The Middle River Terrace market

Market report · Neighbourhood · Jul 2026

The Middle River Terrace market, in numbers

Part of Fort Lauderdale — see the Fort Lauderdale report

Homes in Middle River Terrace typically sell in about 192 days. With 79.0 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

$750k

↑ +50.0% MoM

1 sales closed in Jul 2026

Low sample

Median rent

$2,250/mo

↑ +29.5% MoM↑ +12.5% YoY

1 leases closed in Jul 2026

Low sample

Time to sell

192 days

typical days on market

Low sample

Days from listing to going under contract.

Months of inventory

79.0 mo

buyer’s market

Low sample

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

Sells 103 days slower than Fort Lauderdaledays on market

Your questions, answered

Straight answers from Middle River Terrace’s closed transactions.

What does a home here cost?

The median sale closed at $750k in Jul 2026. Typical sales ranged $750k–$750k.

What income do you need to buy here?

At a 6.5% 30-year mortgage with 20% down, the median home runs about $4,980/mo including taxes — comfortable at a household income around $199k a year, using the 30% rule. Renting instead costs $2,250/mo.

Is now a good time to buy?

79.0 months of inventory points to a buyer’s market.

How fast do homes sell?

About 192 days from listing to contract in Jul 2026. The pace picks up toward October and slows around December.

How much room is there to negotiate?

Not enough closed sales this month to measure — the price-cut chart below is the best proxy.

When is the best time to list?

Closings peak in October and bottom out around December. 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 27.8 — buying typically starts to beat renting after roughly 10+ years here.

To buy — median sale price

Sale price, $

$750k↑ +50.0% MoM

Jul 2026 — median $750k · 1 sales · 192 days on market · low sample

$500k

$1.0M

$1.5M

$2.0M

Aug ’25

Oct ’25

Dec ’25

Feb ’26

Apr ’26

Jun ’26

To rent — median monthly rent

Monthly rent, $

$2,250/mo↑ +29.5% MoM↑ +12.5% YoY

Jul 2026 — median $2,250/mo · 1 leases · 168 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

Studio

—

$1,600/mo

2 closed Low sample

1 bed

$284k

$1,615/mo

23 closed Low sample

2 beds

$410k

$2,255/mo

18 closed

3 beds

—

$3,298/mo

2 closed Low sample

What sells here

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

Condo

$234k

38% of sales · 3 closed

House

$464k

63% of sales · 5 closed

Market depth

Supply and demand

Listings per month

Jul 2026 — 1 closed · 3 new · 79 active

100

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 October

0.5

1.5

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

Price-cut pressure

% of active listings

Jul 2026 — 54% of active listings cut · median cut 6.7%

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

$0.62 per sqft · Apr 2026

$0.00

$1.00

$2.00

$3.00

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 Middle River Terrace →Rentals in Middle River Terrace →

Based on 94 closed transactions over the period shown · Updated Aug 9, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.