Say you're touring a two-bedroom in one of the mid-century towers along Hollywood's Broadwalk. The unit has been redone: new kitchen, impact windows, a balcony that catches the ocean breeze at sunset. The listing agent quotes a monthly HOA fee that sounds reasonable for the location. Nothing about the walkthrough tells you whether the building's structural reserve account has a dollar in it. That gap, between what a renovated unit shows you and what the association's finances actually look like, is doing more to shape Hollywood's condo market right now than any single price drop.
The Hollywood Number That Doesn't Match the House Number
As of the September 15, 2026 market snapshot, Hollywood had 441 houses and 1,034 condos and townhomes listed for sale, with 135 houses and 104 condos or townhomes under contract. Run those numbers against August 2026's sales pace and the picture splits sharply: houses carry 4.5 months of supply, while condos and townhomes carry 13.1 months, nearly three times as long.
| Metric (Hollywood, 2026) | Houses | Condos & Townhomes |
|---|---|---|
| Months of supply (Aug. pace) | 4.5 | 13.1 |
| Median sold price, Aug. 2026 | $570,000 | $289,900 |
| Year-over-year change | -0.9% | -9.4% |
| Median days to sell (closed) | 42 | 71 |
| Share of listings with a price cut | 40.6% | 43.7% |
Both segments face the same buyers, the same mortgage rates, the same city. Only one of them is sitting for the better part of a year and losing value at ten times the rate of the other. That's not a demand story. It's a document story.
What's Actually Driving the Gap
Florida's post-Surfside legislation reshaped how condo buildings three stories or taller have to fund and prove their own structural health, and the deadlines landed squarely in the last twelve months. Senate Bill 4-D in 2022, refined by SB 154 in 2023 and HB 913 in 2025, created two separate but overlapping requirements under Florida Statute 553.899 and 718.112(2)(g): a milestone structural inspection at 30 years of age (25 years in coastal jurisdictions like Broward County) and a Structural Integrity Reserve Study, or SIRS, that inventories the building's roof, load-bearing walls, plumbing, electrical, waterproofing, windows and other major components and calculates what the association needs saved for each one.
Associations that existed before July 1, 2022 had to complete their first SIRS by December 31, 2025, with an extension to December 31, 2026 only available to buildings pairing it with a milestone inspection due by that date. The bigger shift arrived January 1, 2026: boards can no longer vote to waive or underfund reserves for the eight structural components a SIRS covers. For decades, plenty of associations kept monthly dues low by skipping that funding entirely. That option is gone, and the bill for years of skipped reserves is arriving in buildings all at once, right as this year's inventory numbers were being recorded.
A unit can look finished and still sit inside a building that's mid-catch-up on decades of underfunded reserves. That's the mechanism behind Hollywood's 13.1-month condo supply. Buyers are pricing in a risk that doesn't show up in a listing photo.
What the Assessments Actually Cost
The dollar figures explain why buyers are hesitating. Condo attorneys tracking assessments in Hollywood and neighboring Hallandale report bills running from $40,000 to $50,000 for a one-bedroom unit in older buildings working through SIRS-driven reserve catch-up, and over $130,000 per unit in some luxury towers.
Buildings elsewhere in Miami-Dade show how high that ceiling can go. Cricket Club, a bay-front building in North Miami built in 1975, levied a $30 million assessment package, roughly $134,000 per unit. Mediterranean Village in Aventura saw per-unit assessments reported as high as $400,000. Those aren't Hollywood buildings, but they're the same legislative mechanism working on the same era of coastal construction, and they show a buyer what an unfunded SIRS can turn into once the numbers are finalized.
A Renovated Lobby Doesn't Tell You Anything About the Reserve Account
Some of the active listings on Hollywood Beach right now make the point well without meaning to. A unit at Trafalgar Towers is marketed as completely updated, with a stylish kitchen and renovated bathrooms. A listing at Victoria Towers highlights impact windows and doors installed throughout. Apogee's listing leads with floor-to-ceiling glass and an expansive terrace. These are genuine improvements, and they're the kind of detail that sells a showing.
None of it speaks to the association's structural reserve funding. A unit owner can finance a new kitchen and new windows through a personal loan or savings while the building's roof, waterproofing, and load-bearing components sit exactly where the last reserve vote left them. The two budgets don't talk to each other. A cosmetic renovation is a private decision. A SIRS-funded reserve is a building-wide obligation that every owner, including whoever buys the newly renovated unit, is on the hook for.
The building's age matters more than the unit's finish. Under Florida law, that age is set by the certificate of occupancy date, not by when the association was formed or when the last owner redid the kitchen. Many of Hollywood Beach's oceanfront and Intracoastal towers were built in the 1970s and 1980s, which puts them inside the 25-year coastal milestone-inspection window Broward County enforces, regardless of how recent the interior finishes look.
What To Request Before You Write an Offer
A buyer who's ready to make a move on a Hollywood condo has a short, specific list to work through before an offer goes in, not after:
- The current milestone inspection status, including whether Phase 1 has been completed and whether it triggered a Phase 2 review for substantial structural deterioration.
- The current Structural Integrity Reserve Study, including the funding percentage for each of the eight required components, not just the total reserve balance.
- Whether the association's most recent budget was adopted before or after December 31, 2024. Budgets adopted after that date can no longer waive reserves for SIRS components, which changes what monthly dues are likely to do next.
- Any special assessment that has been approved, proposed, or discussed in recent board minutes, and whether it's structured to attach to the seller or transfer with the unit at closing.
- For associations with 25 or more units, confirmation that governing documents, budgets, and the SIRS are posted to the association's required website or app, since Florida law now mandates that access.
None of this requires a lawyer to start. It requires asking the listing agent for documents that the association is already required to produce, and reading them before a contract deadline forces a faster decision than the numbers deserve.
Does this apply to Hollywood's smaller, low-rise buildings? No. Milestone inspections and SIRS requirements apply to condominium and cooperative buildings three or more habitable stories in height. Buildings with fewer stories fall outside the mandate, though their associations still carry standard Chapter 718 reserve obligations.
What if the seller says the milestone inspection already happened and the building passed? Ask for the actual inspector-prepared summary report, not a verbal assurance. Associations are required to distribute it to owners and, in many cases, post it publicly. A passed Phase 1 inspection is good news, but it's the SIRS funding status, not the inspection result alone, that determines whether a special assessment is still coming.
How do I actually get a copy of the SIRS if the seller doesn't have it handy? It's part of the condo disclosure package a buyer is entitled to before closing, and for associations with 25 or more units, it should also be accessible through the association's website or app under current Florida law. If neither route produces the document quickly, that delay is itself worth factoring into the offer.
A condo in Hollywood can still be a smart purchase. The buildings working through this transition honestly, with a completed SIRS and a funding plan in place, are exactly the ones where a buyer can move with confidence instead of guesswork. If you're weighing a specific building on Hollywood Beach or anywhere else in Broward, Mari Juliette can help you pull the right documents before you're staring down a contract deadline, not after.
