Luxury Condos in Hollywood Beach, Florida

Hollywood Beach sits on the Atlantic in central Broward County, wedged between Miami-Dade to the south and Fort Lauderdale to the north, with the 2.5-mile Hollywood Beach Broadwalk running the length of its oceanfront. For decades it was a quieter, lower-rise alternative to Miami Beach: mid-century motels, family condos, and a walkable promenade rather than a wall of branded towers. That balance is shifting. In April 2026, Related Group and BH Group closed $360 million in construction financing for Icon Beach Waterfront Residences, a 38-story, 350-unit tower on South Ocean Drive, per Florida YIMBY. Broward sales above $5 million rose 37.5 percent year-over-year that same month per Miami Realtors, the county's fastest-growing price tier. For a broader market frame, see our Miami pre-construction buyer guide and the Q1 2026 market report.

Current Market: Hollywood Beach Luxury Condos Q2 2026

Hollywood Beach trades on a split-screen market: a softening broad condo median and a fast-rising luxury tier. According to Miami Realtors April 2026 data, the Broward County existing condo median sale price was $258,000, down 7.86 percent year-over-year, while sales priced at $5 million and above climbed 37.5 percent, the county's fastest-growing segment. Broward condo dollar volume rose 6.34 percent year-over-year to $430 million. The county's existing-condo inventory sits near 11 months of supply, firmly a buyer's market, which gives leverage on older oceanfront resale even as new branded product like Icon Beach prices at a premium. Cash buyers made up 49.5 percent of all Broward existing condo sales, evidence of the foreign and out-of-state capital flowing into the corridor.

Top Luxury Buildings and Pre-Construction Towers

Hollywood Beach is earlier in its branded-tower cycle than Sunny Isles or Bal Harbour, which is exactly the point. The marquee 2026 project is Icon Beach, but the broader pool of newer oceanfront and Intracoastal condos rounds out the options for buyers at different price points and delivery timelines. I track every reservation, contract milestone, and developer financing close in this corridor through Compass back-end data and direct conversations with the sales offices.

• Icon Beach Waterfront Residences: Related Group with BH Group, financed by a $360 million construction loan from Tyko Capital that closed in April 2026 per Florida YIMBY. A 38-story tower on South Ocean Drive with 350 residences from 948 to 2,580 square feet, one- to three-bedroom layouts, a private marina, a full-service beach club, and roughly 40,000 square feet of amenities. Architecture by Cohen Freedman Encinosa & Associates, interiors by Meyer Davis. Construction expected to start May 2026, completion anticipated 2028.
• Established oceanfront resale stock: Mid-rise oceanfront and Broadwalk-adjacent buildings from the 1960s through 1990s. Lower entry pricing, strong negotiating room in an 11-month-supply market, but require careful SB 4D milestone-inspection and reserve-study review before any offer.
• Newer Intracoastal and boutique product: Post-2005 boutique condos along the Intracoastal Waterway and near the Diplomat Beach Resort. Marina access, lower density, and a quieter alternative to the oceanfront wall.
• Diplomat-adjacent hospitality-branded residences: The Diplomat Beach Resort district anchors the south end of Hollywood Beach and has historically attracted hospitality-linked residential and condo-hotel inventory for buyers who want managed-rental flexibility.

Deposit Schedules and Developer Risk in 2026

Active South Florida oceanfront pre-construction, including Hollywood Beach product like Icon Beach, generally follows a roughly 20/10/10/10 deposit schedule, with the remaining 50 percent due at delivery. That is materially higher than the 10/10/10/10 standard from the 2018-2022 cycle. The reason is straightforward. After Surfside, Florida lenders priced construction loans tighter and required developers to lock in more buyer equity earlier. The fact that Icon Beach closed $360 million in construction financing in April 2026 before breaking ground is a meaningful de-risking signal, since the capital stack is in place ahead of vertical construction.

Florida Statute 718.202 requires developer deposits over 10 percent to be held in escrow until project closing, but this protection only works if buyers verify the escrow agent and the bond posted. I run the developer's financial package, the escrow agent's licensure, and the surety bond before any client signs a reservation. A developer's track record matters too: Related Group is one of South Florida's most prolific condo developers, which lowers execution risk relative to a first-time sponsor. For deeper detail on developer risk underwriting, see the pre-construction buyer guide and the condo financial health check.

• 20 percent at contract: hardest dollar to recover if the project stalls. Verify escrow + bond before signing.
• 10 percent at groundbreaking: typically 6-12 months after contract.
• 10 percent at top-off: structurally significant milestone, usually 24-36 months in.
• 10 percent at closing / certificate of occupancy: final escrow release tied to delivery.
• 50 percent at delivery: financed for most buyers, paid in cash for the ultra-luxury tier.

Who Should Buy in Hollywood Beach

• Pre-construction investors with a 3-to-5-year horizon: The reservation-to-delivery window on Icon Beach captures appreciation on branded oceanfront land that cannot be replicated, in a county where the $5M-plus tier grew 37.5 percent year-over-year in April 2026. This is the cohort I am tracking most closely for Hollywood Beach.
• Buyers priced out of Miami Beach or Sunny Isles: Hollywood Beach delivers oceanfront and Broadwalk lifestyle at a discount to Miami-Dade pricing, with a short drive to both Miami and Fort Lauderdale airports and the Diplomat Beach Resort district at the door.
• Boat owners and Intracoastal lifestyle buyers: Icon Beach's private marina plus the broader Intracoastal corridor make Hollywood Beach a strong match for buyers who want a vessel near the building and quieter water than Miami Beach.
• Cash and foreign buyers: Cash made up 49.5 percent of all Broward existing condo sales in April 2026 per Miami Realtors. The new inventory is being marketed to out-of-state and international capital. Build the ownership structure before signing. See the LLC structuring for foreign buyers guide.

Hollywood Beach is not primarily a short-term-rental yield play. Many oceanfront buildings enforce minimum lease terms, and the value here is oceanfront ownership below Miami-Dade pricing plus appreciation, not nightly rental income. For 30-day-minimum yield plays, see the Brickell luxury condos guide. For established branded oceanfront, see the Sunny Isles oceanfront condos guide.

HOA Fees, SB 4D Risk, and Carrying Costs

This is the single most important due-diligence step for Hollywood Beach resale buyers. The oceanfront corridor has a large stock of 1960s-1990s mid-rise condos built well above three stories, which puts most of that inventory directly inside the Florida SB 4D Milestone Inspection and Structural Integrity Reserve Study requirement. Older oceanfront buildings exposed to salt air and storm surge can carry deferred maintenance liabilities that translate into five- and six-figure per-unit special assessments. The broader context matters too: of the 2,397 condominium buildings across Miami-Dade, Broward, and Palm Beach, only 21 are approved for FHA loans per HUD, which limits the financing pool for many older buildings. I pull the reserve study, milestone inspection report, and operating budget before any client writes an offer on Hollywood Beach resale.

For new pre-construction towers, expect roughly $1.10 to $1.70 per square foot monthly at delivery, in line with comparable Broward and Sunny Isles branded buildings. For a 1,500-square-foot unit, that translates to roughly $1,650 to $2,550 monthly HOA at stabilization. Add Broward property tax (around 1.9 to 2.2 percent of assessed value) and condo insurance ($3,000 to $9,000+ annually depending on flood zone and building age), and total carrying cost on a $1.5 million unit runs $4,000 to $6,200 per month. Mortgage rates add to the math: Freddie Mac put the 30-year fixed at 6.33 percent in April 2026 per Miami Realtors. For a full pre-purchase financial check, see the SB 4D special assessments guide.

Hollywood Beach vs. Competing Submarkets

The cleanest mental model: Hollywood Beach is the value gateway between Miami-Dade and Fort Lauderdale. It offers oceanfront and Broadwalk lifestyle without Miami Beach pricing, and it is earlier in its branded-tower cycle than Sunny Isles. Buyers who want established branded ocean access pay up in Sunny Isles or Bal Harbour. Buyers who want to be early on new branded oceanfront at a Broward discount look at Hollywood Beach and Icon Beach right now.

For a deeper apples-to-apples comparison on new branded inventory, see the Cipriani vs St. Regis Brickell comparison and the Mandarin vs Waldorf comparison.

Investment Outlook: Appreciation, Yield, and Exit Liquidity

The bull case for Hollywood Beach is value plus appreciation: branded oceanfront below Miami-Dade pricing in a county where the top tier is accelerating. The bear case is that the broad condo market is soft, with the Broward condo median down 7.86 percent year-over-year and inventory near 11 months of supply per Miami Realtors. Both views are real and a buyer needs to underwrite both before signing.

On appreciation, the divergence is the signal. Broward $5M-plus sales rose 37.5 percent year-over-year in April 2026 while the median condo softened, which is the classic pattern of a market where the luxury tier decouples from entry-level stock. Branded supply like Icon Beach replaces aging oceanfront inventory at much higher price points, and out-of-state migration into Broward rose 6 percent year-over-year in 2025. New York, California, and New Jersey lead that inflow per Miami Realtors research, and that demand concentrates on the oceanfront and Intracoastal product.

On yield, oceanfront condos with lease-term minimums keep gross cap rates modest, generally lower than urban Brickell product. The math says: buy Hollywood Beach for the oceanfront value, the contract-to-delivery appreciation arc on branded product, and the resale liquidity of branded oceanfront, not for nightly rental income. The 11-month-supply resale market also means patient buyers can negotiate hard on older stock today. For full income underwriting, see the true cost of owning a Miami luxury condo.

How I Help Hollywood Beach Buyers

I maintain a live read on Hollywood Beach inventory pulled from Compass back-end MLS and direct conversations with the sales offices, including Icon Beach. For resale, I pull the reserve study, milestone inspection report, and SB 4D compliance status before any offer is written, which matters more on aging oceanfront stock than almost anywhere else in South Florida. For pre-construction, I review the developer's financial package, the escrow agent, the surety bond, and the deposit schedule line by line. I run a contract-to-delivery appreciation scenario, a base-case carrying-cost scenario, and a worst-case stalled-project scenario for every unit a client considers, so the decision is grounded in numbers, not the sales-center pitch.

"Hollywood Beach is the trade I keep recommending to buyers priced out of Miami Beach. You get oceanfront and the Broadwalk at a Broward discount, and the $5M-plus tier is up 37.5 percent year-over-year while the broad median is soft. That gap is the opportunity. Be early on branded oceanfront before Icon Beach delivery resets the comps."Gerardo Gonzalez, Licensed Real Estate Agent at Compass

Want a private shortlist of Hollywood Beach oceanfront and pre-construction options matched to your budget, timing, and use case? Reach out for a 30-minute consultation. I will send you the top opportunities with full developer due diligence and a side-by-side comparison within 48 hours.

Frequently Asked Questions

About the author: Gerardo Gonzalez is a licensed real estate agent at Compass, specializing in South Florida luxury and pre-construction real estate. Luxury Dade Group at Compass. (305) 964-8614 | [email protected]

Related guides: Sunny Isles oceanfront condos | Bal Harbour luxury condos | Aventura luxury condos | North Bay Village luxury condos | SB 4D special assessments guide | LLC structuring for foreign buyers | Q1 2026 Miami pre-construction report