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 33311 — Fort Lauderdale
The 33311 housing market is experiencing moderate price appreciation, with a median sale price of $420,000 reflecting a 5% year-over-year increase. While the market is not highly competitive, demand remains steady, supported by its proximity to downtown Fort Lauderdale and the airport. Inventory levels are measured, and the market is currently characterized by longer days on market as buyers adjust to current interest rate and pricing environments.
This ZIP is well-suited for first-time homebuyers, investors, and renters who prioritize proximity to downtown Fort Lauderdale and the airport over suburban-style amenities.
Median prices moved up 5.0% year over year.
Homes spend a median of 96 days on market with 1.8 months of supply — a balanced-paced market.
20% of listings have cut prices · homes sell at 100% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 7.7% · poverty 24.6% — a mixed stability 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 10.9%/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 8.7%/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 33311, Broward County FL
Crime rates in the 33311 area are generally higher than the national average, reflecting urban challenges common to parts of the Fort Lauderdale metropolitan core.
Public schools serving the area are mixed in performance, with many institutions receiving lower ratings on standardized metrics compared to suburban Broward County districts.
The area faces significant exposure to tropical storm and hurricane risks, with flood zones requiring specialized insurance coverage that has seen rising premiums.
Economic momentum is driven by proximity to downtown Fort Lauderdale and the airport, with ongoing redevelopment efforts in surrounding neighborhoods like Progresso.
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 major transit corridors including I-95 and the Brightline station in downtown Fort Lauderdale, facilitating access to regional employment hubs.
The area features local parks and is within a short drive of the Fort Lauderdale beach, downtown shopping districts, and various cultural amenities.
The rental market is deep with high demand, supported by a significant share of renter-occupied households and ongoing interest from investors in the duplex and multi-family segments.
The local economy is anchored by the tourism, hospitality, and aviation sectors centered around Fort Lauderdale-Hollywood International Airport and the downtown business district.
The area is served by Broward County Transit and is near major highway arteries including I-95 and I-595, providing connectivity to the broader South Florida region.
Development is focused on urban infill and the revitalization of older residential corridors to increase housing density.
The Broward County Property Appraiser manages assessments, with values typically adjusted annually based on market sales data.
Parcels are subject to Broward County School Board, municipal, and various special taxing districts for water management and fire services.
Property insurance remains a significant cost factor due to high wind-risk exposure, with many owners relying on the state-backed Citizens Property Insurance.
Florida continues to see positive net domestic migration, driven by retirees and remote workers relocating from northern states.
Florida is a judicial foreclosure state, requiring court intervention for the foreclosure process, which typically extends the timeline for lenders.
Sellers are required to provide a residential property disclosure statement regarding the condition of the property, including known defects.
Data retrieved from data.census.gov ZCTA-level tables.
A major community park featuring sports facilities and event spaces.
A premier shopping and dining district located a short drive away.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.
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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