Iconic Neighborhood · Fort Lauderdale, FL
Las Olas Fort Lauderdale, FL Homes For Sale & Real Estate
Las Olas, Fort Lauderdale, FL, is an iconic neighborhood in Broward County with 6 homes for sale right now. Las Olas is Fort Lauderdale's best-known street and the residential corridor built up around it, a boutique shopping, dining, and gallery district that runs from the edge of downtown east across the Intracoastal Waterway toward the beach.
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Las Olas Market at a Glance
Live MLS · Updated Oct 14, 2026
- Active Inventory
- 6
- New Listings (30d)
- 1
- Pending Sales
- 0
- Median List Price
- $1,897,500
- Avg Days on Market
- 111
Residential MLS data for Las Olas, updated nightly. View full market reports →
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Market Overview
Las Olas real estate market
There are 6 active listings for sale in Las Olas right now. The median list price is $1,897,500, or about $778 per square foot. Listings span $240,000 to $35,000,000, so there is inventory across most budgets. Homes are averaging 111 days on market. These figures update from the MLS as the market moves.
Las Olas Market Stats
MLS data updated October 14, 2026- Active Listings
- 6
- Median List Price
- $1,897,500
- Median $/Sq Ft
- $778
- Avg Days on Market
- 111
- Price Range
- $240,000 to $35,000,000
Frequently Asked Questions
- How many homes are for sale in Las Olas?
- There are 6 active listings for sale in Las Olas right now, and these counts update from the MLS as homes come on the market and go under contract. The top of the market here asks many times the entry level, so Las Olas covers very different kinds of buyer under one name. Ask us to set up a search alert and you will see new Las Olas listings the day they reach the market.
- What is the median home price in Las Olas?
- The median list price in Las Olas is $1,897,500, or roughly $778 per square foot. The median is the midpoint of what is currently listed, so about half of Las Olas homes ask more and half ask less, within a broader range of $240,000 to $35,000,000. The median sits in the lower part of that range, so most Las Olas homes are nearer the entry level and a few high-end listings pull the top up. We can pull recent comparable sales to price a specific home more precisely.
- What price range do homes in Las Olas cover?
- Homes for sale in Las Olas currently range from about $240,000 at the entry level to $35,000,000 at the top of the market. That spread reflects the local mix, from smaller condos and townhomes up to larger single-family and luxury homes, with the median list price around $1,897,500. That is a wide spread, so Las Olas genuinely holds homes at very different budgets rather than one price point. Tell us your budget and must-haves and we will send the Las Olas listings that actually fit.
- How long do homes take to sell in Las Olas?
- Homes in Las Olas are averaging 111 days on market, measured from the day a listing goes live to the day it goes under contract. That is a measured pace, which usually leaves buyers room to negotiate and makes pricing at the outset matter more for sellers. Days on market in Las Olas also shift with the season and with how a home is priced, so a sharply priced listing can still sell well ahead of the average.
- Are there waterfront homes in Las Olas?
- Yes. Las Olas includes waterfront homes with canal, lake, or Intracoastal frontage.
About Las Olas
Las Olas, Fort Lauderdale, FL, is an iconic neighborhood in Broward County with 6 homes for sale right now. Las Olas is Fort Lauderdale's best-known street and the residential corridor built up around it, a boutique shopping, dining, and gallery district that runs from the edge of downtown east across the Intracoastal Waterway toward the beach. The boulevard itself is a walkable stretch of sidewalk cafes, art galleries, and independent shops, and it stays busy well into the evening, which is a draw for owners who want an urban, on-foot lifestyle rather than a car-dependent suburb. Condo towers and mid-rise buildings line the streets around and just off the boulevard, putting residents within a short walk of restaurants and nightlife and within a few minutes' drive of both the beach and the office towers of downtown Fort Lauderdale. Unit types run from compact one-bedroom condos to larger penthouse-scale residences, and several buildings offer resort-style amenities such as a pool deck, fitness center, and covered parking, features that matter in a walkable district where a private yard is not part of the package. Just south and east of the boulevard, the Las Olas Isles are a separate layer of the neighborhood: a set of finger-island streets with waterfront single-family homes and private docks, considerably more expensive than the condo corridor and generally sold as their own distinct listings rather than under the Las Olas name itself. The corridor crosses the Intracoastal by bridge, so traffic and drawbridge openings are a real factor at peak times, something worth confirming before committing to a specific block. Because the area mixes retail, restaurants, and residential towers, buyers should expect more ambient noise than a quiet suburban street, along with condo fees that typically bundle building insurance, common-area maintenance, and amenities into one monthly payment. Parking is also a bigger consideration here than in most Broward neighborhoods: some buildings include a deeded spot while others rely on valet or a shared garage, so it pays to confirm exactly what comes with a given unit before writing an offer. Turnover in the corridor tends to track the broader downtown Fort Lauderdale condo market, with older buildings offering value and newer or renovated units commanding a premium for updated finishes and building amenities. Selling here works best with photography and marketing that plays up the walkability and lifestyle, since that is what separates a Las Olas listing from comparable square footage in a car-dependent part of the county.
- ✓Fort Lauderdale's premier dining & shopping boulevard
- ✓Walkable, urban condo lifestyle
- ✓Crosses the Intracoastal by bridge
- ✓Minutes from the beach & downtown offices
- ✓Adjacent to the Las Olas Isles waterfront estates
- ✓Mix of vintage and newer condo towers
Homes & Architecture
Homes for sale in Las Olas
Homes for sale in Las Olas offer 1 to 7 bedrooms and 1 to 8.5 baths. Floor plans span roughly 459 to 10,000 square feet. The mix here includes single family, condo and townhouse homes. Current prices run from $240,000 to $35,000,000. The homes on the market were built between 1969 and 2026.
Schools
Schools near Las Olas
Homes for sale in Las Olas are typically zoned for the Fort Lauderdale public schools below, based on current MLS listings. Confirm the exact attendance zone for any specific address with the Broward County school district before you buy.
- Elementary School
- Harbordale
- Middle School
- Sunrise
- High School
- Fort Lauderdale
Map
Where Las Olas is in Fort Lauderdale
Centred on the homes listed and recently sold in Las Olas.
HOA
Las Olas HOA fees
- Median HOA fee
- $2,930/mo
- Typical range
- $2,005 to $3,407
- Lowest to highest
- $555 to $3,510
- Listings with a fee
- 4 of 6
Across the 4 homes for sale in Las Olas that list an HOA fee, the median is $2,930 a month. Half of them fall between $2,005 and $3,407. Fees quoted quarterly or yearly are converted to a monthly figure so they compare directly.
The fee most often covers common areas, grounds maintenance, pool upkeep, sewer, trash pickup and water. Coverage differs from one building or section to the next, so read what a specific listing includes before comparing it with another.
Listings here most often mention pool, elevators, fitness center, grounds maintenance and spa hot tub.
4 of the 5 listings that state a pet policy allow pets, often with limits.
From current MLS listings in Las Olas; the figures change as homes come and go. Confirm the fee, any special assessments and the association's rules with the HOA before you buy.
Recent Sales
Recently sold homes in Las Olas
These are the last 5 recorded closings in Las Olas, with the price each home actually sold for rather than what it was listed at. They closed at a median of $412 per square foot. The most recent closed on March 26, 2026. Closed sales are what an appraiser and a buyer's agent will look at, so they are the starting point for pricing a home here.
Sold$390,000
Sold · March 26, 2026
100 N Federal Highway 819
2 bed · 2 bath · 1,200 sqft · $325/sqft
$45,000 under the asking price
Sold$490,000
Sold · March 10, 2026
110 N Federal Highway 715
2 bed · 2 bath · 1,208 sqft · $406/sqft
$5,000 under the asking price
Sold$4,400,000
Sold · February 23, 2026
500 Flamingo Drive
5 bed · 5.5 bath · 5,000 sqft · $880/sqft
$395,000 under the asking price
Sold$975,000
Sold · October 17, 2025
25 Hendricks Isle 203
3 bed · 3.5 bath · 2,364 sqft · $412/sqft
$175,000 under the asking price
Sold$975,000
Sold · September 24, 2025
25 Hendricks Isle 305
3 bed · 3 bath · 2,320 sqft · $420/sqft
$124,000 under the asking price
See every recorded sale in Las Olas or find out what your Las Olas home is worth.
Market & Value
Las Olas market and home values
The Las Olas real estate market reads best through the community's own recent activity, not a county-wide average. The median list price in Las Olas is around $1,897,500, or roughly $778 per square foot. That sits about 387% above the Broward County median, which shows where Las Olas lands in the local market. Recent asking prices have run from $240,000 to $35,000,000, so the home you choose within Las Olas matters as much as the community average. Homes here have recently taken about 111 days to go under contract, a useful gauge of how quickly the Las Olas market is moving. For pricing an offer or a listing, comparable sales within Las Olas carry more weight than any headline number, since homes of the same type and size set the real range. Pure Equity can pull the active and recently sold homes in Las Olas so you work from real numbers, not an estimate.
How It Compares
Las Olas compared to nearby Fort Lauderdale communities
Las Olas carries the highest median of the 7 Fort Lauderdale communities compared here. Price per square foot is the fairer comparison between communities, because it adjusts for the fact that one neighborhood builds bigger homes than another. Days on market shows how quickly each one is actually selling.
| Community | Homes | Median | $/Sq Ft | Days |
|---|---|---|---|---|
| Las Olas this page | 6 | $1,897,500 | $778 | 111 |
| Victoria Park | 36 | $1,585,000 | $672 | 131 |
| Coral Ridge | 60 | $1,250,000 | $539 | 131 |
| Progresso | 124 | $782,381 | $468 | 103 |
| River Reach | 29 | $319,900 | $310 | 124 |
| Q Club Resort & Residences | 31 | $250,000 | $408 | 145 |
| Sunrise Lakes | 162 | $124,450 | $139 | 135 |
Medians come from active listings in each community and move as inventory turns over. They describe the homes currently for sale, not what any one home is worth.
Who It Suits
Is Las Olas right for you?
It helps to know who Las Olas tends to suit before you tour. Las Olas appeals to boaters and buyers who want to be on the water, whether a canal, lake, or the Intracoastal. Waterfront homes carry their own insurance and maintenance considerations, so factor wind and flood coverage into the budget from the start. On price, Las Olas sits at the luxury end of the market, where buyers weigh the specific home, its finishes, and its setting closely. Whether Las Olas is right for you depends on how you plan to use the home, full time or seasonally, and Pure Equity can walk you through the tradeoffs before you commit.
Amenities & Lifestyle
Living in Las Olas
Waterfront homes here offer canal, lake, or Intracoastal frontage, and some sites include private dockage.
Location
Las Olas location
Las Olas is located in Fort Lauderdale, part of Broward County, Florida. The Fort Lauderdale area's shopping, dining, schools, and parks are all nearby, and the region's job centers, beaches, and airports are within driving distance.
Buying in Las Olas
Buying a home in Las Olas
The buying process in Las Olas is the one used across Broward County. Getting a mortgage pre-approval first tells you your real budget and lets you move quickly when the right home comes up. Property taxes factor into the monthly payment: the median annual property tax in Broward County is about $3,610. Florida's homestead exemption lowers the taxable value of a primary residence, and the Save Our Homes cap limits how fast that assessed value can rise from year to year. Budget for homeowners insurance as well. Rates in Florida reflect wind and flood exposure, so gather quotes early and check whether a specific address sits in a FEMA flood zone. Once you are under contract, plan for a home inspection and, if you are financing, a lender appraisal, both of which fall inside the inspection period. Working with an agent who knows Fort Lauderdale means you see new listings in Las Olas the day they reach the market.
Selling in Las Olas
Selling a home in Las Olas
Selling a home in Las Olas starts with pricing it correctly for current conditions. List prices in Las Olas currently center around $1,897,500, which is a starting reference for where a comparable home might be positioned. Homes that are decluttered, professionally photographed, and priced to recent comparable sales tend to draw the most interest in the first two weeks, when a listing is newest and gets the most views. Florida sellers usually pay the documentary stamp tax on the deed, currently $0.70 per $100 of the sale price in most counties, along with prorated property taxes and, by local custom in many areas, the owner's title insurance policy. We provide a no-obligation home valuation for Las Olas owners in Fort Lauderdale, so you can see what your property could sell for before you commit to listing.
Thinking of Selling?
What is your Las Olas home worth?
Online estimates miss what makes a home different. Tell us about yours and a licensed listing agent will send you a pricing opinion based on what has actually closed near you in Las Olas.
Listing agents and seller representation in Las Olas
Thinking about selling in Las Olas? The agent you pick shapes two numbers: what your home closes for, and how long it takes. A listing agent, also called a seller's agent, prices the property against what has actually closed nearby. They also prepare and market it, screen the offers that arrive, and negotiate the terms rather than just the price.
Conditions in Las Olas sit close to balanced, which rewards sellers who price against real closed sales instead of neighboring asking prices. Homes here are averaging about 111 days from listing to accepted offer, so build that into your moving timeline.
Community-level detail matters most here. Association rules, what the fees cover, and which buildings sell fastest all affect your outcome. So does whether a buyer needs board approval before closing. None of it appears in a listing description. All of it decides whether a sale closes on time.
Pure Equity is a licensed Florida brokerage serving Las Olas. Onias Derilus is the broker of record, Florida Real Estate Broker license BK3276618. A broker holds a higher license than an agent working under one. In practice that means the person advising you on price is also the one legally responsible for the file. That matters most when a deal gets complicated.
More on this: listing agents in Fort Lauderdale · how to cancel a listing agreement · selling a house with code violations
Realtors and real estate agents serving Las Olas
People search for realtors, real estate agents, and real estate brokers more or less interchangeably. For most purposes the job title matters less than licensing and representation. Every licensed agent in Florida works under a broker. That broker carries final responsibility for the transaction.
What separates real estate professionals in Las Olas is specificity. Can they answer questions about your street, not just your city? Ask what they have closed nearby and how they arrived at a price. A grounded answer cites particular recent sales. It also explains why those homes compare to yours. Vague reassurance is the warning sign.
More on this: home value after a renovation: what actually adds · how waterfront homes are valued · Florida seller disclosures and inspections
Buyer's agents in Las Olas
A buyer's agent represents the purchaser rather than the owner. They identify properties that actually fit and research what comparable homes sold for, not what they asked. They also advise on offer strategy. Finally, they manage inspection and financing deadlines through to closing.
Where buyers have room to negotiate, as they do in Las Olas, the leverage is only worth something if you know where it exists and what to ask for. If you are buying and selling at the same time, which is common for people moving within Broward County, sequencing the two is its own skill: contingencies, timing, and what happens if one closing slips all need planning before either home goes on the market.
What representation costs
Real estate commissions are negotiable. No law, multiple listing service, or association sets them. If an agent tells you there is a standard rate, they are misinforming you. What you pay is agreed between you and the brokerage you hire. Get it in writing before the work begins.
Industry rules changed in 2024. Now a buyer and their agent must put compensation in a written buyer agreement before touring homes together. Sellers may still offer to contribute toward the buyer's side. However, that is negotiated rather than assumed. It is worth thinking through with your listing agent before you go live.
More on this: how commission is actually structured · reading an offer properly · handling multiple offers
Buying Instead?
Search Las Olas with someone local
We will tell you which listings are worth your time, what comparable homes actually closed for, and how to structure an offer that holds up through inspection and financing.
Frequently asked questions
How do I find a listing agent in Las Olas?
Ask any listing agent you interview two questions. Which homes have they closed near Las Olas, and how did they arrive at their suggested price? A grounded answer names recent closed sales. It also explains why those homes compare to yours. With a median around $1,897,500 here, the gap between realistic pricing guidance and optimistic guidance is real money. Verify the license too. Florida licenses are public and searchable through the state's DBPR portal. Pure Equity is a licensed brokerage serving Broward County. You can reach the broker directly at (561) 835-5400.
What does a seller's agent actually do?
A seller's agent prices the home against comparable closed sales. Before it goes live, they advise on repairs and presentation. Then they handle photography and marketing, and put the home in front of buyers and other agents. When offers arrive, they screen them and negotiate both price and terms. Terms matter as much as the number, because inspection windows, financing contingencies, and closing dates all affect whether an offer reaches the closing table.
How much does a real estate agent cost in Las Olas?
Commissions are fully negotiable. No law or real estate board sets them. What you pay is whatever you and your brokerage agree to in writing before work begins. Since the 2024 rule changes, buyers and their agents must agree compensation in a written buyer agreement before touring homes. Any seller contribution toward the buyer's side is negotiated rather than automatic. Ask any agent you interview to put their fee in writing.
What is the difference between a realtor, a real estate agent, and a broker?
A real estate agent holds a state license to represent buyers and sellers. A broker holds a higher-level license and can operate a brokerage. That broker also carries final legal responsibility for the office's transactions. Realtor is a membership term for agents belonging to the National Association of Realtors. For someone buying or selling in Las Olas, three practical questions matter. Is the person licensed, who do they represent in your transaction, and what can they actually tell you about your local market?
Do I need an agent to buy a home in Las Olas?
You are not legally required to use one, but most buyers in Las Olas do. A buyer's agent handles the parts that are easy to get wrong. That means identifying what comparable homes actually closed for, spotting condition or association issues early, and managing inspection and financing deadlines. Even in a slower market, negotiating room is only useful if you know where it exists.
Can one agent help me sell my current home and buy the next one?
Yes. For people moving within Broward County it is often the more practical route, because one person coordinates both timelines. Sequencing is the hard part. Should your purchase be contingent on your sale? How would you cover a gap if the closings do not line up? What happens if one side is delayed? Plan all of that before either home is listed, rather than after an offer arrives.
Public Records
Look up Las Olas property records
Anything on this page that affects what a home costs to own, assessed value, exemptions, flood zone, is published by a public agency. These are the official sources, not our summaries of them.
Broward County Property Appraiser
Assessed value, homestead exemption status, and recorded sales history for any parcel.
FEMA Flood Map Service Center
Look up the official flood zone for an address before you budget for insurance.
Florida Department of Revenue, property taxes
How Florida assesses property, and which exemptions you can claim.
More Communities in Fort Lauderdale
The Palms
Condominium
Sunrise Lakes
Condominium
Progresso
Community
Coral Ridge
Waterfront Community
Victoria Park
New Construction
Q Club Resort & Residences
Waterfront Community
Point Of Americas
Waterfront Community
River Reach
Waterfront Community
Gallery One
Condominium
Rio Vista
Waterfront Community
Coral Ridge Galt
Waterfront Community
Four Seasons
Waterfront Community
Nearby Communities in Broward County
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