The Sleepy River market

Market report · Neighbourhood · Mar 2026

The Sleepy River market, in numbers

Part of Fort Lauderdale — see the Fort Lauderdale report

Homes in Sleepy River typically sell in about 64 days.

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

$400k

1 sales closed in Mar 2026

Low sample

Median rent

$1,549/mo

1 leases closed in Oct 2026

Low sample

Time to sell

64 days

typical days on market

Low sample

Days from listing to going under contract.

Sells 34 days faster than Fort Lauderdaledays on market

Your questions, answered

Straight answers from Sleepy River’s closed transactions.

What does a home here cost?

The median sale closed at $400k in Mar 2026. Typical sales ranged $400k–$400k.

What income do you need to buy here?

At a 6.5% 30-year mortgage with 20% down, the median home runs about $2,656/mo including taxes — comfortable at a household income around $106k a year, using the 30% rule. Renting instead costs $1,549/mo.

Is now a good time to buy?

Too few recent sales for a confident read — see the longer-run trend below.

How fast do homes sell?

About 64 days from listing to contract in Mar 2026. The pace picks up toward October and slows around January.

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 January. 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 21.5 — buying typically starts to beat renting after roughly 8–10 years here.

To buy — median sale price

Sale price, $

$400k

Mar 2026 — median $400k · 1 sales · 64 days on market · low sample

$400k

Nov ’25

Jan ’26

Mar ’26

May ’26

Jul ’26

Sep ’26

To rent — median monthly rent

Monthly rent, $

$1,549/mo

Oct 2026 — median $1,549/mo · 1 leases · 30 days on market · low sample

$1,500

$1,550

$1,600

$1,650

$1,700

Nov ’25

Jan ’26

Mar ’26

May ’26

Jul ’26

Sep ’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

—

$1,624/mo

2 closed Low sample

2 beds

$400k

—

1 closed Low sample

What sells here

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

House

$400k

100% of sales · 1 closed

Low sample

Market depth

Supply and demand

Listings per month

Oct 2026 — 0 closed · 0 new · 10 active

Nov ’24

Feb ’25

May ’25

Aug ’25

Nov ’25

Feb ’26

May ’26

Aug ’26

ClosedActive (on market)New listings

Seasonality

Avg closings

Listings move fastest in October

0.2

0.4

0.6000000000000001

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

Price-cut pressure

% of active listings

Oct 2026 — 50% of active listings cut · median cut 6.3%

25%

50%

75%

Nov ’24

Feb ’25

May ’25

Aug ’25

Nov ’25

Feb ’26

May ’26

Aug ’26

3-month averageSingle month

HOA fees per sqft

$ per sqft, monthly

Too few closed transactions to chart HOA fees here.

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.

$6.22M

$4.3M↑ +103.8% YoY

$3.54M

$3.14M

$2.19M↑ +21.2% YoY

$2.1M↑ +55.7% YoY

$1.44M

$1.3M

$1.2M↑ +104.8% YoY

$1.16M↓ −14.7% YoY

$1.11M↓ −0.1% YoY

$1.07M↓ −16.9% YoY

Harbour Isles of Fort Lauderdale

$1.03M

$1.02M

$994k↑ +27.7% YoY

$958k

$910k↓ −5.4% YoY

$893k↑ +40.1% YoY

$888k

$887k

$847k↑ +147.8% YoY

$835k↑ +3.1% YoY

$797k↑ +28.9% YoY

$716k↓ −13.9% YoY

$714k

Emerald Estates at Weston

$711k↓ −14.4% YoY

$700k

$694k↑ +1.8% YoY

$664k

$661k↑ +7.2% YoY

$645k

$631k↓ −1.8% YoY

$626k↑ +16.4% YoY

$611k

$576k↑ +26.2% YoY

$568k

$555k

$540k

$532k↓ −51.2% YoY

$525k

$518k↑ +144.5% YoY

$515k↓ −19.3% YoY

$508k↓ −2.8% YoY

$505k

$505k↑ +151.9% YoY

$501k↓ −16.0% YoY

$495k

Sunrise Golf Village West

$492k↑ +8.0% YoY

Rolling Hills Golf and Tennis Club

$490k

Woodstock

$490k↓ −23.3% YoY

Chula Vista

$485k↓ −23.8% YoY

Springtree Lakes

$477k

Lauderdale Lakes North Gate

$472k

$469k↓ −0.9% YoY

$456k

$452k

$450k↓ −47.8% YoY

$449k↑ +53.8% YoY

$444k↓ −26.1% YoY

Sunrise Golf Village East

$440k↑ +33.2% YoY

$440k↓ −12.5% YoY

$435k↑ +93.0% YoY

$435k↑ +1.3% YoY

$423k↑ +22.6% YoY

$417k↓ −18.9% YoY

$412k↓ −22.6% YoY

$411k↑ +117.6% YoY

I-95 Business Corridor South

$410k

$410k↓ −31.0% YoY

$403k

$400k

$396k↓ −20.9% YoY

$396k↓ −6.7% YoY

$395k↑ +6.3% YoY

$394k↓ −22.1% YoY

$389k↑ +35.4% YoY

$387k↓ −14.1% YoY

$387k↓ −9.8% YoY

$386k↑ +20.1% YoY

$373k

$373k↓ −7.0% YoY

$369k↓ −13.6% YoY

$365k

$358k↓ −1.2% YoY

Villas at Woodland Greens

$358k

Arrowhead Golf & Tennis Club

$355k↑ +5.9% YoY

$349k

$341k↑ +21.1% YoY

$340k↑ +13.3% YoY

$340k

The Mainlands of Tamarac Lakes

$333k↓ −35.5% YoY

Royal Palm Isles

$315k↓ −31.6% YoY

Georgetown

$303k↑ +23.4% YoY

Hampton Hills Condominiums

$300k

Midtown Plantation

$299k

Spring Tree

$284k↓ −49.3% YoY

Lauderdale Tower Condominiums

$270k

Oakland Estates

$255k↓ −10.1% YoY

Pine Island Ridge

$245k↓ −32.5% YoY

100

Sail Boat Lake Pointe

$244k

101

Park City

$242k↓ −75.7% YoY

102

Westwood

$217k↓ −11.3% YoY

103

The Cypress at Woodmont

$202k

104

Oakland Forest

$195k↑ +20.4% YoY

105

Leisure by the Sea North

$190k

106

Three Lakes

$176k↑ +6.7% YoY

107

Marina Oaks

$168k

108

Lake Emerald

$153k

109

River Manor

$150k

110

The Village at Harbor Beach Condominiums

$150k↓ −23.1% YoY

111

Woodland Lakes

$146k↓ −23.9% YoY

112

Lauderdale Lakes East Gate

$127k↓ −9.1% YoY

113

Greens of Inverrary

$124k

114

Inverrary

$116k↓ −38.1% YoY

115

Sunrise Lakes

$100k↓ −4.3% YoY

116

Lauderhill East

$94k

117

Lauderdale Lakes West Gate

$93k↑ +46.0% YoY

Homes for sale in Sleepy River →Rentals in Sleepy River →

Based on 8 closed transactions over the period shown · Updated Nov 1, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.