Apogee Beach

Forty-Eight Homes on Hollywood’s Ocean Drive

I pulled all 48 folios the Broward County Property Appraiser has on file for Apogee Beach at 3951 S Ocean Drive, Hollywood, FL 33019. All 48 are residential condominium homes — no commercial, hotel-declared or marina folios sit in this declaration to exclude, unlike two of the other Hollywood/Hallandale Beach buildings I drafted alongside this one.

The bed mix skews large: 19 homes (39.6%) carry 3.5 bedrooms, 18 (37.5%) carry 4.5 bedrooms, 10 (20.8%) carry 2.5 bedrooms, and one carries 5 bedrooms. Heated area runs from 1,691 to 5,051 square feet, median 2,356 — a large-format building by the standards of this dataset. On the 2026 tax roll, assessed values across the 48 homes range from $1,146,980 to $5,402,640, with a median of $1,567,340.

I don’t have a confirmed year built beyond what the property record carries, story count, architect or amenity list for this building — none of that is in the county’s file, and I’d rather say so than fill it in from a listing site.

Can Four Sales in Four Years Really Tell You Where Prices Are Going?

No. Four qualified sales across four years — 2, 1, 1, and zero so far in 2026 — is not enough to establish a direction, and I’d rather say that plainly than draw a line through four dots and call it a trend. 2026 has recorded no qualified sales to date at Apogee Beach; that absence belongs on this page in bold, not as a quiet gap in the table.

What the four sales that did close show: median $/sq ft moved from $961 in 2023 to $955 in 2024 to $885 in 2025 — a step down each year, on one or two sales at a time. I’d describe the direction as probably softer; I would not put a confident number on the magnitude, because a single home’s specific finish level, floor or view can move a one-sale year’s figure by tens of dollars a foot on its own, and that’s exactly the situation in 2024 and 2025. 100 qualified sales sit on the building’s full county record going back well before this four-year window; whatever has happened most recently is a small slice of that longer history.

Turnover across the four-year window works out to one home in 48 each year — the thinnest of the four Hollywood/Hallandale Beach buildings I drafted this session, on a building of only 48 homes to begin with.

A Strong Round-Trip Record on a Building That Rarely Trades

The building’s longer sale history tells a more complete story than four recent sales can. Looking at completed round trips — a home bought and later resold, both legs a qualified, arm’s-length transaction — 38 of the 48 homes have one, a 79.2% rate. 36 of those 38 sold for more than the previous owner paid, 2 sold for less, and none closed at an identical price. The median gain across all 38 is 46.6%, over a median 7.4-year hold; among the 36 gainers alone the median gain is 48.2%. The range runs from -7.5% to +215.2%.

The building’s record sale is $6,000,000, closed 4/27/2021, for its single largest home — the 5,051 sq ft unit — at $1,188/sf. That’s both the highest price on record and, among sales I can price per square foot with confidence, near the top of the building’s rate-per-foot range; the second-highest recorded rate, $1,280/sf, belongs to a smaller, 3,163 sq ft sale that closed for $4,050,000 in 2022. Neither sale falls inside the current four-year table above, but both are real, qualified transactions on the county’s file and both support the same read: this building’s largest, most distinctive homes carry a genuine price premium.

The round-trip holds themselves span a wide range, which is worth naming rather than compressing into the single 7.4-year median. Some of the 38 documented round trips closed within a few years of purchase; others span well over a decade, carrying an entry price from a very different market than the one they exited into. That spread is part of why the gain range runs as wide as -7.5% to +215.2% — a short hold through a soft stretch and a long hold through a recovery are both represented in the same 38-sale dataset, and neither single number tells you which pattern a specific unit followed without checking that unit’s own two dates.

Who Apogee Beach Suits, and Who It Doesn’t

Apogee Beach suits a buyer who wants a large-format home — the building’s median is 2,356 sq ft, well above a typical South Florida condo — and who is comfortable with a strong historical appreciation record: 36 of the 38 documented round trips here gained value, at a median of 46.6%. It also suits a patient buyer more than an active trader; the median hold behind that record is 7.4 years, and the current four-year window shows just 4 sales total.

It suits buyers badly who need current comparables. Only 4 qualified sales have closed here in the last four years, none yet in 2026, and one home in 48 a year is genuinely illiquid — expect to wait for a comparable to close, or to rely on the building’s older sale history rather than a recent one.

If you are selling: with this few recent comps, price carefully against the building’s own $885-$961 four-year $/sq ft band and the specific size class of your home, and set the expectation up front that the sale itself may take longer to close than in a more liquid building on this same stretch of Ocean Drive.

Interested in selling at Apogee Beach?

Learn more about selling your condo at Apogee Beach with Josh Stein.

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