How does Las Olas, Fort Lauderdale, Florida compare with Fort Lauderdale?

Las Olas, Fort Lauderdale, Florida trades about 34% above Fort Lauderdale and about 162% above the Florida median. It has a walkability of 93 and a gross yield of 2.5. Over the past year, prices are up 48.0, and the Red Flag score is 58.

Neighborhood

Las Olas

Fort Lauderdale, Florida US

Las Olas, Fort Lauderdale, Florida is a premium, walkable market with a walkability of 93 and prices about 34% above Fort Lauderdale and about 162% above the Florida median. Over the past year, prices are up 48.0, showing strong recent momentum, but the gross yield of 2.5 is comparatively low. The Red Flag score of 58 and education in the 64th percentile round out the profile.

AI Summary•Updated May 2026

Area

12.84 mi²

ZIP Code

33316

County

Broward County

State

Florida

Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5EPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024

Verified Price · Median Sale

$1,374,592

YoY+48.0%

Gross Rental Yield

2.5%

Listed rent · ZORI annualized

Red Flag Index

Moderate

58 / 100

Walkability Score

Walker's Paradise

OpenStreetMap POI density · national percentile

Education Score

64 / 100

Good · better than 64% of U.S. districts

Pre-pandemic SEDA (2018/19) · district proxy

AI Score

Fair

DistrictScore attractiveness · national model

Las Olas Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Las Olas, Fort Lauderdale.

Unlock the Las Olas 12-month price trend

See the full Verified vs Listed price history — free with a DistrictScore account.

Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$1,374,592	+48.0%
Price / Sq Ft (Verified)	$610/sqft	+69.9%
Asking Rent (Median)	$2,881/mo	+3.3%
Gross Rental Yield	2.5%	—
Liquidity Score	27 / 100	Low
Homes Sold (Period)	71	+184.0%

Is Las Olas Safe? Natural-Hazard Risk

FEMA National Risk Index composite across eight hazards, plus inherited Florida crime context.

Red Flag Breakdown

58 / 100

Moderate Risk

Composite is weighted by expected impact — frequent low-damage hazards (hail, wind) weigh less than flood or wildfire.

Flood100Very High

Hurricane100Very High

Heat60High

Wildfire40Moderate

Tornado40Moderate

Earthquake20Low

Strong Wind20Low

Hail20Low

8/8 hazards scored · FEMA NRI v1.20

Crime (state-level): Florida averaged 16.9 crimes and 2.7 violent per 1,000 residents (-4.5% YoY) in 2024(FBI UCR). Compare the state to the country, not states as a ranking — full Safety & Crime data lives on the state page.

Unlock the full risk report for Las Olas

Tract-level hazard heatmap & parcel detail with Pro

Unlock the Las Olas hazard breakdown

See all eight FEMA hazard scores — free with a DistrictScore account.

What Stands Out AI Insight

Appreciating market — +48.0% sale-price YoY

Highly walkable neighborhood — score 93/100

Active transaction volume — 71 homes sold last period

Dense amenities — 112 dining & 27 grocery options nearby

Flood risk is Very High (100/100)

Hurricane risk is Very High (100/100)

Insights are generated from Las Olas's live DistrictScore metrics.

Las Olas Environment & Safety

Satellite PM2.5 air-quality history, FBI UCR crime trend (Florida-level, the finest official aggregation), EPA radon potential and point-source hazard screening.

Air Quality — PM2.5

2015–2024

4.6 µg/m³ Meets WHO guideline+34.4% since 2015

EPA 9WHO 5

20152024

Annual mean fine-particle (PM2.5) concentration at the Las Olas centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 9% of U.S. neighborhoods.

Florida Crime Trend

FBI UCR

20132024

All crimes / 1k

Violent / 1k

Year	Crimes / 1k	Violent / 1k	YoY
2024	16.9	2.7	-4.5%
2023	18.0	2.9	-2.3%
2022	19.0	2.9	+4.4%
2021	18.6	3.4	-13.5%
2020	21.5	3.8	-13.7%
2019	25.2	3.8	—

Reported at the state level — the finest official US crime aggregation; Las Olas inherits the Florida figures.

Radon Potential

EPA

Zone 3

Zone 3 — Lowest potential · Las Olas

EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.

Environmental Hazards

EPA / BTS

Superfund (NPL)1.4 kmHigh

Industrial odor12 nearbyVery High

Point-source screening near Las Olas: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.

Walkability & Amenities in Las Olas

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

93

Walker's Paradise

Walkability Score

27

Grocery

112

Dining

47

Schools

3

Universities

7

Hospitals

3

Pharmacies

54

Parks

13

Rail Transit

1

Coworking

POI counts are amenities within Las Olas's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.

Las Olas vs Fort Lauderdale vs Florida

How Las Olas benchmarks against its city and state medians.

Benchmark vs City & State

In Las Olas, the median sale price sits about 34% above the median for Fort Lauderdale neighborhoods and about 162% above the statewide median. Gross rental yield is 2.5%, against 4.3% for Fort Lauderdale neighborhoods and 6.2% statewide. Over the past 12 months, prices rose 48.0%. Transaction liquidity sits below the median for Fort Lauderdale neighborhoods and below the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Las Olas	$610/sqft	2.5%	27
Fort Lauderdale	$454/sqft	4.3%	44
Florida	$232/sqft	6.2%	36

Unlock the Las Olas benchmark

Compare Las Olas against Fort Lauderdale and Florida medians — free with a DistrictScore account.

Buying Property in the US as a Foreigner

Federal & Florida tax facts for non-resident buyers, plus the latest local market news.

Buying as a Foreigner

US Tax & Ownership

Applies to everyone7

Capital Gains (Federal)

Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).

Property Tax

Property tax: ~0.76% average effective rate (statewide average; set and collected locally).

State Income Tax

No state income tax — rental income is not taxed at the state level.

State Capital Gains

No state capital gains tax.

Transfer Tax

Real estate transfer tax: documentary stamp $0.70 per $100 ($0.60 in Miami-Dade).

Assessment Cap

Save Our Homes caps homestead assessment growth at 3%/CPI; reassessed to market value on sale.

Mansion Tax / Rent Control

No statewide mansion tax or statewide rent control.

US citizens & tax residents8

Primary-Home Exclusion

Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.

1031 Like-Kind Exchange

A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.

Depreciation Recapture

Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).

Mortgage Interest Deduction

Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).

Opportunity Zones

Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.

Rental Income (Resident)

Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.

Homestead Exemption

Homestead: up to $50,000 off taxable value, plus unlimited protection from most creditors.

Senior & Veteran Exemptions

Extra $50,000 senior exemption plus property-tax discounts for veterans.

Foreign buyers (non-residents)6

FIRPTA (Foreign Sellers)

FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.

Non-Resident Capital Gains

Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.

Non-Resident Rental Tax

Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).

Estate Tax (Non-Resident)

Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.

ITIN Requirement

Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.

Foreign Ownership Restrictions

SB 264 restricts buyers from 7 countries of concern (incl. China) from residential property near sensitive sites. Verify first.

Talk to a US real-estate tax advisor

FIRPTA, ITIN & Florida property-tax guidance for foreign buyers

Latest Fort Lauderdale Real-Estate News

New Fed chairman may leave mortgage rates mostly unchanged

Guaranteed Rate • Jun 18, 2026

Household real estate wealth hits record $48.7 trillion

Eye On Housing • Jun 18, 2026

U.S. commercial property prices hit record as deal patterns shift

Altus Group • Jun 18, 2026

Las Olas Real Estate FAQ

Las Olas, Fort Lauderdale, Florida has a walkability of 93 and a gross yield of 2.5. Prices are about 34% above Fort Lauderdale and about 162% above the Florida median. Over the past year, prices are up 48.0, and the Red Flag score is 58.

Neighborhoods near Las Olas

Compare Las Olas with nearby neighborhoods in Fort Lauderdale.

Unlock deeper insights on Las Olas

Deeper data. Smarter decisions. Stronger returns.

Full Risk Reports

Tract-level hazards

Investment Score

AI-driven analysis

Export & Reports

PDF & Excel

Priority Support

Fast-track help

Get Pro Access7-day free trial. Cancel anytime.