Florida Condo Hub · Fort Lauderdale, Broward County
Las Olas Grand
411 N New River Dr E, Fort Lauderdale, FL 33301. The public records a lender starts with, and the questions to ask before you finance a unit here.
| Address | 411 N New River Dr E, Fort Lauderdale, FL 33301 |
|---|---|
| City / county | Fort Lauderdale, Broward County |
| Year built | 2005 County property appraiser roll, assessment year 2026 (via Florida Department of Revenue parcel data) |
| Units | 213 registered with DBPR; 212 unit parcels on the tax roll |
| Association | LAS OLAS GRAND CONDO ASSN INC (DBPR condo project #PR1S026113, declaration recorded 07/07/2005; DBPR public records) Sunbiz: LAS OLAS GRAND CONDOMINIUM ASSOCIATION, INC (document #N05000000810), status Active · Sunbiz record search |
| HOA dues | Ask the association or listing agent. |
| FEMA flood zone | At the building parcels: Zone AE (coastal floodplain), FEMA base flood elevation 6 ft High-risk zone: flood insurance required for federally backed loans. FEMA National Flood Hazard Layer. Not an official flood determination. Check the FEMA flood map. |
| FHA status (HUD) | No matching project found on HUD's FHA condo approval list.As shown on HUD's FHA condominium search, checked October 17, 2026. HUD status is about FHA project approval only, not the building's condition. Fannie Mae, Freddie Mac and VA eligibility are decided by your lender. |
| Milestone inspection timing | Estimate Based on Florida's rules, a building built in 2005 would generally be due for its first milestone inspection by December 31, 2035. This is a calculation from the tax-roll year built and section 553.899, Florida Statutes, not a record of any filing. The rule applies to condo buildings three or more habitable stories tall, runs from the certificate of occupancy date, and repeats every 10 years. Local building officials can require it at 25 years (for example, near salt water) and can grant extensions. Ask the association for the inspection report and any repair plan. |
| Reserve study (SIRS) | Ask the association for its structural integrity reserve study and current reserve funding. DBPR collects these: DBPR SIRS reporting. |
Questions to ask before you write an offer
Start with the five in the Condo Clearance Check (1-page PDF). A few to begin with:
- Has the milestone inspection been done, and are any repairs open? Ask for the report summary.
- Is the structural integrity reserve study complete, and are reserves funded as it recommends? Any special assessments planned?
- What are the current HOA dues and what do they cover? Is the master insurance policy (including flood, if applicable) in force?
- How many units are owner-occupied vs. rented, and does any one owner hold many units? Is there any litigation?
Is this building financeable for you? Send me the unit.
Tell me the unit number and how you plan to buy. I'll check what the lender will need from the association and which loan types may fit.
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