MEDIAN SALE PRICE
$2.58M
▼ 14.5% YoY
MEDIAN $/SF
$1,007
▼ 7.8% YoY
ACTIVE INVENTORY
9
for sale
SOLD VS. ORIGINAL ASK
79.4%
NEW94.0% of final list
DAYS TO CONTRACT
106
NEW147 to close
MARKET PULSE
0.22
Buyer's market
MEDIAN SALE PRICE OVER TIME
MARKET PULSE
las-olas-by-the-sea-ext
BUYER'S ADVANTAGE
Today 0.22 · Fort Lauderdale 0.16
MARKET SUMMARY · 12 MONTHS
| Median sale price | $2.58M | |
| Median $/SF | $1,007 | |
| Median days on market | 95 | |
| Total sales (12mo) | 7 | |
| New listings (12mo) | 15 | |
| Sold ÷ original ask NEW | 79.4% | |
| Sold ÷ final list price NEW | 94.0% | |
| Sold below original ask NEW | 100% | |
| Median days to contract NEW | 106 | |
| Median days to close NEW | 147 | |
| Months of supply | — | — |
| Sale-to-just-value COUNTY | — | 1.10× |
| Owner-occupied COUNTY | — | 63.4% |
TIER HEALTH
Price-tier breakdown is published only for markets with 30+ active for-sale listings, so each tier's median clears the min-sample threshold (§2.2b · §7.4). This market reports at the summary level above.
TIME TO SELL · LISTING TO CLOSING
NEW106
days, listing → contract
26
days, contract → closing
147
days, listing → closing
| Single-family · 7 | 106 days to contract · 147 to close · 79.4% of original ask |
Medians of 7 closed sales, Nov 2025 – Oct 2026. Days are counted from the listing date.
WHAT LISTING SITES CAN'T SEE PUBLIC RECORDS · RECORDED DEEDS
63.4%
Owner-occupied (homestead) COUNTY
1.10×
Sale-to-just-value ratio COUNTY
46.3%
Homes sold, 10-yr COUNTY
+1.0%
Appreciation YTD · $/SF COUNTY CLOSED SALES
Appreciation YTD compares the median price per square foot of closed sales so far this year against the same period last year. Price per square foot rather than median price, because a median price moves with which homes sold — over this span South Beach ran +1.9% on median price but −4.3% per square foot. Effective tax rate: modeling in progress — the county roll carries no millage field, so we show “—” rather than an estimate.
CONDO BUILDINGS IN LAS OLAS BY THE SEA EXT
Most active buildings by for-sale inventory · all condo buildings in Fort Lauderdale → · A–Z directory →
Monthly market report for Las Olas By The Sea Ext → · Broward County market →
MARKET NARRATIVE
The for-sale market in Las Olas By The Sea Ext, Fort Lauderdale, is carrying 9 active listings this week at a median list price of $4,200,000. Fresh supply arrived over the past month — 3 new listings — against 2 pending sales, putting the market pulse at 0.22, a buyer's market. Homes are taking a median of 95 days on market. For context, Fort Lauderdale runs at a 0.16 pulse. If inventory keeps outpacing contracts, buyers gain room to negotiate.
Generated from this week's snapshot · every figure cited appears on this page
FREQUENTLY ASKED · LAS OLAS BY THE SEA EXT
How much do homes cost in Las Olas By The Sea Ext?
The median sale price in Las Olas By The Sea Ext is $2.58M over the trailing 90 days, and the median list price is $4,200,000.
Is Las Olas By The Sea Ext a buyer's or seller's market?
Las Olas By The Sea Ext is currently a buyer's market. Its market pulse — pending sales divided by active listings — is 0.22; readings at or above 0.60 favor sellers and below 0.40 favor buyers.
How many homes are for sale in Las Olas By The Sea Ext?
There are 9 active for-sale listings in Las Olas By The Sea Ext as of snapshot 2026-W45, updated weekly.
How long do homes take to sell in Las Olas By The Sea Ext?
Homes in Las Olas By The Sea Ext spend a median of 95 days on market.
What is the price per square foot in Las Olas By The Sea Ext?
The median list price per square foot in Las Olas By The Sea Ext is $1,007.
What share of Las Olas By The Sea Ext homes are owner-occupied?
About 63.4% of homes in surrounding Broward County are owner-occupied (homestead), per public property records — the county-level figure is shown because homestead data isn't published at the neighborhood level.
How often do homes sell in Las Olas By The Sea Ext?
About 46.3% of homes in surrounding Broward County have changed hands over the past decade — roughly 4.6% per year — based on qualified arm's-length sales in public deed records. The county figure is shown because deed-level turnover isn't computed at the neighborhood level.
How long do homeowners typically own in Las Olas By The Sea Ext?
Homeownership in Broward County skews long-term: only about 46% of homes had a qualified sale in the past decade, so roughly 54% of owners have held 10+ years, per public deed records.
Are home prices in Las Olas By The Sea Ext rising or falling?
The median sale price in Las Olas By The Sea Ext is $2.58M, down 14.5% year over year and the median price per square foot is down 7.8%. Figures compare the trailing 90 days to the same period a year earlier.
Every figure above appears elsewhere on this page · snapshot 2026-W45.