1 / 15
+10 photosLuxury home — 1117 SE 9th Street · Rio Vista C J Hectors Res · Fort Lauderdale
South Florida Luxury Living
Property Magazine
Your home in print
A magazine dedicated to 1117 SE 9th Street, Fort Lauderdale, FL 33316
Dedicated to you and your family.
A photo-rich, always-current edition with the home’s details, neighborhood lifestyle, assigned and nearby schools, ownership planning, and applicable waterfront guidance. Sign in or create a free account and the same edition is rewritten around your household — the schools your children would attend, the boat you keep, the routes you actually drive.
Open property magazine$3,699,000
1117 SE 9th Street, Fort Lauderdale, FL 33316
Fort Lauderdale, FL, 33316
5 bd · 4 ba · 4,487 sqft
Listed by Compass Florida, LLC
1117 SE 9th Street, Fort Lauderdale, FL 33316
Listed by Compass Florida, LLC
Add this home to your tour day
Pick up to 6 homes. Simon confirms times with each listing agent, then sends you the final schedule.
0 of 6 homes in your tour
Know your costs before you buy
Work through three numbers: your estimated monthly payment, the cash needed at closing, and insurance & flood.
Estimated Monthly Payment
20% down · 6.75% interest · 30-year loan · Jumbo loan
Jumbo loan: put down about $2,866,250 or more to stay conforming. What's different?
- A bigger down payment, often 10–20% or more
- A higher credit score, often 700+
- More cash reserves, often 6–12 months of payments
- Full income documentation, sometimes a second appraisal on large loans
Other options: Conforming first mortgage plus a home equity loan for the rest ("piggyback"); Portfolio or private bank loans; Cash. Each lender sets its own rules.
Principal, interest, taxes and insurance. Property Tax (after sale). Estimated; not a lender quote.
- Principal & interest
- $19,193/mo
- Property tax (after sale) est.
- $7,005/mo
- Homeowners insurance est.
- $712/mo
- HOA
- $0/mo
Estimate only, not guaranteed. Verify before you buy or sell.
Cash to close
1117 SE 9th Street, Fort Lauderdale, FL 33316
Estimated cash to close est.
$796,351.26
Down payment plus Florida taxes, title, lender and prepaid costs.
Partial estimate: unknown amounts are excluded. Ask Simon to verify them.
Estimate only. Your lender's Loan Estimate and the title company's closing disclosure are the final numbers. Not financial advice.
Estimate only, not guaranteed. Verify before you buy or sell.
Loan amount (calculated): $2,959,200.00Jumbo loan
Above the 2026 $832,750.00 limit, so the daily jumbo rate is used. Put down about $2,866,250.00 or more to stay conforming.
Current site planning rate. Rate does not change the taxes or fees below. Prepaid interest is not included.
Edit closing costs & prepaids
Assumes both policies cover identical land and dates, with loan coverage within owner coverage—even if the seller pays owner title. Minimum lender premium $25. Turn off if not eligible. Endorsement allowance defaults to one $25 endorsement; actual requirements and premiums vary (Florida 69O-186.005).
Appraisal starts at $650. Waterfront and luxury homes may require a higher fee; confirm with your lender.
Tax uses existing ZIP estimates (after sale); insurance uses existing site estimates. Edit with your quote. If HOA insurance is included, confirm separate unit-owner coverage. Missing HOA costs are excluded—not assumed zero.
Estimated cash to close est.
$796,351.26
- Down payment est.
- $739,800.00
- Mortgage note documentary stamps est.
- $10,357.20
- Mortgage intangible tax est.
- $5,918.40
- Lender’s title insurance est.
- $25.00
- Lender title endorsements est.
- $25.00
- Lender fees est.
- $1,500.00
- Appraisal est.
- $650.00
- Owner’s title insurance est.
- $11,823.00
- Title search & examination est.
- $125.00
- Municipal lien search est.
- $150.00
- Settlement / closing fee est.
- $450.00
- County recording (deed) est.
- $30.00
- County recording (mortgage) est.
- $120.00
- Inspection, wind mitigation & 4-point est.
- $900.00
- Survey est.
- $500.00
- Property tax escrow (2 months, after sale) est.
- $14,010.83
- Insurance escrow (2 months) est.
- $1,423.83
- First-year insurance premium est.
- $8,543.00
- HOA / condo contribution or transfer est.
- Not provided
Partial estimate: unknown amounts are excluded. Ask Simon to verify them.
Mortgage stamps: $0.35 per $100 or fraction. Intangible tax: 0.2% of loan. Title uses Florida 69O-186.003 base rates. Assumes 2 months of tax/insurance escrow for financed purchases plus first-year insurance; cash purchases have no lender escrow.
Before deposits and credits. Prepaid interest and other contract costs are not included. Discounts and title endorsements must be confirmed by the title company. Title search, municipal lien search, settlement and recording are pass-through title company charges for cash and financed buyers alike; the municipal lien search is priced by each city and can run higher (e.g. Boca Raton $150, Coral Gables $220).
Estimate only. Your lender's Loan Estimate and the title company's closing disclosure are the final numbers. Not financial advice.
Estimate only, not guaranteed. Verify before you buy or sell.
Insurance & flood
- Flood zone (FEMA)
- Not available —
- Homeowners insurance est.
- $712 / month
Source: FEMA National Flood Hazard Layer · Date checked: Not provided
Insurance estimates vary widely. Get a real quote before you make an offer.
Estimate only, not guaranteed. Verify before you buy or sell.
Flood zone: Not available —
Source: FEMA National Flood Hazard Layer · Date checked: Not provided
- Roof type
- Concrete
- Roof year
- 2026 (assumed from year built)
- Impact windows / doors
- Impact Glass (Complete)
- Shutters
- Not provided —
- Window features
- Impact Glass (Complete)
- Year built
- 2026
Homeowners insurance: $712 / month est.
- Annual premium est.
- $8,238
- Fees & taxes est.
- $305
- Annual total est.
- $8,543
- Likely range est.
- $7,262–$10,252
- Dwelling coverage est.
- $1,682,625
- Other structures est.
- $33,653
- Personal property est.
- $336,525
- Loss of use est.
- $168,263
- Hurricane deductible (2%) est.
- $33,653
The estimated rebuild cost is above the Citizens Property Insurance coverage cap for this county, so this home would need a private carrier.
Based on the listing: 4,487 sq ft · built 2026 · one story · roof from 2026 · impact windows / shutters · luxury finish level.
Dwelling coverage uses living area × county rebuilding cost. Selling price and land value are not included. The monthly estimate includes fees and applicable taxes.
Broward inland rates were calibrated against two supplied policies; other county and coastal rates have not yet been calibrated against real quotes.
Assumed where the listing is silent: concrete-block construction · inland rating band · gable roof · 2% hurricane deductible · admitted carrier; no surplus-lines tax. A newer roof, a hip roof shape, or a higher deductible can lower the premium; frame construction can raise it.
Educational estimate only, not an insurance quote. Actual premiums depend on the carrier, inspections, discounts, and underwriting. Flood insurance not included. Simon Gedz is a Realtor, not a licensed insurance agent.
The FEMA map is a strong indication, not the final answer: your lender orders its own flood zone determination. Cash buyers are not required to carry flood insurance, but on the water it is strongly recommended.
Florida rule: by 2027, Citizens policyholders must carry flood insurance even outside a flood zone, unless the Citizens policy excludes wind coverage. The FEMA map does not show this.
How flood insurance is priced (FEMA Risk Rating 2.0)
Flood insurance is priced home by home, so two neighbors on the same canal can pay very different amounts. Premiums depend on the home's elevation (first-floor height above the expected flood level), distance to water (ocean, Intracoastal, canal or river), the type of flood risk (storm surge, heavy rain or river overflow), the cost to rebuild, the foundation and construction type, and past flood claims on the property.
Federal flood insurance (NFIP) pays at most $250,000 for the building and $100,000 for contents. A luxury waterfront home needs private flood insurance or an "excess flood" policy on top.
Before an offer: pull the official FEMA flood map (FIRMette), ask the seller for an elevation certificate (it largely decides the price), ask whether the seller's existing NFIP policy can be transferred to you (sometimes at a lower rate), and have an insurance agent check prior flood claims (CLUE report). New NFIP policies usually have a 30-day wait before they take effect — don't leave it until the week of closing.
Insurance estimates vary widely. Get a real quote before you make an offer.
Estimate only, not guaranteed. Verify before you buy or sell.
About This Property
Find similar homesWelcome to 1117 SE 9th St, a stunning 2026 new-construction luxury home in the heart of Rio Vista, Fort Lauderdale's most sought-after 33316 neighborhood. Unlike nearby proposed projects, this contemporary masterpiece is fully completed, with its Certificate of Occupancy issued—meaning you can skip the wait and move in immediately.Spanning 5,657 total SF (4,487 sq. ft. of living area), this 5-bed, 4-bath residence blends modern architecture with functional family living. Step through the dramatic double-height foyer to discover a bright, open-concept floor plan highlighted by elegant Italian porcelain flooring, soaring 11-foot ceilings, and walls of impact-resistant glass. The heart of the home is a custom Italcraft chef’s kitchen featuring premium finishes, generous storage, natural gas cooking, and a massive island.The ground floor features a desirable private guest suite with a full bath, alongside a dedicated flex space ideal for a home office, gym, or library. Upstairs, retreat to the primary suite with a private terrace, walk-in closets, and a spa-inspired bath featuring Spanish tile, dual sinks, and a separate soaking tub and shower. Three additional bedrooms, a versatile family room/sitting area, and a convenient upstairs laundry room complete the second level.Zoned for the highly rated Harbordale Elementary School, you're minutes from world-class dining and shopping on Las Olas Blvd, Downtown Fort Lauderdale, pristine beaches, and the Fort Lauderdale Airport.
Why we flagged this one
A transparent review of current MLS facts—not a paid placement.
Price reduced 16%
The seller has come down from $4,400,000 to $3,699,000 — a $701,000 reduction since it came on the market.
308 days on market
Longer time on market usually means the seller is more open to negotiating on price and terms.
Price reductions and days on market come from this listing's MLS record. This is an initial market signal, not a formal appraisal or full comparable market analysis.
Property Details
Dogs
Welcome here
Cats
Welcome here
Your costs (est.)
≈ $26,911/mo
1117 SE 9th Street, Fort Lauderdale, FL 33316 · Fort Lauderdale
Location
1117 SE 9th Street, Fort Lauderdale, FL 33316
What buyers ask about this home
What are the estimated monthly carrying costs at 1117 SE 9th Street, Fort Lauderdale, FL 33316?+
Property tax (after sale): $7,005/month est.; homeowners insurance: $712/month est.; HOA: $0/month. Fixed ownership costs before a mortgage: $7,717/month est. Principal and interest: $19,193/month; PMI: $0/month. Total for the payment scenario shown: $26,911/month est. Flood insurance is not included. Estimate only, not guaranteed. Verify before you buy or sell.
Will property taxes go up after I buy 1117 SE 9th Street, Fort Lauderdale, FL 33316?+
Usually yes. In Florida the assessed value resets to market value in the year after a sale, so the seller's current tax bill is rarely what a new owner pays. Budget roughly 1.8–2.0% of the purchase price annually until you file for homestead exemption and the Save Our Homes cap (or the 10% non-homestead cap) starts limiting increases.
Does 1117 SE 9th Street, Fort Lauderdale, FL 33316 need flood insurance, and what drives the premium?+
Most of Fort Lauderdale sits in a FEMA flood zone, and lenders require flood coverage in high-risk zones. Premiums are driven by elevation certificate, flood zone, roof age and shape, and whether the home has impact windows or accordion shutters. Ask for the current declarations page, the four-point inspection and wind mitigation report early — they set your real cost of ownership.
What should an inspection focus on for a home like 1117 SE 9th Street, Fort Lauderdale, FL 33316?+
In coastal South Florida, prioritize roof age and permit history, whether windows and doors are impact-rated, the seawall and dock condition on waterfront lots, drainage and elevation, plumbing type, and any open or expired permits with the city. These items, not cosmetics, drive both price and insurability.
What extra costs come with the pool at 1117 SE 9th Street, Fort Lauderdale, FL 33316?+
A pool typically adds ongoing service, chemicals and electricity, plus periodic resurfacing and equipment replacement. Verify the safety barrier meets Florida code, which is required for insurance and resale.
Is there room to negotiate on 1117 SE 9th Street, Fort Lauderdale, FL 33316?+
This listing has been on the market 308 days. Leverage comes from days on market, price history, comparable closed sales and the seller's motivation — not from a fixed percentage. I pull the full history and the true comps before we write, so the offer is built on what the property is actually worth today. Call or text (954) 562-1798 for that analysis.
Neighborhood & Commute
Fort Lauderdale. Venice of America — 165+ miles of navigable waterways, Las Olas dining, and easy I-95 / Brightline access.
School assignment is set by the district and can change. Always confirm the zoned school with the district before you buy.
The home, in a magazine
A closer look at this home and its lifestyle — dedicated to you and your family.
Open the magazine
Simon Gedz
Realtor® since 1995
Interested in this property?
$3,699,000 · MLS A11938874
$3,699,000
1117 SE 9th Street
615-619 NW 11th Avenue, Fort Lauderdale, FL 33311
Listed by Lifestyle International Realty
PROGRESSO
3,443 sq ft
$1,300,000
View details
3327 NE 15th Court, Fort Lauderdale, FL 33304
Listed by Charles Rutenberg Realty FTL
LAS OLAS BY THE SEA EXT
4 bd · 4 ba · 1,766 sq ft
$2,700,000
View details
2525 Barcelona Drive, Fort Lauderdale, FL 33301
Listed by Fortune Christie's International Real Estate
SEA ISLAND
4 bd · 3 ba · 3,124 sq ft
$4,995,000
View details
2500 NE 27TH Avenue, Fort Lauderdale, FL 33305
Listed by Compass Florida, LLC
CORAL RIDGE GALT ADD
4 bd · 4 ba · 2,900 sq ft
$2,550,000
View details
132 Fiesta Way, Fort Lauderdale, FL 33301
Listed by MC Miami Realty LLC
Nurmi Isles Island No.3
2 bd · 3 ba
$3,550,000
View details
325 SEVEN ISLES Drive, Fort Lauderdale, FL 33301
Listed by Compass Florida, LLC
BARCELONA ISLE
6 bd · 5 ba · 3,983 sq ft
$4,750,000
View details