# RIVA Fort Lauderdale: resale prices, rental rules

> Source: https://bluebaybrokers.com/buildings/riva-fll
> Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036)
> Figures read on: 2026-10-29
> Plain-text copy of the page above for AI assistants and readers. Quote with attribution to BlueBay Brokers; each figure carries its own source and read date. Nothing here certifies that a short-term rental is legal at any address.

## The bet

RIVA is a 100-residence riverfront condominium in Fort Lauderdale, delivered in 2018 by Premier Developers, and the number that decides it is $950,000: what a two-bedroom on the 05 line closed at in April 2026, 19% under the $1,175,000 the same plan fetched in 2023. The three-bedrooms held at $2.1 million. The two-bedroom stack has already corrected; the rest of the building has not.

## Absorption and timing

How many homes close each year in this building's price band and postcode, against how many it is about to deliver. No brochure answers this, and it governs both the resale and the developer's willingness to discount.

Units delivering 100 all at once, to the same buyer pool

Closings per year 246 trailing 12 months, 33304, same band

Years of supply 0.4 this building alone

Band closes at $541/sf median of real closings, not asks

| Band, 33304 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $800K – $1.5M | 132 | $1,050,000 | $541 |
| $1.5M – $2.5M | 59 | $1,800,000 | $821 |
| $2.5M and above | 55 | $3,400,000 | $1,121 |

**Eight years of resales, and where they stand**

RIVA has a real resale record: 61 recorded sales on the MLS since 2019, though only five since January 2025. Four closed in the past twelve months and nine units are listed, two of them since January and February 2025. The 100 residences sit in a postcode that closed 246 homes between $800,000 and the top of the market last year, 93 of them condominiums. Most condos built since 2015 that closed there were oceanfront, Selene, Four Seasons and Paramount, which is a different purchase from a river view. 33304 holds 11.2 months of supply.

## The market it lands in

Everything for sale in 33304 today against everything that actually sold there this past year. This is the pool your resale competes in.

Active inventory 453 homes listed across 33304

Sold, trailing year 487 recorded closings, every price

Months of supply 11.2 under 6 favours sellers, over 12 favours buyers

Asking vs sold $582/sf asked, against $490/sf actually paid

How to read the gap

Asking is an opinion, sold is a fact, and months of supply is your leverage. Do not compare this building to the postcode median, which mixes in stock built decades ago: the comparison that counts is the band below.

## What recent deliveries resell for

The only read-across that means anything here: condominiums in 33304 built from 2023 onward, people who bought new and took delivery, and what their units resell for now.

New stock resells at $1,077/sf median of 30 closings this year

Movement since — across recently delivered buildings

This building asks $557/sf entry residences

Entry vs new stock -48% below zero means you buy new under resale

| Year of resale | Closings | Median $/sf |
|---|---|---|
| 2025 | 1 | withheld, 1 sale |
| 2026 | 30 | $1,077 |

Why a year can show no figure

Under 5 transactions a median is noise, so it is withheld. Recently delivered buildings are thin by nature, which is itself worth knowing before counting on a quick resale.

## The basis

What it asks per foot against what its band actually closes at. Comparing one preconstruction ask to another tells you nothing: both are price lists.

Asking $557–$1,171/sf $900K – $5M · 1,617 – 4,267 sf (asks on the MLS)

Band closes at $541/sf $800K – $1.5M, trailing 12 months

Listed here today 9 median $929/sf

**Two-bedrooms reset, three-bedrooms held**

The 2026 two-bedroom closings were $950,000 (#1005) and $1,000,000 (#1409), $533 and $650 a foot. In 2023 the same plans closed at $1,175,000 (#705, #805) and $1,250,000 (#1203). The 2021 buyers paid $655,000 to $900,000, so the reset leaves them ahead. Three-bedrooms closed at $2,100,000 (#1204) and $2,187,500 (#706) in 2026, $867 and $903 a foot, against $1.9M to $2.5M in 2023-2024. Older condos in 33304 under $1.5M closed at $577. Unit #1005 is listed at 1,620 sf in 2021 and 1,783 sf in 2026: same apartment, so compare prices, not feet.

## On the MLS today

9 listings at this address are Active right now, pulled 2026-10-29. Leases are excluded: a monthly rent sitting in the price column wrecks any comparison. This is what a buyer can actually transact on today, as opposed to what a price list says.

| Unit | Bd/Ba | Interior | Asking | $/sf | HOA / mo | Days |
|---|---|---|---|---|---|---|
| [707](https://bluebaybrokers.com/listing?mls=B26041582) | 2/— | 1,617 sf | $899,900 | $557 | $1,659 | 138 |
| [605](https://bluebaybrokers.com/listing?mls=A11739942) | 2/3 | 1,783 sf | $950,000 | $533 | $2,067 | 622 |
| [1203](https://bluebaybrokers.com/listing?mls=F10478555) | 2/2 | 1,738 sf | $1,195,000 | $688 | $1,888 | 654 |
| [810](https://bluebaybrokers.com/listing?mls=A12105819) | 2/3 | 2,544 sf | $1,799,000 | $707 | $2,868 | 13 |
| [501](https://bluebaybrokers.com/listing?mls=A12066989) | 3/3 | 2,154 sf | $1,999,999 | $929 | $8,008 | 1 |
| [1002](https://bluebaybrokers.com/listing?mls=A12021711) | 3/4 | 2,251 sf | $2,100,000 | $933 | $2,562 | 155 |
| [804](https://bluebaybrokers.com/listing?mls=A12099135) | 3/4 | 2,275 sf | $2,175,000 | $956 | $2,820 | 0 |
| [PH-1602](https://bluebaybrokers.com/listing?mls=A11908847) | 4/5 | 4,179 sf | $4,897,000 | $1,172 | $4,350 | 349 |
| [Ph-1606](https://bluebaybrokers.com/listing?mls=F10550466) | 3/— | 4,267 sf | $4,995,000 | $1,171 | $4,350 | 251 |

How to read this table

On new construction the MLS area is routinely the total rather than the interior, and it runs larger than the County's recorded figure, by 10 to 30 percent on the units already tested in this pipeline. Treat the $/sf column as the seller's own arithmetic and re-divide by the recorded area before comparing it with anything delivered.

## Photographs

The 24 photographs carried on MLS listing F10550466 at this address. On a building still under construction these are the developer's renders and the sales-gallery material, not the finished product.

**Photographs** © SEFMLS, displayed from the MLS under the same licence that permits display of the listing itself. Renders are the developer's own and are subject to change.

## Carry at delivery

What it costs to own before any income, on the smallest residence of 1,617 sf.

| HOA at $1.13/sf/month | −$21,927 |
|---|---|
| Property tax at 2.02% of $950,000 | −$19,190 |
| Insurance (HO-6), $3.60/sf | −$5,821 |
| Annual carry, before any income | −$46,938 |

**What it costs to hold, and what it rents for**

Dues on the listings run $1.03 to $1.24 a foot, $2,067 a month on #605 (one listing shows $8,008, almost certainly a typo). Taxes on #605 are $11,481 and reset on sale. #609, a 1,411 sf two-bedroom, leased at $5,250 in April 2025 and $5,500 in November 2025; #1102, a three-bedroom, at $9,000 in September 2026. At $950,000, $5,500 a month nets about $29,700 after dues and the current taxes, 3.1% before insurance and vacancy. Seasonal leases are advertised; nightly rental is not.

## How it was built and sold

| Construction financing | $65M construction loan from Madison Realty Capital, June 2017, to finish the tower. Delivered 2018. |
|---|---|
| Presold | Not disclosed |
| Delivery | Delivered 2018. The builder, Moss, announced completion in June 2018; the first resales on the MLS closed in 2019. |
| Developer | Premier Developers, Bradley Deckelbaum. Broke ground in June 2015 for a 2016 finish that slipped to 2018. Built by Moss; the $65M Madison Realty Capital loan funded completion. |
| Rental policy | Seasonal and annual leases on the MLS (a six-month furnished lease at #1103, association approval in 2 to 4 weeks); nightly rental not advertised, recorded declaration not read |

## Recommendation

BlueBay Brokers · RIVA Residences Fort Lauderdale

### Buy the two-bedroom line at the 2026 prints

The building is proven: 40,000 sf of amenities, 400 feet on the Middle River with boat slips, private-elevator plans, and eight years of recorded resales. Premier finished it on a $65M Madison Realty Capital loan, and it delivered in 2018.

Buy a two-bedroom near the $950,000 to $1,000,000 closings, not the $1,195,000 ask that has sat 21 months. The three-bedrooms are fairly priced at $2.1M; the penthouses are a home, not a trade.

## Want the rest of it?

I am Steve Gabison, a Florida broker, licence BK3411036. I wrote this page. New developments are Carolina Peña's desk at BlueBay Brokers, broker, licence BK3288753: she will send you what is behind it, in English or Spanish.

#### The full file

This page is the public read. The file adds the full closing record unit by unit, what resellers are asking against what they paid, the recorded rental language, and a rental underwriting on the specific line you are looking at. No charge.

#### On the purchase

You are buying a resale here, so the seller's side pays the co-broke and representation costs you nothing. I argue from the recorded closing prices above, including what the current owner actually paid and when.

#### Before anything else

The rental policy here is not published, so I will not sell you a management plan on it. I will get the recorded declaration language and tell you what is actually permitted. That has to be true before the rest matters.

## Read next

- [Bungalow East Fort Lauderdale, Fort Lauderdale, Delivering 2027](https://bluebaybrokers.com/buildings/bungalow-east-fll)
- [3000 Waterside, Fort Lauderdale, Delivering 2028](https://bluebaybrokers.com/buildings/3000-waterside-fll)
- [Andare by Pininfarina Fort Lauderdale, Fort Lauderdale, Delivering 2027](https://bluebaybrokers.com/buildings/andare-pininfarina-fll)
- [All the new-development studies](https://bluebaybrokers.com/new-developments)
- [Developer price vs resale on six delivered Miami condos](https://bluebaybrokers.com/developer-price-vs-resale-miami)
- [Buying preconstruction in Miami as a foreign buyer](https://bluebaybrokers.com/buy-preconstruction-miami-foreign-buyer)

## Sources

- [The Real Deal, On the scene at Riva's groundbreaking (June 2015)](https://therealdeal.com/miami/2015/06/09/photos-on-the-scene-at-rivas-groundbreaking)
- [New York Real Estate Journal, Madison Realty Capital provides $65 million loan for condo construction project (June 2017)](https://www.nyrej.com/news-outside-the-region-madison-realty-capital-provides-65-million-loan-for-condo-construction-project)
- [Moss, Moss celebrates completion of RIVA in Fort Lauderdale (2018)](https://moss.com/?p=10292)

**Method, licence and disclaimers**

**Absorption and closed prices** © 2026 Miami Association of Realtors / SEFMLS via Bridge Data Output, pulled 2026-10-29. Deemed reliable, not guaranteed.

**Developer data.** Unit counts, sizes, pricing and delivery dates are the developer's own and are not verified by BlueBay Brokers LLC, which does not represent the developers named here and receives no compensation from them.

**Not investment advice.** A scenario built from stated assumptions. Deposit carry uses simple interest and ignores tax. The recorded condominium documents govern every legal question raised here. Consult your own tax and legal advisers.

**Rental policy** as published by the developer and routinely amended before closing.