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Jessica SoninoRealtor® · The Bograd Team

Broward County

Fort Lauderdale

A canal city on the Atlantic, with downtown towers, island neighborhoods and a long beachfront.
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Fort Lauderdale puts you near water almost everywhere. The Atlantic is on the east, the Intracoastal Waterway and the New River run through the middle, and a web of residential canals earned the city its nickname, “Venice of America.” It sits in southeast Broward County, with Dania Beach and Hollywood to the south and Lauderdale-By-The-Sea and Pompano Beach farther north.

Wikipedia describes a Riverwalk Arts and Entertainment District along Las Olas Boulevard, with the Broward Center for the Performing Arts, the Museum of Discovery and Science and the Museum of Art. A Brightline station sits downtown at 101 NW 2nd Avenue. Port Everglades and Fort Lauderdale-Hollywood International Airport lie south and southwest of the center.

Jessica Sonino has handled Fort Lauderdale transactions, including the sale of 708 Solar Isle Dr. The checks that matter most here are seawalls and docks, flood zones, condo safety paperwork and short-term rental registration.

Aerial view of Fort Lauderdale canals, waterfront homes and skyline at dusk
Fort Lauderdale canals and skyline at dusk

What the homes are like.

A general picture of what you’ll find here. For current availability and prices, just ask me.

  • Island and canal neighborhoods

    The city’s neighborhood association map recognizes named areas that include Las Olas Isles, Rio Vista, Harbor Beach, Coral Ridge, Victoria Park, Sailboat Bend and Colee Hammock. Las Olas Isles is a waterfront neighborhood off Las Olas Boulevard. Rio Vista lies south of the New River between Federal Highway and the Intracoastal, with tree-lined streets and homes reflecting development from the 1920s onward, according to Wikipedia. Coral Ridge includes subareas the city lists separately, such as Coral Ridge Isles. Waterfront price tiers depend less on the neighborhood name than on dockage, canal depth, bridge clearance to open water and the seawall’s condition.

  • Beachfront and central beach condominiums

    Along the beach, condominium and hotel buildings face the ocean along A1A, and the condominiums vary widely by age and amenities, from older low-rise buildings to newer towers. Compare building by building, and read the association’s budget, reserves and rules before you compare prices.

  • Downtown, Las Olas and Riverwalk living

    Downtown Fort Lauderdale has mid- and high-rise condominium and apartment buildings near the New River, the Riverwalk and the Brightline station, and the decision usually turns on views, amenities and association rules more than on land. Ask about unit-rental limits, pet rules, parking and any planned special assessments, and confirm whether the building has completed its milestone inspection and reserve study.

Where I’ve worked here.

Properties I’ve listed, sold or leased here, as announced by me and The Bograd Team.
  • Sold708 Solar Isle Dr$3,625,000

Properties are marketed by The Bograd Team. Availability and prices change.

All properties

What daily life looks like.

What there is to do around here, from beaches and parks to dining, culture and getting around.

  • Beach, Las Olas and Riverwalk

    Las Olas Boulevard connects Andrews Avenue in the central business district with A1A and Fort Lauderdale Beach, according to Wikipedia, and Wikipedia calls it a popular destination for residents and visitors. The Riverwalk follows the New River past parks, plazas and the downtown arts venues. Bonnet House Museum and Gardens, near the beach, is listed on the National Register of Historic Places.

  • Boating and the marine industry

    Wikipedia calls Fort Lauderdale a major yachting center, and the city hosts the annual Fort Lauderdale International Boat Show. Residential canals lead to the Intracoastal and the New River, and Port Everglades, south of downtown, handles cruise and cargo traffic. For boat owners, location is mostly about route: how many bridges, how deep the water is and how far the dock is from the inlet.

  • Getting around: Brightline, I-95, I-595 and the airport

    The Brightline station at 101 NW 2nd Avenue connects downtown to Miami and Orlando, and Brightline+ provides a connection to the airport, according to Wikipedia. I-95 runs through the city, and I-595 is the main route west toward I-75 and the airport and port area. Many bridges cross the New River and the Intracoastal, so test your commute at rush hour.

Before you commit.

These are notes for buyers, renters and sellers. Rules and costs change, so I’d always confirm the current details for any specific property.

  • Seawalls, docks and canals

    The City of Fort Lauderdale’s king tides page, checked October 2026, says new seawalls must be built to a minimum top elevation of 5 feet, and it says the city cites owners whose seawalls contribute to roadway flooding. Contact the city’s Development Services Department for permit requirements before any seawall or dock work. For a canal-front purchase, ask for the seawall’s age and condition, the dock’s permits, low-tide water depth and each fixed bridge between the dock and open water.

  • Flood zones and insurance

    FEMA’s FloodSmart site explains how to find a flood zone through the FEMA Map Service Center and says a property in a high-risk zone with a federally backed mortgage must carry flood insurance. Ask for the property’s zone, any elevation certificate, the roof’s age and any wind mitigation report, and get insurance quotes early.

  • Condo safety paperwork

    Florida’s condo safety rules changed with SB 4-D in 2022, SB 154 in 2023 and HB 913 in 2025. According to the state’s Division of Condominiums, buildings of three or more habitable stories need a milestone inspection at 30 years of age (25 if the local authority requires it) and every 10 years after, plus a structural integrity reserve study at least every 10 years. Ask whether the building has completed both and how repairs will be funded, and review the latest summaries and budget with a Florida real estate attorney.

  • Vacation rental registration

    Fort Lauderdale requires registration of vacation rental properties. The city’s registration page lists a Florida DBPR license, a Florida Department of Revenue registration, a Broward County business tax receipt and Broward County tourist development tax registration as prerequisites, with applications through the city’s LauderBuild portal. Some owner-occupied single-room rentals may be exempt. Condominium associations can limit or prohibit rentals separately, so check the declaration and confirm the city’s current rules.

Common questions.

What are the main neighborhoods in Fort Lauderdale?

The city’s neighborhood association map includes Las Olas Isles, Rio Vista, Harbor Beach, Coral Ridge, Victoria Park, Sailboat Bend, Colee Hammock, Edgewood and Progresso Village, among others. They differ by water access, housing type and distance to downtown or the beach.

Does Fort Lauderdale have a Brightline station?

Yes. The Fort Lauderdale Brightline station is at 101 NW 2nd Avenue downtown, beside the Broward County Transit Central Terminal. Brightline+ provides a connection to Fort Lauderdale-Hollywood International Airport, according to Wikipedia.

Why is Fort Lauderdale called the Venice of America?

Wikipedia says the nickname comes from the city’s extensive canal system. The New River, the Intracoastal Waterway and residential canals give many homes dock access, so seawall condition and canal depth matter.

What should I check before buying a waterfront home in Fort Lauderdale?

Check the seawall’s height, age and condition against the city’s current standard, the dock permits, the water depth at low tide and every fixed bridge between the dock and open water. Also confirm the flood zone, insurance quotes and the home’s roof age.

Do I need flood insurance in Fort Lauderdale?

It depends on the property’s FEMA flood zone and your lender. FloodSmart says a property in a high-risk zone with a federally backed mortgage must carry flood insurance, so look up the zone before you make an offer and compare quotes.

Can I use my Fort Lauderdale property as a short-term rental?

Only if it is registered with the city and meets the licensing prerequisites on the city’s vacation rental page, and only if any condominium association or HOA allows it. Rules change, so confirm them with the city and the association before you buy.

What is Las Olas Boulevard in Fort Lauderdale?

Las Olas Boulevard connects Andrews Avenue in the central business district with A1A and Fort Lauderdale Beach, according to Wikipedia, and it runs through the Riverwalk Arts and Entertainment District. It is a major dining, shopping and cultural corridor, and Las Olas Isles lies just off it.

Keep exploring.

Guides to the neighboring areas, each with its own housing, daily life and notes for buyers.
All neighborhood guides

Let’s look at Fort Lauderdale together.

Tell me what you’re looking for and I’ll follow up personally. I’m Jessica Sonino, a Realtor® with The Bograd Team.

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Sources

The information here is general and was researched on October 6, 2026, so please verify the details with the city, the association and your attorney.

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