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South Florida Condo Fee Index · development report · as of October 18, 2026 · Hollywood, Broward County

Emerald Hills, Hollywood: condo fees, what sold, and what is for sale today

As of October 18, 2026, the median monthly-equivalent association fee among 15 active Emerald Hills listings with a usable fee is $880, 6% below the Hollywood condo median of $941. 15 Emerald Hills condominiums are listed for sale in Hollywood, and 4 more are under contract. 6 of 15 active listings have recorded current asking price below original (40%).

Over the twelve months October 2025 to September 2026, 39 Emerald Hills condos closed at a median $299,000, a median 9% under their original asking price.

Key takeaways

  • Median listed association fee in Emerald Hills: $880/mo across 15 active listings with a usable fee, 6% below the Hollywood condo median of $941.
  • 39 Emerald Hills condos closed October 2025 to September 2026 at a median $299,000, 91.2% of original asking price.
  • 15 Emerald Hills condos are for sale as of October 18, 2026 at a median asking price of $345,000; 6 of 15 show a current asking price below original (40%).
  • 4.6 months of supply at the current sales pace (15 for sale against 3.3 sales a month).
  • Buildings here date from 1965 to 1995, so Florida milestone inspection rules apply.

The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.

Median condo fee / month$880Hollywood condos $941; 15 listings state a fee
Condos sold: median price, 12 months$299K39 closings October–September 2026; $224 per sq ft
Median condo asking price$345K15 for sale; $271 per sq ft
Recorded below original asking40%6 of 15 active records; median reduction $27,500; separate median 10.4% among those 6
Months of supply4.615 for sale ÷ 3.3 sales a month
Built1965–1995buildings 30+ years old fall under Florida milestone inspection rules

For Emerald Hills owners

Own a condo in Emerald Hills? The association fee is fixed at sale. The asking price is your decision.

Buyers comparing Emerald Hills condos see the listed monthly association fee beside every asking price and weigh the two together. You cannot change the association fee when you sell; you can set the price with the association fee, the closed sales and the current competition in Emerald Hills already accounted for.

42.1% of active condo listings in Hollywood have a recorded asking price below their original list price. For fee comparisons, Emerald Hills, Hollywood has 15 active listings with a usable listed monthly-equivalent fee, as of October 18, 2026; this community sample is not percentile-trimmed.

The data comes from the segment and recorded fields available in PBP Real Estate's BeachesMLS feed, as of the date shown. Gia Freer, Broker of Record, turns comparable sales and current competition into one written pricing opinion for your Emerald Hills condo, with the reasoning, before it goes live.

No website estimate, no automated number: a written opinion of value prepared by hand, within one business day.

42.1%Recorded below original
57.9%Not recorded as below originalMay include unchanged prices, increases and missing-price records; not a never-cut count.
982 condos for sale in Hollywood. Source: BeachesMLS, as of October 18, 2026. Information is deemed reliable but not guaranteed. Seller Blink Rate™ is the share of active listings with a recorded asking price below the original list price. The denominator is all active listings in the segment. The complement may include unchanged prices, increases and missing-price records; it does not establish a price history.

Request a pricing opinion for your property

Reviewed by Gia Freer, Broker of Record (Lic. BK689801). Reply within one business day. No automated estimate is published on this site.

Buying in Emerald Hills? Email me when a new Emerald Hills unit lists, or browse every unit for sale.

For buyers and sellers: Sellers here are asking a median $345,000 while the last twelve months of sales closed at a median $299,000, 91.2% of the original asking price. That gap, plus 15 competing units and 4.6 months of supply at the current sales pace, is the pricing reality a Emerald Hills seller starts from; the listed fee median of $880/mo among 15 active records with a usable fee is a comparison point, not a quote for a specific unit. Confirm its actual fee and coverage with the association.

The story for media: "39 condominiums in Emerald Hills, Hollywood, sold between October 2025 and September 2026 at a median price of $299,000, or 91.2% of their original asking price, while 15 remain for sale; the median listed monthly-equivalent association fee is $880 among 15 active records with a usable fee, according to PBP Real Estate's daily analysis of BeachesMLS data as of October 18, 2026."

What condos actually sold in Emerald Hills, month by month

39 condo closings from October 2025 to September 2026, median $299,000; bars count sales, dots mark the monthly median where three or more closed
60Oct: 6 closed, median $246,500Oct6Nov: 2 closedNov2Dec: 3 closed, median $299,000Dec3Jan: 1 closedJan1Feb: 1 closedFeb1Mar: 3 closed, median $310,000Mar3Apr: 3 closed, median $222,000Apr3May: 1 closedMay1Jun: 3 closed, median $363,000Jun3Jul: 6 closed, median $326,250Jul6Aug: 4 closed, median $385,000Aug4Sep: 6 closed, median $258,250Sep6Oct median $246,500Dec median $299,000Mar median $310,000Apr median $222,000Jun median $363,000Jul median $326,250Aug median $385,000Sep median $258,250Monthly median sold price $222K to $385KOctober 2026: 0 reported so far, not charted (closings post with a lag)

Source: BeachesMLS via PBP Real Estate's brokerage feed, condominium listings permitted for internet display. Active and under contract as of Oct 18, 2026; closed sales October 2025 to September 2026. Deemed reliable but not guaranteed.

91.2%of original asking price, median condo sale94.3% of the final asking price
$224condo sold price per square footasking today $271
60recorded days, closed samplemedian nonmissing CDOM; not measured time to contract
59%cash salesas recorded in the MLS buyer-financing field
91%Hollywood condos, sold to original asking855 city closings, same window

Range $175,000 to $847,500. Sold figures cover listings permitted for internet display and closed between October 1, 2025 and September 30, 2026; they are counts and medians, never an opinion of any unit's value.

Where the Emerald Hills fee sits among Hollywood condos

Emerald Hills median $880/mo against the Hollywood middle half ($650 to $1,261) and median ($941); 43.9% of Hollywood condo listings ask less.
Hollywood median $941Emerald Hills $880$390$1,892+

Shaded band = 25th to 75th percentile of Hollywood condo fees for sale today. Source: BeachesMLS via PBP Real Estate's brokerage feed, condominium listings permitted for internet display. Active and under contract as of Oct 18, 2026; closed sales October 2025 to September 2026. Deemed reliable but not guaranteed.

Inside Emerald Hills the middle half of fees runs $679 to $975 a month ($0.60 per square foot). Units that sold in the last twelve months carried a median fee of $864 at the time of listing.

What the Emerald Hills fee includes, as entered by listing brokers

  • Trash 93.3%
  • Common areas 73.3%
  • Grounds 73.3%
  • Building insurance 66.7%
  • Water 66.7%
  • Sewer 60%
  • Cable TV 60%
  • Pool 53.3%
  • Pest control 53.3%
  • Security 53.3%

Share of the 15 Emerald Hills listings that state what the fee covers. Utilities, insurance and reserves change what a fee is worth; compare coverage before dollars.

What condos are for sale in Emerald Hills today

15 condos by size, with the median asking price of each group
1 bed2 for sale2 bed10 for sale · median $338K3 bed3 for sale · median $789K

Source: BeachesMLS via PBP Real Estate's brokerage feed, condominium listings permitted for internet display. Active and under contract as of Oct 18, 2026; closed sales October 2025 to September 2026. Deemed reliable but not guaranteed.

21.1%of condos are under contract4 of 19 listings
$27,500median reduction among below-original recordsseparate median reduction 10.4%; both among 6 below-original records
123median recorded cumulative daysnonmissing MLS field; not a reconstructed history
$189K–$796Kcondo asking price rangemedian $345,000

See every Emerald Hills listing with photos, fees and days on market, or get an email when a new Emerald Hills unit lists.

1mention a special assessment1 of 15 listings (6.7%)
0state an age restriction (55+)0 of 15 listings (0%); confirm with the association
0mention a required membership0 of 15 listings (0%)
0mention a land or recreation lease0 of 15 listings (0%)
5mention a milestone inspection or recertification5 of 15 listings (33.3%)

Counts of the condominium listings for sale whose agent-written public remarks mention each item; not verified and not a statement about the association. Ask for the budget, reserve study and any assessment resolution before writing an offer.

Which Emerald Hills enclaves, sections or towers have the most for sale?

Condos by sub-community: names as entered in the MLS and grouped by our normalizer; rows with fewer than three condo listings are shown as counts only. The development totals above include every row.

Sub-communityCondos for saleUnder contractMedian fee / moMedian askingRecorded below originalSold, 12 moMedian soldBuilt
Grandview52$880$345K—19$288K1982
Lakewood10———6$202K1994
Greens of32$975$789K—3$650K1979
C C Apts20———2—1973

Source: BeachesMLS via PBP Real Estate's brokerage feed, condominium listings permitted for internet display. Active and under contract as of Oct 18, 2026; closed sales October 2025 to September 2026. Deemed reliable but not guaranteed.

Schools for Emerald Hills

Broward County Public Schools assigns the center point of Emerald Hills to these three public schools. Assignments are set by street address and can change; confirm the unit’s address with the district locator before you rely on it.

ElementaryHollywood Hills Elementary3501 Taft Street, Hollywood, FL 33021 · 1.0 mi
MiddleAttucks Middle School3500 N 22 Avenue, Hollywood, FL 33020
HighHollywood Hills High School5400 Stirling Road, Hollywood, FL 33021

67 private schools registered with the Florida Department of Education sit within 5 miles of Emerald Hills. Hollywood private schools by grade band (27).

Sources: Broward County Public Schools Find My School locator, retrieved 2026-09-19; FL DOE Private School Directory. Straight-line distances from the listing center point. PBP does not rank or rate schools.

Own in Emerald Hills, or rent a condo in Hollywood?

The median asking price among the 15 Emerald Hills condos for sale is $345,000 and the median stated fee is $880 a month (15 listings state one). 10 of the 15 units for sale are 2-bedrooms, asking a median $337,500. The median closed condominium lease in Hollywood over the last 13 months was $2,800 (n=607). Month one, before principal is counted:

Own, first year, per monthRent, per month
Principal and interest, 30-year fixed at 7.37%, 20% down$1,905Median Hollywood condominium lease$2,800
Property tax with homestead, 22.0571 mills$556Renter’s insurance$25
Condo insurance (HO-6), county average$151
Emerald Hills median fee$880
Interior maintenance, 0.5% of price a year$144
Gross monthly cost to own$3,636Gross monthly cost to rent$2,825

Renting is $811 a month cheaper on day one; about $217 of the owner’s payment is principal in year one, so the real gap is closer to $593. Cash at the door for the owner: $79,350 (20% down plus 3% closing). How long it takes owning to pull ahead of renting in Hollywood, year by year.

Estimates for comparison only, not financial, tax or legal advice. Rate: Mortgage News Daily 30-year fixed rate index, 2026-10-16. Tax: 2025 total millage for Hollywood - N Hospital, two $25,000 homestead exemptions (s. 196.031, F.S.). Insurance: county average HO-6 premium, FLOIR. Special assessments, club dues and land-lease payments are not in the fee figure. Same assumptions as the published Hollywood rent-vs-own comparison.

What the recorded flags mean for a Emerald Hills buyer

Special assessment mentioned, 1 of 15 listings
A special assessment is a charge on top of the regular fee, adopted by the board for a specific purpose such as a repair, a reserve shortfall or an insurance increase. Ask the association for the adopting resolution, the amount per unit, what it pays for and the payment schedule. Who pays the unpaid balance at closing is negotiable between buyer and seller and should be written into the contract.
Milestone inspection or recertification mentioned, 5 of 15 listings
Florida requires a milestone structural inspection of condominium and cooperative buildings three habitable stories or taller by the end of the year the building reaches 30 years from its certificate of occupancy, and every ten years after; a local building department may require it at 25 years (s. 553.899, F.S.). Associations for those buildings must also complete a structural integrity reserve study at least every ten years (s. 718.112(2)(g), F.S.). Listings in Emerald Hills report a median year built of 1981. Ask for the Phase 1 inspection report, any Phase 2 report and the reserve study; they tell you whether repairs are identified and how they are funded.

Counts are of the listings for sale whose agent-written public remarks mention each item. They are not a statement about the association and the absence of a mention is not confirmation that none applies. Financing terms and eligibility for a specific unit are decided by the lender and its investor, not by this page. Review the association documents, budget and reserve study with your own advisers before writing an offer.

What do buyers and sellers ask about Emerald Hills?

What is the condo fee in Emerald Hills, Hollywood?

As of October 18, 2026, the median monthly-equivalent association fee across the 15 Emerald Hills condominiums for sale that state a fee is $880; the middle half runs $679 to $975. That is 6% below the Hollywood condo median of $941. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.

What did condos in Emerald Hills sell for?

39 Emerald Hills condominiums closed between October 1, 2025 and September 30, 2026 at a median $299,000 ($224 per square foot), ranging from $175,000 to $847,500. The median sale closed at 91.2% of the original asking price and 94.3% of the final asking price, after a median 60 cumulative days on market. 59% of those sales were cash. Closings are reported to the MLS with a lag, so the window ends with the last full month; 0 October 2026 closings have been reported so far and are not in the medians.

How many Emerald Hills condos are for sale, and are prices being cut?

15 Emerald Hills condominiums are listed as of October 18, 2026, asking from $189,000 to $795,900, median $345,000; 4 more are under contract. 6 of 15 active records have current ListPrice below OriginalListPrice (40%). Among those 6 records, median reduction is $27,500 and 10.4%; these are separate medians. The remainder is not a never-cut group. Median nonmissing recorded CDOM is 123 days, not an independently reconstructed property history. At the last twelve months' sales pace the inventory ratio is 4.6 months; not a sale-time forecast.

Which Emerald Hills enclaves or buildings have the most for sale?

Emerald Hills listings in the MLS carry 4 sub-community names (enclaves, sections or towers). The largest today Grandview (5 for sale, median fee $880, 19 sold at a median $287,500); Lakewood (1 for sale, 6 sold at a median $202,250); Greens of (3 for sale, median fee $975, 3 sold at a median $650,000). Names are as entered by listing agents and grouped by our normalizer; spelling variants can split one enclave.

Does Emerald Hills have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 15 Emerald Hills listings for sale, 1 mentions a special assessment in the public remarks; 0 state an age restriction such as 55+; 0 mention a required club or equity membership; 0 mention a land or recreation lease. Confirm every one of these with the association documents before writing an offer.

How is this Emerald Hills report built and how often is it updated?

Refresh is scheduled daily from PBP Real Estate's BeachesMLS data feed: active and under-contract condominium listings in Hollywood whose subdivision field names Emerald Hills or one of its enclaves, plus available closings in the twelve months ending September 30, 2026. Use the report's statistical date and qualifying counts. Fees are converted to a monthly equivalent and usable association layers are summed. Medians need five or more records, percentages ten or more; smaller groups are shown as counts. This is a market read of MLS listing data, not an opinion of value about any unit or a statement about the association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.

Which public schools are zoned for Emerald Hills, Hollywood?

Broward County Public Schools assigns the center point of Emerald Hills to these three public schools: Hollywood Hills Elementary, Attucks Middle School and Hollywood Hills High School. Assignments are set by street address and can change; confirm the unit's address with the district locator before you rely on it. 67 private schools registered with the Florida Department of Education sit within 5 miles.

Is it cheaper to own in Emerald Hills or rent a condo in Hollywood?

The median asking price among the 15 Emerald Hills condos for sale is $345,000 and the median stated fee is $880 a month. Owning costs about $3,636 a month before principal ($1,905 principal and interest at 7.37% with 20% down, $556 property tax with homestead at 22.0571 mills, $151 condo insurance, $880 fee, $144 interior maintenance), against $2,825 to rent the median Hollywood condominium ($2,800 lease plus renter's insurance). Renting is $811 a month cheaper on day one; about $217 of the owner's payment is principal in year one. Estimates for comparison only, not financial advice.

Download the Emerald Hills, Hollywood fact sheet (PDF, one page) - fees, closed sales, inventory and nearby distances on one sheet, data as of October 18, 2026. Share it or link to it with attribution to PBP Real Estate.

Analyst: Gia Freer, Broker of Record, PBP Real Estate, LLC (Lic. BK689801), available on the record: 561-395-8418.

Nearby Hollywood developments to compare with Emerald Hills

Straight-line distance from Emerald Hills; median monthly fee and units on the market from the same daily snapshot.

Nearby developments in other Broward County cities

  • Harbor Isles Co · Dania Beach · 2.1 mi · median fee $496/mo · 7 on the market

More live Hollywood data

PBP Real Estate analysis of BeachesMLS listings. Refresh is scheduled daily; read each index’s own date and sample.

Seller Blink Rate™ and recorded days42.7%193 of 452 active Hollywood houses listings are recorded below original asking; not a complete historyAs of October 18, 2026. Recorded CDOM: median 67 days, n=452 nonmissing.See Hollywood price cuts →HOA fees: townhouses and villas$372/momedian fee in 44 retained Hollywood townhouse and villa listings after condominium classification, exclusions and trimmingAs of October 18, 2026. p25–p75: $342–$457.See Hollywood HOA fees →Rentals: annual and season$2,600/momedian asking rent across 1,259 Hollywood lease listings43% are offered furnished; season runs November into late April or early MaySee Hollywood rentals →Hollywood market report1,434houses and condominiums for sale in Hollywood right nowMedian prices, inventory and days on market, houses and condominiums reported separatelySee the Hollywood market →

Own a home or condo in Hollywood? What is my home worth in Hollywood? Current sale prices, houses and condos separate · Selling a house in Hollywood: what it takes and what mispricing costs Renting for now? Renting versus owning in Hollywood: the monthly numbers side by side.

Method: listings whose MLS subdivision field maps to Emerald Hills after normalization (tower, section and phase records merged; master community plus its enclaves), condominiums by tax legal description (a townhouse, villa or house whose legal records a condominium is included), Hollywood, permitted for internet display in PBP Real Estate's BeachesMLS data feed. Active and under-contract figures are from the daily snapshot as of October 18, 2026; closed sales are from a rolling archive and cover October 1, 2025 to September 30, 2026, the last full month, because closings are reported to the MLS with a lag. Fees are as entered by each listing office, converted to a monthly equivalent, with master and sub-association layers summed. Medians require five or more records and percentages ten or more; smaller groups are shown as counts. Remark-based flags are keyword classifications of agent-written text and are not verified. Nothing here is an opinion of value about any property or a statement about any association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.

All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc.

IDX information is provided exclusively for consumers' personal, non-commercial use, and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed accurate by the MLS. Data last updated October 18, 2026.

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