Las Olas By The River Homes for Sale

Las Olas By The River is a gated community in Fort Lauderdale, Broward County, Florida. Active listings are priced from $348,000 to $439,000. Homes were built starting 2001. Pure Equity lists homes in Las Olas By The River and represents buyers. Commission is negotiable, and what we are paid is agreed with you in writing before you commit to anything.

Pure Equity Realty covers Las Olas By The River and the Fort Lauderdale area. We list for 1%, which includes photography, MLS syndication, and negotiation support. Buyers pay nothing for representation. For current market data, see Florida Realtors' market statistics.

Our MLS feed shows 20 Las Olas By The River Fort Lauderdale homes for sale as of October 2026. The median asking price is $364,000. Asking prices run from $270,000 to $455,000.

That is 48% below the Fort Lauderdale median of $694,000. On a per-foot basis, homes here ask about $340 per square foot, compared with $467 across Fort Lauderdale. So the median price buys roughly 1,050 square feet of living area.

Listings here have averaged 160 days on the market. That tracks the Fort Lauderdale average of 145 days, so pricing and terms follow the wider city market.

Homes listed in Las Olas By The River date from 2001, so they are about 25 years old.

All of these homes predate Florida's 2002 statewide building code. So roof age, window protection and the wind mitigation report matter a great deal for insurance.

Condo buyers should also know Florida's 2022 condo safety law. It requires milestone structural inspections for buildings three stories or taller as they age. It also requires a structural integrity reserve study. Before you sign, request both reports and the current reserve balance.

Las Olas By The River is a gated community. Therefore, expect to register visitors and contractors with the gate before each visit.

Las Olas By The River is a condo building. Also request the association budget, recent minutes and any special assessments before you sign.

Rentals in Las Olas By The River have a median asking rent of $2,625 per month, across 10 active rental listings. That is close to the Fort Lauderdale median of $2,700.

For investors, those medians imply a gross yield near 8.7% a year. However, that figure comes before HOA dues, property tax, insurance and vacancy. Also check the association documents first, because many Florida HOAs cap leases or set minimum terms.

You can browse current Fort Lauderdale rentals or ask us for a rent estimate on a specific Las Olas By The River home.

Here is what the median Las Olas By The River price means in Florida closing terms. At $364,000, a 20% down payment comes to about $73,000, leaving a loan near $291,000.

Florida then taxes that loan twice. First, documentary stamp tax on the note runs 35 cents per $100, or about $1,019. Next, the intangible tax of 0.2% adds about $582. Buyers normally pay both at closing.

On the seller side, Florida deed stamps cost 70 cents per $100 of price. At the Las Olas By The River median, that is about $2,548.

Finally, owner-occupants should file for the Florida homestead exemption by March 1. It removes up to $50,000 of assessed value. After that, Save Our Homes caps yearly assessment increases at 3% or inflation, whichever is lower. To see what these numbers mean for your budget, get pre-approved before you tour.

Recent Las Olas By The River listings show assignments to Croissant Park (elementary), New River (middle) and Stranahan (high). However, boundaries can change each year, so confirm the assignment for a specific address with Broward County Public Schools.