Fort Lauderdale Condos · Fort Lauderdale · Las Olas River House
285 residential homes make up Las Olas River House.
By Josh Stein · Florida license SL3057661 · Updated 26 September 2026
Verified 26 September 2026Broward County Property Appraiser1 source
Las Olas River House — photography to follow
Key Takeaways
- 285 residential homes make up Las Olas River House, out of 292 folios the county has on file at 333 Las Olas Way — the other 7 are non-home, mixed-use commercial folios excluded from every figure on this page.
- Median price per square foot has barely moved since 2023, down just 1.4%, while median sale price fell 16.6% over the same span — a divergence that tracks which floorplates closed each year, not a broad drop in value.
- The building’s record sale is $7,200,000, closed 12/8/2023, for the 6,912 sq ft unit 3210, at $1,042/sf.
- One home in 15 — changes hands here each year, based on the last four years of qualified sales.
- 149 of the 285 homes (52.3%) have a documented round trip, 140 sold for more than the previous owner paid and 9 sold for less — a median change of +49.2%.
- Every one of the 285 homes has recorded at least one sale in the county file, so no home in the building is without a sale on the county record.
333 Las Olas Way, Fort Lauderdale, Florida 33301 | Neighborhood: Fort Lauderdale
285 Homes, Seven Non-Residential Folios at Las Olas River House
I pulled all 292 folio records the Broward County Property Appraiser has on file at 333 Las Olas Way, Fort Lauderdale, FL 33301, declared as “LAS OLAS RIVER HOUSE CONDO.” 285 of those 292 are residential condominium homes. The other 7 are coded a mixed-use classification — store, office and residential space combined in one folio — not homes, and I’ve excluded them from every number on this page. This building has 285 homes, not 292.
Have a question about Las Olas River House? 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.
Sizes across the 285 homes run from 851 to 8,329 square feet, median 2,129. Five floorplates account for most of the building: 2,129 sq ft (54 homes), 1,869 sq ft (48), 1,522 sq ft (34), 1,161 sq ft (33) and 2,726 sq ft (26) — 195 homes, 68.4% of the building, sitting in just five sizes. The county record lists the year built as 2004 for all 285 homes.
On the 2026 tax roll, assessed values across the 285 homes range from $261,000 to $6,521,730, with a median of $892,410.
I don’t have a confirmed bedroom or bathroom mix, story count, architect or amenity list for this building. Broward’s own bedroom field on file here isn’t a reliable count of actual bedrooms, so rather than publish a number I can’t stand behind, I’m describing the building by size and floorplate instead. None of the rest — architect, amenities, river or skyline views — is in the county’s property record, and I’d rather say so than fill it in from a listing site.
What the Sale Record Shows Since 2023
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 30 | $1,244,000 | $639 |
| 2024 | 18 | $1,250,000 | $683 |
| 2025 | 17 | $1,150,000 | $651 |
| 2026 to date | 12 | $1,037,500 | $630 |
Read median sale price alone and Las Olas River House looks like it’s cooling hard: down 16.6% since 2023, from $1,244,000 to $1,037,500. Read median price per square foot and the picture is almost flat, down just 1.4%, from $639 to $630. That gap is the real story here, and it runs the opposite direction from what I’ve found at other buildings — this time price per square foot is the steadier, more trustworthy number, and the price line is being pulled around by the size of whatever happened to close in a given year. 2023’s median $1,244,000 sits against a $/sf of $639; 2024’s median rose slightly to $1,250,000 even as $/sf jumped 6.9% to $683 — meaning smaller, higher-rate units closed that year. By 2026, both lines are down together, 9.8% on price and 3.2% on $/sf since 2025.
77 qualified sales closed across the four years against 285 homes — a turnover of one home in 15 each year. With 30, 18, 17 and 12 sales in successive years, I’d call the flattening in $/sf a real, if modest, direction — but I would not lean on the 16.6% price decline as a value story on its own; it says more about which floorplates traded than about what the building is worth. 2026 is an incomplete year — the 12 sales above run only through the pull date.
A Building Where Every Home Has Sold at Least Once
The building’s record sale is $7,200,000, closed 12/8/2023, for unit 3210, 6,912 square feet, at $1,042 a foot — the largest documented transaction in the four-year window, set in the same year the median price line was at its highest.
Set against that top sale, the round-trip record here is unusually deep for a building this size. Looking at completed round trips — a home bought and later resold, both legs a qualified, arm’s-length transaction — 149 of the building’s 285 homes have one, a 52.3% rate. Of those 149, 140 sold for more than the previous owner paid and 9 sold for less; none closed at an identical price. The median change across all 149 round trips is a gain of 49.2%. That’s a meaningfully higher share of the building with a documented trading history than I’ve found at other South Florida towers, where round-trip data often covers well under 10% of the homes. On top of that, every one of the building’s 285 homes has at least one recorded sale in the county’s file — none has sat unsold through the entire period Broward has tracked this parcel. A deep sales record like this gives a buyer real comparables to lean on, in a way a thinly-traded building simply cannot.
Who Las Olas River House Suits, and Who It Doesn’t
Las Olas River House suits a buyer who wants a well-documented resale market to check their own numbers against — 149 of 285 homes here have a full round-trip sale history, and every home has sold at least once, so a genuine comparable for almost any unit in the building is realistic to find. It also suits a buyer comfortable reading price per square foot as the truer trend line: it’s held close to flat, within 1.4% since 2023, even while the raw median price swung with whichever floorplates happened to close in a given year.
It suits buyers badly who want to lean on the median sale price as a simple, one-number story — at this building that number moved 16.6% in four years for reasons that have more to do with unit size than value, and reading it without the $/sf line beside it will mislead you.
If you are selling: price off the $630-$683 four-year $/sf band for your unit’s floorplate rather than off a single year’s median price, and know that with a 52.3% round-trip rate across the building, a buyer’s agent will likely find a direct prior-sale comparable for your specific unit or one very close to it.
Las Olas River House — Frequently Asked Questions
How many homes are in Las Olas River House?
The Broward County Property Appraiser records 285 residential condominium homes at 333 Las Olas Way, Fort Lauderdale, declared under “LAS OLAS RIVER HOUSE CONDO.” 7 additional folios at the same address are mixed-use commercial space, not homes.
Are prices rising or falling at Las Olas River House?
Median sale price fell 16.6% since 2023, but median price per square foot fell only 1.4% over the same span. The gap reflects which floorplates closed each year, not a broad change in value — I would read the $/sf line as the steadier of the two.
What is the highest price ever paid at Las Olas River House?
$7,200,000, closed 12/8/2023, for unit 3210, 6,912 square feet — $1,042 per square foot.
How often do homes sell at Las Olas River House?
About one home in 15 changes hands each year, based on the last four years of qualified sales — 77 sales across 285 homes.
Is Las Olas River House a liquid building to buy into?
Yes, relative to most buildings I’ve reviewed. 149 of the 285 homes (52.3%) have a documented round trip — 140 sold for more than the previous owner paid, 9 for less, a median gain of 49.2%. Every one of the 285 homes has at least one recorded sale on file.
What size are the homes at Las Olas River House?
851 to 8,329 square feet, median 2,129. Five floorplates — 2,129, 1,869, 1,522, 1,161 and 2,726 square feet — account for 195 of the building’s 285 homes, 68.4%. 2026 assessed values range $261,000 to $6,521,730, median $892,410.
When was Las Olas River House built?
The county record lists the year built as 2004 for all 285 homes.
Sources and further reading
Interested in selling at Las Olas River House?
Learn more about selling a condo at Las Olas River House with Josh Stein.
Thinking about Las Olas River House?
I have sold South Florida property since 2002, more than $1 billion of it. Ask me for the recorded declaration, what has genuinely closed, or a straight answer on whether this building fits what you are after.
Call (305) 695-8257Send me a question
Josh Stein · Florida real estate sales associate, license SL3057661 · (305) 695-8257 · hello@joshsteinrealtor.com
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