Hallandale Beach is the Broward end of the oceanfront strip, immediately north of Golden Beach and directly east of Aventura. It has consistently been the best value per oceanfront foot in the region, and right now it is in the middle of the largest development wave in its history.
What Hallandale costs in 2026
The condominium, townhouse and penthouse median sits around $325,000, with an all-property median of $292,000 (down about 2% year over year) and a median of roughly $304 per square foot, up from $291, on 745 sales and an average 117 days on market. The Zillow index for 33009 puts the all-home value at $278,795, down 6.4% year over year as of 30 June 2026.
The number that actually explains the market is the developer-observed tier structure: older buildings transact near $600 per square foot, new luxury above $950, and new mid-market product is being aimed squarely at the $750 gap between them. That gap is the entire investment thesis here.
Broward condominium inventory is still deeply buyer-favourable at 10.1 months of supply — but it is falling, not rising. Active listings are down 17.1% year over year and supply has eased from 12.3 months a year ago. The county median is $265,000, down 1.83%, on 1,049 closed sales, up 15.5%, with 53.4% of sales in cash. The “record glut” framing you will still read is roughly a year out of date. Prices are falling while inventory falls, which is a different and weaker signal than prices falling on rising inventory. And the softness is concentrated: county median price per square foot fell 8% to $206 over the winter season, while the $1M-plus segment rose 12% per foot on 22% more sales. Two markets moving in opposite directions inside one number.
Verified 3 August 2026. Source: MIAMI REALTORS, June 2026 data, published 17 July 2026 and Condo Vultures, 7 May 2026.
What is being built — and it is a lot
Oasis Hallandale, 1000 East Hallandale Beach Boulevard — 500 residences in two 25-storey towers by Giuseppe Iadisernia, architecture by Arquitectonica, on $197 million of financing. Units run roughly 900 to 4,750 square feet at $750,000 to $5.02 million. A partial certificate of occupancy was issued on 9 July 2026 for West Tower floors 1 to 12; the West Tower is about 85% sold with first closings imminent. The East Tower has topped out and completes in 2027.
The Residences at Shell Bay, 501 Diplomat Parkway — PPG Development with Witkoff. 108 residences plus a 60-room Auberge hotel across 20 storeys, $2 million to $10 million on 1,250 to 2,600 square feet, on a $273 million construction loan, completing 2027.
Seven Park Residences, 218–220 SE 7th Street — Kadima. 121 residences over 8 storeys, $70 million, from $375,000 (about $750 per square foot), 60% sold, completing autumn 2027.
Behind those: Greenzone (278 units, in permitting), Parks at Hallandale (398 rentals, completing summer 2026), Blue Park (173 apartments, 2028), a 246-key Homewood Suites for 2028, and the $85 million Square Hallandale office starting late 2027.
Every building in Hallandale Beach
The Broward end of the oceanfront strip, immediately north of Golden Beach and Aventura, and consistently the best value per oceanfront foot in the region.
- 2000 Ocean
S. Ocean Drive, Hallandale Beach, Florida 33009 - Beach Club
S. Ocean Drive, Hallandale Beach, Florida 33009 - Beachwalk
E. Hallandale Beach Blvd, Hallandale Beach, Florida 33009 - Oasis Hallandale New
1110 E. Hallandale Beach Blvd, Hallandale Beach, Florida 33009 - Ocean Marine Yacht Club
S. Ocean Drive, Hallandale Beach, Florida 33009
What every buyer on this coast needs to check in 2026
The financing rules changed on 3 August 2026. Fannie Mae’s Limited Review is gone: every condominium project with eleven or more units now requires a Full Review regardless of down payment. A unit that was financeable at 25% down last week may not be this week, purely because the association’s full financials, reserve study and insurance now get examined where previously they did not. Combined with the $50,000 per-unit master-policy deductible cap effective 1 July 2026 — which many oceanfront Broward high-rises exceed on wind coverage — the buyer’s market splits into financeable and cash-only stock. Ask for the association’s most recent lender questionnaire and its master policy declarations page before you go under contract.
Low maintenance fees are now a warning sign, not a selling point. Florida’s HB 913 allows a unit-owner-controlled association to vote to waive or reduce reserve funding recommended by its Structural Integrity Reserve Study. A building with unusually low fees may have low fees because owners deferred the funding — and that same waiver is what triggers non-warrantability under the 15% reserve requirement landing 4 January 2027. Read the reserve study, the milestone inspection, the reserve-waiver vote and 24 months of board minutes together.
Broward’s clock starts at 25 years, not 30. The county’s Building Safety Inspection Program begins at 25 years of age with re-inspection every ten, and it covers commercial as well as residential buildings — broader and earlier than the state milestone rule. A 1999-vintage oceanfront building is already inside the county programme. Buyers screening on “has it hit thirty years?” screen wrong here.
Insurance is the line item that moves budgets. Large coastal high-rise associations in Florida are running master policies of $300,000 to $2,000,000-plus a year, and associations typically allocate 25 to 35% of the operating budget to insurance. Carriers now examine structural reports and maintenance documentation at underwriting.
Who Hallandale Beach suits
It suits a buyer who wants oceanfront or near-oceanfront at a genuine discount to Miami-Dade and is willing to do the association homework on older stock, or to buy into the new wave and accept that a great deal of competing supply delivers in the same 2026–2028 window.
It does not suit someone who wants the neighbourhood to look the way it does today. Between Oasis, Shell Bay, Seven Park and the rental pipeline, this is a construction town for the next three years.
Hallandale Beach — frequently asked questions
What does a condo cost in Hallandale Beach in 2026?
The condominium and townhouse median is around $325,000, with a median of roughly $304 per square foot. The more useful way to read it is by tier: older buildings transact near $600 per square foot, new luxury above $950, and the newest mid-market product is priced into the $750 gap between them.
Is Hallandale Beach a buyer’s market?
Yes, though less so than a year ago. Broward condominium supply is 10.1 months — buyer-favourable — but active listings are down 17.1% year over year and supply has fallen from 12.3 months. Prices are still soft while inventory tightens, which is a weaker signal than falling prices on rising inventory.
What is being built in Hallandale Beach?
Oasis Hallandale (500 residences in two 25-storey towers; West Tower received partial certificate of occupancy in July 2026, East Tower completes 2027), The Residences at Shell Bay (108 residences plus a 60-room Auberge hotel, 2027), Seven Park Residences (121 residences from $375,000, autumn 2027), plus Greenzone, Parks at Hallandale, Blue Park and a large office project.
Sources
- MIAMI REALTORS — Broward County June 2026 market report, 17 July 2026
- The Real Deal — Hallandale Beach attracts wave of new development, 8 July 2026
- Florida YIMBY — Partial TCO issued for West Tower at Oasis Hallandale, July 2026
- Condo Vultures — Broward County condo prices fall 8% per square foot, 7 May 2026
- Building Mavens — Broward County Building Safety Inspection Program 2026 guide
- FirstService Residential — Florida condo insurance costs and coverages in 2026, 4 May 2026
Related coverage
Part of Neighborhoods.