Fort Lauderdale housing market: the numbers
| Month | Typical Fort Lauderdale home value | Change on prior year |
|---|---|---|
| August 2026 | $511,500 | −1.3% |
| August 2025 | $518,200 | −4.9% |
| August 2024 | $545,000 | +1.8% |
| August 2023 | $535,400 | +3.0% |
| August 2022 | $519,800 | +25.9% |
| August 2021 | $413,000 | +15.1% |
| August 2020 | $358,900 | +4.2% |
| August 2019 | $344,400 | +2.3% |
| August 2018 | $336,700 | +6.4% |
| August 2017 | $316,500 | +5.6% |
| August 2016 | $299,700 | n/a |
Zillow Home Value Index (all homes, smoothed, seasonally adjusted) and Zillow metro market data for the Miami–Fort Lauderdale–West Palm Beach metro. Metro figures cover the wider region.
What the ten-year trend shows
Fort Lauderdale's typical home value rose from $299,692 in August 2016 to a peak of $544,965 in August 2024, and has since eased to $511,473. Over ten years that is a gain of about 71%, and over five years 23.9%, but the last two years have both been down: 4.9% in the year to August 2025 and 1.3% in the year to August 2026.
| Year to August | Change in typical value |
|---|---|
| 2020 to 2021 | +15.1% |
| 2021 to 2022 | +25.9% |
| 2022 to 2023 | +3.0% |
| 2023 to 2024 | +1.8% |
| 2024 to 2025 | -4.9% |
| 2025 to 2026 | -1.3% |
The pattern is a sharp run-up in 2021 and 2022, a flat 2023 and 2024, and a gentle decline since. The city is holding up slightly better than Broward County as a whole, where Zillow's typical value fell 2.1% to $423,492, and it is falling a little less steeply than in 2025. Florida's statewide figure was down 1.5%.
The property appraiser's own figures tell a similar story for houses. Its median single-family market value in Fort Lauderdale was $570,100 in its June 2026 report, against $566,425 in July 2025, close to flat. Countywide the median moved from $515,490 to $514,320.
Sale times, price cuts and inventory across the metro
Zillow publishes these measures for the Miami metro, which includes Fort Lauderdale, Miami and West Palm Beach, not for the city alone. Each is compared with the same month a year earlier.
Days to pending
An average of 98 days in August 2026, against 97 days a year earlier. Homes are taking about three months to go under contract, with no speed-up yet. Because it is an average, a few very slow listings can pull it up, so ask for the median time for your ZIP and price range.
Sale-to-list ratio
0.957 in July 2026, up from 0.953. The typical home sold for about 4.3% below its final asking price, a slightly smaller discount than a year before.
Price cuts
18.9% of listings had a price cut in August 2026, down from 21.5%. Fewer sellers are having to reduce, which suggests list prices are closer to where buyers are.
Inventory
48,328 homes for sale across the metro, down 14.3% from 56,417. Shrinking supply is the main reason prices have stopped falling faster.
Median sale price
$491,667 in July 2026, up 2.8% from $478,333. The median sale price can rise while the typical value slips, because it reflects whichever homes sold that month, while the typical value covers the whole housing stock.
How the market differs by ZIP code and neighborhood
City-wide numbers hide wide gaps. Zillow's August 2026 ZIP values ranged from $365,913 in 33311, down 1.9%, to $863,144 in 33301, up 1.2%. ZIP 33312 fell the most, 2.2%, while 33301, 33305 and 33316 all rose.
At neighborhood level the split is sharper. The waterfront isles gained: Seven Isles was up 10.8%, Lauderdale Harbours 13.9% and Las Olas Isles 5.1%. Several areas with older, lower-priced housing or many condos fell, including Flagler Heights (down 15.2%), Middle River Terrace (down 6.1%) and Sailboat Bend (down 5.4%). If you are pricing a home, use sales from the same neighborhood and water frontage, not the city figure. Our Fort Lauderdale neighborhoods guide has values for 15 areas.
Condos, waterfront homes and new builds
Condos
The appraiser counted 27,878 condo units in Fort Lauderdale in July 2025, with a median market value of $413,310, compared with 36,156 single-family homes at $566,425. Condo buyers are weighing association reserves, milestone inspections and special assessments, and condo-heavy Zillow areas such as Central Beach (down 1.2%) and the Galt Mile (up 1.3%) moved far less than the waterfront isles. Read our milestone inspection guide before buying in an older building.
Luxury waterfront homes
The top of the market is the strongest segment. The average single-family market value in the city was $1,079,952 in June 2026, nearly double the median, because of the isles. Zillow values for Seven Isles, Nurmi Isles and Bay Colony were all above $4.5 million.
Entry-level homes
ZIPs 33311 and 33312, at $365,913 and $483,310, are where buyers find the lowest prices in the city, and both fell over the year. Compare with nearby cities such as Oakland Park, where Zillow's typical value was $367,399.
New construction
New condos are discounting. The developer of Selene Oceanfront Residences lists more than $7 million in price reductions in its final release. See the new construction guide for current projects.
Is now a good time to buy a house in Fort Lauderdale?
It is a better time to buy than at any point since 2021 if you plan to stay several years. Prices are slightly lower, there are fewer bidding wars, and sellers are negotiating. The main costs to watch are the mortgage rate, 7.03% for a 30-year loan in the week of September 24, 2026, and insurance.
Use the time on market
With about 98 days to pending, you can ask for inspections, insurance quotes and condo documents before committing, and negotiate on what they reveal.
Price the monthly cost
On the typical home, 10% down, principal and interest are about $3,072 a month at 7.03%. Add property tax, insurance, flood cover if needed and any HOA fee. The cost of living guide breaks these down.
Compare with renting
Zillow's typical rent was $2,736 a month in August 2026. Buying the typical home with 10% down costs about $3,072 in principal and interest, plus roughly $720 a month in property tax with homestead at 2025 rates, before insurance. Owning costs more each month at typical prices, so the case for buying rests on how long you stay.
Budget the tax on your price
The appraiser's 2025 median assessed value for a Fort Lauderdale house was $367,860 against a median market value of $566,425. Your bill will be based on close to what you pay; see the Broward County property tax guide.
Is now a good time to sell a house in Fort Lauderdale?
If you need to sell, you can, but price for today's market rather than 2024's. The typical value is about 6% below its August 2024 peak, and the average home takes about three months to go under contract.
Price to recent sales
Homes sold for about 95.7% of their final list price in July 2026. Listing well above recent comparable sales usually leads to a price cut later.
Prepare the paperwork buyers ask for
Have the wind mitigation report, four-point inspection, flood zone and elevation certificate, and for condos the association's budget and milestone report ready. It shortens the time buyers spend on due diligence.
Estimate your net
Deed stamps, title costs, commission and prorated taxes come off the price. Try the seller net proceeds calculator.
Outlook: what published forecasts say
We do not make our own forecast. Zillow's home value forecast, published with its August 2026 data, expects the Miami metro's typical value to rise 0.4% by September 2026, 1.0% by November 2026 and 2.6% by August 2027, compared with 1.4% nationally over the same year. Forecasts are often revised, so treat that as a direction, not a promise.
Two policy changes are worth watching. Amendment 3 on the November 2026 ballot would raise the homestead exemption for non-school taxes and cut the annual assessment cap on non-homestead property from 10% to 5%, which would affect landlords and second-home owners. Insurance costs and condo rules are the other factors to watch.
Is it cheaper to live in Miami or Fort Lauderdale?
On Zillow's August 2026 figures, Fort Lauderdale is cheaper: a typical home value of $511,473 against $580,866 in Miami, and typical rent of $2,736 against $3,008.
Are home prices dropping in Broward County?
Slightly. Zillow's Broward typical value was $423,492 in August 2026, down 2.1% over the year and up 24.7% over five years. Most Broward cities in Zillow's data fell, from 0.1% in Cooper City to 8.7% in Lauderdale Lakes, while Southwest Ranches (up 4.3%), Lighthouse Point (up 2.1%) and Parkland (up 1.1%) rose.
Common questions
Are Fort Lauderdale home prices going down?+
Slowly. Zillow's typical Fort Lauderdale value was $511,473 in August 2026, down 1.3% over the year and about 6% below the August 2024 peak of $544,965. The decline has eased compared with the 4.9% drop in the year to August 2025, and metro inventory is down 14.3%.
Is Fort Lauderdale a buyer's or seller's market?+
It leans toward buyers. Across the Miami metro, homes took about 98 days on average to go under contract in August 2026, sold for about 95.7% of list price and 18.9% of listings cut their price. Falling inventory is starting to balance that.
How long does it take to sell a house in Fort Lauderdale?+
Zillow shows an average of 98 days from listing to an accepted contract across the Miami metro in August 2026, against 97 days a year earlier. Closing adds more time. Well-priced single-family homes can sell faster than older condos.
What is the median home price in Fort Lauderdale?+
Zillow's typical home value was $511,473 in August 2026. The property appraiser's median single-family market value was $570,100 in June 2026, and its median condo value was $413,310 in July 2025. The metro median sale price was $491,667 in July 2026.
Will Fort Lauderdale home prices go up in 2027?+
Zillow's forecast from August 2026 expects the Miami metro's typical value to rise about 2.6% by August 2027, compared with 1.4% nationally. Forecasts change often and differ by area, so check recent sales in the specific neighborhood.
Is now a good time to buy a house in Fort Lauderdale?+
For buyers planning to stay several years, conditions are better than in 2021 to 2024: prices are slightly lower, sale times are long and sellers negotiate. The 30-year rate was 7.03% in late September 2026, so compare the full monthly cost, including insurance and taxes, with renting.
Sources
- Zillow Research: Home Value Index and metro market data (days to pending, sale-to-list, price cuts, inventory, median sale price)
- Zillow Research: Home value forecast by metro
- Freddie Mac: Primary Mortgage Market Survey
- Broward County Property Appraiser: 2025 July average and median values of single family homes (archived copy)
- Broward County Property Appraiser: 2026 June average and median values of single family homes (archived copy)
- Broward County Property Appraiser: 2025 July average and median values of condominiums (archived copy)
- Broward County Property Appraiser: 2025 Final Millage Rates (archived copy)
- Selene Oceanfront Residences: Developer closeout pricing
- Florida Department of State: Proposed Constitutional Amendments for the General Election, November 3, 2026