Steve McAleer - Realtor

Steve McAleer - Realtor Steve is a full-time licensed Realtor serving the Southeast Florida market with The Agency RE

Southeast Florida Realtor specializing in Residential Real Estate including Waterfront Estates and Luxury Property Sales.

06/03/2026

Fort Lauderdale and Boca Raton are two of South Florida's most searched luxury markets — and choosing the wrong one is an expensive mistake I've watched buyers make too many times.

The Demographics — Who Actually Lives There
Fort Lauderdale is genuinely diverse: high-net-worth buyers from across the country and internationally, a large Latin American community, a significant LGBTQ+ population centered in Wilton Manors, and a younger median age overall. Boca Raton has a large, well-established Jewish community, a strong country club culture, and a population that skews older and more affluent. Buyers from Long Island, northern New Jersey, and parts of Connecticut often feel immediately at home in Boca because it closely mirrors the communities they came from.

Price Per Square Foot — What Your Budget Actually Gets You
Fort Lauderdale's top waterfront neighborhoods — Las Olas Isles, Harbor Beach, Rio Vista, Coral Ridge — run $700 to $1,200 per square foot. Boca's best — Royal Palm Yacht and Country Club, the Boca Resort corridor — are in a similar range. The real difference shows up in the $1.5 to $3 million range. In Fort Lauderdale at that budget, you have real waterfront: canal-front homes with docks and direct ocean access. In Boca at that same budget, you're largely in the golf and country club market. If boating is the priority, Fort Lauderdale wins this comparison clearly.

Which City Is Actually Yours
Choose Fort Lauderdale if boating and waterfront access are central to your lifestyle, you want urban energy without Miami's intensity, or you want a diverse and cosmopolitan community with an international layer. Choose Boca Raton if country club and golf are your primary social infrastructure, schools are your top priority, or the polished and quiet version of Florida is what you've been picturing. If you're still deciding — spend two real days in both cities. The right one will feel obvious once you're actually in it.

05/30/2026

Let's talk about the area of Greater Fort Lauderdale that surprises buyers the most: the Western Cities!

05/27/2026

Every week, buyers from the Northeast ask the same question: why are we still paying what we're paying up there?

The Tax Reality

New York State's top income tax rate hits 10.9%, with New York City adding nearly 4% on top. New Jersey tops out at 10.75%. Connecticut at 6.99%. Massachusetts carries a flat 5% plus a 4% surtax on income over $1 million. Florida collects zero state income tax. For a high earner, that's not a rounding error — it's a six-figure annual swing in take-home pay. Property tax rates in NJ, CT, and Westchester County routinely run 1.8–2.5% effective. Broward County averages around 0.86%, with Florida's $50,000 homestead exemption reducing that further on a primary residence.

What Your Money Gets You

In Greenwich, Westport, or Scarsdale, $2–3 million buys a colonial on a quarter-acre with four good months of outdoor weather. In Fort Lauderdale, that same budget puts you on the water — canal-front in Las Olas Isles or Rio Vista, private dock, ocean access, 365 days of outdoor living. Per-square-foot comparisons in premium waterfront neighborhoods consistently favor Fort Lauderdale by a significant margin.

The Lifestyle Shift

Fort Lauderdale averages around 3,000 hours of sunshine per year versus roughly 2,400 in New York City and 2,600 in Boston. Broward County has 165 miles of navigable waterways — earning Fort Lauderdale its international reputation as the Venice of America. Las Olas Boulevard, the arts scene, FLL's direct Northeast flight routes, and a well-established community of Northeast transplants all contribute to an integration experience that surprises most buyers coming from up north.

The Honest Trade-Offs

Hurricane season, Florida's insurance market, summer heat and humidity, and I-95 commute times between Fort Lauderdale and Miami are all real factors that belong in your decision. Roof age is now a primary financial variable in any purchase. Flood zones and windstorm coverage should be diligenced before you fall in love with a property — not after.

05/21/2026

What is it like to live in Greater Fort Lauderdale?

Greater Fort Lauderdale is a collection of distinct cities — each with its own lifestyle, price point, and personality. From waterfront canal neighborhoods in Fort Lauderdale proper to family-oriented western suburbs like Weston and Parkland, the area offers options for nearly every type of buyer.

Which Greater Fort Lauderdale city has the best schools?

Cooper City, Weston, and Parkland consistently rank among the highest-rated school districts in Broward County. Parkland's Marjory Stoneman Douglas High School is one of the top-performing public high schools in the state.

Is Pompano Beach a good place to live in 2026?

Pompano Beach has become one of the most compelling value plays in Broward County, offering ocean-access waterfront homes at price points below comparable Fort Lauderdale properties. The city is actively improving its dining, retail, and cultural infrastructure.

What is the difference between Weston and Fort Lauderdale?

Fort Lauderdale proper is centered on waterfront living, urban walkability, and beach access. Weston is a master-planned western suburb that prioritizes space, school quality, and community amenities — with little emphasis on water access or density.

What did I miss? Drop them in the comments below!

05/16/2026

Fort Lauderdale's reputation as one of the world's premier luxury destinations isn't just about the waterfront real estate — it's about the lifestyle that surrounds it year-round.

Fort Lauderdale International Boat Show (FLIBS) is the largest in-water boat show in the world, held every October along the city's iconic waterfront. With over 1,000 yachts and superyachts on display, exclusive VIP lounges, and private unveilings, FLIBS is the crown jewel of the Fort Lauderdale events calendar and a defining moment for the global yachting community.

The Las Olas Art Fair brings world-class sculpture, fine photography, and jewelry to downtown Fort Lauderdale multiple times a year. Private gallery previews and artist receptions make it a fixture on the social calendar for serious collectors and culture seekers alike.

Fort Lauderdale's winter gala season is anchored by events like the Winterfest Black Tie Ball and the Broward Health Foundation Gala — black-tie evenings hosted at landmark venues including The Ritz-Carlton and the Broward Center for the Performing Arts, blending fine dining, live entertainment, and philanthropy.

Lauderdale Art Week, celebrated as South Florida's Celebration of Creativity and Culture, unites the region's top galleries, museums, and artists for a week-long showcase spanning Las Olas exhibitions and waterfront installations.

Beyond the flagship festivals, Fort Lauderdale's exclusive social scene continues through the year — wine tastings at The Tower Club, VIP soirées along Las Olas, and private waterfront gatherings that reinforce the city's standing as a hub for luxury coastal living.

05/09/2026

Fort Lauderdale Vs Weston [East Broward vs West Broward]

Which lifestyle do you prefer?

05/06/2026

What Is a Jumbo Loan?

In most of Florida, the conforming loan limit is $805,500. Any mortgage above that threshold is classified as a jumbo loan. Because these loans aren't backed by Fannie Mae or Freddie Mac, lenders take on additional risk — and in return, they require stronger borrower qualifications.

Jumbo Loan Requirements in South Florida

To qualify for a jumbo loan, most lenders require a credit score of 700 or higher, a down payment between 15% and 25%, and a debt-to-income ratio at or below 43%. Expect to provide multiple years of tax returns, bank statements, and documentation of consistent income and assets. The underwriting process is more thorough than a conventional loan — preparation is everything.

Interest Rates on Jumbo Loans

Jumbo loan rates have historically run higher than conventional rates, but that gap has narrowed significantly. In today's luxury market, well-qualified buyers — particularly those working with private banks or portfolio lenders — often secure rates that are competitive with or even lower than conforming loan rates.

Creative Financing Strategies for Luxury Buyers

South Florida's high-end buyers aren't just purchasing real estate — they're managing wealth. Many leverage asset-based loans, adjustable-rate mortgages (ARMs) for lower initial payments, or combine cash with financing to preserve liquidity. These strategies allow buyers to optimize their financial position while still acquiring luxury properties in markets like Fort Lauderdale, Boca Raton, and Palm Beach.

Getting Pre-Approved for a Jumbo Loan

Before touring luxury homes, securing a jumbo loan pre-approval is a critical first step. It strengthens your offer in competitive markets, accelerates the underwriting timeline, and removes the uncertainty that can derail high-value transactions. Work with a lender who specializes in jumbo financing — the difference in outcome can be significant.

Have more questions - feel free to reach out!

05/02/2026

Purchasing a home on the water here involves a level of due diligence that goes far beyond a standard residential transaction.

Seawall Age & Condition
A seawall that looks structurally sound from the surface can be decades old underneath — with cracking, bowing, or outdated construction that no longer meets current engineering or height standards. Many Fort Lauderdale waterfront neighborhoods still have original seawalls from the 1960s through the 1980s. Replacement costs can reach six figures, making this one of the first things any serious buyer should evaluate before going under contract.

Dock Regulations & Boat Lift Restrictions
Fort Lauderdale enforces strict rules on how far a dock can extend into a waterway, and those rules vary by canal, zoning designation, and street. Buyers planning for larger vessels have learned too late that a property can't accommodate the dock or lift configuration they need. These are questions worth asking early — before you fall in love with a lot that won't support your boating goals.

Bridge Clearance & Canal Access
Not all Fort Lauderdale waterways offer the same access. Fixed bridges east of Federal Highway create clearance restrictions that determine whether a property works for a sport yacht, a flybridge cruiser, or only a center console. Understanding the exact clearance on your intended route is essential — especially for buyers prioritizing unrestricted ocean access.

Flood Zones & FEMA Classifications
FEMA flood zone designations — AE, VE, and X — carry real consequences for both safety and cost. They affect required mitigation, long-term insurability, and how the property performs during significant weather events. Homes in lower-risk zones command a premium, but they often justify it through meaningfully lower long-term exposure.

Insurance Costs & Market Availability
Waterfront premiums are expected, but elevation, seawall condition, roof type, and age all factor into where your number actually lands. With some carriers pulling back from coastal Florida entirely, understanding your likely insurance cost before going under contract is no longer optional — it's a core part of evaluating the true cost of ownership.

04/29/2026

Would you join any of these?

04/25/2026

Fort Lauderdale vs Naples - which do you prefer? Do you like the West Coast of Florida better than the East Coast of Florida?

Address

901 E Las Olas Boulevard, Suite 204
Fort Lauderdale, FL
33301

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