Broward’s beach city, twenty-five minutes north of Miami, where a three-bedroom house still trades in the $500–700k band. There are 444 for sale today. What any one of them may legally do at night is decided parcel by parcel, and we read it before we recommend it.
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 Hollywood, Broward County, read on 14 September 2026. Active: 444 listings, 249 of them at or under $700,000, ranging from $120,000 to $23,000,000. Closed: 1,091 sales in the twelve months to that date, at a median 97.2% of the last asking price, in a median 47 days. Closed leases are excluded, which matters here: leaving them in makes the market look cheaper than it is.
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.
Five postcodes, five markets
The beach side and the western edge are the same city and a different asset. Anyone quoting you a single Hollywood average is averaging across a factor of two.
| Postcode | What it is | For sale | Median ask | $/sf |
|---|---|---|---|---|
| 33019 | Hollywood Beach, the Intracoastal islands | 74 | $1,282,500 | $603 |
| 33020 | Downtown Hollywood, east of Dixie | 157 | $590,900 | $450 |
| 33021 | Hollywood Hills, Emerald Hills | 108 | $725,000 | $433 |
| 33024 | Western Hollywood, toward Pembroke | 84 | $529,450 | $401 |
| 33023 | South-west, toward West Park | 19 | $549,000 | $405 |
Read on 28 August 2026. The median house on the market is 1,608 sf and was built in 1959. Thirty-six of the 459 are waterfront, thirty-one have a private pool.
Live MLS · refreshed nightly
Pulled from the MLS every night. Open one to see the full record, or ask us to model it.
Before we recommend anything
Two houses three streets apart, same postcode, can have opposite answers. Nobody can tell you what a Hollywood house may do at night from its address alone, and we do not pretend otherwise. Here is what we read, on the property you are actually considering, before it goes on a shortlist.
The county parcel number is the key, never the postcode. We record what the code says for that folio, where we read it, and on what date.
Municipal registration and the local business tax receipt are a separate condition from zoning, and they are the city’s to grant.
Florida licenses vacation rentals at state level through the DBPR. State preemption does not cover everything a city or an association can impose.
A homeowners association or a deed restriction can forbid what the code allows. On a house this is often the binding constraint.
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, and no number here is a projection of what a house will earn.
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.