Completed Las Olas · Broward
100 Las Olas
Condominium · Low $800,000s at launch; resale from ~$1.3M
Delivered 2020-2021
The neighborhood
Las Olas is the name Fort Lauderdale gives to its most famous boulevard and the neighborhoods that surround it. The boulevard itself is a mile of galleries, boutiques, and restaurants, while the Las Olas Isles behind it are a canal network of waterfront estates with direct access to the Intracoastal and the ocean.
The market splits into two distinct worlds: the walkable urban lifestyle of the boulevard and downtown towers, and the water-driven luxury of the Isles, where the home is built around the dock. Both share the same address cachet, and both are among Broward's most desirable positions.
The Isles are the yachting address: deep-water canals, mega-yacht dockage, and direct ocean access without fixed bridges. The boulevard is the social address: dining, galleries, and the beach at its eastern end.
For buyers who want Fort Lauderdale's signature address, Las Olas is where the city's lifestyle and its waterfront identity meet. We work the neighborhood's canals and towers individually, because the water here is the whole value.
What to know
The character of Las Olas.
01
Las Olas Boulevard
The city's dining, gallery, and shopping mile, walkable from end to end.
02
Las Olas Isles
Canal estates with direct Intracoastal and ocean access.
03
Downtown towers
New condominiums along the New River and the boulevard.
04
The beach at the end
Las Olas runs straight to the ocean and Fort Lauderdale Beach.
City & community overview
Las Olas at a glance.
Las Olas is Fort Lauderdale's most famous boulevard and the neighborhoods around it, anchored by the Las Olas Isles, a grid of man-made finger islands with nearly every home on the water. It is the city's yachting capital within a city: royal-palm-lined streets, Mediterranean estates, deep-water docks, and the dining and gallery life of the boulevard a short walk away.
Las Olas spans the east end of Fort Lauderdale, whose population was estimated at 188,677 as of July 1, 2025 (U.S. Census Bureau QuickFacts, Vintage 2025).
Neighborhoods & districts
- Las Olas Boulevard, the dining and gallery mile
- Las Olas Isles, the canal estates
- The downtown New River towers
- Fort Lauderdale Beach at the boulevard's east end
History
Las Olas Boulevard was laid out in the early 1900s as a road from downtown to the ocean, and the Isles were created in the 1920s and 1930s by dredging canals through the mangroves. The Isles became the city's premier yacht address, and the boulevard grew into its dining and cultural mile, with the downtown towers joining the skyline in the last two decades.
Commercial districts & employment
Las Olas Boulevard is Fort Lauderdale's commercial heart of dining, galleries, and boutiques, extending from the downtown riverfront to the beach. The neighborhood's employment base is in the downtown office towers and the city's broader professional economy.
Accessibility & getting around
Las Olas runs between downtown Fort Lauderdale and A1A at the beach. I-95 is minutes west, Fort Lauderdale-Hollywood International Airport about 15 minutes, and the Brightline station is downtown, about 10 minutes by car.
Market overview
The Las Olas market, in numbers and context.
Figures below are drawn from the cited sources and reporting periods. Markets move, so treat any number as a snapshot, not a promise. We verify current activity, comparable sales, and pricing for the specific property you are considering.
Las Olas Isles median sale price
$4.0M
Redfin, as of ~Jan 2026, up 12.8% YoY
Las Olas Isles average sale price
$5.4M
Redfin, as of ~Jan 2026, down 33.3% YoY
Isles median price per sq ft
$902
Redfin, as of ~Jan 2026
Isles days on market
~218
Redfin, as of ~Jan 2026
Isles active listings
24 to 28
Redfin and Echo Fine Properties
33301 median sale price
$1.3M
Redfin, Jan 2026, up 28.0% YoY
Condos sold median (River House)
$1,300,000
Building market report, 180 days to Nov 2025
Las Olas is really two markets. The Las Olas Isles, the canal estates, are the top of Fort Lauderdale's single-family market: Redfin reported a median sale price of $4.0 million as of early 2026, up 12.8% year over year, with an average of $5.4 million and inventory of just 24 to 28 homes. Price per square foot ran about $902.
The broader Las Olas ZIP (33301), which includes the boulevard condos and the downtown towers, shows a very different median: $1.3 million in January 2026, up 28% year over year, at $636 per square foot with 141 days on market. Building-level data for the boulevard towers, such as Las Olas River House, put condo sales around $1.3 million.
The average-to-median gap in the Isles reflects the mix of canal estates and the timing of a few very large sales. For a specific canal, tower, or unit, we verify current comparables, dock specifications, and days on market. Contact for current information.
Data source
Redfin (neighborhood and ZIP market pages); Echo Fine Properties; building market reports
Reporting period
As of January 2026; 180 days to November 2025
Updated
October 2026
Where to look
Neighborhoods and communities in Las Olas.
Each area has its own character, housing stock, and price point. We verify gated status, waterfront access, and association details for the specific property you are considering, since these vary street by street.
01
Las Olas Isles
The grid of finger islands with nearly every home on the water: deep-water docks, direct ocean access, and Mediterranean estates along royal-palm-lined streets. The yachting address of Fort Lauderdale.
02
Las Olas Boulevard
The mile of galleries, boutiques, and restaurants between downtown and the beach, with condominiums and townhomes above and behind the storefronts. The social heart of the neighborhood.
03
Downtown New River towers
The condominium skyline along the New River at the boulevard's west end, including Las Olas River House and the newer downtown towers. Walkable to the arts district and the riverfront.
04
Fort Lauderdale Beach
The eastern end of the boulevard meets A1A and the beach, with beachfront condominiums and the city's oceanfront promenade.
Luxury opportunities
Luxury real estate in Las Olas.
Las Olas luxury is the yachting life: deep-water canal estates built around the dock, with direct ocean access the defining feature. The boulevard's condos add a walkable, urban luxury tier. Entry pricing for Isles waterfront starts around $2 million and rises into the tens of millions for the best canal positions with the deepest docks.
Property types
- Deep-water canal estates with mega-yacht dockage
- Isles homes with direct ocean access
- Boulevard and downtown condominiums
- Waterfront new construction on the canals
- Penthouses in the New River towers
- Beachfront condominiums at the boulevard's east end
What buyers should evaluate
- Water depth, dock size, and ocean access without fixed bridges
- Canal position and exposure
- Seawall condition and maintenance
- Insurance and flood costs on the water
- Walkability to the boulevard, downtown, and the beach
- Resale evidence on the same canal or in the same tower
Lifestyle
How people actually live in Las Olas.
Las Olas is a walkable city life: gallery openings, dinner on the boulevard, and weekends on the boat from the Isles, with the beach a short stroll from the boulevard's east end.
Lifestyle, dining & recreation
Living well in Las Olas.
The beaches, parks, dining, shopping, and culture that shape day-to-day life here. We list established places and districts; confirm hours and current programming before you visit.
Las Olas Boulevard
The dining, gallery, and boutique mile, the social anchor of Fort Lauderdale's luxury life.
The canals & Intracoastal
The boating life is the point: deep-water canals, the Intracoastal, and direct ocean access.
Fort Lauderdale Beach
The beach at the boulevard's east end, with the promenade and beachfront hotels.
Riverwalk & the arts
The downtown riverfront promenade, the Broward Center, and the museum district at the boulevard's west end.
Gallery walk
The boulevard's galleries and the monthly art walks anchor the neighborhood's cultural life.
Dining
From sidewalk cafés to waterfront restaurants, Las Olas dining runs the range, including several of the city's most established kitchens.
Schools, healthcare & getting around
The essentials in Las Olas.
Schools
Las Olas is served by Broward County Public Schools, with Fort Lauderdale High School nearby.
Healthcare
Las Olas is close to Broward Health Medical Center and Holy Cross Health in Fort Lauderdale, with urgent care and pharmacies along the boulevard and downtown.
Transport & airports
Las Olas runs between downtown Fort Lauderdale and A1A at the beach. I-95 is minutes west, Fort Lauderdale-Hollywood International Airport about 15 minutes, and Brightline service is downtown.
Waterfront, insurance & ownership
What to weigh before you buy in Las Olas.
Las Olas, and especially the Isles, is waterfront by definition, and ownership here comes with flood, insurance, and maintenance considerations that are part of every purchase. We review these for every waterfront property before you commit.
FEMA flood zones
The canals and the Intracoastal lie within FEMA flood zones. We verify the current FEMA map and elevation certificate for any property you consider.
Flood & homeowners insurance
Flood insurance is required for most waterfront properties and is separate from homeowners coverage. Premiums vary by zone, elevation, and exposure.
Hurricane preparedness
We review impact glazing, storm readiness, and post-storm history for waterfront homes and their communities.
Seawalls & docks
Seawall condition, dock permits, and maintenance obligations are critical on the canals. We verify them for every waterfront property.
Boating access & clearances
Ocean access without fixed bridges is the premium feature; we verify bridge clearances, no-wake zones, and dock depth for your vessel.
Condo association health
For condos on the boulevard and the river, association financials, reserves, and pending assessments are critical. We review the documents for every building.
New construction · Pre-construction
New construction and pre-construction in Las Olas.
Developments we track in and around Las Olas, with construction status, pricing, and estimated completion. Prices are starting points and change as phases sell; where a fact is not confirmed, the card says so and we share current information on request.
Completed Under Construction Las Olas · Broward
Andare Residences by Pininfarina
Condominium · ~$2.1M
Waterfront Branded 2027 (est.)
Completed Las Olas · Broward
1800 Las Olas
Condominium · On request
Built around 2019
Broward County
Fort Lauderdale
The Venice of America: intracoastal waterfront and Las Olas.
Broward County
Fort Lauderdale Beach
The oceanfront corridor: A1A towers, beachfront dining, and direct Atlantic views.
Broward County
Wilton Manors
The Island City: a walkable downtown and a celebrated community.
Community FAQ
Las Olas real estate FAQ.
The questions buyers and sellers ask most about Las Olas: the market, condos, new construction, waterfront, schools, lifestyle, and the specifics of buying and selling here. Every answer reflects how we actually work this neighborhood.
Browse all South Florida FAQsWhat is the Las Olas real estate market like?
Las Olas is Fort Lauderdale's boulevard: dining, galleries, and the Isles' canal estates, with some of the city's most desirable addresses. The market spans condos along the boulevard and waterfront homes in Las Olas Isles. Demand is strong and inventory is tight.
What are the best properties in Las Olas?
The best Las Olas properties are the canal-front estates in Las Olas Isles, with deep-water docks and direct ocean access, plus the condos along the boulevard with walk-to-everything convenience. The right fit depends on whether you want the boating lifestyle or the urban lifestyle.
What is the new construction scene in Las Olas?
Las Olas is adding boutique condos and modern estate builds, with limited sites keeping new product scarce. New construction brings current-generation finishes to the boulevard and the Isles. Buyers should compare new pricing against the established properties' resale evidence.
How do I sell my home in Las Olas?
Las Olas homes sell on the boulevard lifestyle and the water. Price against sales in your specific section of the Isles or the boulevard, and market to buyers who specifically want Las Olas. The neighborhood's cachet draws a qualified, deliberate buyer pool.
What is the lifestyle like in Las Olas?
Las Olas is walkable, social, and waterfront: boutique shopping, world-class dining, the riverwalk, and the beach all within minutes. Residents move between the Intracoastal, the restaurants, and the cultural scene without a car. It is the address that defines Fort Lauderdale luxury for most buyers.
What are the best schools near Las Olas?
Las Olas feeds into Fort Lauderdale's public schools, and many residents choose the area's top private schools. School assignments are address-specific, so we verify the feeder pattern for any property you consider. For families, the private school decision often shapes the choice.
Are there waterfront homes in Las Olas?
Yes, Las Olas Isles is the city's premier waterfront neighborhood, with deep-water canals, direct ocean access, and estate homes built around the water. Waterfront inventory is scarce and tightly held. The best properties combine the docks with the boulevard lifestyle.
What are the HOA fees like in Las Olas?
Many Las Olas homes are not in HOAs, but the condo buildings along the boulevard and the gated sections of the Isles have association fees. Fees vary by property and are modest compared to the big towers. We itemize the costs for any property you consider.
Is Las Olas a good investment?
Las Olas offers scarce waterfront inventory and one of Fort Lauderdale's strongest addresses, which supports long-term value. The boulevard's energy and the Isles' boating lifestyle draw consistent demand. The key is the entry price versus recent sales, which we assess before you commit.
Work the market
Make Las Olas part of your plan.
Whether you are buying, selling, or investing, let us know what you are considering in Las Olas and we will respond with the evidence that matters: current activity, comparable values, and available opportunities, public or off-market.
Las Olas and South Florida FAQsInquire about Las Olas
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