Vacant lot

1215 NE 2 Ave

South Middle RiverFort Lauderdale10,127 sq ft lot (0.23 acres)Zoned RD-15

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Aerial from January 2026, the newest available. The pink line is the surveyed parcel boundary.

What it’s worth as land

From recorded sales

$354–527KMiddle half of nearby land sales, adjusted for lot size (12 sales), applied to this lot’s 10,127 sq ft.

Land price per sq ft, sized to this lot

$0$42$83

Sized to this lot, nearby land sales point to about $40 per sq ft. This parcel last sold for $35K in Sep 2012 ($3 per sq ft, the pink dot).

Does it pencil?

Build-and-sell pro forma

Supports a land price up to$135Kto build and sell a 3,100 sq ft home here at a 15% margin.

Doesn’t pencilAt $405K for the land:Loss $127K · −10.8%Needs $505/sq ft to hit 15% · assumed $381

Land $405KBuild $667KSoft costs $67KCarry $99KSelling $71KLoss $127KSale $1.18M

Land price$Midpoint of nearby land sales, adjusted for lot sizeHome sizesq ftsized like 10 new homes on similar lots nearby, capped at the upper range of new homes in South Middle RiverSale price per sq ft$8 nearest new homes soldBuild cost per sq ft$Builder grade 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 ~24 mo (Fort Lauderdale median off 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: RD-15 Residential Single Family and Duplex/Medium Density
Flood zone: AE base flood elevation 6 ft
Lowest floor: 7 ft+ BFE + 1 ft minimum under the Florida Building Code; confirm with the city
Waterfront: No
Lot size: 10,127 sf 0.23 acres
Ownership: Private owner

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

Off the water · last 5 years

Address	Sold	Price	Lot	$/sq ft	Away
1201 NE 1 Ave Vacant lot sale	Aug 2022	$400K	10,142 sf	$39	105 m
1229 NE 3 Ave Bought for a new home · United States Association of CDC	Mar 2026	$275K	6,752 sf	$41	106 m
1336 NE 2 Ave Bought for a new home · Guzman Developing	Jul 2025	$305K	6,755 sf	$45	289 m
1235 NW 2 Ave Bought for a new home · Michael Salus Construction	Dec 2022	$310K	6,750 sf	$46	386 m
1035 NW 1 Ave Vacant lot sale	Mar 2022	$255K	6,748 sf	$38	427 m
201 NW 11 St #A-B Vacant lot sale	Oct 2023	$545K	10,122 sf	$54	448 m
1134 NE 5 Ter Vacant lot sale	Oct 2025	$352K	10,145 sf	$35	453 m
1520 NE 1 Ave Bought for a new home · Arm Property Services	Mar 2026	$400K	6,754 sf	$59	615 m

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New homes in South Middle River

Rising

Broward Co. 2026 · 26.1436° N 80.1423° W

1336 NE 2 Ave

South Middle RiverGuzman Developing

Likely price$1.23–1.7M

Rising

Broward Co. 2026 · 26.1497° N 80.1526° W

1717 NW 7 Ter

South Middle RiverDSM Construction

Likely price$850K–1.2M

All new homes in South Middle River →

Record

Parcel folio: 494234033039
Assessed land value: $253K
Typical build here: 24.4 months permit to certificate of occupancy, homes off the water, Fort Lauderdale

Report a correction · Estimates are not appraisals.