Hyde Beach

Forty Homes Inside a Much Larger Condo-Hotel Declaration

Hyde Beach’s Broward County declaration at 4111 S Ocean Drive, Hollywood, FL 33019 carries 413 folios — and the single most important fact about this building is that only 40 of them are residential homes. 367 folios are recorded under Florida DOR use code “39 – Hotels, motels,” and a further 6 under “12 – Mixed use – store / office / residential combination.” Every figure on this page — the price table, the size range, the assessed values, the round-trip record — covers only the 40 folios coded “04 – Condominium,” the residential declaration inside the larger building.

That’s not a data-quality footnote; it’s how the building is actually built. Hyde Beach operates as a condo-hotel: a large hotel-declared inventory sits alongside a much smaller residentially-declared component in the same tower, and the county’s own use codes are the only reliable way to tell the two apart from the property record. A buyer shopping “Hyde Beach” needs to know which of the two they’re being shown — a hotel-declared unit and a residential-declared unit are different legal products, governed by different rules, even standing in the same building at the same address.

Inside that 40-home residential declaration, the mix is an even split: 20 two-bedroom homes and 20 three-bedroom homes, nothing else. Heated area runs from 1,145 to 1,752 square feet, median 1,448.5. On the 2026 tax roll, assessed values across the 40 homes range from $894,540 to $1,717,170, with a median of $1,251,255.

Is Hyde Beach’s Residential Market Actually Softening?

Read median price alone and Hyde Beach’s residences look like they fell 18.2% since 2023, from $1,430,000 to $1,170,000. Read median $/sq ft and it rose 4.6% over the same span, from $977 to $1,022, and holds within a $900-$1,022 band across all four years. Both numbers are real; they disagree because only 40 homes make up this declaration and just 607 square feet separates the smaller two-bedroom floorplan from the larger three-bedroom one — with 1 to 4 sales closing in any given year, which of the two happens to trade decides that year’s median price almost by itself. I’d trust $/sq ft over price here more than I would at a larger building, precisely because the sample is this thin.

10 qualified sales closed across the four years against 40 homes — a turnover of one home in 16 each year. 2026 shows just 1 qualified sale to date, and with never more than 4 sales closing in a single year of this window, I would not stake a confident trend on either the price line or the $/sq ft line. The direction on $/sq ft looks flat to modestly firmer; the magnitude behind it is genuinely uncertain on a sample this small, and I’d rather say that than round it into a headline.

More Sellers Have Lost Money Here Than Made It

The building’s longer sale history tells a different story than the four-year table above, and it’s worth stating plainly rather than folding into a single average. Looking at every one of the 40 residential homes with a documented round trip — a qualified purchase followed by a qualified resale of the same unit, both legs real, arm’s-length money, on the county’s own “Qualified Sale” designation — 24 of the 40 have one. Of those 24, 9 sold for more than the previous owner paid and 15 sold for less; none sold at an identical price. The median change across all 24 is a loss of 5.8%; among the 9 gainers alone, the median gain is 5.6%. The range runs from -38.4% to +19.4%, over a median 4.9-year hold.

That is a genuinely different picture from most buildings in this dataset, where more owners gain than lose on a completed round trip. I don’t have a documented reason on the county record for why — the record shows transactions, not motives — but the fact stands as recorded: on this specific 40-home residential declaration, a clear majority of tracked resales, 15 of 24, closed below the original purchase price, not a small minority. Whether that reflects the residential units competing against the hotel-declared inventory sharing the same building, general market conditions, or something else isn’t something the county’s sale record can answer; it only shows what happened.

Who Hyde Beach’s Residences Suit, and Who They Don’t

Hyde Beach’s 40-home residential declaration suits a buyer who specifically wants the residential product inside a branded condo-hotel building and understands the distinction from the 367 hotel-declared units sharing the same address — confirm which use code any unit you’re shown actually carries before treating it as a comparable, since the two are not interchangeable. The even 2-bed/3-bed split and the compact 1,145-1,752 sq ft size range make this a straightforward, primary-residence-scale product rather than a trophy-unit one.

It suits buyers badly who need a deep comparable set or a clean appreciation story. One to four sales close a year on only 40 homes, and the documented round-trip record shows more losses than gains — 15 against 9, a median change of -5.8%. Anyone underwriting this building on an appreciation thesis should look at that record directly rather than assume it behaves like a typical South Florida condo, or like the larger hotel-declared component of the same building.

If you are selling: know which use code you’re actually selling — residential (04) or hotel (39) — before you price it, lean on $/sq ft rather than the noisy price line, and expect a buyer’s agent to ask about the round-trip record above; it’s on the county’s own file and easy for anyone to pull.

Hyde Beach is a luxury Miami condominium tower located in Hollywood, Florida.

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