One square mile of Broward between Hollywood and Aventura, the ocean on one side and the Turnpike on the other. There are 49 houses for sale today and 28 of them are at or under $700,000. Hallandale Beach is also one of the few cities around here that licenses vacation rentals in ordinary houses, which is exactly why an address on its own still tells you nothing.
The market, not the pitch
Two sets of numbers, and the gap between them is the useful part. On the left, what sellers are asking today. On the right, what buyers actually paid over the last twelve months.
Source: MLS (Miami Realtors / Bridge), single-family houses in Hallandale Beach, Broward County, read on 14 September 2026. Active: 49 listings, 28 of them at or under $700,000, ranging from $320,000 to $12,950,000. Closed: 76 sales in the twelve months to that date, at a median 95.1% of the last asking price, in a median 73 days. Closed leases are excluded, and here that halves the file: in Hallandale Beach roughly one single-family record in two is a lease, not a sale.
The book on the market is priced above what has been closing, by roughly 17% on price per square foot. That is a mix effect as much as a discount: the large and the waterfront sit longer. It is also the reason we underwrite from closings, never from asking prices.
One postcode, four markets
The whole city sits in a single postcode, 33009, so a postcode table would say nothing here. Grouped by neighbourhood instead, the spread is a factor of eleven, and anyone quoting you a single Hallandale Beach average is averaging across both ends of it.
| Where | What it is | For sale | Median ask | $/sf |
|---|---|---|---|---|
| Mainland | The grid between Dixie Highway and the Turnpike, where the investable stock is | 31 | $595,000 | $413 |
| Gulfstream Estates | South-east, walking distance from Gulfstream Park | 6 | $637,500 | $436 |
| Diplomat Golf Estates | Around the golf course, larger and newer | 3 | $3,799,000 | $930 |
| Golden Isles | The finger islands east of the Intracoastal, every one of them on water | 10 | $6,347,000 | $1,079 |
Read on 11 September 2026. Closings over the twelve months to that date, by the same grouping: mainland $449,500 at $352/sf on 50 sales, Gulfstream Estates $659,000 at $383/sf on 11 sales, Golden Isles $3,200,000 at $984/sf on 15 sales. Diplomat Golf Estates had no single-family closing in the period, so it carries an asking price and nothing to check it against. The median house on the market is 1,542 sf and the median house that sold was 1,464 sf and built in 1962. Fourteen of the 50 active are waterfront.
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Before we recommend anything
Eleven of the fifty houses on the market today advertise Airbnb or short-term rental use in their own MLS text. One of them states that the property “is located in a City that permits Airbnb rentals”. The city does run a licence programme, and that sentence is still not a fact about that house. Here is what we read, on the property you are actually considering, before it goes on a shortlist.
Hallandale Beach requires an annual operating licence for any property, rooms and guest houses included, rented for less than 30 consecutive days, under Ordinance 2018-003, plus a business tax receipt. The licence expires every 30 September. New: $300 licence, $45 processing, $25 business tax receipt. Renewal: $250, $45, $25.
Ordinance 2023-003 requires an inspection before the licence is issued and one every year after, with thirty days to correct a violation, and a designated vacation rental agent reachable by phone around the clock and physically on site within sixty minutes when the city asks.
The vesting clause of that same ordinance (sections 7-467 and 7-485) exempts rental agreements signed before 17 February 2016 in the RS-5, RS-6 and RS-7 districts, and before 21 February 2018 elsewhere, from the requirements added since. It does not decide whether a house may register: the registration applies within city limits. What we still read parcel by parcel is the record at the county and at the city, and we note where we read it and on what date. Read on 15 September 2026.
A homeowners association or a deed restriction can forbid what the city licenses. On a house this is often the binding constraint, and Golden Isles is not the mainland in this respect either.
What the licence allows once it is granted is also written down: two people per sleeping room, gatherings capped at one and a half times the overnight occupancy and never above twenty, children under thirteen not counted. A first violation is $250, then $500 and upward, with suspensions running from fourteen days. And the tax is not optional: a stay of six months or less carries Broward County’s 6% tourist development tax on top of 6% Florida sales tax and Broward’s 1% discretionary surtax. Thirteen per cent, before any platform fee, and it is the operator’s to collect and remit.
Sources: City of Hallandale Beach vacation rental programme and fee schedule; Ordinance 2023-003, passed on second reading 19 April 2023; Florida Department of Revenue DR-15TDT (local option transient rental tax rates) and DR-15DSS for calendar year 2026. A verification carries the source, the date and the reader, and it expires after twelve months, because codes change and a 2024 reading is not a 2026 fact. Nothing on this page certifies that a rental is legal at any address, and no number here is a projection of what a house will earn.
Asked before every shortlist
The city licenses them, and may not prohibit them. Any property rented for less than 30 consecutive days needs an annual registration, merged with the Certificate of Use, under Chapter 7 Article XIV (Ordinance 2016-02 of 27 February 2016, amended by 2018-003 and by 2023-003 of 19 April 2023), plus a business tax receipt. That ordinance is later than 1 June 2011, so under Florida Statute 509.032(7)(b) the city can neither ban vacation rentals nor set a minimum stay, and the registration applies within city limits, single-family districts included. What survives is checked house by house: the registration itself, the state DBPR licence, and any association or deed restriction. Nothing on this page certifies that a rental is legal at any address. Read on 15 September 2026.
$300 licence, $45 processing and $25 business tax receipt on a new application; $250, $45 and $25 on renewal. The licence expires every 30 September. Ordinance 2023-003 also requires an inspection before it is issued and one every year after, thirty days to correct a violation, and an agent reachable by phone around the clock and physically on site within sixty minutes.
Broward County’s 6% tourist development tax, on top of 6% Florida sales tax and Broward’s 1% discretionary surtax. Thirteen per cent on any stay of six months or less, before any platform fee, and it is the operator’s to collect and remit.
Fifty are for sale on 11 September 2026, at a median asking price of $642,450 and $446 per square foot, from $320,000 to $12,950,000, with 29 of them at or under $700,000. Over the previous twelve months 76 sold, at a median $525,000 and $382 per square foot, in a median 73 days and at 95.2% of the last asking price.
No. The whole city sits in one postcode, 33009, and the spread inside it is a factor of eleven: the mainland asks a median $595,000 while Golden Isles, the finger islands east of the Intracoastal, asks $6,347,000.
Shortlist · 24h
Tell us the budget and what the house has to do. You get a shortlist from live inventory, the closed comparables behind each price, and for every address on it, what we were able to verify about short-stay use and what we were not.
What you get: a shortlist from the MLS and off-market · the closings behind each price · the parcel-level zoning read, with its source and its date.
Send us the address. We come back with the closed comparables on its own street and what the record says about short-stay use on that parcel.