

$495k

$3,267/mo

1749 closed

What sells here

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

Condo

$196k

39% of sales · 1052 closed

House

$548k

50% of sales · 1327 closed

Townhouse

$408k

11% of sales · 293 closed

Market depth

Supply and demand

Listings per month

Aug 2026 — 159 closed · 430 new · 8979 active

5000

10000

15000

Sep ’24

Dec ’24

Mar ’25

Jun ’25

Sep ’25

Dec ’25

Mar ’26

Jun ’26

ClosedActive (on market)New listings

Seasonality

Avg closings

Listings move fastest in June

100

150

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

Price-cut pressure

% of active listings

Aug 2026 — 48% of active listings cut · median cut 6.2%

25%

50%

75%

Sep ’24

Dec ’24

Mar ’25

Jun ’25

Sep ’25

Dec ’25

Mar ’26

Jun ’26

3-month averageSingle month

HOA fees per sqft

$ per sqft, monthly

$0.55 per sqft · Aug 2026

$0.40

$0.45

$0.50

$0.55

$0.60

Sep ’24

Dec ’24

Mar ’25

Jun ’25

Sep ’25

Dec ’25

Mar ’26

Jun ’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.

$11.28M

$5.72M

$4.3M↑ +103.8% YoY

$3.61M↑ +9.5% YoY

$3.54M

$2.1M↑ +55.7% YoY

$1.9M↓ −13.8% YoY

$1.3M

$1.24M

$1.2M↑ +104.8% YoY

$1.15M↓ −15.7% YoY

$1.11M↑ +7.8% YoY

$1.11M↑ +121.6% YoY

$989k↑ +96.9% YoY

Harbour Isles of Fort Lauderdale

$987k↑ +53.7% YoY

$973k↑ +45.8% YoY

$958k

$934k↑ +33.1% YoY

$916k↑ +98.5% YoY

$893k↑ +14.6% YoY

$874k

$830k↓ −9.6% YoY

$821k↑ +15.7% YoY

$748k↑ +38.1% YoY

$745k↑ +115.2% YoY

$723k↓ −34.0% YoY

$703k↑ +130.3% YoY

$702k

Emerald Estates at Weston

$695k↓ −45.8% YoY

$690k

$666k↑ +43.7% YoY

$664k

$645k

$631k↓ −1.8% YoY

Rolling Hills Golf and Tennis Club

$610k

$565k↓ −24.1% YoY

$548k

$542k↓ −32.3% YoY

$525k

$523k

$519k

$514k↑ +58.3% YoY

$513k↑ +19.0% YoY

$505k

$495k↑ +15.8% YoY

Sunrise Golf Village West

$486k↑ +2.8% YoY

$485k↓ −23.8% YoY

$479k↑ +8.9% YoY

$477k

$472k↓ −17.8% YoY

$463k

$463k

$463k

$463k

$452k↑ +5.0% YoY

$449k

$438k↑ +1.3% YoY

$436k↓ −4.8% YoY

$436k↑ +5.5% YoY

$430k↑ +34.7% YoY

Sunrise Golf Village East

$426k↑ +24.7% YoY

$425k

$425k↓ −14.1% YoY

$424k↓ −52.9% YoY

$418k↑ +7.9% YoY

$418k↓ −10.0% YoY

$417k

$411k↑ +3.3% YoY

I-95 Business Corridor South

$410k

Lauderdale Lakes North Gate

$405k

$401k↓ −29.3% YoY

$400k

$399k↓ −1.1% YoY

$396k↓ −3.5% YoY

$393k↓ −5.8% YoY

$388k

$383k↓ −32.5% YoY

$373k↑ +71.4% YoY

$370k

$366k

$366k↓ −40.0% YoY

$363k↓ −0.8% YoY

$358k

$351k

Arrowhead Golf & Tennis Club

$348k↑ +5.9% YoY

The Mainlands of Tamarac Lakes

$344k↓ −14.3% YoY

Hampton Hills Condominiums

$328k

$323k↑ +45.2% YoY

$317k

$309k↓ −14.9% YoY

$305k↓ −16.5% YoY

Villas at Woodland Greens

$304k

Coral Ridge Towers North Condominiums

$297k↑ +33.3% YoY

Oakland Estates

$287k↑ +253.3% YoY

Georgetown

$280k↓ −10.2% YoY

Lauderdale Tower Condominiums

$280k

Spring Tree

$279k↑ +24.5% YoY

Pine Island Ridge

$253k↑ +19.7% YoY

Park City

$253k↑ +69.1% YoY

100

Sail Boat Lake Pointe

$251k

101

Westwood

$230k↑ +46.0% YoY

102

River Manor

$220k

103

The Cypress at Woodmont

$202k

104

Oakland Forest

$198k↑ +17.8% YoY

105

Leisure by the Sea North

$190k

106

Coral Ridge Towers South Condominiums

$188k

107

Arrowhead Condominium

$181k

108

Three Lakes

$172k↓ −26.2% YoY

109

Marina Oaks

$168k

110

Lake Emerald

$153k

111

The Village at Harbor Beach Condominiums

$150k↓ −23.1% YoY

112

Woodland Lakes

$150k↓ −21.2% YoY

113

Lauderdale Lakes East Gate

$137k

114

Greens of Inverrary

$125k

115

Inverrary

$120k↓ −8.0% YoY

116

Lauderdale Lakes West Gate

$106k↑ +110.0% YoY

117

Sunrise Lakes

$101k↓ −23.1% YoY

118

Lauderhill East

$90k

Homes for sale in Fort Lauderdale →Rentals in Fort Lauderdale →

Based on 12284 closed transactions over the period shown · Updated Sep 1, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.