Best Las Olas Condos

Best Las Olas Units as of Sept 22, 2026

1. Las Olas River House #2604 — $1.499M | 2,129 SF | $704/SF
   Target: $1.35–$1.40M
   Why: Best repricing trade—large waterfront luxury at a major discount to new construction.
   Negotiate: Open ~$1.30–$1.325M; use lower River House closings and competing inventory.
2. 100 Las Olas #3201 — ~$1.72M | 2,191 SF | $785/SF
   Target: $1.55–$1.60M
   Why: Newer building + huge floor plan at an unusually low $/SF.
   Negotiate: Target low-$700s/SF and emphasize alternative inventory.
3. Las Olas Grand #3703 — ~$1.63M | 2,110 SF | $772/SF
   Target: $1.45–$1.50M
   Why: 37th-floor residence with size and views at a compelling basis.
   Negotiate: Use River House and 100 Las Olas as competing choices.
4. Andare #1203 — ~$2.305M | 2,144 SF | $1,075/SF
   Target: $2.15–$2.20M
   Why: Best entry into Andare without paying a huge high-floor premium.
   Negotiate: Push for developer discount + closing-cost/design incentives.
5. River House #3502 — $2.70M | 2,726 SF | $990/SF
   Target: $2.50–$2.55M
   Why: Large high-floor 3BR has stronger family and trophy-buyer resale appeal.
   Negotiate: Start around $2.40M and let time work for you.
6. Andare #2803 — ~$2.727M | 2,138 SF | $1,275/SF
   Target: $2.50–$2.60M
   Why: Excellent 03 stack with much better elevation than #1203.
   Negotiate: Use #1203 to force developer to justify the ~$400K+ floor premium.
7. 100 Las Olas #3804 — ~$1.65M | 1,867 SF | $883/SF
   Target: $1.50–$1.55M
   Why: High-floor 2BR + den with near-3BR functionality.
   Negotiate: Underwrite and negotiate it as a 2BR + den.
8. River House #2409 — $1.795M | 2,141 SF | $838/SF
   Target: $1.55–$1.60M
   Why: Strong 09 line with large floor plan and premium positioning.
   Negotiate: Use #2209’s ~$1.60M closing as the anchor.
9. Las Olas Grand #3605 — ~$1.35M | 1,630 SF | $828/SF
   Target: $1.20–$1.25M
   Why: High-floor Las Olas luxury at a relatively low absolute price.
   Negotiate: Clean cash/fast-close offer in exchange for price.
10. Andare #3204 — ~$2.80M | 2,182 SF | $1,282/SF
    Target: $2.55–$2.65M
    Why: High-floor new-construction 3BR with strong long-term luxury positioning.
    Negotiate: Cross-shop #1203 and #2803 aggressively.