The River Oaks market

Market report · Neighbourhood · Jul 2026

The River Oaks market, in numbers

Part of Fort Lauderdale — see the Fort Lauderdale report

Homes in River Oaks typically sell in about 219 days, close around 3.9% under ask, prices are up 38.1% on a year ago. With 45.6 months of inventory, it’s a buyer’s market.

Median sale price

$580k

↑ +38.1% YoY

3 sales closed in Jul 2026

Median rent

$2,100/mo

↓ −2.3% MoM↓ −35.9% YoY

4 leases closed in Jul 2026

Time to sell

219 days

typical days on market

Days from listing to going under contract.

Negotiation room

3.9% under ask

typical closing vs asking price

How far below the asking price homes typically close.

Months of inventory

45.6 mo

buyer’s market

Low sample

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

Gross rental yield

4.3%

yearly rent ÷ sale price

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

+12% vs Fort Lauderdale overallmedian sale price

Sells 130 days slower than Fort Lauderdaledays on market

Your questions, answered

Straight answers from River Oaks’s closed transactions.

What does a home here cost?

The median sale closed at $580k in Jul 2026, up 38.1% on a year ago. Typical sales ranged $391k–$864k.

What income do you need to buy here?

At a 6.5% 30-year mortgage with 20% down, the median home runs about $3,851/mo including taxes — comfortable at a household income around $154k a year, using the 30% rule. Renting instead costs $2,100/mo.

Is now a good time to buy?

45.6 months of inventory points to a buyer’s market, and sellers are accepting about 3.9% under ask. Prices are still climbing, so waiting has a cost.

How fast do homes sell?

About 219 days from listing to contract in Jul 2026. The pace picks up toward July and slows around September.

How much room is there to negotiate?

Closings typically land 3.9% under asking price, and 49% of active listings have already reduced their price (median cut 4.7%).

When is the best time to list?

Closings peak in July 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 ($2,100/mo) equals 4.3% of the median sale price, before fees and taxes.

Buying vs renting

Price-to-rent ratio is 23.0 — buying typically starts to beat renting after roughly 8–10 years here.

To buy — median sale price

Sale price, $

$580k↑ +38.1% YoY

Jul 2026 — median $580k · 3 sales · 219 days on market

$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, $

$2,100/mo↓ −2.3% MoM↓ −35.9% YoY

Jul 2026 — median $2,100/mo · 4 leases · 67.5 days on market

$2,000

$4,000

$6,000

$8,000

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

—

$1,090/mo

1 closed Low sample

1 bed

—

$1,742/mo

4 closed Low sample

2 beds

$446k

$2,361/mo

17 closed

3 beds

$565k

$3,790/mo

11 closed

What sells here

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

House

$658k

86% of sales · 12 closed

Townhouse

$380k

14% of sales · 2 closed

Low sample

Market depth

Supply and demand

Listings per month

Jul 2026 — 3 closed · 4 new · 76 active

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 July

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 — 49% of active listings cut · median cut 4.7%

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

$1.41 per sqft · May 2026

$0.80

$1.00

$1.20

$1.40

$1.60

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 River Oaks →Rentals in River Oaks →

Based on 77 closed transactions over the period shown · Updated Aug 9, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.