MEDIAN SALE PRICE
$4.82M
trailing 90d
MEDIAN $/SF
$992
per sqft
ACTIVE INVENTORY
17
for sale
SOLD VS. ORIGINAL ASK
85.8%
NEW93.1% of final list
DAYS TO CONTRACT
113
NEW158 to close
MARKET PULSE
0.12
Buyer's market
MEDIAN SALE PRICE OVER TIME
MARKET PULSE
las-olas-isles
BUYER'S ADVANTAGE
Today 0.12 · Fort Lauderdale 0.16
MARKET SUMMARY · 12 MONTHS
| Median sale price | $4.82M | |
| Median $/SF | $992 | |
| Median days on market | 136 | |
| Total sales (12mo) | 21 | |
| New listings (12mo) | 38 | |
| Sold ÷ original ask NEW | 85.8% | |
| Sold ÷ final list price NEW | 93.1% | |
| Sold below original ask NEW | 90% | |
| Median days to contract NEW | 113 | |
| Median days to close NEW | 158 | |
| How buyers paid NEW | 67% cash · 29% fin. · 5% n/d | |
| Months of supply | — | 9.7 |
| 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
NEW113
days, listing → contract
33
days, contract → closing
158
days, listing → closing
| Single-family · 18 | 106 days to contract · 147 to close · 83.8% of original ask |
How long homes took to go under contract
Medians of 21 closed sales, Nov 2025 – Oct 2026. Days are counted from the listing date.
HOW BUYERS PAID
NEW70%
cash share of disclosed sales
Financing reported on 95% of sales (20 of 21).
Cash: paid entirely in cash. Financed: any mortgage or loan, including a mix of cash and loan. Not disclosed: payment method not reported, or reported only as “Other” / 1031 exchange. 21 closed sales of homes, Nov 2025 – Oct 2026.
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 ISLES
Most active buildings by for-sale inventory · all condo buildings in Fort Lauderdale → · A–Z directory →
Monthly market report for Las Olas Isles → · Broward County market →
MARKET NARRATIVE
The for-sale market in Las Olas Isles, Fort Lauderdale, is carrying 17 active listings this week at a median list price of $8,950,000. Fresh supply arrived over the past month — 4 new listings — against 2 pending sales, putting the market pulse at 0.12, a buyer's market. Homes are taking a median of 166 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 ISLES
How much do homes cost in Las Olas Isles?
The median sale price in Las Olas Isles is $4.82M over the trailing 90 days, and the median list price is $8,950,000.
Is Las Olas Isles a buyer's or seller's market?
Las Olas Isles is currently a buyer's market. Its market pulse — pending sales divided by active listings — is 0.12; readings at or above 0.60 favor sellers and below 0.40 favor buyers.
How many homes are for sale in Las Olas Isles?
There are 17 active for-sale listings in Las Olas Isles as of snapshot 2026-W45, updated weekly.
How long do homes take to sell in Las Olas Isles?
Homes in Las Olas Isles spend a median of 136 days on market.
What is the price per square foot in Las Olas Isles?
The median list price per square foot in Las Olas Isles is $992.
What share of Las Olas Isles 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 Isles?
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 Isles?
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.
How much housing inventory does Las Olas Isles have?
Las Olas Isles has about 9.7 months of supply — active for-sale listings divided by the average monthly pace of closed sales over the trailing 12 months. Below roughly six months typically favors sellers; above it favors buyers.
Every figure above appears elsewhere on this page · snapshot 2026-W45.