Provisional grade — derived from this report's measured data points; the county detector suite has not measured this geography yet. The measured ARED Score replaces it on the suite's next run.
ZIP 33309 — Fort Lauderdale
The 33309 housing market is currently experiencing steady demand with a median home price of $326,500, reflecting a modest year-over-year increase of 3.65%. While inventory remains tight, the market is cooling slightly compared to previous years, with homes spending a median of 85 days on the market. This stability is driven by consistent interest from local buyers and investors despite broader economic headwinds.
This ZIP code is well-suited for budget-conscious family buyers, commuters seeking central access to South Florida employment hubs, and investors looking for stable rental demand in an established urban-suburban environment.
Median prices moved up 3.6% year over year.
Homes spend a median of 85 days on market with 4.2 months of supply — a balanced-paced market.
29% of listings have cut prices · homes sell at 97.5% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 6.6% · poverty 13.0% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 7.9%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 5.9%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
net influx — more people moved in than out
ZCTA 33309, Broward County FL
Crime rates in the 33309 area are generally higher than the national average, with property crime being the most frequently reported incident type in this urbanized section of Broward County.
Schools serving the 33309 ZIP code are part of the Broward County Public Schools district, with performance ratings varying significantly across individual elementary, middle, and high school campuses.
The area faces significant risks from tropical storms and hurricanes common to South Florida, necessitating robust windstorm insurance coverage and adherence to flood zone building requirements.
Economic momentum is driven by the proximity to the Fort Lauderdale employment core and major regional transit corridors, with ongoing infill development and commercial revitalization efforts in the surrounding municipalities.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Florida) — Statewide Uniform Property Tax Lien Priority & Tax Deed Sale Enforcement: Unpaid real ad valorem and non-ad valorem taxes become a first-priority sovereign lien on January 1 of the tax year, superior to all mortgages and private liens. If unpaid by April 1 following the tax year, tax certificates are sold via competitive bidding under § 197.432. State (Florida) — Community Development District (CDD) Special Assessment & Financing Lien Mandate: Binds the parcel to non-ad valorem assessments levied directly by the CDD board to fund infrastructure bonds (capital assessments) and operations/maintenance (O&M assessments). State (Florida) — Florida Constitutional Homestead Exemption & Save Our Homes (SOH) Assessment Cap: Reduces taxable value by up to $50,000: base $25,000 exemption applies to all taxing authorities (including school districts); second $25,000 exemption applies to assessed value between $50,000 and $75,000 for non-school millage. State (Florida) — Florida Ad Valorem Real Property Assessment & Tax Mechanics: Parcels are assessed annually at 100% just value (market value) as of January 1 by county property appraisers. Tax formula: Tax Bill = (Taxable Value / 1,000) * Total Levied Millage Rate. Assessed Value = Just Value - Assessment Limitations.
Residents benefit from proximity to I-95 and the Florida Turnpike, providing direct access to major employment hubs in Fort Lauderdale and the broader Miami-Fort Lauderdale metro area.
The area features several local parks and community centers, with proximity to major shopping districts and the recreational amenities of the Fort Lauderdale coastline within a short drive.
The rental market is characterized by high demand and steady rent growth, with a significant share of the housing stock comprised of multi-family units and investor-owned properties.
The local economy is anchored by the service, retail, and healthcare sectors, with significant employment opportunities provided by the nearby Fort Lauderdale business district.
The area is served by a network of major highways including I-95 and the Florida Turnpike, with public transit options provided by Broward County Transit.
Development is largely focused on the modernization of existing commercial corridors and the conversion of older residential parcels into higher-density housing.
The Broward County Property Appraiser is responsible for the assessment of all real property within the county, utilizing mass appraisal techniques to determine market value.
Parcels in this ZIP are subject to Broward County school district taxes and various municipal utility and fire service assessments.
Property insurance premiums in this region are elevated due to high exposure to hurricane and windstorm risks, with many residents relying on the state-backed insurer of last resort.
Florida continues to experience strong net domestic migration, driven by retirees and remote workers relocating from higher-cost states.
Florida is a judicial foreclosure state, requiring court intervention for the foreclosure process, which typically results in longer timelines for lenders.
Sellers are required to provide a written disclosure of known material defects affecting the property, though the state's 'caveat emptor' tradition remains influential.
Data retrieved from data.census.gov ZCTA-level tables.
Local community park providing green space and recreational facilities.
Major retail and dining corridor serving the southern portion of the ZIP.
Key-figure check: median price diverges 31.5% from the nearest retained anchor (prior refresh cycle) — beyond the 12.5% tolerance; an automated validation case is open and the value publishes pending its verdict. Validation: the flagged $326,500 (-31.5% vs the prior refresh cycle) could not be independently corroborated and was reverted to the prior cycle value pending review; the case is under review in the Command Center.
Forecasts are for speculation only and should not be used as a deciding factor in any transaction. Projections trend strictly from calculable historical values — the platform cannot predict market movements, market sentiment, or the market itself.
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Standard trend model — solid = measured history · dashed = projection anchored at each line's last measured point, following that series' trailing pace (CAGR capped ±12%/yr) or trailing mean · projections are estimates, not measured reads · every charted series runs the standard 5-year historical window with a 1-year forecast, trimmed from the full retained ledger — the forecast always extends into the future year (a lagging ledger bridges to it) and stops there on purpose: authoritative, not wizardry · every price line is county-assessed value from the district CAD — the tier's same-parcel assessment roll-up on the momentum tile, the assessed trajectory in raw dollar levels and as a YoY-chained index (base 100), and the month-over-month pace from nearby comparable sales pooled from the research track; a tier without comps yet keeps its pace story with the assessed trend. Inventory, liquidity, price-cut and foreclosure lines run on the platform's own measured series.
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Aggregate foreclosure counts for this geography — recorded notices, upcoming sales and distress weight against population. The filing-level ledger opens at Investor.
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