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

River Reach, Fort Lauderdale: condo fees, what sold, and what is for sale today

As of September 7, 2026, the typical River Reach condo listed for sale carries an association fee of $1,112 a month, 5% below the Fort Lauderdale condo median of $1,166. 12 units are for sale, 1 more are under contract, and 58.3% of them have already cut their asking price. Over the twelve months September 2025 to August 2026, 19 River Reach condos closed at a median $260,000, a median 13% under their original asking price.

Small sample: River Reach 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$1,112Fort Lauderdale condos $1,166; 12 listings state a fee

Condos sold: median price, 12 months$260K19 closings September–August 2026; $244 per sq ft

Median condo asking price$314K12 for sale; $306 per sq ft

Have cut their price58.3%median cut $20,000 (5.7%)

Months of supply7.612 for sale ÷ 1.6 sales a month

Built1971–1983buildings 30+ years old fall under Florida milestone inspection rules

For buyers and sellers: Sellers here are asking a median $314,250 while the last twelve months of sales closed at a median $260,000, 87.4% of the original asking price. That gap, plus 12 competing units and 7.6 months of supply at the current sales pace, is the pricing reality a River Reach seller starts from; a buyer should budget $1,112/mo in fees on the typical unit and ask what a quote well under $884 leaves out.

The story for media: "19 condominiums in River Reach, Fort Lauderdale, sold between September 2025 and August 2026 at a median price of $260,000, or 87.4% of their original asking price, while 12 remain for sale with a median association fee of $1,112 a month, according to PBP Real Estate's daily analysis of BeachesMLS data as of September 7, 2026."

What condos actually sold in River Reach, month by month

19 condo closings from September 2025 to August 2026, median $260,000; 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.

87.4%of original asking price, median condo sale94.3% of the final asking price

$244condo sold price per square footasking today $306

141days to sell, mediancumulative days on market of closed sales

52.6%cash salesas recorded in the MLS buyer-financing field

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

Range $190,000 to $390,000. 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 River Reach fee sits among Fort Lauderdale condos

River Reach median $1,112/mo against the Fort Lauderdale middle half ($746 to $1,881) and median ($1,166); 47.4% 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 River Reach the middle half of fees runs $884 to $1,180 a month ($0.98 per square foot). 41.7% of listings quote the fee quarterly; all figures are converted to monthly. Units that sold in the last twelve months carried a median fee of $1,007 at the time of listing.

What the River Reach fee includes, as entered by listing brokers

Grounds 91.7%
Common areas 83.3%
Pool 83.3%
Sewer 75%
Trash 75%
Water 75%
Recreation facilities 58.3%
Internet 50%
Building insurance 50%
Pest control 50%

Share of the 12 River Reach 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 River Reach today

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

7.7%of condos are under contract1 of 13 listings

$20,000median condo price cut5.7% off the original asking price

119median days on marketcumulative, relistings included

$210K–$465Kcondo asking price rangemedian $314,250

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

6mention a special assessment6 of 12 listings (50%); 1 describe it as pending or buyer-paid

0state an age restriction (55+)0 of 12 listings (0%); confirm with the association

0mention a required membership0 of 12 listings (0%)

0mention a land or recreation lease0 of 12 listings (0%)

2mention a milestone inspection or recertification2 of 12 listings (16.7%)

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.

River Reach by enclave, section or tower

Condos by sub-community: names as entered in the MLS and grouped by our normalizer; rows with fewer than three condo listings are shown as counts only. The development totals above include every row.

Sub-community	Condos for sale	Under contract	Median fee / mo	Median asking	Cut price	Sold, 12 mo	Median sold	Built
I	3	1	$1,124	$335K	—	4	$238K	1971
V	5	0	$890	$300K	—	2	—	1974

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 12 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.

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Property typeThinking of selling

Which River Reach 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 River Reach? Email me when a new River Reach unit lists, or browse every unit for sale.

River Reach questions, answered from the data

What is the condo fee in River Reach, Fort Lauderdale?

As of September 7, 2026, the median monthly-equivalent association fee across the 12 River Reach condominiums for sale that state a fee is $1,112; the middle half runs $884 to $1,180. That is 5% 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 River Reach sell for?

19 River Reach condominiums closed between September 1, 2025 and August 31, 2026 at a median $260,000 ($244 per square foot), ranging from $190,000 to $390,000. The median sale closed at 87.4% of the original asking price and 94.3% of the final asking price, after a median 141 cumulative days on market. 52.6% 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 River Reach condos are for sale, and are prices being cut?

12 River Reach condominiums are listed for sale as of September 7, 2026, asking from $209,500 to $465,000 with a median of $314,250; 1 more is under contract. 58.3% of the active listings have reduced their price at least once, by a median $20,000 (5.7%). The median active condo listing has been on the market 119 cumulative days, relistings included. At the last twelve months' sales pace that inventory is 7.6 months of supply.

Which River Reach enclaves or buildings have the most for sale?

River Reach listings in the MLS carry 2 sub-community names (enclaves, sections or towers). The largest today I (3 for sale, median fee $1,124, 4 sold at a median $237,500); V (5 for sale, median fee $890). Names are as entered by listing agents and grouped by our normalizer; spelling variants can split one enclave.

Does River Reach have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 12 River Reach listings for sale, 6 mention a special assessment in the public remarks (1 describe one as pending or carried by the buyer); 0 state an age restriction such as 55+; 0 mention a required club or equity membership; 0 mention a land or recreation lease. Confirm every one of these with the association documents before writing an offer.

How is this River Reach 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 River Reach or one of its enclaves, 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. River Reach 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 River Reach 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.