Community · West Park, FL
Lake Forest West Park, FL Homes For Sale & Real Estate
Lake Forest, West Park, FL, is a community in Broward County with 21 homes for sale right now. Lake Forest Sec 4 is a community in West Park, Broward County, Florida.
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Lake Forest Market at a Glance
Live MLS · Updated Oct 14, 2026
- Active Inventory
- 20
- New Listings (30d)
- 5
- Pending Sales
- 11
- Median List Price
- $506,950
- Closed Sales (September)
- 4
- Median Sale Price (September)
- $415,000
- Months of Inventory
- 5.3
- Avg Days on Market
- 98
Residential MLS data for Lake Forest, updated nightly. View full market reports →
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Market Overview
Lake Forest real estate market
There are 21 active listings for sale in Lake Forest right now. The median list price is $515,000, or about $379 per square foot. Listings span $249,900 to $599,995, so there is inventory across most budgets. Homes are averaging 94 days on market. These figures update from the MLS as the market moves.
Lake Forest Market Stats
MLS data updated October 14, 2026- Active Listings
- 21
- Median List Price
- $515,000
- Median $/Sq Ft
- $379
- Avg Days on Market
- 94
- Price Range
- $249,900 to $599,995
Frequently Asked Questions
- What do homes sell for in Lake Forest, West Park?
- Forty-nine homes closed in the past year, from $298,500 to $650,000, with a median of $440,000 and about $349 a square foot. Original homes needing work sold near the bottom of that range, while renovated three- and four-bedroom homes generally closed between about $480,000 and $530,000.
- Does Lake Forest have an HOA?
- No recent listing in Lake Forest reports an HOA fee, and several listing agents describe the neighborhood as having no HOA. That means no monthly association dues and no leasing or architectural approvals, though city codes and permits still apply to additions, fences, parking and pools.
- How fast do homes sell in Lake Forest?
- The median home that sold in the past year spent 47 days on the market and closed at 100% of its list price. Several homes sold above asking. Homes that sat longer were usually priced at renovated-home levels without the renovation, or needed significant work.
- How big are the homes and lots?
- Recent listings range from about 572 to 2,458 square feet, with a median near 1,252, and from two to six bedrooms. Lots run from about 0.11 to 0.27 acres, and the typical lot is around 0.17 acres. Almost every home is one story and built of concrete block.
- Is Lake Forest good for rental investors?
- It can be. With no HOA there is no leasing approval or waiting period, and recent leases ran from about $2,700 to $4,500 a month, with a median near $3,600. Compare that with purchase prices around the $440,000 median, and budget for older systems in a 1950s house.
- Are homes in Lake Forest on septic or sewer?
- Nearly every recent listing reports public water and public sewer, and only three report a septic tank. Ask for confirmation on the specific house during your inspection period, since a few older homes in the area may still use septic, and one listing mentions a private irrigation well.
- Do any Lake Forest homes have pools or waterfront lots?
- A few do. Only seven of 79 recent listings report a private pool, and six are marked waterfront, mostly on a lake, with a few more listing lake privileges or lake views. Most lots are interior lots with garden views. Many listings mention room to add a pool, which is simpler with no HOA, though the city's permitting rules still apply.
- Which schools serve Lake Forest?
- Current MLS listings assign Lake Forest Elementary, McNicol Middle and Hallandale High. Attendance zones can change, so confirm the assignment for the exact address with Broward County Public Schools before you choose a home for its school. Magnet and choice programs in the county are another option worth reviewing.
- How many homes are for sale in Lake Forest?
- There are 21 active listings for sale in Lake Forest right now, and these counts update from the MLS as homes come on the market and go under contract. Prices cluster fairly closely, with the top of the market about 2.4 times the entry level. Ask us to set up a search alert and you will see new Lake Forest listings the day they reach the market.
- What is the median home price in Lake Forest?
- The median list price in Lake Forest is $515,000, or roughly $379 per square foot. The median is the midpoint of what is currently listed, so about half of Lake Forest homes ask more and half ask less, within a broader range of $249,900 to $599,995. The median sits high in that range, so most Lake Forest homes are nearer the top and the cheapest listings are the exception. We can pull recent comparable sales to price a specific home more precisely.
- What price range do homes in Lake Forest cover?
- Homes for sale in Lake Forest currently range from about $249,900 at the entry level to $599,995 at the top of the market. That spread reflects lot size, square footage, and finish level across the single-family homes here, with the median list price around $515,000. The spread is moderate, so there is real choice here without the extremes some markets show. Tell us your budget and must-haves and we will send the Lake Forest listings that actually fit.
- How long do homes take to sell in Lake Forest?
- Homes in Lake Forest are averaging 94 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 Lake Forest 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.
About Lake Forest
Lake Forest, West Park, FL, is a community in Broward County with 21 homes for sale right now. Lake Forest Sec 4 is a community in West Park, Broward County, Florida. Active listings are priced from $249,900 to $695,000. Homes were built between 1956 and 1962. Pure Equity lists homes in Lake Forest and represents buyers. Commission is negotiable, and what we are paid is agreed with you in writing before you commit to anything.
Lake Forest is a neighborhood of single-family homes in West Park, in southern Broward County, built mostly in the mid and late 1950s. Recent listings show build years from 1953 to 1977, with most between 1956 and 1962. The homes are one-story concrete block houses on lots of roughly 0.11 to 0.27 acres, and the typical lot is about 0.17 acres. The plat is split into sections, and most recent listings sit in Lake Forest Section 4, with others in Sections 1 and 2. There is no homeowners association on any recent listing. That combination of an older block house, a usable yard and no HOA is what most buyers here are looking for.
If you own in Lake Forest and are thinking about selling, the market has been steady. Forty-nine homes closed between September 2025 and early October 2026, at prices from $298,500 to $650,000. The median closing was $440,000, or about $349 a square foot. Homes sold at a median of 100% of list price, and the median home spent 47 days on the market. Several sellers got more than asking. A three-bedroom, one-bath house of 924 square feet on SW 39th Street closed at $504,900 against a $489,900 list price, and a three-bedroom on SW 34th Avenue closed at $520,000, above its $515,000 asking price.
The spread in those prices comes mostly from condition. Original homes that need work closed near the bottom of the range: a three-bedroom, one-bath house of 1,333 square feet on SW 48th Avenue sold for $298,500. Renovated homes with impact windows, newer roofs and updated kitchens sold in the $500,000 range. One house shows the gap clearly. It closed on SW 40th Avenue at $315,000 in June 2026 as a three-bedroom, two-bath home and came back on the market renovated, with a fourth bedroom and a third bath, at $575,000. A seller with an updated home should price against the renovated sales, and a seller with an original home should price for an investor.
Supply is moderate. At the time of writing there were 21 homes for sale and nine under contract, against 49 closings over the past year. Active prices ran from $249,900 to $599,995, with a median of $515,000. That asking median sits well above the closing median, which tells you that many current listings are renovated homes, and that a few are priced ahead of the market. A seller entering now competes with those homes for the same buyers. Good photos of the updates, the roof and window documentation, and a price set from the renovated closings on your street usually decide the outcome.
For buyers, the housing stock is consistent and simple. Recent listings run from two to six bedrooms and from about 572 to 2,458 square feet, with a median near 1,252. Almost every home is one story and concrete block, most with shingle roofs. Only seven of 79 recent listings report a pool, and most homes have no garage, so many have a carport or driveway parking instead. Several listing agents mention room for a boat or RV and space to add a pool, which is one advantage of no HOA. Ask for the age of the roof, the electrical panel and the plumbing, since these are 1950s houses even when the interiors are new.
Utilities are straightforward. Nearly every listing reports public water and public sewer, with only three showing septic, so ask the question but expect city service. One listing mentions a private well for irrigation. With no HOA, there are no association fees, no architectural review and no leasing approval, and 63 listings report no community restrictions at all. That is good news for investors. Recent leases ran from about $2,700 to $4,500 a month, with a median near $3,600. Most listings that address pets allow them, subject to city rules. Remember that a buyer pays property tax at the new purchase price, not the current owner's homestead-capped bill.
A handful of homes sit on water. Six of the recent listings are marked waterfront, mostly lakefront, and a few more mention lake privileges or lake views. Most lots look out on gardens and the street instead. Listings describe the neighborhood as quiet, with street lights and sidewalks on some blocks. Agents point to quick access to I-95, Florida's Turnpike and US 441, which matters here because West Park sits between Miami and Fort Lauderdale. Hollywood and the beaches are a short drive east, and Miami is a short drive south, which makes the location useful for people who commute in either direction.
Preparing a Lake Forest home for sale follows a short checklist. Buyers here ask first about the roof, the windows and the electrical panel, because those decide the insurance cost on a 1950s house. Have the roof permit and age, any impact window permits and a four-point inspection ready before you list. If the house has an addition, a converted garage or an in-law suite, pull the permits now, since unpermitted space is a common reason deals stall in older Broward neighborhoods. Recent listings mention roofs replaced in 2023 and 2026, newer A/C systems and backup generators, and details like those belong in your listing too.
Lake Forest fits a buyer who wants a detached house with a yard in south Broward at a price well below most of the county, and who would rather fix up a solid block house than pay an HOA for amenities. It also fits investors, given the steady rents and the lack of leasing rules. It does not fit a buyer who wants a new build, a community pool or a gate. For sellers, the message is simple: buyers are paying full price for finished homes, so either finish the work or price the house honestly for someone who will.
Amenities
- ✓No HOA on any recent listing
- ✓Single-family lots of about 0.11 to 0.27 acres
- ✓One-story concrete block homes
- ✓Public water and sewer on most listings
- ✓A few lakefront and lake-privilege lots
- ✓Room for boats or RVs on many lots, per listings
Homes & Architecture
Homes for sale in Lake Forest
Homes for sale in Lake Forest offer 2 to 5 bedrooms and 1 to 3 baths. Living areas run from about 844 to 2,409 square feet. The mix here includes single family homes. Current prices run from $249,900 to $599,995. The homes on the market were built between 1953 and 1961.
Schools
Schools near Lake Forest
Homes for sale in Lake Forest are typically zoned for the West Park public schools below, based on current MLS listings. Confirm the exact attendance zone for any specific address with the Broward school district before you buy.
- Elementary School
- Lake Forest
- Middle School
- McNicol
- High School
- Hallandale
Map
Where Lake Forest is in West Park
Centred on the homes listed and recently sold in Lake Forest.
HOA
Does Lake Forest have an HOA?
All 21 homes for sale in Lake Forest right now report no homeowners association. That means no monthly association fee, but also no shared rules or amenities run by an association. Check the listing and the property records for any deed restrictions before you buy.
Recent Sales
Recently sold homes in Lake Forest
These are the last 24 recorded closings in Lake Forest, with the price each home actually sold for rather than what it was listed at. They closed at a median of $349 per square foot. The most recent closed on October 6, 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$455,000
Sold · October 6, 2026
3611 SW 33rd Avenue
3 bed · 2 bath · 1,100 sqft · $414/sqft
$24,000 under the asking price
Sold$480,000
Sold · September 22, 2026
4160 SW 36th Street
4 bed · 2 bath · 1,400 sqft · $343/sqft
$9,900 under the asking price
Sold$332,000
Sold · September 18, 2026
3840 SW 31st Court
3 bed · 1 bath · 1,503 sqft · $221/sqft
$3,000 over the asking price
Sold$504,900
Sold · September 16, 2026
4580 SW 39th Street
3 bed · 1 bath · 924 sqft · $546/sqft
$15,000 over the asking price
Sold$350,000
Sold · September 3, 2026
4140 SW 36th Street
2 bed · 1 bath · 878 sqft · $399/sqft
Sold$500,000
Sold · August 28, 2026
3610 SW 45th Avenue
4 bed · 2 bath · 1,413 sqft · $354/sqft
| Address | Closed | Sold for | Beds / baths | Sq ft | $/sq ft |
|---|---|---|---|---|---|
| 4111 SW 32nd Drive | August 5, 2026 | $435,000 | 3 / 2 | 1,194 | $364 |
| 3230 SW 47th Avenue | August 4, 2026 | $430,000 | 3 / 1 | 1,036 | $415 |
| 3110 SW 34th Avenue | July 31, 2026 | $520,000 | 3 / 2 | 1,050 | $495 |
| 4520 SW 33rd Drive | July 24, 2026 | $495,000 | 3 / 2 | 1,102 | $449 |
| 3111 SW 34th Avenue | July 22, 2026 | $439,000 | 3 / 2 | 1,306 | $336 |
| 3201 SW 48th Avenue | July 2, 2026 | $298,500 | 3 / 1 | 1,333 | $224 |
| 3831 SW 31st Court | July 1, 2026 | $440,000 | 3 / 2 | 2,296 | $192 |
| 3651 SW 40th Avenue | June 30, 2026 | $315,000 | 3 / 2 | 1,276 | $247 |
| 3021 SW 37th Terrace | June 26, 2026 | $529,000 | 4 / 2 | 1,807 | $293 |
| 3411 SW 35th Street | June 18, 2026 | $360,000 | 3 / 2 | 1,197 | $301 |
| 3601 SW 44th Avenue | June 17, 2026 | $400,000 | 2 / 1 | 886 | $451 |
| 3751 SW 32nd Court | May 26, 2026 | $500,000 | 3 / 2 | 1,215 | $412 |
| 4410 SW 30th Street | May 26, 2026 | $480,000 | 4 / 3 | 2,384 | $201 |
| 3920 SW 32nd Avenue | May 21, 2026 | $440,000 | 3 / 2 | 1,730 | $254 |
| 3871 SW 31st Court | May 19, 2026 | $650,000 | 5 / 3 | 2,196 | $296 |
| 3150 SW 39th Avenue | May 17, 2026 | $518,000 | 3 / 2 | 1,050 | $493 |
| 3200 SW 47th Avenue | May 12, 2026 | $449,000 | 3 / 1 | 1,288 | $349 |
| 3720 SW 32nd Street | May 1, 2026 | $350,000 | 3 / 2 | 1,419 | $247 |
See every recorded sale in Lake Forest or find out what your Lake Forest home is worth.
Market & Value
Lake Forest market and home values
Values in Lake Forest track the community's own sales more closely than any broad regional number. The median list price in Lake Forest is around $515,000, or roughly $379 per square foot. That sits about 32% above the Broward County median, which shows where Lake Forest lands in the local market. Recent asking prices have run from $249,900 to $599,995, so the home you choose within Lake Forest matters as much as the community average. Homes here have recently taken about 94 days to go under contract, a useful gauge of how quickly the Lake Forest market is moving. For pricing an offer or a listing, comparable sales within Lake Forest 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 Lake Forest so you work from real numbers, not an estimate.
How It Compares
Lake Forest compared to nearby West Park communities
Lake Forest sits 3 of 7 on median price among these West Park communities. 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 |
|---|---|---|---|---|
| Miami Gardens Estates | 4 | $570,000 | $325 | 64 |
| Miami Gardens Estates Sec | 9 | $540,000 | $398 | 239 |
| Lake Forest this page | 21 | $515,000 | $379 | 94 |
| West Carver Ranches Add N | 2 | $514,500 | $319 | 195 |
| Carver Ranches | 5 | $489,500 | $388 | 145 |
| Hyde Park | 2 | $459,500 | $309 | 26 |
| Sunland Park | 1 | $369,900 | $356 | 42 |
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 Lake Forest right for you?
A quick read on who fits Lake Forest saves time before you visit. Lake Forest suits a range of buyers, from first-time owners to move-up families, who want a home in West Park with the everyday conveniences of the area close by. On price, Lake Forest lands in the middle of the market, a common fit for move-up buyers and full-time residents. Whether Lake Forest 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 Lake Forest
Life in Lake Forest is about the house and the yard rather than shared amenities. There is no clubhouse or community pool, and no HOA, so owners use their lots as they like: fenced yards, fruit trees, room for a boat or trailer, and additions where the city permits them. A few homes back onto a lake, and a few have private pools, but most owners spend time on patios and lanais. The streets run on a simple grid of SW avenues and streets, which keeps traffic local. Shopping, dining and parks are a short drive away, and listing agents note the area's easy reach to the major highways.
Location
Lake Forest location
Lake Forest is in the City of West Park in Broward County, zip code 33023. Homes sit along a grid of streets including SW 31st Court, SW 31st Drive, SW 32nd Street, SW 33rd Avenue, SW 34th Avenue, SW 36th Street, SW 39th Street and SW 40th Avenue, out to SW 48th Avenue. Listing agents describe quick access to I-95, Florida's Turnpike and US 441, with Hollywood, Fort Lauderdale and Miami all within a short drive. Current MLS listings assign Lake Forest Elementary, McNicol Middle and Hallandale High. Confirm the attendance zone for a specific address with Broward County Public Schools before you buy.
Buying in Lake Forest
Buying a home in Lake Forest
Buying in Lake Forest follows the same path as the rest of 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 West Park means you see new listings in Lake Forest the day they reach the market.
Selling in Lake Forest
Selling a home in Lake Forest
A successful sale in Lake Forest comes down to pricing, presentation, and marketing. List prices in Lake Forest currently center around $515,000, 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 Lake Forest owners in West Park, so you can see what your property could sell for before you commit to listing.
Thinking of Selling?
What is your Lake Forest 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 Lake Forest.
Listing agents and seller representation in Lake Forest
Thinking about selling in Lake Forest? 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 Lake Forest sit close to balanced, which rewards sellers who price against real closed sales instead of neighboring asking prices. Homes here are averaging about 94 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 Lake Forest. 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: how listing agent commission works · selling a home in a 55 and over community
Realtors and real estate agents serving Lake Forest
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 Lake Forest 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: appraisal vs CMA: which number should you trust? · zestimate vs CMA: how accurate are online estimates? · taxes and money when you sell
Buyer's agents in Lake Forest
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 Lake Forest, 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 · tax on the sale, and who actually answers it · timing a listing in the Florida market
Buying Instead?
Search Lake Forest 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 Lake Forest?
Ask any listing agent you interview two questions. Which homes have they closed near Lake Forest, 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 $515,000 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 Lake Forest?
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 Lake Forest, 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 Lake Forest?
You are not legally required to use one, but most buyers in Lake Forest 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 Lake Forest 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.
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