The Cheat Code to Living in Fort Lauderdale: Why the South Side of the New River Gives You Las Olas Energy Without the Downtown Chaos
If you want downtown Las Olas energy without the downtown chaos, the answer comes down to two sides of the New River — and the south side, home to Tarpon River, Rio Vista, and Lauderdale Harbors, is the completely overlooked way of life that most buyers never consider.
I'm Joe Vairo — a 2x eXp ICON Agent, ranked the #3 real estate agent in Fort Lauderdale by Fort Lauderdale Magazine, and founder of the Vairo Group, ranked the #3 real estate team in Fort Lauderdale. I don't just sell on the south side of the river — I live there, so I track this pocket of the city block by block. Here is the full breakdown.
Two Sides of the River, Two Completely Different Lifestyles
The north side of the New River is the downtown and Las Olas area — the energy, the restaurants, the high-rises, and the traffic that comes with all of it. The south side sits directly across the water, and I think it gets overlooked. That's actually where I live, and the gap between how good the lifestyle is and how little attention it gets is one of the more interesting stories in Fort Lauderdale real estate right now.
How Walkable Is the South Side of the River, Really?
When I'm not working, I really don't use my car — that's how walkable this side of the river is. You can easily walk across the bridge to downtown and Las Olas, but you can also walk to just about everything you need day to day: Publix, the gym at Legacy Fit, Solidcore right across the bridge, Tarpon River Brewing, Wells Coffee, Bo's Sports Bar, and Daniel's Steakhouse. This is the rare Fort Lauderdale pocket where a car is optional for daily life, and that's a lifestyle most people assume they have to move downtown to get.
Getting Around Without Fighting Las Olas Traffic
Living on the south side means you can head out via Davie Boulevard or Marina Mile instead of fighting traffic on Las Olas or Broward Boulevard. And because you're still on the water, you keep all the boating advantages: the water taxi, the free water trolley, and the Lauderdale Yacht Club right on this side of the river if you don't own a boat. For a city where waterfront access drives value, having this many ways on and off the water — and in and out of the neighborhood — is a real, practical edge.
What's on 17th Street: Harbor Shops, Southport, and the F3 Marina
Everything on 17th Street is effectively your extended neighborhood on the south side. The Harbor Shops has pretty much everything — LA Fitness, La Bamba, Publix, even a Total Wine, plus Gilbert's. Right across the street sits the Southport Shopping Center with Zona Fresca, and the F3 Marina is there as well. Between the river, 17th Street, and the bridge to Las Olas, daily errands, dining, and boating all happen within a tight radius.
Which Neighborhoods Can You Actually Live In on the South Side?
You have real options on the south side of the river. There's Rio Vista, on the water or off the water. There's Lauderdale Harbors. And there's Tarpon River, which I think is one of the more underrated neighborhoods in Fort Lauderdale. Each gives you a different mix of price point and proximity, but they all share the same core advantage: you're minutes from downtown without living in it.
What Is Sixth and Rio, and Why Does It Matter for Condo Buyers?
If you love those neighborhoods but want to live right on the river in a condo, that's where Sixth and Rio comes into play — one of Fort Lauderdale's newest boutique condo buildings, delivering in 2026. You're right there on the water with breathtaking views and true walkability to everything, and there's a water trolley stop right out front that takes you straight across the river. New boutique condo product on the New River is rare, which is exactly why this building is worth watching if you want the south-side lifestyle without a single-family purchase.
What This Means for Buyers Comparing Downtown vs. the South Side
If you're weighing downtown Fort Lauderdale against the south side of the river, the trade is simple: downtown gives you the density and the buildings; the south side gives you the same access with more calm, easier routes in and out, and neighborhood character. And here's the local tell — everyone who lives on the south side of the river has a golf cart, which makes hopping over to Las Olas that much easier. Buyers who value walkability and water access but don't want tower living should have Tarpon River, Rio Vista, and Lauderdale Harbors on their shortlist.
Would I Choose the South Side Over Downtown?
I already have — it's where I live. For my money, the combination of walkability, water access, and the ability to reach Las Olas on foot while skipping its traffic is the best lifestyle trade in the city. Downtown is a great product for the right buyer, but the south side is the cheat code.
FAQ
What neighborhoods are on the south side of the New River in Fort Lauderdale?
The main options are Rio Vista (on or off the water), Lauderdale Harbors, and Tarpon River, which is one of the more underrated neighborhoods in Fort Lauderdale.
Is the south side of the New River walkable?
Yes. Residents can walk across the bridge to downtown and Las Olas, and reach Publix, Legacy Fit, Tarpon River Brewing, Wells Coffee, Bo's Sports Bar, Daniel's Steakhouse, and the Harbor Shops on 17th Street.
What is Sixth and Rio in Fort Lauderdale?
Sixth and Rio is one of Fort Lauderdale's newest boutique condo buildings, located right on the New River and delivering in 2026, with a water trolley stop directly out front.
How do you get around from the south side of the river?
Drivers use Davie Boulevard or Marina Mile to avoid Las Olas and Broward Boulevard traffic, and residents also use the water taxi, the free water trolley, boats, and — very commonly — golf carts.
Want to Talk Through the South Side of the River Opportunity?
I'm Joe Vairo with the Vairo Group. If you want an honest, current conversation about living on the south side of the New River — whether that's Tarpon River, Rio Vista, Lauderdale Harbors, or a residence at Sixth and Rio — I'm happy to walk you through what's on and off the market right now.
📲 Text or call me at 954-830-1126
📩 Email me at [email protected] anytime — I respond personally
Joe Vairo is a 2x eXp ICON Agent, South Florida real estate agent, and Fort Lauderdale Magazine's #3 ranked agent in Fort Lauderdale. The Vairo Group, ranked the #3 real estate team in Fort Lauderdale, specializes in waterfront properties and luxury relocation in the $1M+ market.
Watch the original Short: https://www.youtube.com/shorts/PIBNl6oiBwk
