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Jessica SoninoRealtor® · The Bograd Team

Broward County

Hallandale Beach

Oceanfront condos, the Intracoastal and Gulfstream Park, right at the Broward and Miami-Dade line.
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Hallandale Beach is a Broward County beach city at the Miami-Dade line, where much of the housing is condominiums near the Atlantic and the Intracoastal Waterway, with Gulfstream Park and Hallandale Beach Boulevard anchoring the inland side. It sits in southern Broward County, with Aventura in Miami-Dade County to the south and the Atlantic Ocean to the east.

The settlement was founded around 1895, incorporated as a town in 1927, became a city in 1947 and adopted the name Hallandale Beach in 1999. Today it has city beach parks, a city marina on the Intracoastal Waterway, a racetrack and casino, and a mix of older condominium buildings and newer projects.

The questions that matter most for buyers are about older-building condo inspections, the city’s vacation rental license, flood zones and what to ask about new construction.

What the homes are like.

A general picture of what you’ll find here. For current availability and prices, just ask me.

  • Oceanfront and Intracoastal condominiums

    Condominium towers are a defining part of the Hallandale Beach skyline along the ocean and the Intracoastal Waterway. They were built in different decades, and building age matters a great deal because older buildings face milestone inspections and structural integrity reserve studies sooner. Ask for the year built, the latest inspection summary and the reserve study for any building you are considering, and compare ocean, Intracoastal and inland units on view, floor, amenities and monthly association costs.

  • New and recent construction

    Oasis Hallandale is a mixed-use project on Hallandale Beach Boulevard, about a mile west of the beach, designed by Arquitectonica and developed by Giuseppe Iadisernia. As of an August 2024 report, its commercial component was complete, the first 25-story condominium tower was under construction and a second tower was planned. Other projects have been proposed over the years, so confirm the current status, completion dates and delivery terms of any new building before you rely on them.

  • Price tiers

    Oceanfront and Intracoastal residences generally sit at the upper end of Hallandale Beach pricing, while inland condominiums and older buildings are generally more approachable and newer amenity-heavy towers fall in between. Monthly association costs vary widely and can change the real cost of ownership more than the purchase price does.

What daily life looks like.

What there is to do around here, from beaches and parks to dining, culture and getting around.

  • Beaches, parks and the marina

    Hallandale Beach sits at the southern end of Greater Fort Lauderdale, just south of Hollywood. South City Beach Park has parking, restrooms, showers, a playground, sand volleyball and bocce courts, while North City Beach Park has the Beach Ball Water Tower and volleyball courts. Hallandale Beach City Marina offers annual leases and daily slips on the Intracoastal Waterway, and several restaurants face the ocean or the Intracoastal.

  • Gulfstream Park

    Gulfstream Park is a thoroughbred racing venue that opened in 1939 and hosts major races such as the Florida Derby and the Pegasus World Cup. The grounds also have a casino and The Village at Gulfstream Park, a shopping destination, and race days and events may bring extra traffic. Check traffic and noise around a prospective address at those times.

  • Getting around

    Broward County Transit buses serve the city, and the city runs a free community shuttle, with Aventura just to the south and Hollywood just to the north. Check drive times to the airport and rail station you use most, because they depend on the time of day.

Before you commit.

These are notes for buyers, renters and sellers. Rules and costs change, so I’d always confirm the current details for any specific property.

  • Older buildings, milestone inspections and reserves

    Under Florida’s condo safety laws (SB 4-D in 2022, SB 154 in 2023 and later changes including HB 913 in 2025), condominium buildings of three or more habitable stories generally need a milestone inspection by December 31 of the year they reach 30 years, then every 10 years. A local agency may use 25 years near the coast (section 553.899). Many oceanfront buildings in South Florida are decades old, so ask about repairs, special assessments and reserve funding. Under section 718.503, a seller also provides documents such as the declaration, bylaws, rules, budget, the inspector-prepared milestone summary and the most recent structural integrity reserve study, so review them with your attorney.

  • Vacation rental rules

    The City of Hallandale Beach says owners of vacation rentals must obtain an operating license each year, and the requirement applies to properties rented for less than 30 consecutive days, under Ordinance 2023-003 and Chapter 9 of the city code. A license does not override a condominium’s own rules, and many associations set minimum lease terms. Confirm both the city requirement and the building’s rules before you count on short-term income.

  • Flood zones and insurance

    FEMA flood maps show how likely an area is to flood, and property owners with federally backed mortgages in high-risk zones are required to carry flood insurance. Oceanfront and Intracoastal properties can fall in those zones, so check the property’s flood zone through FEMA’s Flood Map Service Center, and ask an insurance agent for quotes covering wind and flood. For a condo, ask what the association’s master policy covers.

  • New construction

    For a pre-construction condominium, Florida’s statute lets a buyer cancel a developer contract within 15 days after signing and receiving all required documents. Use that window to have an attorney review the prospectus or disclosure package, and ask about the completion timeline and how deposits are handled.

Common questions.

What is it like to live in Hallandale Beach?

Hallandale Beach is a Broward County beach city with city beach parks, an Intracoastal marina, a racetrack and casino at Gulfstream Park, and a housing mix that is mostly condominiums near the water. Spend time there at different hours before you decide, since race days and events change the feel.

Is Hallandale Beach in Miami-Dade or Broward County?

Hallandale Beach is in southern Broward County, and Aventura, in Miami-Dade County, borders it to the south.

Can I rent my Hallandale Beach condo short-term?

The city requires an annual operating license for vacation rentals of less than 30 consecutive days, under Ordinance 2023-003. Your condominium association may also prohibit or limit short rentals, so verify both before you buy for rental income.

Do older Hallandale Beach condos need milestone inspections?

Florida law requires milestone inspections for condominium buildings of three or more habitable stories, generally by December 31 of the year they reach 30 years and every 10 years after that, with 25 years allowed near the coast. Ask the association for the latest inspection summary and the structural integrity reserve study.

What is Gulfstream Park?

Gulfstream Park is a thoroughbred racing venue in Hallandale Beach that opened in 1939, with a casino and The Village at Gulfstream Park shopping destination. It hosts major races such as the Florida Derby and the Pegasus World Cup.

Is there public transportation in Hallandale Beach?

Yes. Broward County Transit buses serve the city, and the city operates a free community shuttle. Check current routes and schedules against your own commute.

Is Hallandale Beach in a flood zone?

Some properties may be, especially near the ocean and the Intracoastal Waterway. Look up the address on FEMA’s flood map tools and ask an insurance agent for a quote before you commit.

Keep exploring.

Guides to the neighboring areas, each with its own housing, daily life and notes for buyers.
All neighborhood guides

Let’s look at Hallandale Beach together.

Tell me what you’re looking for and I’ll follow up personally. I’m Jessica Sonino, a Realtor® with The Bograd Team.

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Sources

The information here is general and was researched on October 6, 2026, so please verify the details with the city, the association and your attorney.

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