Ocean Marine Yacht Club

267 Homes, and a Working Marina, in the Same Declaration

I pulled all 283 folios the Broward County Property Appraiser has on file for Ocean Marine Yacht Club at 1945 S Ocean Drive, Hallandale Beach, FL 33009. 267 of those are residential condominium homes. The other 16 are recorded under their own legal description — “Ocean Marine Yacht Club Condo (Marina Unit),” 16 folios labeled M1 through M12 and M14 through M17 (no M13 appears on the county record) — a working marina attached to the same declaration, separately owned and separately assessed on the tax roll, and not living space. I’ve excluded all 16 from the home count and from every figure on this page. They’re a real, county-documented amenity worth knowing about — this building carries a full private marina alongside its residential homes — just not a home themselves.

Inside the 267 residential homes, the mix runs 100 one-bedroom (37.5%), 93 two-bedroom (34.8%) and 74 three-bedroom (27.7%). Heated area runs from 821 to 2,050 square feet, median 1,306. On the 2026 tax roll, assessed values across the 267 homes range from $89,070 to $1,087,500, with a median of $515,810.

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

Why Are Prices Up While Price Per Square Foot Is Down?

Median price climbed 12.3% since 2023, from $650,000 to $730,000. Median $/sq ft moved the other way, down 10.3%, from $475 to $426. That’s exactly the kind of divergence I’d flag rather than average away: with three bedroom counts and a size range from 821 to 2,050 square feet inside one declaration, the mix of which homes traded shifted from year to year, and a run of larger, lower-per-foot units closing in 2026 is enough to lift the median price while pulling the median rate per foot down at the same time. I trust $/sq ft more as the measure of the underlying market; on that basis, the honest read is roughly flat to modestly softer, not the 12.3% gain the price line alone would suggest.

39 qualified sales closed across the four years against 267 homes — a turnover of one home in 27 each year, the most liquid of the four Hollywood/Hallandale Beach buildings I drafted this session. With 5 to 16 sales in every year of the window, this is a large enough sample that I’m comfortable calling the direction real rather than noise, even if I wouldn’t stake the exact percentage on it. 2026 to date shows 5 sales through the pull date, an incomplete year. The building’s own $/sq ft band across 2023-26 runs $426 to $492.

A Building With Real Liquidity and a Strong Round-Trip Record

Beyond the four-year window, the building’s full county record carries 491 qualified sales — by far the deepest sale history of the four buildings in this batch, consistent with 267 homes trading regularly over many years. 15 further sales on dwelling folios carry Broward’s “Qualified Distressed Sale” or “Qualified Short Sale” designation, mostly dated 2010 through 2013, plus one in 2023; those are excluded from every median above and disclosed here rather than folded in.

Looking at completed round trips — a home bought and later resold, both legs a qualified, arm’s-length transaction — 166 of the 267 homes have one, a 62.2% rate that reflects the building’s genuine turnover. 134 of those 166 sold for more than the previous owner paid, 32 sold for less, and none closed at an identical price. The median gain across all 166 is 33.5%, over a median 11.2-year hold; among the 134 gainers alone the median gain is 38.5%. The range is wide, -64.2% to +153.1%, which a building with this much sale history and this long a median hold period should be expected to show — early-decade purchases at crash-era prices sit in the same dataset as recent resales.

The building’s own top sale is $1,250,000, closed 9/24/2025, for its largest floorplate, 2,050 sq ft, at $610/sf — a price and a rate both toward the high end of the building’s band but not detached from it. A separate 2,050 sq ft home sold for $975,000 in 2021 ($476/sf), which brackets the top of the range in more recent years.

Who Ocean Marine Yacht Club Suits, and Who It Doesn’t

Ocean Marine Yacht Club suits a buyer who wants genuine resale depth and a marina lifestyle in the same declaration — this is the most liquid of the four buildings covered this session, with 5 to 16 sales closing every year, and a documented round-trip record where gains outnumber losses more than four to one. The bed mix, roughly even across 1-, 2- and 3-bedroom homes, and the 821-2,050 sq ft size range suit both a primary residence and an investment hold, and the on-site marina is a genuine differentiator for a buyer who wants dockage without leaving the building.

It suits buyers badly who want a single clean price trend to point to. Median price and median $/sq ft moved in opposite directions over the last four years, and with three bedroom counts in one declaration, which unit type happens to trade in a given quarter matters more here than in a more uniform building.

If you are selling: price against $/sq ft for your specific bedroom count and size, not the building-wide median price line, and don’t let a buyer’s agent point to the 2026 figures alone — the sample so far this year is 5 sales, and the direction reads different depending on which line you read.

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