Artist Townhouses Hollywood

What the county record shows today

On 24 September 2026 I looked up 2511 Pierce Street on the Broward County Property Appraiser’s site. It returns nine folios, 514216460010 to 514216460090: eight townhome lots (Lots 1 to 8 of “Hollytown Village II”, 1,361 to 1,385 square feet each) and one common-area tract of 9,588 square feet, 20,500 square feet or about 0.47 acre in all. HOLLYTOWN LLC is the owner of record on all nine. The eight lots are classified “00-01 Vacant Residential” with no building value and are zoned RM-18, Multiple Family District.

When I looked on 26 August 2026 the county showed a single folio for the site, 514216015240 (Lot 10, Block 14, Hollywood Little Ranches). On 24 September 2026 the county’s system returns no record for that folio number in any tax year from 2023 to 2026. The legal description of the new common-area folio is “Lot 10, Block 14, less Lots 1 thru 8”, so the new folios divide the old lot. I do not know the date of the change and I have not found the recorded plat or a county document explaining it.

The county’s naming links this site to the developer’s project. The seventeen folios at 2526 Pierce Street are “Hollytown Village”: sixteen townhomes recorded with a 2025 year built and a common-area tract, carrying the same 25 August 2021 deed as the 2511 lots. ABH Developer Group’s website describes Hollytown as a 24-unit townhome development in Hollywood. Sixteen homes at 2526 plus the eight lots at 2511 make 24, so I read 2511 Pierce Street as the last eight homes of the same project. I have not found a developer document that says so, or that uses the name Artist Townhomes.

What that means for the eight homes. ABH’s project page lists Hollytown as “Starting at Sold Out”, and the Hollytown Village website said the homes were scheduled to be ready for occupancy in fall 2024 (both undated; the ABH footer reads 2024). CRE-sources reported Hollytown as under construction on 17 May 2023 and as nearing completion on 29 May 2024. The county’s 2026 roll, however, carries building value on the 2526 homes and none on the 2511 lots. Under Florida Statutes 192.042, real property is assessed as it stands on 1 January and improvements not substantially completed by then get no value. So the roll shows that none of the eight homes was substantially complete on 1 January 2026, but it cannot show whether work has been under way or has finished since. I have not found a building permit record, a certificate of occupancy or a press report for the 2511 homes, so I cannot say whether they have been built.

If someone tells you a specific home here is finished, ask for its certificate of occupancy and the recorded deed or contract, and check the county record for that lot’s folio.

Short-term rentals in Hollywood

Short-term letting in Hollywood is licensed by the city, not granted by a developer. The City of Hollywood requires a vacation rental licence under Chapter 119 of its Code of Ordinances. In outline (the city’s regulations and programme page, read 24 September 2026), an owner must:

• Hold a City of Hollywood vacation rental licence, applied for online, with a notarised owner certification;
• Provide a copy of an active Florida Department of Business and Professional Regulation transient public lodging licence;
• Provide current City of Hollywood and Broward County local business tax receipts, and an interior building sketch by floor;
• Display both licence numbers in every advertisement for the rental;
• Identify all occupants by name in each lease, and attach a copy of Chapter 119 to it.

The city page also says a noise-level detection device must be installed in every vacation rental. None of this makes short-term letting impossible, since the city licenses it, but it is a regulated activity with real obligations, not a right that comes with the deed. The rules are set by ordinance, and ordinances are amended.

There is a second layer. Whatever the city permits, letting rights are also governed by the recorded declaration or covenants and the association’s rules. I have not found a public document that grants or restricts short-term rental at 2511 Pierce Street. Before relying on short-term rental income here, confirm the leasing provisions in the recorded declaration and the offering documents, and confirm the licensing position with the City of Hollywood directly.

The land, and what the county shows

The transaction history the county has shown for this land:

The first two sales were read on the former single folio, which no longer returns a record, so I could not re-check them on 24 September and they do not appear on the new folios. The 25 August 2021 deed (instrument 117544413) does appear: it is recorded against all nine folios at 2511 Pierce Street and all seventeen at 2526 Pierce Street, so $1,700,000 covers a larger set of parcels and cannot be read as the price of these lots. The county flagged it as an Excluded Sale on the former folio, which means it is not treated as evidence of open-market value, so I do not present it as a gain on the 2017 price.

The county’s 2026 values, valued as land at $73.00 per square foot: $101,110 just value for the 1,385 sq ft Lot 1 and $99,350 for each of Lots 2 to 8 (1,361 sq ft), with the 9,588 sq ft common-area tract at $10. That is $796,570 just value and $552,500 assessed across the nine folios, against $820,920 and $552,530 on the former single folio as I read it on 26 August 2026. Zoning is RM-18, Multiple Family District.

What to establish before you pay anything

• The current construction status, evidenced. Ask for the building permit number and its status with the City of Hollywood, which you can verify independently, and for the certificate of occupancy for the specific home. The county’s 2026 roll carries the eight lots as vacant land.
• Whether the plat and any declaration or covenants have been recorded, and the book and page or instrument number. The county now divides the site into eight lots and a common-area tract, but I have not found the recorded plat or governing documents.
• How the homes will be conveyed — condominium units or fee-simple townhouses — because the governing documents, and the rules that apply to your deposit, can differ.
• Where your deposit goes, in what escrow account, under whose control, and on what terms it is returnable. Then confirm it against the executed agreement.
• The vacation-rental position, from the City of Hollywood directly, not from a brochure — and the leasing provisions in the declaration or covenants.
• A current, dated completion schedule, and the contractual remedy if it is missed.
• Who the developer is and what they have delivered. ABH Developer Group’s website names the project and the county’s owner of record is HOLLYTOWN LLC; ask which entity signs the contract, and go and look at the homes already delivered. The county shows the 16 townhomes at 2526 Pierce Street as built in 2025.

The developer’s pages put the site about 5 minutes’ drive from Hollywood Beach, 3 minutes from Downtown Hollywood and 10 minutes from Fort Lauderdale airport, and describe the I-95 entrance as a minute away (ABH project page and Hollytown Village website, read 24 September 2026); those are marketing figures, not measured ones. The open question is not the address but the status of the eight homes: on the county’s 2026 roll they are still vacant lots. Confirm what has been built and what has been recorded, and read the documents, before you commit money.

Thinking about Artist Townhomes?

Before you commit a deposit, I will check the building permit with the City of Hollywood, confirm what plat and declaration have been recorded, and get the vacation-rental position from the city directly. If the answers are good, you will know. If they are not, you will know that too.

ASK JOSH ABOUT THIS ONE