Fort Lauderdale Condos · Las Olas Grand
212 homes make up Las Olas Grand.
By Josh Stein · Florida license SL3057661 · Updated 26 September 2026
Verified 26 September 2026Broward County Property Appraiser1 source
Las Olas Grand — photography to follow
Key Takeaways
- 212 homes make up Las Olas Grand, across 216 folios at 411 N New River Dr E — the other four are mixed-use commercial units, not homes, and are excluded from every figure here.
- Median price per square foot rose 1.8% since 2023, while median price fell 1.0%, a genuine disagreement between the two measures over the same four years.
- Every one of the building’s 212 homes has a recorded sale, so no home in the building is without a sale on the county record.
- 97 of 212 homes have a documented round trip: 81 sold for more than the previous owner paid, 13 for less, 3 flat — a median gain of 32.0%.
- The building’s record sale is $3,775,000, closed 12/3/2021, for the 3,700 sq ft unit PH39A, at $1,020/sf.
- One home in 23 — changes hands here each year, based on the last four years of qualified sales.
411 N New River Dr E, Fort Lauderdale, Florida 33301 | Neighborhood: Fort Lauderdale
What’s Actually in Las Olas Grand’s 216 Folios
I pulled all 216 folios the Broward County Property Appraiser has on file at 411 N New River Dr E, Fort Lauderdale, FL 33301. 212 of the 216 are residential condominium homes declared under LAS OLAS GRAND CONDO. The other four — folios ending AR0010 through AR0040, labeled CU-1 through CU-4 — are coded a mixed-use store/office/residential combination, not homes, and I’ve excluded them from every figure on this page: this building has 212 homes, not 216.
Have a question about Las Olas Grand? This page is built from the county record and the trade press, not a listing feed. If you want what has actually closed here, or an honest read on whether it suits you, ask me directly.
The county record lists the year built as 2005 for all 212 homes.
Sizes run 1,250 to 4,280 square feet, median 2,110. Three floorplates account for most of the building: 1,630 sq ft (67 homes), 2,635 sq ft (67 homes) and 2,110 sq ft (60 homes) — together 194 of 212 homes, 91.5%. Two more floorplates sit above that, 2,845 sq ft (4 homes) and 3,700 sq ft (2 homes).
On the 2026 tax roll, assessed values across the 212 homes range from $292,720 to $3,749,270, with a median of $1,078,950.
I don’t have a bedroom or bathroom mix I’d stand behind for this building — the county’s bed and bath fields here don’t hold up as a reliable count, so I’m describing the building by size and floorplate instead. Story count, architect, developer and amenities aren’t in the county record either, and I’d rather leave them out than fill them in from somewhere else.
What the Sale Record Shows Since 2023
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 10 | $1,287,500 | $671 |
| 2024 | 12 | $1,517,500 | $710 |
| 2025 | 9 | $1,200,000 | $647 |
| 2026 to date | 6 | $1,275,000 | $683 |
Read median price alone and Las Olas Grand looks essentially flat to slightly down since 2023 — off 1.0%, from $1,287,500 to $1,275,000. Read median $/sq ft and it actually rose, up 1.8%, from $671 to $683. That’s a real disagreement between the two numbers over the same four years, and I’d rather show it than pick the one that tells a cleaner story: price and $/sq ft moved in opposite directions. With only 6 to 12 qualified sales closing in any of these four years, which units happened to sell in a given year can move the price median without moving $/sq ft to match.
Within the window, 2024 was the strongest year on both measures — 12 sales at a $710 median $/sq ft and a $1,517,500 median price, up 5.8% and 17.9% respectively over 2023. 2025 gave most of that back: 9 sales, median price down 20.9% to $1,200,000, median $/sq ft down 8.9% to $647. 2026 is an incomplete year — 6 sales through the pull date — and is running higher again, up 6.3% in price and 5.6% in $/sq ft from 2025.
37 qualified sales closed across the four years against 212 homes — a turnover of one home in 23 each year. That’s slower than this building’s own recent history: 2021 alone saw 23 qualified sales and 2022 saw 20, both well above anything in the 2023-2026 window.
The building’s record sale, $3,775,000 for the 3,700 sq ft unit PH39A at $1,020 per square foot, closed 12/3/2021 — before this four-year window, so it does not appear in the table above, but it remains the highest price ever paid here.
With no single year in the window clearing 12 qualified sales, and the swing between 2024 and 2025 as large as it is, my honest reading is that the record cannot support a strong trend in either direction here — the direction is uncertain, and the size of any move more uncertain still.
Every Home in This Building Has Sold At Least Once
Every one of Las Olas Grand’s 212 homes has a recorded sale in the county’s file — as far as the record shows, none has sat unsold since the building was built. That’s worth stating plainly, because it isn’t true of every building I’ve measured this way; some carry entire floorplates, usually at the penthouse tier, that have never changed hands at all.
Set against that, 97 of the 212 homes — 45.8% — have a documented round trip: bought once, then resold, both legs a qualified, arm’s-length transaction. Of those 97, 81 sold for more than the previous owner paid (83.5%), 13 sold for less (13.4%), and 3 closed at the same price (3.1%). The median change across all 97 round trips is a gain of 32.0%. That’s a larger and steadier sample than the four-year sales table alone can offer — it draws on the building’s full trading history, not just 2023 forward — and a 45.8% round-trip rate on a 212-home building gives a buyer real odds of finding a genuine comparable resale in their own floorplate.
Who Las Olas Grand Suits, and Who It Doesn’t
Las Olas Grand suits a buyer looking at Fort Lauderdale’s downtown core rather than the beach — three dominant floorplates, 1,630, 2,635 and 2,110 square feet, cover the large majority of its 212 homes, against a 2026 assessed median of $1,078,950. It also suits a buyer who wants resale evidence to lean on: with every home in the building carrying at least one recorded sale, and 45.8% carrying a documented round trip, this building has more comparable sales history behind it than most I’ve measured.
It suits buyers less well who need a very recent comparable in one specific year — the last four years produced as few as 6 qualified sales in a single year, and price and $/sq ft disagreed on direction over that span, so I would treat any one year’s median here cautiously rather than draw a hard trend line through it. It suits a buyer at the very top of the building’s size range even less well: only two homes have ever reached 3,700 square feet, and the single largest sale on record, $3,775,000, closed back in 2021.
If you are selling: price the building’s three dominant floorplates off the $647-$710 four-year $/sq ft band above, and expect a genuine comparable to exist — this building’s round-trip rate is high enough that one probably does, in your own floorplate. Price anything above 2,845 square feet on its own; there are only six homes that large or larger in the whole building, and no sale in this four-year window for any of them.
Las Olas Grand — Frequently Asked Questions
How many homes are in Las Olas Grand?
The Broward County Property Appraiser records 212 residential condominium homes at 411 N New River Dr E, Fort Lauderdale, declared under LAS OLAS GRAND CONDO. Four more folios at the same address are mixed-use commercial units, not homes.
Are prices rising or falling at Las Olas Grand?
It depends which measure you read. Median price is down 1.0% since 2023, from $1,287,500 to $1,275,000. Median price per square foot is up 1.8% over the same span, from $671 to $683. With only 6 to 12 qualified sales in any of the last four years, I would treat either figure cautiously.
What is the highest price ever paid at Las Olas Grand?
$3,775,000, closed 12/3/2021, for the 3,700 sq ft unit PH39A — $1,020 per square foot. That sale predates the four-year window in the table above but remains the building’s record.
Has every home in the building sold at some point?
Yes, as far as the county’s record shows. All 212 homes carry at least one recorded sale — none has sat unsold since the building was built.
How often do homes sell at Las Olas Grand?
About one home in 23 changes hands each year, based on the last four years of qualified sales — slower than 2021 and 2022, which saw 23 and 20 qualified sales respectively.
Is Las Olas Grand a good investment historically?
97 of the building’s 212 homes have a documented round trip: bought once, then resold. 81 sold for more than the previous owner paid, 13 for less, and 3 at the same price, a median gain of 32.0%. That’s a larger sample than most buildings I’ve measured this way, though it draws on the building’s full trading history, not only the last four years.
What size are the homes at Las Olas Grand?
1,250 to 4,280 square feet, median 2,110. Three floorplates — 1,630, 2,635 and 2,110 square feet — account for 194 of the building’s 212 homes, 91.5%. 2026 assessed values range $292,720 to $3,749,270, median $1,078,950.
Sources and further reading
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Josh Stein · Florida real estate sales associate, license SL3057661 · (305) 695-8257 · hello@joshsteinrealtor.com
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