Fort Lauderdale property values are moving in two directions at once in 2026. Houses keep gaining value while condos lose it. Redfin puts the citywide median sale price at about $605,000 for the three months ending September 2026, up 14.1% from a year earlier.
Across Broward County, the median single-family home rose 2.4% to $641,500 in September, while the median condo or townhouse fell 14.5% to $235,000.
This guide explains where values stand by property type, how much waterfront adds, and what is pushing prices up or down right now.
Quick Answer: What Is a Home Worth in Fort Lauderdale Today?
The typical Fort Lauderdale home sold for about $605,000 in the three months ending September 2026, or roughly $407 per square foot, according to Redfin. A single-family house in Broward County had a median of $641,500 in September 2026, and a condo or townhouse had a median of $235,000. Waterfront single-family homes trade at a large premium.
In the most recent Douglas Elliman report, the waterfront median was $1.9 million, compared with $650,000 for all Fort Lauderdale single-family homes.
Current Home Prices by the Numbers
Different sources measure different areas and time windows, so this page labels each figure with its source, geography, and month. City figures cover the City of Fort Lauderdale. County figures cover all of Broward County, including Fort Lauderdale, Hollywood, Pompano Beach, Coral Springs, and the rest of the county.
| Measure (source, period) | Value | Change from a year earlier |
|---|---|---|
| Fort Lauderdale median sale price, all home types (Redfin, 3 months ending Sep 2026) | $604,712 | Up 14.1% |
| Fort Lauderdale median price per square foot (Redfin, Sep 2026) | $407 | Up 3.2% |
| Fort Lauderdale sale-to-list ratio (Redfin, Sep 2026) | 94.7% | Up 0.3 points |
| Broward single-family median (Miami REALTORS, Sep 2026) | $641,500 | Up 2.4% |
| Broward condo and townhouse median (Miami REALTORS, Sep 2026) | $235,000 | Down 14.5% |
| Broward single-family months of supply (Miami REALTORS, Sep 2026) | 4.2 months | Down from 5.4 |
| Broward condo and townhouse months of supply (Miami REALTORS, Sep 2026) | 10.2 months | Down from 11.6 |
| Fort Lauderdale waterfront single-family median (Douglas Elliman, Q3 2025) | $1,905,958 | Up 17.3% |
What the citywide median does and does not tell you
The 14.1% jump in the Redfin median is real, but it mixes houses, condos, and townhomes in one number. When fewer low-priced condos close and more houses do, the citywide median rises even if no individual home gained 14%. That is why the Broward single-family figure, up a more modest 2.4%, is the better gauge of what a typical house actually gained in value over the past year.
How fast homes are selling
Homes in Fort Lauderdale took about 104 days to sell over the three months ending September 2026, down from 130 days a year earlier, according to Redfin. Sellers received 94.7% of their final list price on average. Redfin scores the city 13 out of 100 on its Compete Score, which it describes as not very competitive. In practice, that means buyers can negotiate on most listings, while well-priced homes in strong locations still go under contract in weeks, not months.
Why House Values Are Rising While Condo Values Fall
The split between houses and condos is the single biggest story in Fort Lauderdale property values right now, and it comes down to supply and to Florida’s post-Surfside condo safety laws.
Single-family supply is tightening
Active single-family listings in Broward fell 18.1% year over year to 4,351 in September 2026, and months of supply dropped to 4.2. The median time to contract shortened to 39 days, from 48 a year earlier. Fewer houses competing for the same buyers keep single-family prices rising even with mortgage rates near 7%.
Condo buyers are pricing in reserve and inspection costs
Florida now requires condo associations in buildings three habitable stories or taller to complete a structural integrity reserve study (SIRS) and fully fund the reserves it calls for. Owners can no longer vote to waive or reduce structural reserves for budgets adopted on or after December 31, 2024. Most associations faced a December 31, 2025 deadline for the first study.
For many older buildings, this has meant sharply higher monthly fees or large special assessments, and buyers discount the purchase price to account for them.
Broward condo supply sits at 10.2 months, more than double the single-family figure, which gives condo buyers far more leverage than house buyers.
What this means if you own or are buying a condo
A condo’s value now depends heavily on its building’s paperwork. Before making an offer, ask for the latest SIRS, the milestone inspection report (if the building requires one), the current reserve balance, and any approved or pending special assessments.
A newer building with fully funded reserves can hold its value well, while an older building with an unfunded study can pull nearby prices down.
Our guide to buying waterfront property in Fort Lauderdale covers the due diligence steps in more detail.
How Much Does Waterfront Add to Property Values?
Waterfront is the largest single driver of value in Fort Lauderdale. In Douglas Elliman’s Q3 2025 Fort Lauderdale report, prepared by Miller Samuel from South Florida MLS data, waterfront single-family homes had a median sale price of $1,905,958 across 82 closed sales, up 17.3% from a year earlier. All single-family homes in the city had a median of $650,000 in the same quarter.
A waterfront house therefore sold for roughly 2.9 times the citywide single-family median. On a per-square-foot basis, waterfront homes averaged $993, compared with $623 for all single-family homes.
The waterfront condo market moved in the opposite direction. The waterfront condo median fell 16.7% to $450,000 in the same report, following the broader condo trend.
Not every waterfront lot is valued the same
Inside the waterfront category, price depends on what kind of boat a lot can handle and how quickly it reaches the ocean. A deep-water lot with no fixed bridges to the Intracoastal and ocean access in minutes commands far more than a shallow canal lot behind a low bridge, even on the same street grid.
Water depth, bridge clearance, seawall condition, frontage length, and whether the lot sits on a point or a wide canal all change the number.
We explain how buyers weigh these factors in our article on how waterfront views affect Fort Lauderdale home values.
What Is Driving Fort Lauderdale Property Values in 2026
Buyers from the Northeast keep arriving
Redfin’s migration data for April to June 2026 shows New York as the top metro whose homebuyers searched to move into Fort Lauderdale, followed by Washington, D.C. and Boston.
Those buyers often come with equity from higher-priced markets and favor houses and waterfront homes over condos, which helps explain why demand is concentrated at the single-family and luxury end.
Broward recorded 255 home sales of $1 million or more in August 2026, up 22.6% from 208 a year earlier, according to Miami REALTORS.
Cash buyers soften the impact of mortgage rates
Miami REALTORS reported the 30-year fixed mortgage rate at 6.67% in August 2026 and 7.17% by September 15. Higher rates usually cool prices, but 35.9% of Broward closings in August were cash purchases, including 52.2% of condo sales and 21.8% of single-family sales. A
large cash share means a meaningful part of the market does not depend on financing, which keeps prices steadier than rates alone would suggest.
Location and lifestyle set the long-term floor
Fort Lauderdale’s canal system, beaches, the Las Olas corridor, and its position about 30 miles north of downtown Miami are why demand returns after every slowdown.
These do not move prices month to month, but they explain why the city’s values have held a premium over the national median. Redfin estimates the Fort Lauderdale median is 41% above the U.S. median.
Our guide to the best neighborhoods in Fort Lauderdale compares the areas where these factors matter most.
Is Fort Lauderdale Real Estate Still a Good Investment in 2026?
For single-family homes, the data points to steady demand. Inventory is down, time to contract is shorter, and prices are still rising, though more slowly than in the 2021 to 2022 run-up.
For waterfront homes, the premium has widened, and buyers who understand water depth and bridge access are paying for it. For condos, 2026 is a buyer’s market.
Prices are falling, and supply is high, so there are opportunities in well-funded buildings and real risk in buildings facing large assessments. In every category, the deciding factor is the specific property, not the citywide average.
Looking for Your Dream Home?
Josh Dotoli is the founder and CEO of Dotoli Group, a luxury real estate team with Compass in Fort Lauderdale, FL, established in 2013.
DOTOLI Group consistently ranks in the top 1% of real estate teams nationwide for sales production and is affiliated with Compass, the number one residential brokerage in the United States.
Josh has closed record-breaking waterfront sales, including a $17M transaction at 1515 East Lake Drive, and has been recognized by South Florida Business and Wealth Magazine with the Up and Comer Award in residential real estate and named among the Best Real Estate Agents in America by Real Trends
