MLS-supplied photographs · 39 selected
$299,000
2 beds · 2 baths · 1,054 sq ft
2009 SE 10TH Avenue 309, Fort Lauderdale, FL 33316
VILLAGE EAST CONDO · Fort Lauderdale
Pending
Why RET noticed it
RET View
This home asks $60,000 more than the lowest-priced similar home currently for sale. This home is $299,000 for 1054 sq ft; MLS A12085054 is 878 sq ft and 0.03 miles away. Look for a layout, condition or cost advantage before paying the difference.
The catch
The listed association fee is $748 Monthly. Check the current budget, extra assessments and any club fees before deciding on the full cost.
Compare with another property ↗
What could change our view
Compare the $299,000 asking price with the $239,000 alternative. A verified improvement in condition, layout or annual costs that justifies the difference could change our view.
Property details are based on listing/provider information and should be confirmed during normal buyer due diligence.
Source checked 2026-10-27T06:22:05ZHow RET evaluates properties
The listing facts come from the MLS; RET has not inspected the home. RET compares similar home types, sizes and waterfront settings. Check condition, measurements and any seller credits directly. Asking prices show what sellers want; completed sales show what buyers paid. RET Select also requires a clear reason to choose the home and a current review of its risks. This is not an appraisal or an offer recommendation.
Read the selection standard ↗How It Compares
This home asks about 18.64% less per square foot than the middle price of the similar recent sales. Its asking price is $284 per square foot, compared with $349 across 6 reviewed listing-reported sales from 2025-11-07 to 2026-09-15. Price per square foot divides the price by indoor living area; it helps compare homes of different sizes.
Comparison confidence: Moderate. Some homes differ in neighborhood, age, size or sale date. Condition, renovation and seller credits have not been priced into the difference. This is not an appraisal.
| MLS reference | Sale / date | $/sq.ft. | Indoor area / lot | Waterfront | Days listed / distance | How the homes differ |
|---|---|---|---|---|---|---|
| A11976766VERIFIEDVILLAGE EAST CONDO | $325,0002026-09-15 | $308 | 1,054 sq.ft. / acres | No | 154 days / 0.02 mi | Same condo type, same waterfront category; 0.02 miles away; indoor area differs 0.0%; built 2000. Same listed subdivision.Year built 2000; Existing homeSold for more by $26,000; smaller by 0 sq.ft. |
| A11826817VERIFIEDVILLAGE EAST CONDO | $365,0002025-11-19 | $346 | 1,054 sq.ft. / acres | No | 113 days / 0.04 mi | Same condo type, same waterfront category; 0.04 miles away; indoor area differs 0.0%; built 2000. Same listed subdivision.Year built 2000; Existing home, Updated/RemodeledSold for more by $66,000; smaller by 0 sq.ft. |
| A11773172VERIFIEDVILLAGE EAST CONDO | $370,0002025-11-07 | $351 | 1,054 sq.ft. / acres | No | 129 days / 0.04 mi | Same condo type, same waterfront category; 0.04 miles away; indoor area differs 0.0%; built 2001. Same listed subdivision.Year built 2001; Existing homeSold for more by $71,000; smaller by 0 sq.ft. |
| F10542515VERIFIEDVillage East | $375,0002026-03-27 | $356 | 1,054 sq.ft. / acres | No | 61 days / 0.04 mi | Same condo type, same waterfront category; 0.04 miles away; indoor area differs 0.0%; built 2001. Different subdivision: check whether the locations are comparable.Year built 2001; Existing home, Updated/RemodeledSold for more by $76,000; smaller by 0 sq.ft. |
| F10531951VERIFIEDVillage East | $324,0002026-02-18 | $369 | 878 sq.ft. / acres | No | 95 days / 0.03 mi | Same condo type, same waterfront category; 0.03 miles away; indoor area differs 16.7%; built 2001. Different subdivision: check whether the locations are comparable.Year built 2001; Existing homeSold for more by $25,000; smaller by 176 sq.ft. |
| B26035395VERIFIEDLAS OLAS BY THE RIVER CONDO | $351,7502026-08-26 | $314 | 1,120 sq.ft. / 0 acres | No | 59 days / 1.4 mi | Same condo type, same waterfront category; 1.40 miles away; indoor area differs 6.3%; built 2001. Different subdivision: check whether the locations are comparable.Year built 2001; Existing home, Updated/RemodeledSold for more by $52,750; larger by 66 sq.ft. |
Nearby Homes for Sale
| MLS reference | Asking price | $/sq.ft. | Indoor area / lot | Waterfront | Days listed / distance | How the homes differ |
|---|---|---|---|---|---|---|
| A12085048VILLAGE EAST CONDO | $329,000 | $312 | 1,054 sq.ft. / acres | No | 81 days / 0 mi | Same condo type, same waterfront category; 0.00 miles away; indoor area differs 0.0%; built 2000. Same listed subdivision.Year built 2000; condition not verifiedAsks more by $30,000; smaller by 0 sq.ft. |
| A12100324VILLAGE EAST CONDO | $305,000 | $289 | 1,054 sq.ft. / acres | No | 23 days / 0 mi | Same condo type, same waterfront category; 0.00 miles away; indoor area differs 0.0%; built 2000. Same listed subdivision.Year built 2000; Existing homeAsks more by $6,000; smaller by 0 sq.ft. |
| A12094692VILLAGE EAST CONDO | $355,000 | $337 | 1,054 sq.ft. / acres | No | 29 days / 0.04 mi | Same condo type, same waterfront category; 0.04 miles away; indoor area differs 0.0%; built 2000. Same listed subdivision.Year built 2000; condition not verifiedAsks more by $56,000; smaller by 0 sq.ft. |
| A12085054VILLAGE EAST CONDO | $239,000 | $272 | 878 sq.ft. / acres | No | 81 days / 0.03 mi | Same condo type, same waterfront category; 0.03 miles away; indoor area differs 16.7%; built 2001. Same listed subdivision.Year built 2001; condition not verifiedAsks less by $60,000; smaller by 176 sq.ft. |
| A12084639VILLAGE EAST CONDO | $309,000 | $352 | 878 sq.ft. / acres | No | 50 days / 0.04 mi | Same condo type, same waterfront category; 0.04 miles away; indoor area differs 16.7%; built 2001. Same listed subdivision.Year built 2001; Updated/RemodeledAsks more by $10,000; smaller by 176 sq.ft. |
What would justify choosing this home?
Of the 5 similar homes currently for sale, 1 has a lower asking price. Check what this home offers that the cheaper choices do not: condition, layout or lower ongoing costs. Compare the 1054 sq ft layout and 0-acre lot directly before choosing it.
What Changed
- Original asking price: $299,000. Current asking price: $299,000. Total price cut from the original ask: 0%.
- Time on market: 42 days on this listing; 134 days in the recorded cumulative history.
- The recorded total time on market is longer than this listing by 92 days. This listing alone does not show the full marketing period. The difference does not prove the home was relisted.
- Individual price cuts recorded in the available history: 0. The history may be incomplete, so there may have been other changes.
- The current asking price is not below the original ask. It may still have changed in between.
- Observed status history: Active → Pending (2026-10-27T01:59:54Z)
Worth Knowing
- The 1054 sq.ft. living area is attributed to Assessor. Confirm the measurement and whether the space is legally permitted.
- MLS construction year 2000. Check renovation permits, roof age and maintenance records.
- Check the association budget, reserve savings and any extra charges for VILLAGE EAST CONDO: Requires verification.
- Get an insurance quote and flood-risk check for MLS B26073637: Requires verification.
What It Costs to Own
- Recorded 2025 property tax: $3,764. Your tax after purchase may differ from this past bill.
- Listed association fee: $748 Monthly.
- Additional association fee: Requires verification.
- The MLS says the fee covers: Cable TV, Insurance, Sewer, Trash, Water, Common Areas, Roof Repairs.
- Confirm club charges, extra assessments, insurance and other ongoing costs. An assessment is an extra charge to owners, often for shared building work.
The Local Comparison
Among similar homes in this comparison, 10 sold in the last 180 days and 64 are currently for sale. The middle sale took 41.5 days on market and sold for $328 per square foot. At that recent sales pace, the homes for sale would take about 38.4 months to sell. More months generally mean more choice for buyers, though condition and price still matter.
Which homes are included?
Matching rules: same city/subtype, 3-mile radius, living area ±25%, matching waterfront, age ±20 years, lot 0.5–2x, bedrooms ±1. Source cycle: 2026-10-26T16:17:11Z. Only permitted, complete records that match these rules are included. This is a sample, not every home in the neighborhood or a prediction of how fast this one will sell.
Why Some Homes Are Not Compared
Why other records were excluded
- Living area differs by over 25%: 1602 records
- Waterfront mismatch or unknown: 605 records
- Distance unavailable or over 3 miles: 318 records
- Age difference over 20 years or unknown: 96 records
- Missing positive living area: 17 records
- Contradictory new-construction flag and old build year: 1 records
- Incomplete core comp facts: 44 records
Showing the last validated intelligence. A refresh is overdue; source verification dates remain unchanged.
RET Intelligence
Analysis by Real Estate Today
What Changed?
- 2026-10-27 · Status Change
Active → Pending
- 2026-10-27 · New Relevant Comparable
The similar sales have changed. Ask RET for the current comparison.
- 2026-10-27 · Relative-Value Improvement
Near Peer Range → Below Relevant Peer Range
- 2026-10-26 · New Relevant Comparable
The similar sales have changed. Ask RET for the current comparison.
- 2026-10-26 · New Relevant Comparable
The similar sales have changed. Ask RET for the current comparison.
Sources and verification
- Licensed BeachesMLS evidence · verified 2026-10-27
Check current written terms for the residence before deciding. These comparisons do not predict an investment return.
RET Data & Verification StandardsPut this property in context
See the property. Understand the decision.
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