Price Per Square Foot in Fort Lauderdale, Explained

Ever looked at two Fort Lauderdale homes with the same square footage and wondered why one costs far more per square foot? You are not alone. Price per square foot feels simple, but it can hide big differences in location, condition, flood risk, and amenities. In this guide, you will learn how to use PPSF to screen properties, where it can mislead you, and how to compare the right comps across Broward County. Let’s dive in.

What price per square foot means

Price per square foot (PPSF) is the sale price divided by a home’s living area. It is a quick way to compare properties across neighborhoods and buildings. The strength is speed and simplicity. The limitation is that it treats all square feet as equal, which they are not.

Use PPSF for initial screening, spotting outliers, and comparing similar homes within the same micro-market. Do not use it by itself to set a list price or make an offer. Always confirm with recent comparable sales, condition and feature adjustments, and your inspection, insurance, and flood exposure review.

Why PPSF varies in Fort Lauderdale

Fort Lauderdale and the broader Broward County market include oceanfront condos, canal homes with docks, inland single-family neighborhoods, and historic bungalows. A 10-minute drive can mean a very different PPSF. Here are the main factors that move the number.

Product type differences

Condos and single-family homes should not be compared by PPSF. Condo PPSF reflects unit interiors and shared amenities, while single-family PPSF includes land value and yard. Parking and storage matter too. Deeded parking or a private garage adds value compared to street or valet-only options.

Townhomes and small multi-family buildings sit between condos and single-family and should be analyzed separately. Keep product types in their own buckets when you compare.

Waterfront and view premium

Water access and views command a premium that boosts PPSF. Tiers often look like this: oceanfront, then intracoastal, then direct canal with a dock or lift, then canal view without a dock. The premium varies by canal width, wake conditions, and exact position, so use close-in comps.

Neighborhood micro-markets

Micro-markets across Fort Lauderdale and Broward County have different buyer pools and amenities. Newer high-rise districts near Las Olas tend to show higher PPSF than inland neighborhoods with larger lots. Values shift within short distances, so anchor your comps to the same neighborhood or waterfront class before expanding your radius.

Age, condition, and renovations

A recent kitchen and bath remodel can raise price more than a small increase in square footage. Cosmetic upgrades like paint and lighting help showings but usually create smaller value changes than full system updates or high-end finishes. Appraisers and buyers separate cosmetic improvements from major renovations when weighing value.

Lot size, position, and outdoor living

Corner lots, deeper lots, and sites with privacy or water exposure add value that interior PPSF does not capture. Usable outdoor areas like patios and decks are not counted in interior square footage, yet buyers often pay more for homes that provide better outdoor living. That shows up as a higher PPSF even when the interiors are the same size.

Floor level and building amenities

For condos, higher floors with unobstructed water or skyline views sell for more per square foot. Buildings with strong amenities, such as pools, valet, and fitness centers, can lift PPSF. Compare units within the same stack, exposure, and amenity set whenever possible.

Flood risk, insurance, and elevation

Flood zones, elevation, and mitigation features directly affect what buyers are willing to pay. If flood insurance is required or premiums are high, buyers may discount the price even if the headline PPSF looks similar to a less exposed property. Review your address in the FEMA Flood Map Service Center and check Broward County floodplain resources. For insurance availability and costs, learn about options through Citizens Property Insurance.

HOA dues and special assessments

High monthly HOA dues, or special assessments for repairs and reserves, lower affordability and can push prices down. Always compare HOA fees across buildings when you compare condo PPSF.

Local taxes and insurance markets

Property taxes, windstorm coverage, and rising insurance premiums in coastal Florida affect total monthly cost. These carrying costs can shift buyer demand and the PPSF that the market supports.

Measurement matters

Before you compare PPSF, check what square footage you are using. MLS data, county appraiser records, listing agent measurements, and appraisals do not always match.

What counts as living area

For single-family, Gross Living Area often refers to heated and cooled space measured to the ANSI Z765 standard. Garages, unfinished spaces, lanais, enclosed porches, and balconies are usually excluded from interior PPSF. Condos typically report interior unit square footage and exclude balconies.

Inconsistent sources

A county appraiser, MLS sheet, and appraisal can report different sizes. When you analyze comps, use the same measurement source the sale used, or verify with the listing agent or appraisal if possible. Keep your inclusion rules consistent across every comp in your set.

Sales mix and median vs. mean

A few ultra-luxury waterfront sales can skew average PPSF. A median PPSF often gives a clearer neighborhood snapshot. Tie any summary number back to closely matched property types.

Timing window for comps

In faster markets, 3 to 6 months is a good window for comps. In slower periods, you may extend to 9 to 12 months to get enough data, but note that older sales may not reflect current conditions. Balance recency with similarity.

Adjustments vs. pure PPSF

Do not rely on a blunt PPSF bump for major features. Use dollar adjustments for things like a dock with a lift, a full kitchen remodel, or a prime corner lot. Use percentage or per-square-foot adjustments for smaller size differences when properties are otherwise comparable.

Use PPSF the right way

Step 1: Separate product types and submarkets

• Group single-family, townhomes, low-rise condos, high-rise condos, and waterfront homes separately.
• Keep comparisons within the same neighborhood, building, or waterfront class before expanding your search area.

Step 2: Choose comps carefully

• Start with the same neighborhood or building. Expand only if inventory is thin.
• Aim for sales in the last 3 to 6 months, or stretch to 9 to 12 months when needed.
• Match beds and baths, living area within about 15 to 20 percent, age and condition, and view or position.

Step 3: Verify square footage and terms

• Confirm the living area source for every comp and exclude non-livable spaces consistently.
• Check for seller concessions, personal property, or unusual financing that might inflate reported prices.
• Verify permits for additions or conversions with the county when relevant.

Step 4: Make reasoned adjustments

• Use dollar adjustments for high-impact items like a premium dock, boat lift, or a recent kitchen and bath renovation.
• Use smaller percentage or per-square-foot adjustments for modest size differences.
• When possible, use paired sales to isolate the value of one feature.

Step 5: Present a range, not a single number

• Share low, median, and high PPSF tied to property tiers, such as renovated non-waterfront homes vs. canalfront with dock.
• Explain what is driving the spread so buyers and sellers see the full context.

Quick examples

These numbers are examples only, to show how features change PPSF.

Example 1: Two similar condos

• Unit A: 1,500 sq ft, renovated, higher floor, direct intracoastal view, one deeded garage space. Sells at $600 per sq ft.
• Unit B: 1,500 sq ft, original finishes, mid-floor, inland view, valet parking only. Sells at $450 per sq ft.

How to read it: The $150 per sq ft gap reflects a bundle of value drivers: view, renovation level, floor height, and parking. Rather than applying a flat $150 per sq ft to another unit, break out dollar adjustments for view and renovation, then smaller adjustments for floor height and parking type.

Example 2: Two similar single-family homes

• Home C: 2,000 sq ft inland home, updated systems and kitchen, large private lot. Sells at $400 per sq ft.
• Home D: 2,000 sq ft canalfront home with dock and lift, original finishes, smaller lot. Sells at $575 per sq ft.

How to read it: Even with older interiors, the waterfront position and dock produce a large PPSF premium. If you are pricing Home C after adding a new pool, you would value the pool with a dollar adjustment based on paired sales, not by increasing PPSF across the entire house.

Buyer and seller checklists

For buyers

• Compare only similar property types within the same neighborhood or water class.
• Verify living area and what areas are included or excluded.
• Check flood zone and elevation, then get insurance quotes early.
• Review HOA dues and any special assessments for condos.
• Look at recent permits and renovation quality, not just fresh paint.

For sellers

• Anchor your list price to closely matched comps and present a PPSF range.
• Focus on high-return updates buyers value in your micro-market.
• Confirm square footage accuracy and resolve any discrepancies before listing.
• Prepare documentation for permits, improvements, HOA status, and flood information.
• Consider targeted pre-list improvements that raise appeal and effective PPSF.

When PPSF misleads

New construction luxury towers and historic small homes can show very different PPSF for reasons unrelated to interior size. In towers, the price reflects amenity packages, views, and developer premiums. In historic homes, the small footprint and high land value raise PPSF even if finishes are modest. Treat PPSF as a starting point, not a conclusion.

Where to verify numbers

• For parcel details, lot size, and recorded sales, use the Broward County Property Appraiser.
• For market trends and reports, review Florida Realtors research and statistics for Broward County and the Fort Lauderdale metro.
• For flood zones and risk, check the FEMA Flood Map Service Center and Broward County flood resources.
• For long-term coastal risk context, explore the NOAA Sea Level Rise Viewer.
• For insurance availability and costs, see Citizens Property Insurance.
• To confirm permits and code status of improvements, visit Broward County Building services.

Next steps

If you are buying, start by separating product types and neighborhoods, then build a short list of recent, similar comps. Verify square footage, flood zone and elevation, HOA fees, and insurance before you write an offer. If you are selling, lean on a PPSF range supported by matched comps and consider strategic pre-list updates that buyers in your micro-market value most.

Want a PPSF analysis for your home or condo and a plan to maximize net proceeds? Connect with Melissa Hoff for neighborhood-specific comps, a clean read on insurance and flood factors, and to request your free home valuation.

FAQs

Is a higher PPSF always better for Fort Lauderdale sellers?

• Not always; it often reflects location, view, and amenities, so compare to closely matched comps and weigh carrying costs, taxes, and buyer affordability.

Should Fort Lauderdale buyers avoid high PPSF areas?

• Not if you value the features behind the premium, such as water access or views; just confirm insurance, HOA fees, and flood risk so the total cost fits your budget.

How do renovations change PPSF in Broward County?

• Quality upgrades to kitchens, baths, and systems usually raise price more than small size increases, but the return depends on the neighborhood and buyer expectations.

How much can flood risk reduce PPSF in Fort Lauderdale?

• There is no universal discount; impact depends on flood zone, elevation, mitigation, and insurance costs, and can materially reduce demand in some micro-markets.

Can I use PPSF to value a new pool or small addition?

• Not directly; use dollar adjustments based on local paired sales rather than applying the same PPSF to every new square foot or feature.