South Florida Condo Fee Index · development report · as of September 7, 2026 · Fort Lauderdale, Broward County

Las Olas By the River, Fort Lauderdale: condo fees, what sold, and what is for sale today

As of September 7, 2026, the typical Las Olas By the River condo listed for sale carries an association fee of $1,061 a month, 9% below the Fort Lauderdale condo median of $1,166. 15 units are for sale, and 60% of them have already cut their asking price. Over the twelve months September 2025 to August 2026, 11 Las Olas By the River condos closed at a median $366,500, a median 10% under their original asking price.

Small sample: Las Olas By the River has fewer than 20 condos for sale and fewer than 20 closings in the window, so single listings move these figures. Read them as indicative and check the counts under each number.

The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.

Median condo fee / month$1,061Fort Lauderdale condos $1,166; 15 listings state a fee

Condos sold: median price, 12 months$367K11 closings September–August 2026; $314 per sq ft

Median condo asking price$319K15 for sale; $350 per sq ft

Have cut their price60%median cut $29,900 (7.4%)

Months of supply16.415 for sale ÷ 0.9 sales a month

Built2001–2006median year built across listings

For buyers and sellers: Sellers here are asking a median $319,000 while the last twelve months of sales closed at a median $366,500, 90.5% of the original asking price. That gap, plus 15 competing units and 16.4 months of supply at the current sales pace, is the pricing reality a Las Olas By the River seller starts from; a buyer should budget $1,061/mo in fees on the typical unit and ask what a quote well under $895 leaves out.

The story for media: "11 condominiums in Las Olas By the River, Fort Lauderdale, sold between September 2025 and August 2026 at a median price of $366,500, or 90.5% of their original asking price, while 15 remain for sale with a median association fee of $1,061 a month, according to PBP Real Estate's daily analysis of BeachesMLS data as of September 7, 2026."

What condos actually sold in Las Olas By the River, month by month

11 condo closings from September 2025 to August 2026, median $366,500; bars count sales, dots mark the monthly median where three or more closed

Source: BeachesMLS via PBP Real Estate's brokerage feed, condominium listings permitted for internet display. Active and under contract as of Sep 7, 2026; closed sales September 2025 to August 2026. Deemed reliable but not guaranteed.

90.5%of original asking price, median condo sale95.9% of the final asking price

$314condo sold price per square footasking today $350

77days to sell, mediancumulative days on market of closed sales

72.7%cash salesas recorded in the MLS buyer-financing field

90.4%Fort Lauderdale condos, sold to original asking1,423 city closings, same window

Range $240,000 to $525,000. Sold figures cover listings permitted for internet display and closed between September 1, 2025 and August 31, 2026; they are counts and medians, never an opinion of any unit's value.

Where the Las Olas By the River fee sits among Fort Lauderdale condos

Las Olas By the River median $1,061/mo against the Fort Lauderdale middle half ($746 to $1,881) and median ($1,166); 45.9% of Fort Lauderdale condo listings ask less.

Shaded band = 25th to 75th percentile of Fort Lauderdale condo fees for sale today. Source: BeachesMLS via PBP Real Estate's brokerage feed, condominium listings permitted for internet display. Active and under contract as of Sep 7, 2026; closed sales September 2025 to August 2026. Deemed reliable but not guaranteed.

Inside Las Olas By the River the middle half of fees runs $895 to $1,185 a month ($1.03 per square foot). Units that sold in the last twelve months carried a median fee of $1,077 at the time of listing.

What the Las Olas By the River fee includes, as entered by listing brokers

Common areas 92.9%
Grounds 64.3%
Trash 57.1%
Structure maintenance 50%
Pool 50%
Security 50%
Sewer 42.9%
Building insurance 42.9%
Water 28.6%
Roof 28.6%

Share of the 14 Las Olas By the River listings that state what the fee covers. Utilities, insurance and reserves change what a fee is worth; compare coverage before dollars.

What condos are for sale in Las Olas By the River today

15 condos by size, with the median asking price of each group

0%of condos are under contract0 of 15 listings

$29,900median condo price cut7.4% off the original asking price

162median days on marketcumulative, relistings included

$270K–$458Kcondo asking price rangemedian $319,000

See every Las Olas By the River listing with photos, fees and days on market, or get an email when a new Las Olas By the River unit lists.

2mention a special assessment2 of 15 listings (13.3%)

0state an age restriction (55+)0 of 15 listings (0%); confirm with the association

0mention a required membership0 of 15 listings (0%)

1mention a land or recreation lease1 of 15 listings (6.7%)

Counts of the condominium listings for sale whose agent-written public remarks mention each item; not verified and not a statement about the association. Ask for the budget, reserve study and any assessment resolution before writing an offer.

For sellers

Pricing a home correctly is a skill. It starts with data most agents and consumers never see.

40.8% of the condos for sale in Fort Lauderdale have already had to cut, a median $30,000, and buyers compare your fee against 15 other listings before they book a showing.

This page is built from every Fort Lauderdale listing in BeachesMLS and refreshed each morning. Gia Freer, Broker of Record, turns that same data into one written pricing opinion for your condo: the sales, cuts, fees and days on market it actually competes with, with the reasoning, before it goes live.

No website estimate, no automated number: a comparative market analysis done by hand, within one business day.

40.8%Have already cutmedian cut $30,000 (6.3%)

59.2%Still at their first priceevery seller starts here; the first price decides who stays

1,251 condos for sale in Fort Lauderdale, BeachesMLS, September 7, 2026. Information is deemed reliable but not guaranteed.

Your nameEmail

Phone (optional)Property address, city

Property typeThinking of selling

Which Las Olas By the River building or enclave, floor and unit type?

Reviewed by Gia Freer, Broker of Record (Lic. BK689801). Reply within one business day. No automated estimate is published on this site.

Buying in Las Olas By the River? Email me when a new Las Olas By the River unit lists, or browse every unit for sale.

Las Olas By the River questions, answered from the data

What is the condo fee in Las Olas By the River, Fort Lauderdale?

As of September 7, 2026, the median monthly-equivalent association fee across the 15 Las Olas By the River condominiums for sale that state a fee is $1,061; the middle half runs $895 to $1,185. That is 9% below the Fort Lauderdale condo median of $1,166. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.

What did condos in Las Olas By the River sell for?

11 Las Olas By the River condominiums closed between September 1, 2025 and August 31, 2026 at a median $366,500 ($314 per square foot), ranging from $240,000 to $525,000. The median sale closed at 90.5% of the original asking price and 95.9% of the final asking price, after a median 77 cumulative days on market. 72.7% of those sales were cash. Closings are reported to the MLS with a lag, so the window ends with the last full month; 0 September 2026 closings have been reported so far and are not in the medians.

How many Las Olas By the River condos are for sale, and are prices being cut?

15 Las Olas By the River condominiums are listed for sale as of September 7, 2026, asking from $269,999 to $458,000 with a median of $319,000; 0 more are under contract. 60% of the active listings have reduced their price at least once, by a median $29,900 (7.4%). The median active condo listing has been on the market 162 cumulative days, relistings included. At the last twelve months' sales pace that inventory is 16.4 months of supply.

Does Las Olas By the River have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 15 Las Olas By the River listings for sale, 2 mention a special assessment in the public remarks; 0 state an age restriction such as 55+; 0 mention a required club or equity membership; 1 mentions a land or recreation lease. Confirm every one of these with the association documents before writing an offer.

How is this Las Olas By the River report built and how often is it updated?

Every morning from PBP Real Estate's own BeachesMLS data feed: active and under-contract condominium listings in Fort Lauderdale whose subdivision field names Las Olas By the River, plus every closing in the twelve months ending August 31, 2026. Fees are converted to a monthly equivalent and both association layers are summed. Medians need five or more records, percentages ten or more; smaller groups are shown as counts. Las Olas By the River is a small sample today (under 20 listings and under 20 sales), so read its figures as indicative. This is a market read of MLS listing data, not an opinion of value about any unit or a statement about the association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.

More live Fort Lauderdale data

As of September 7, 2026. PBP Real Estate analysis of BeachesMLS listings.

Price cuts and true days on market42.6%of Fort Lauderdale houses for sale have cut their priceMedian 70 cumulative days on market across 725 listingsSee Fort Lauderdale price cuts →Fort Lauderdale market report1,840houses and condominiums for sale in Fort Lauderdale right nowMedian prices, inventory and days on market, houses and condominiums reported separatelySee the Fort Lauderdale market →

Method: listings whose MLS subdivision field maps to Las Olas By the River after normalization (tower, section and phase records merged; master community plus its enclaves), condominiums by tax legal description (a townhouse, villa or house whose legal records a condominium is included), Fort Lauderdale, permitted for internet display in PBP Real Estate's BeachesMLS data feed. Active and under-contract figures are from the daily snapshot as of September 7, 2026; closed sales are from a rolling archive and cover September 1, 2025 to August 31, 2026, the last full month, because closings are reported to the MLS with a lag. Fees are as entered by each listing office, converted to a monthly equivalent, with master and sub-association layers summed. Medians require five or more records and percentages ten or more; smaller groups are shown as counts. Remark-based flags are keyword classifications of agent-written text and are not verified. Nothing here is an opinion of value about any property or a statement about any association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.

IDX information is provided exclusively for consumers' personal, non-commercial use, and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed accurate by the MLS. Data last updated September 7, 2026.