2025 Fort Lauderdale Waterfront Real Estate Update: What Buyers & Sellers Need to Know Now

A Midyear Review of the Fort Lauderdale Waterfront Housing Market

The early 2025 data for the 2025 Fort Lauderdale Waterfront real estate market reveals a split personality market—one where opportunity and strength vary significantly by price tier. For sellers, this means understanding which segments are in demand and pricing accordingly. For buyers, it’s about identifying where leverage exists and acting quickly when high-quality inventory becomes available.

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Sales Volume & Pricing Trends – What Buyers & Sellers Need to Know

The $1M–$3M market has softened, with a 19% decline in sales, primarily tied to increased interest rates and buyer caution. Sellers in this bracket should prioritize property presentation and price alignment, as buyers are more rate-sensitive and value-conscious. For buyers, this segment offers greater room for negotiation and a wider selection, particularly in locations with limited boating access or outdated finishes.

At the same time, the luxury and ultra-luxury tiers tell a different story. Sales rose 31% in the $3M–$6M range, 55% in the $6M–$10M range, and more than doubled in the $10M+ bracket. High-net-worth buyers are showing renewed confidence, especially for turnkey and newly constructed homes. Sellers in these ranges can list with greater optimism, especially when offering high-quality finishes and modern design. Buyers here should expect more competition and less discounting, particularly for new or recently renovated properties.

Despite a rising volume, pricing remained remarkably stable across all tiers, with a change of less than 1% in the average price per square foot. The top sale of the year, at $27.8M, underscores the continued strength at the ultra-luxury level.

Inventory & Absorption – Interpreting the Flow of Supply & Demand

Inventory in the $1M–$6M range has stabilized, with 10 months of supply, suggesting a balanced market. Sellers here must differentiate their properties to stand out, while buyers benefit from time and choice, especially in secondary locations.

In contrast, inventory in the $10M+ segment has tightened sharply—dropping from 40 to 25 months—thanks to a surge in buyer demand for high-end, move-in-ready homes. With 40% of listings in this bracket being new construction, sellers offering modern, quality builds are enjoying quicker sales and fewer discounts. Buyers should prepare to act swiftly in this segment.

Meanwhile, the $6M–$10M tier is facing absorption challenges, with days on the market doubling to 209. For sellers, stale inventory suggests a need to adjust pricing or improve the property’s condition. Buyers, on the other hand, may find negotiation leverage here—especially with older listings that lack contemporary features.

Despite a rising volume, pricing remained remarkably stable across all tiers, with a change of less than 1% in the average price per square foot. The top sale of the year, at $27.8M, underscores the continued strength at the ultra-luxury level.

Buyer & Seller Behavior – A Market Recalibrating, Not Retreating

Despite national headlines suggesting a slowdown, Fort Lauderdale’s single-family waterfront market has shown year-over-year stability. Active listings have remained steady across price points, and sellers continue to price with confidence. Typical discounts stay in the 7%–10% range, with deeper reductions often tied to more prolonged market exposure rather than panic selling.

Buyers are more selective, especially in the mid-tier, but continue to pursue long-term value. For sellers, strategic pricing and presentation are more important than ever. For buyers, the current climate enables informed decisions without the pressure of a frenzied market.

Expired Listings & Stagnant Inventory – Strategic Opportunity or Caution Flag?

Roughly 22% of active listings fall into the expired or stagnant category. These often represent properties with challenged locations—such as fixed bridges or distant canals—in the $1M–$3M range. For sellers in these areas, repositioning is critical. For buyers, these listings may offer hidden value, notably if reintroduced quietly or off-market. In the higher brackets, many expired listings are reset with new agents or temporarily leased to refresh their status—offering the potential for deal-making if buyers are well-informed and well-connected.

Rental Market as a Benchmark – A Telltale Sign of Broader Demand

Fort Lauderdale’s single-family rental market grew by 32% year over year, with a 70% increase in $5K–$15K monthly leases. This increase indicates robust demand in the mid-luxury tier, likely driven by concerns about ownership and rising interest rates. For sellers, strong rental demand reinforces the market’s appeal and can support interim leasing strategies. For buyers, rising rents may justify purchasing sooner rather than later, especially if holding the property long-term or using it seasonally.

Buyer Psychology – Confidence at the Top, Caution in the Middle

Buyers in the $1M–$3M range are more cautious, driven by rising ownership costs and rate sensitivity. They’re taking longer to act and focus on properties that are well-maintained and well-located. For sellers, patience and flexibility are key. By contrast, buyers in the $ 10 million+ bracket remain confident and decisive. Financing is less of a factor, and decisions are lifestyle-driven. New construction, top-tier locations, and branded builds are getting the most attention—offering strong signals of where the market direction.

2025 Fort Lauderdale Waterfront Real Estate Strength & Weakness – A Tale of Two Markets

Strength: The $10M+ segment leads the market in performance, driven by demand for new construction and lifestyle-first decision-making. With over 100% growth in sales and sharply lower inventory, this tier is setting the tone for Fort Lauderdale’s luxury trajectory.

Weakness: The $6M–$10M tier exhibits signs of lag, characterized by long market times and limited new product offerings. Sellers must adjust expectations or upgrade offerings. The $1M–$3M market is price-sensitive, slower-moving, and closely tied to broader economic conditions.

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Connect with the David Siddons Group

Connect with Elaine Tatum (305) 793-0540 or David Siddons (305) 508-0899 to learn more about the Fort Lauderdale Waterfront Real Estate market. Give us a call or schedule a meeting via the application below.