2415 NE 35th Dr, Fort Lauderdale, FL 33308

Buyer-side purchase of a 2025 rebuild — closed at $1.29M, about $100K under the renovated comp set.

A 1982 house rebuilt in 2025 down to the mechanicals: new roof, impact windows and doors, new HVAC, and fully updated electrical and plumbing, finished with quartz counters, high-end appliances and porcelain tile. We represented the buyer. The work was comparable to renovated Coral Ridge product trading in the high $1.3Ms, so the underwriting question was never condition — it was time on market. We used it: the seller had already carried the listing, and the buyer closed at $1,290,000, roughly $100,000 below the renovated comp set, with a cabana bath, climate-controlled Florida room, pool deck and built-in summer kitchen included.

• 2025 rebuild: new roof, impact windows and doors, new HVAC, updated electrical and plumbing
• Closed ~$100,000 under the renovated comparable set (~$555/sf vs ~$600/sf)
• 3 bedrooms, 3 baths including a cabana bath, plus climate-controlled Florida room
• Pool deck and built-in Bull grill summer kitchen; no HOA restrictions

At $1,290,000 over 2,323 sf the buyer paid about $555/sf against renovated comparables clearing closer to $600/sf. The discount was not condition risk; the systems are 2025 vintage with a new roof and impact glass, which is the insurable profile carriers reward. The discount was accumulated days on market plus a seller who needed certainty. Structuring a clean, short-contingency offer was worth more to that seller than the last $100,000.

On the buy side, timing and certainty are a discount you can negotiate. Condition is not the only lever.

Buying in Fort Lauderdale? We underwrite the comp set before we write the offer.