Rising

Rising: permitted and not yet finished, with a live permit (the city extends it at each passed inspection) or city records in the past 90 days

Custom

Custom: owned by a person, so most likely built for the owner.

1231 NW 2 Ave

South Middle River, Fort LauderdaleBuilt by Michael Salus Construction3 bd · 3.5 ba · 2 story · 2-car garage

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Aerial from January 2026, before work began. The pink line is the surveyed parcel boundary.

Where it stands

Last city record Oct 26, 2026

PermitApr ’26

FoundationSep ’26

Vertical

Finish

Done

Estimated completionNov 2027 – Dec 2028From the permit date, with the middle half of build times for homes off the water. An estimate, not the builder’s commitment.

The numbers

From deeds, the permit and the parcel roll

Likely to sell for$1.45–2MOur estimate from the lot’s price and what new homes nearby sold for. Not an appraisal or the builder’s price. How we estimate it

Lot purchase: $380K Aug 2021
Lot size: 10,125 sf 0.23 acres
Declared permit value: $381K as declared; real cost runs well higher
Home size: Not yet on the tax roll
Plan: 3 bd · 3.5 ba · 2 story
Flood zone: AE base flood elevation 6 ft
Waterfront: No
Ownership: Private owner likely a custom home

Against the market

Fort Lauderdale · since 2021

Build time, months from permit

0 mo30 mo60 mo

6.5 months since the permit. A typical home off the water in Fort Lauderdale takes 24.4; the middle half take 18.7–31.2.

Lot price vs. new-build lots in South Middle River

$0$233K$465K

This lot cost $380K. The median new-build lot in South Middle River went for $195K (13 lots).

This home
Middle half, Fort Lauderdale off the water
80 homes off the water in Fort Lauderdale permitted 2021–2023, from the permit application to the certificate-of-occupancy packet.
Median

How we calculate this

Construction log

3 city records

Oct 26, 2026Foundation: termite pre-treatment certifiedTermite Treatment Certification · In Review
Sep 9, 2026Foundation: soil and pile report filedSoil Bearing Capacity Certification with Density Report or Pile Log · In Review
Apr 28, 2026New-home permit filedResidential New Construction Permit · Issued

Permit BLD-RNC-26040624 on LauderBuild: “New Construction of a 2 Story Single Family Residence: 3 bedrooms and 3.5 bathrooms 2 car garage”

Early access · not on the market

Interested in this home?

This looks like an owner’s own home, so it may never be listed. A licensed agent can still ask Michael Salus Construction about it, and flag similar homes before they reach the market.