South Florida Condo Fee Index · development report · as of October 18, 2026 · Hallandale Beach, Broward County
First Gulfstream Garden, Hallandale Beach: condo fees, what sold, and what is for sale today
As of October 18, 2026, the median monthly-equivalent association fee among 10 active First Gulfstream Garden listings with a usable fee is $682, 24% below the Hallandale Beach condo median of $894. 11 First Gulfstream Garden condominiums are listed for sale in Hallandale Beach. 3 of 11 active listings have recorded current asking price below original (27.3%).
No First Gulfstream Garden condo closed between October 2025 and September 2026, too few for a sold-price median.
Key takeaways
- Median listed association fee in First Gulfstream Garden: $682/mo across 10 active listings with a usable fee, 24% below the Hallandale Beach condo median of $894.
- No First Gulfstream Garden condos closed October 2025 to September 2026, too few for a sold-price median.
- 11 First Gulfstream Garden condos are for sale as of October 18, 2026 at a median asking price of $160,000; 3 of 11 show a current asking price below original (27.3%).
- Median recorded cumulative days on market among active listings: 85.
- Buildings here date from 1968, so Florida milestone inspection rules apply.
Small sample: First Gulfstream Garden has fewer than 20 condos for sale and fewer than 20 closings in the window, so single listings move these figures. Read them as indicative and check the counts under each number.
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.
For First Gulfstream Garden owners
Own a condo in First Gulfstream Garden? The association fee is fixed at sale. The asking price is your decision.
Buyers comparing First Gulfstream Garden 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 First Gulfstream Garden already accounted for.
42.5% of active condo listings in Hallandale Beach have a recorded asking price below their original list price. For fee comparisons, First Gulfstream Garden, Hallandale Beach has 10 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 First Gulfstream Garden 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.
Request a pricing opinion for your property
Buying in First Gulfstream Garden? Email me when a new First Gulfstream Garden unit lists, or browse every unit for sale.
Own in First Gulfstream Garden? Pricing correctly is a skill. Gia Freer prices your condo from this data, with the association fee factored in.
Ask Ava about this dataPrice my First Gulfstream Garden condo correctlyFor buyers and sellers: The median listed fee is $682/mo among 10 active First Gulfstream Garden listings with a usable fee; the published Hallandale Beach condo fee sample median is $894/mo. With 11 units for sale and 27.3% recorded below original asking, compare fee coverage before comparing dollars.
The story for media: "11 condominiums are for sale in First Gulfstream Garden, Hallandale Beach; the median listed monthly-equivalent association fee is $682 among 10 active records with a usable fee; 27.3% of active listings have recorded current asking price below original, according to PBP Real Estate's daily analysis of BeachesMLS data as of October 18, 2026."
What condos actually sold in First Gulfstream Garden, month by month
No First Gulfstream Garden condominiums closed between October 1, 2025 and September 30, 2026 in listings permitted for internet display, so no sold-price chart is shown. Hallandale Beach condos overall: 638 closings, median $240,000, 90% of original asking.
Where the First Gulfstream Garden fee sits among Hallandale Beach condos
Shaded band = 25th to 75th percentile of Hallandale Beach 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 First Gulfstream Garden the middle half of fees runs $682 to $792 a month ($0.73 per square foot).
What the First Gulfstream Garden fee includes, as entered by listing brokers
- Water 81.8%
- Cable TV 72.7%
- Grounds 63.6%
- Sewer 54.5%
- Structure maintenance 54.5%
- Trash 54.5%
- Common areas 54.5%
- Pool 45.5%
- Building insurance 36.4%
- Pest control 27.3%
Share of the 11 First Gulfstream Garden 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 First Gulfstream Garden 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.
See every First Gulfstream Garden listing with photos, fees and days on market, or get an email when a new First Gulfstream Garden unit lists.
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.
Own in First Gulfstream Garden, or rent a condo in Hallandale Beach?
The median asking price among the 11 First Gulfstream Garden condos for sale is $160,000 and the median stated fee is $682 a month (10 listings state one). 7 of the 11 units for sale are 2-bedrooms, asking a median $170,000. The median closed condominium lease in Hallandale Beach over the last 13 months was $2,850 (n=686). Month one, before principal is counted:
| Own, first year, per month | Rent, per month | ||
|---|---|---|---|
| Principal and interest, 30-year fixed at 7.37%, 20% down | $884 | Median Hallandale Beach condominium lease | $2,850 |
| Property tax with homestead, 20.6717 mills | $203 | Renter’s insurance | $25 |
| Condo insurance (HO-6), county average | $151 | ||
| First Gulfstream Garden median fee | $682 | ||
| Interior maintenance, 0.5% of price a year | $67 | ||
| Gross monthly cost to own | $1,986 | Gross monthly cost to rent | $2,875 |
Owning is $889 a month cheaper on day one; about $101 of the owner’s payment is principal in year one, so the owner is ahead by about $990 once principal is counted. Cash at the door for the owner: $36,800 (20% down plus 3% closing). Hallandale Beach rental market: what leases actually closed at.
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 Hallandale Beach, 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 Hallandale Beach rent-vs-own comparison.
What the recorded flags mean for a First Gulfstream Garden buyer
- Special assessment mentioned, 2 of 11 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. 2 of these listings describe the assessment as pending or carried by the buyer.
- Milestone inspection or recertification mentioned, 2 of 11 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 First Gulfstream Garden report a median year built of 1968. 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.
- Age restriction (55+) mentioned, 9 of 11 listings
- Housing for older persons under the federal Fair Housing Act exemption requires that at least 80% of occupied units have one resident aged 55 or older and that the community publish and follow age-verification policies. The rules govern who may occupy a unit, not who may own it; a buyer who does not meet the age requirement may face limits on living there or renting it out. Ask the association for its written 55+ policy and occupancy rules.
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 First Gulfstream Garden?
What is the condo fee in First Gulfstream Garden, Hallandale Beach?
As of October 18, 2026, the median monthly-equivalent association fee across the 10 First Gulfstream Garden condominiums for sale that state a fee is $682; the middle half runs $682 to $792. That is 24% below the Hallandale Beach condo median of $894. 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 First Gulfstream Garden sell for?
No First Gulfstream Garden condominiums closed between October 1, 2025 and September 30, 2026 in listings permitted for internet display, which is below the five needed for a sold-price median. The Hallandale Beach condo market closed 638 sales in the same window at a median $240,000.
How many First Gulfstream Garden condos are for sale, and are prices being cut?
11 First Gulfstream Garden condominiums are listed as of October 18, 2026, asking from $125,000 to $295,000, median $160,000; 0 more are under contract. 3 of 11 active records have current ListPrice below OriginalListPrice (27.3%). The remainder is not a never-cut group. Median nonmissing recorded CDOM is 85 days, not an independently reconstructed property history.
Does First Gulfstream Garden have special assessments, age restrictions or membership requirements?
We report what listing agents wrote, not what the association has decided. Among the 11 First Gulfstream Garden listings for sale, 2 mention a special assessment in the public remarks (2 describe one as pending or carried by the buyer); 9 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 First Gulfstream Garden 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 Hallandale Beach whose subdivision field names First Gulfstream Garden, 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. First Gulfstream Garden is a small sample (under 20 listings and under 20 sales), so read its figures as indicative. 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.
Is it cheaper to own in First Gulfstream Garden or rent a condo in Hallandale Beach?
The median asking price among the 11 First Gulfstream Garden condos for sale is $160,000 and the median stated fee is $682 a month. Owning costs about $1,986 a month before principal ($884 principal and interest at 7.37% with 20% down, $203 property tax with homestead at 20.6717 mills, $151 condo insurance, $682 fee, $67 interior maintenance), against $2,875 to rent the median Hallandale Beach condominium ($2,850 lease plus renter's insurance). Owning is $889 a month cheaper on day one; about $101 of the owner's payment is principal in year one. Estimates for comparison only, not financial advice.
Analyst: Gia Freer, Broker of Record, PBP Real Estate, LLC (Lic. BK689801), available on the record: 561-395-8418.
Nearby Hallandale Beach developments to compare with First Gulfstream Garden
Straight-line distance from First Gulfstream Garden; median monthly fee and units on the market from the same daily snapshot.
More live Hallandale Beach data
PBP Real Estate analysis of BeachesMLS listings. Refresh is scheduled daily; read each index’s own date and sample.
Method: listings whose MLS subdivision field maps to First Gulfstream Garden 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), Hallandale Beach, 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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