1 / 59
+54 photosLuxury condo — 333 Las Olas Way 2805 · Las Olas River House Cond · Fort Lauderdale
South Florida Luxury Living
Property Magazine
Your home in print
A magazine dedicated to 333 Las Olas Way 2805, Fort Lauderdale, FL 33301
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$1,549,000
333 Las Olas Way 2805, Fort Lauderdale, FL 33301
Fort Lauderdale, FL, 33301
2 bd · 3 ba · 2,129 sqft
Listed by The Firm Realty Group
333 Las Olas Way 2805, Fort Lauderdale, FL 33301
Listed by The Firm Realty Group
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 $716,250 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, HOA. Property Tax (after sale). Estimated; not a lender quote.
- Principal & interest
- $8,037/mo
- Property tax (after sale) est.
- $1,237/mo
- Homeowners insurance est.
- $643/mo
- HOA
- $2,848/mo
Estimate only, not guaranteed. Verify before you buy or sell.
Cash to close
333 Las Olas Way 2805, Fort Lauderdale, FL 33301
Estimated cash to close est.
$339,017.77
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): $1,239,200.00Jumbo loan
Above the 2026 $832,750.00 limit, so the daily jumbo rate is used. Put down about $716,250.00 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.
$339,017.77
- Down payment est.
- $309,800.00
- Mortgage note documentary stamps est.
- $4,337.20
- Mortgage intangible tax est.
- $2,478.40
- 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.
- $6,448.00
- 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.
- $2,473.67
- Insurance escrow (2 months) est.
- $1,286.50
- First-year insurance premium est.
- $7,719.00
- 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)
- Zone AE Coastal FloodplainFlood insurance required
- Homeowners insurance est.
- $643 / month
Flood insurance is required with a federally backed mortgage (FHA, VA, USDA, or a conventional loan from a federally regulated lender). The monthly insurance estimate above does not include flood insurance — see "Show details" for the flood rules and the official FEMA map.
Source: FEMA National Flood Hazard Layer · Date checked: Oct 22, 2026
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: AE
High-risk mapped flood area (1% annual chance of flooding).
Source: FEMA National Flood Hazard Layer · Date checked: Oct 22, 2026
- Roof type
- Not provided —
- Roof year
- Not provided —
- Impact windows / doors
- Not provided —
- Shutters
- Not provided —
- Window features
- Not provided —
- Year built
- 2004
Homeowners insurance: $643 / month est.
- Annual premium est.
- $7,414
- Fees & taxes est.
- $305
- Annual total est.
- $7,719
- Likely range est.
- $6,561–$9,263
- Dwelling coverage est.
- $758,456
- Other structures est.
- $15,169
- Personal property est.
- $151,691
- Loss of use est.
- $75,846
- Hurricane deductible (2%) est.
- $15,169
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: 2,129 sq ft · built 2004 · 42 stories · 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 · coastal rating band · roof 6–15 years old · 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.
Special Flood Hazard Area. With a federally backed mortgage (FHA, VA, USDA, or a conventional loan from a federally regulated lender), flood insurance is required.
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 homesExperience elevated waterfront living at River House, one of downtown Fort Lauderdale's premier luxury condominium residences. Situated on the 28th floor, this highly desirable 05-line residence offers 2,129 square feet of living space, featuring 2 bedrooms, 3 full bathrooms, and spectacular panoramic views of the Atlantic Ocean, New River, Intracoastal Waterway, and downtown skyline. A private elevator opens directly into the residence, creating an exclusive and sophisticated arrival experience. Expansive windows fill the interiors with natural light while showcasing breathtaking water and city views. Limestone flooring adds timeless elegance throughout the spacious living areas. Located directly on the New River in the heart of Las Olas, River House offers resort-style amenities, including a waterfront pool, fitness center, concierge services, and 24-hour security. Enjoy exceptional walkability to Las Olas Boulevard's renowned restaurants, boutiques, galleries, and entertainment. A rare opportunity to own a coveted high-floor residence in one of Fort Lauderdale's most prestigious addresses.
Building health
- Building
- LAS OLAS RIVER HOUSE COND· MLS
- Year built
- 2004· MLS
- Stories
- 42· MLS
- Units
- Not provided —
- Milestone inspection
- Not provided —
- Milestone date
- Not provided —
- SIRS
- Not provided —
- SIRS date
- Not provided —
- Special assessments
- Not provided —
- Assessment amount
- Not provided —
- Assessment purpose
- Not provided —
- Assessment due date
- Not provided —
- Reserves
- Not provided —
- Minimum lease term
- Not provided —
- Rentals per year
- Not provided —
- Pet rules
- Yes· MLS
- Age restriction (55+)
- Not provided —
- HOA fee
- $2,848 / month · billed Monthly· MLS
Last updated Not provided, source: MLS remarks —
Always review the association's milestone inspection report, SIRS, budget and the last 24 months of board minutes before you buy.
Property Details
Dogs
Welcome here
Cats
Welcome here
Your costs (est.)
≈ $12,766/mo
333 Las Olas Way 2805, Fort Lauderdale, FL 33301 · Fort Lauderdale
Location
333 Las Olas Way 2805, Fort Lauderdale, FL 33301
One home, every check
Dock & Draft Match™ brings this home's dock length, low-water depth, every bridge, the ocean run, frontage and yacht size together in one place. Estimate only, not guaranteed. Verify before you buy or sell.
What buyers ask about this home
What are the estimated monthly carrying costs at 333 Las Olas Way 2805, Fort Lauderdale, FL 33301?+
Property tax (after sale): $1,237/month est.; homeowners insurance: $643/month est.; HOA: $2,848/month. Fixed ownership costs before a mortgage: $4,728/month est. Principal and interest: $8,037/month; PMI: $0/month. Total for the payment scenario shown: $12,766/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 333 Las Olas Way 2805, Fort Lauderdale, FL 33301?+
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 333 Las Olas Way 2805, Fort Lauderdale, FL 33301 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 I check about the association before buying 333 Las Olas Way 2805, Fort Lauderdale, FL 33301?+
For a Florida condo, review the milestone structural inspection and the Structural Integrity Reserve Study, current reserve balances, any pending or recently voted special assessment, the association's insurance and its litigation history. Ask how many units are owner-occupied and whether the lender will approve the building — a poorly funded association is the single biggest hidden cost in a condo purchase.
Can 333 Las Olas Way 2805, Fort Lauderdale, FL 33301 be rented out?+
Rental rules are set by the association's documents, not the MLS. Many Fort Lauderdale luxury buildings limit leases to once or twice a year with a minimum term and require board approval and an application fee. Request the declaration and rules before your inspection period ends if rental income matters to your plan.
Is there room to negotiate on 333 Las Olas Way 2805, Fort Lauderdale, FL 33301?+
This listing has been on the market 1 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.
Approximate Drive Times
Drive times are estimates based on straight-line distance at typical South Florida traffic speeds. Actual times vary with traffic and routing.
Assigned schools for this address
Sunrise Middle School
Middle school · 2.1 mi from this home · 1750 Ne 14Th St, Fort Lauderdale
Fort Lauderdale High School
High school · 2.1 mi from this home · 1600 Ne 4Th Ave, Fort Lauderdale
Zone boundaries published by Broward County Public Schools.
Other options for this address
ST. Thomas Aquinas High School
High school · Private · Catholic · Grades 9–12 · Fort Lauderdale
Edith Robinson Christian Academy
High school · Private · Christian · Grades 9–12 · Fort Lauderdale
Murl Windsor Academy At Hollywood
Pre-K & Kindergarten · Private · Grades PK–12 · Fort Lauderdale
Permission To Succeed Education Center
Pre-K & Kindergarten · Private · Grades PK–12 · Port ST. Lucie
Permission To Succeed Education Center
Pre-K & Kindergarten · Private · Grades K–12 · Port ST. Lucie
The International Family Academy
Pre-K & Kindergarten · Private · Grades K–12 · Fort Lauderdale
School assignment is set by the district and can change. Always confirm the zoned school with the district before you buy.
Closed sales in the last 12 months, newest first — condos only. Tap a home for its photos and sale facts.
Loading nearby sales…
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?
$1,549,000 · MLS A12118281
$1,549,000
333 Las Olas Way 2805
333 LAS OLAS Way 1705, Fort Lauderdale, FL 33301
Listed by Compass Florida, LLC
LAS OLAS RIVER HOUSE CONDO
2 bd · 3 ba · 2,129 sq ft
$1,349,000
View details
333 Las Olas Way 2302, Fort Lauderdale, FL 33301
Listed by Charles Rutenberg Realty FTL
LAS OLAS RIVER HOUSE COND
2 bd · 3 ba · 1,522 sq ft
$1,250,000
View details
411 N New River Drive E 3403, Fort Lauderdale, FL 33301
Listed by D'Angelo Realty Group LLC
LAS OLAS GRAND CONDO
2 bd · 3 ba · 2,110 sq ft
$1,400,000
View details
610 W Las Olas Boulevard 2111N, Fort Lauderdale, FL 33312
Listed by Douglas Elliman
SYMPHONY NORTH CONDO
3 bd · 3 ba · 1,818 sq ft
$1,099,000
View details
347 N New River Drive E 2307, Fort Lauderdale, FL 33301
Listed by Uncommon Properties
Water Garden Condominium
1 bd · 1 ba · 820 sq ft
$419,000
View details
924 SE 2ND Street 19, Fort Lauderdale, FL 33301
Listed by The Agency Florida LLC
GULFSTREAM CONDO OF LAS OLAS
1 bd · 1 ba · 459 sq ft
$229,000
View details