Beach Club

Three Hundred Eighty-Five Homes on Hallandale Beach’s Ocean Drive

I pulled all 385 folios the Broward County Property Appraiser has on file for The Beach Club at 1850 S Ocean Drive, Hallandale Beach, FL 33009. Every one of the 385 is coded a residential condominium and carries a livable square footage — there are no commercial, hotel-declared, parking, cabana, storage or marina folios in this declaration to exclude.

The bed mix runs concentrated at the low end: 160 homes (41.6%) carry 2 bedrooms and 223 (57.9%) carry 3 bedrooms — together 99.5% of the building. Two homes sit outside those counts: unit 3605, recorded at 2.5 bedrooms, and unit 2802 & 2803, a combined 3,682 sq ft, 6-bedroom home recorded under a single folio covering both original units. Because the county record doesn’t let me confirm the footage of 2802 was constant across its full sale history, I’ve left it out of every per-square-foot figure on this page as a precaution. Heated area across the remaining 384 homes clusters tightly: five floorplates — 1,782, 1,086, 1,571, 2,078 and 1,841 square feet — account for 374 of the building’s 385 homes, 97.1%. Overall size runs 1,050 to 3,682 square feet, median 1,782.

On the 2026 tax roll, assessed values run from $329,900 to $1,858,120 across the 385 homes, with a median of $915,740.

The county field carries a year built of 2005. Story count, architect and amenity list are not in the property record, and I’d rather say so than fill them in from a listing site, so the body of this page does not use them.

Median Price Barely Moved While Price Per Square Foot Fell 6.6%

Broward’s own arm’s-length sale designation is “Qualified Sale” — I use that flag alone for every median below. The county’s separate “Qualified Distressed Sale” and “Qualified Short Sale” categories are real transactions but not market-rate comparables, so I’ve excluded them here and disclosed them separately in the next section rather than quietly dropping them.

Read the median-price line and you’d say The Beach Club has held essentially flat: $1,100,000 in 2023 to $1,112,500 in 2026, up 1.1%. Read median $/sq ft and it tells a different story — down 6.6%, from $668 to $624. I trust the $/sq ft line more, even on a building this uniform in floorplate, because which of the five dominant sizes happens to trade most in a given year is enough on its own to move the price median without moving the underlying rate per foot.

60 qualified sales closed across the four years against 385 homes — a turnover of one home in 26 each year. With 13 to 25 sales closing in each of the last three full years, there is enough volume that I’d treat the $/sq ft direction as real rather than noise, even though -6.6% over four years is a modest move, not a steep one. 2026 is an incomplete year — the 6 sales above run only through the pull date.

What Does the Building’s Sale History Say About 2010 Through 2012?

Beyond the four-year window above, The Beach Club’s full county sale history carries 487 qualified transactions going back well over a decade — and a separate, sobering data point sits alongside them. 40 of the building’s recorded sales carry Broward’s “Qualified Distressed Sale” or “Qualified Short Sale” designation, meaning the sale was arm’s-length but happened under foreclosure, short-sale or REO conditions rather than ordinary market terms. 31 of those 40 (77.5%) are dated 2010 through 2012 — 17 in 2010 alone — with the remaining 9 scattered as late as 2021. None fall inside the current four-year window; I’m disclosing them here because a building’s sale record includes its worst years, not only its recent ones, and a buyer comparing this building against others should know what’s actually on the county’s file rather than only what’s in the last four years.

Set against that history, the building’s current record sale is recent, not historical: $2,100,000 on 6/19/2024, for a 2,078 sq ft home at unit 4204 — $1,011 per square foot, both the highest price and the highest rate per foot recorded here inside the current four-year window.

Looking at the building’s completed round trips — a home bought and later resold, both legs a qualified, arm’s-length transaction — 143 of the 385 homes have one, a 37.1% rate. 122 sold for more than the previous owner paid, 19 sold for less, and 2 closed at an identical price. The median change across all 143 is a gain of 29.1%, over a median 7.7-year hold; among the 122 gainers alone the median gain is 37.0%. The range runs wide, -43.1% to +143.6%, which is what I’d expect from a record spanning the 2010-2012 distressed years through today’s market in one dataset.

Who The Beach Club Suits, and Who It Doesn’t

The Beach Club suits a buyer who wants a deep pool of comparables in a Hallandale Beach oceanfront building: one home in 26 changes hands here every year, and with 385 homes concentrated into five dominant floorplates, a same-size comparable is usually not far away. It also suits a buyer comfortable reading past a flat-looking median: this is a building where $/sq ft, not price, is the number that actually moved, down 6.6% over four years even while the raw price line looks nearly unchanged.

It suits buyers badly who want a building untouched by the last downturn. 40 of its recorded sales are distressed or short sales, most of them from 2010-2012, and while none of that history sits inside the current four-year table, it is on the county’s own record and a buyer’s agent may raise it.

If you are selling: price off the building’s $624-$686 four-year $/sq ft band and your unit’s specific floorplate — the five dominant sizes each carry their own price level, and pooling them into one median understates that. Be ready to address the building’s 2010-2012 distressed-sale history directly if it comes up; it’s over a decade old and outside every current comparable, but it is part of the public record.

How this building compares: the Miami Condo Index ranks buildings by price per square foot and four-year change from the county record, the Miami Resale Record shows how often resales closed below the seller’s price, and the 100 Latest Sales list shows MLS closings as they post. Every building we cover is on the Miami Luxury Condos page.

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