Vacant lotWaterfront

10 Hendricks Isle

Hendricks and Venice IslesFort Lauderdale30,000 sq ft lot (0.69 acres)Zoned RMM-25

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2016 · City of Fort Lauderdale · Fort Lauderdale2026 · Broward County · Broward Co.

Drag to compare the lot in 2016 with January 2026. The pink line is the surveyed parcel boundary.

What it’s worth as land

From recorded sales

$4.68–6.51MMiddle half of nearby land sales, adjusted for lot size (12 sales), applied to this lot’s 30,000 sq ft.

Land price per sq ft, sized to this lot

$0$174$347

Sized to this lot, nearby waterfront land sales point to about $211 per sq ft. This parcel last sold for $1.75M in Aug 2003.

Does it pencil?

Build-and-sell pro forma

Supports a land price up to$1.12Mto build and sell a 8,200 sq ft home here at a 15% margin.

Doesn’t pencilAt $6.33M for the land:Loss $4.78M · −54.4%Needs $2,012/sq ft to hit 15% · assumed $1,071

Land $6.33MBuild $4.71MSoft costs $472KCarry $1.52MSelling $527KLoss $4.78MSale $8.78M

Land price$Midpoint of nearby land sales, adjusted for lot sizeHome sizesq ftsized like 7 new homes on similar lots nearby, capped at the upper range of new homes nearbySale price per sq ft$8 nearest new homes soldBuild cost per sq ft$Ultra-luxury assumption, per sq ft of total area. Declared permit values here run ~$111/sq ft, well under real cost.Soft costs% of buildDesign, engineering, permits, insuranceMonths, purchase to salemoBuild ~33 mo (Fort Lauderdale median on the water) + permitting and saleInterest rate%On a loan covering about 65% of costsSelling costs% of saleTarget margin% of sale

Fort Lauderdale calibration

Calibrated on 148 Fort Lauderdale deals. With these build costs the calculator's land budget is a median 100% of what the builders actually paid for the lot, and within 25% of it on 87 of the 148 (the old defaults came to 41%).

A quick pro forma, not an appraisal. Every number is editable; the starting points come from city records, and build cost is an assumption to replace with a builder’s bid.

The rules

City GIS and parcel roll

Zoning: RMM-25 Residential Multifamily Mid Rise/ Medium High Density
Flood zone: AE base flood elevation 7 ft
Lowest floor: 8 ft+ BFE + 1 ft minimum under the Florida Building Code; confirm with the city
Waterfront: Yes dock, seawall and setback rules apply
Lot size: 30,000 sf 0.69 acres
Ownership: Company often a builder or investor

Setbacks, height and lot coverage depend on the zoning district; see Fort Lauderdale’s Unified Land Development Regulations. Confirm with a surveyor and the city before you buy.

Nearby land sales

Waterfront · last 5 years

Address	Sold	Price	Lot	$/sq ft	Away
310 Lido Dr Bought for a new home · E&E Development Group	Sep 2025	$2.75M	10,500 sf	$262	225 m
18 Fiesta Way Bought for a new home · Jeff Hendricks Developers	Sep 2025	$3.06M	10,200 sf	$300	264 m
24 Fiesta Way Bought for a new home · Arkitron	Feb 2022	$2.2M	10,200 sf	$216	267 m
73 Fiesta Way Bought for a new home · Ascent Construction Group	Feb 2025	$2.75M	10,200 sf	$270	340 m
330 San Marco Dr Bought for a new home · D3VCON Ventures	Apr 2026	$2.21M	11,000 sf	$201	343 m
416 Coconut Isle Dr Bought for a new home · 2C Design	Aug 2024	$2.8M	9,375 sf	$299	356 m
111 N Gordon Rd Bought for a new home · Uback Construction	Mar 2023	$2.5M	18,797 sf	$133	385 m
310 Coral Way Vacant lot sale	Aug 2026	$3.33M	10,500 sf	$317	389 m

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Record

Parcel folio: 504211240210
Assessed land value: $4.5M
Typical build here: 33.1 months permit to certificate of occupancy, waterfront homes, Fort Lauderdale

Report a correction · Estimates are not appraisals.