The citywide numbers in Hollywood look calm. As of July 2026, the median sold price sits around $435,000 against a median ask near $499,000, with the typical listing waiting about 73 days for an offer. A separate read from Redfin put the three-month median at $485,000 through April 2026, with roughly 105 days on market. Broker One reports the 33020 ZIP at a $472,500 median sale in July 2026, or about $353 per square foot.
None of those numbers describe a single market. They describe three, blended into one.
The Median Is Averaging Three Cohorts
A buyer shopping a Hollywood condo in 2026 is really choosing among three groups of buildings that share a city name and almost nothing else. The reported median is what happens when a pre-1990 oceanfront resale trades in the same week as a delivered downtown unit and a boutique pre-construction reservation.
| Cohort | What's inside | What sets the price |
|---|---|---|
| Pre-2000 Broadwalk resale | Mid-rises along Surf Road and South Ocean Drive, mostly 3+ stories within 3 miles of the coast | The building's structural inspection and reserve position |
| Delivered downtown near Young Circle | Newer full-service product like Circ Residences at 1776 Polk Street inside the 25-story Hollywood Circle | Amenity mix, floor plate, walk-to lifestyle |
| Active new-construction | One Hollywood Residences on Hollywood Blvd, Eturna Beachside at 3319 N. Ocean Dr | Delivery timing and deposit structure |
Underwriting each one against the citywide median produces the same mistake in three different directions.
The Older-Tower Market Has Been Quietly Repriced
The friction that matters most is not on the listing. It is in the association's files.
Florida's post-Surfside framework, built through SB 4-D, refined by SB 154, and updated by HB 913 effective July 1, 2025, requires condominium and cooperative buildings three or more habitable stories to complete a milestone structural inspection. Coastal buildings within three miles of the shoreline hit that requirement at 25 years, with re-inspection every 10 years after. The Structural Integrity Reserve Study deadline was December 31, 2025, and that date is now behind the market.
The practical consequence for Hollywood is geographic. Almost every mid-rise on the Broadwalk sits inside the 3-mile coastal band. The city's older beach stock is precisely the cohort the statute was written to catch.
Two 2026 realities follow from that:
- Special assessments in Florida condos have been running from about $10,000 to over $100,000 per unit, according to reporting compiled by industry groups tracking the SIRS transition through mid-2026.
- Under HB 1021, effective January 1, 2026, associations with 25 or more units must post governing documents, budgets, and reserve studies to a website or app. Buyers now have a legal path to the SIRS and milestone reports within 30 days of completion. A board that has not opened that portal is telling on itself.
Lenders and insurers have been pricing this in for months. The CIC-SC editorial team notes that resale conditions, insurance carriers, and prospective-buyer questionnaires now routinely ask for milestone-inspection status, and that buildings with a clean Phase 1 or an actively remediated Phase 2 are trading better than buildings with stale or open reports.
That is the thesis. In the older-tower slice of the Hollywood market, disclosure quality is now the variable that sorts a safe purchase from a risky one, and it is doing more work than price per square foot.
Six Questions to Ask Before Writing an Offer on a Pre-2000 Building
- Has the milestone inspection been completed, and is the Phase 1 report available?
- If Phase 2 was triggered, what is the scope and the current remediation plan?
- Has the SIRS been completed and integrated into the current budget?
- What is the reserve balance today, and does it match the SIRS baseline?
- Is there a pending or recently approved special assessment, and how is it structured (lump sum, monthly, association loan, line of credit)?
- Is the association's document portal live under HB 1021, and where is it?
The answers usually arrive before the inspection period ends. A building that produces them cleanly is almost always a better buy than a similarly priced building that stalls.
The Downtown Cohort Is a Different Product Entirely
Move inland to Young Circle and the math changes. This is the walkable, mixed-use core the city has been rebuilding for a decade, anchored by ArtsPark at Young Circle and the ongoing Harrison Street streetscape work covered in our earlier piece on Downtown Hollywood.
Circ Residences at Hollywood Circle, at 1776 Polk Street, sits inside a 25-story mixed-use tower with a Publix, an Oliva Ristorante, and about 4,700 square feet of ground-floor retail. One-, two-, and three-bedroom floor plans range roughly from 741 to 1,400 square feet. This is not the building where a buyer runs a milestone-inspection playbook. It is the building where the underwriting question is whether the resort-style amenity load and the 30-day walkable radius actually match how the buyer lives.
The new-construction addition to this cohort is One Hollywood Residences, a 23-story tower with its sales gallery at 1939 Hollywood Blvd, positioned steps from ArtsPark at Young Circle and roughly 15 minutes from Aventura Mall and Gulfstream Park. Floor-to-ceiling glass, smart-home management, rooftop amenities, and a co-working floor put it squarely in the downtown lifestyle cohort rather than the beach cohort, even though marketing copy talks about both.
A buyer comparing this product against a Broadwalk resale on price alone is comparing two different assets.
The Beach Pre-Construction Slice Is Small and Specific
The third cohort is the newest and the thinnest. Eturna Beachside, a boutique project at 3319 N. Ocean Drive within walking distance of the Broadwalk, is scheduled for 2026 delivery with 26 condo units on floors 5 through 7 and 10 two-story townhomes on floors 3 and 4. Unit sizes run 883 to 1,785 square feet on the condo side and up to 2,759 square feet on the townhome side. Groundbreaking is done and construction is underway.
The rental policy is worth reading closely for investor-minded buyers: any owner rental at Eturna must be a minimum of 30 days, capped at 12 rentals per unit per year. That is a materially different investment profile than a pre-2000 Broadwalk building where short-term rental economics were part of the original underwriting decades ago.
Pre-construction here is not competing on price per foot against the older resale product. It is competing on the absence of a capital-plan question. A newly delivered building still has to file a SIRS on the front end, since the study is triggered by building height rather than age, but the reserve position starts clean and the milestone inspection clock does not begin ticking on a coastal building for 25 years.
How to Read a Hollywood Listing After This
- Identify the cohort first. Downtown near Young Circle, pre-2000 Broadwalk, or active pre-construction. The three trade on different math.
- If it's a pre-2000 coastal building, request Phase 1, SIRS, current reserve balance, and any assessment history before the inspection period.
- If it's a downtown newer building, price the amenity and location premium against how many months a year the owner will actually use it.
- If it's pre-construction, read the rental restrictions and the deposit schedule the way a lender would read a term sheet.
- Only after you know the cohort should you look at price per square foot.
The buyer who follows that order tends to close on a building that still looks like the right buy three years later. The buyer who leads with the citywide median tends to pay retail on the wrong cohort.
FAQ
Does the milestone inspection apply to a brand-new Hollywood condo? Not for decades. The SIRS applies to any building three or more stories regardless of age, but the milestone inspection clock starts at 25 years for coastal buildings inside three miles of shoreline.
Where can I actually read a building's SIRS? Under HB 1021, effective January 1, 2026, associations with 25 or more units are required to post governing documents, budgets, and reserve studies to a designated portal, and owners have a right to view SIRS and milestone reports within 30 days of completion.
Is a special assessment automatically a red flag? No. A disclosed assessment tied to a documented Phase 2 finding and a funded remediation plan is often a safer signal than silence from a similarly aged building. The board that has already selected between a special assessment, an association loan, and a reserve drawdown is the board that has done its work.
Does the Miami-Dade Condominium Special Assessment Program help Hollywood owners? Hollywood sits in Broward County, so the Miami-Dade relief program does not apply. Broward owners facing a SIRS-driven assessment should ask the board directly about association financing options permitted under HB 913, including loans and lines of credit.
If you are weighing a Hollywood condo across these three cohorts and want a read on which building's disclosures actually stand up, Mariana Boccia reviews the file with you before the inspection period runs. Let's Connect.