South Florida Condo Fee Index · development report · as of September 7, 2026 · Hollywood, Broward County

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

As of September 7, 2026, the typical Emerald Hills condo listed for sale carries an association fee of $842 a month, 10% below the Hollywood condo median of $939. 24 units are for sale, 9 more are under contract, and 50% of them have already cut their asking price. Over the twelve months September 2025 to August 2026, 38 Emerald Hills condos closed at a median $298,250, a median 9% under their original asking price.

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$842Hollywood condos $939; 24 listings state a fee

Condos sold: median price, 12 months$298K38 closings September–August 2026; $227 per sq ft

Median condo asking price$299K24 for sale; $264 per sq ft

Have cut their price50%median cut $22,550 (6.1%)

Months of supply7.624 for sale ÷ 3.2 sales a month

Built1965–1995buildings 30+ years old fall under Florida milestone inspection rules

For buyers and sellers: Sellers here are asking a median $298,500 while the last twelve months of sales closed at a median $298,250, 91.2% of the original asking price. That gap, plus 24 competing units and 7.6 months of supply at the current sales pace, is the pricing reality a Emerald Hills seller starts from; a buyer should budget $842/mo in fees on the typical unit and ask what a quote well under $631 leaves out.

The story for media: "38 condominiums in Emerald Hills, Hollywood, sold between September 2025 and August 2026 at a median price of $298,250, or 91.2% of their original asking price, while 24 remain for sale with a median association fee of $842 a month, according to PBP Real Estate's daily analysis of BeachesMLS data as of September 7, 2026."

What condos actually sold in Emerald Hills, month by month

38 condo closings from September 2025 to August 2026, median $298,250; bars count sales, dots mark the monthly median where three or more closed

Source: BeachesMLS via PBP Real Estate's brokerage feed, condominium listings permitted for internet display. Active and under contract as of Sep 7, 2026; closed sales September 2025 to August 2026. Deemed reliable but not guaranteed.

91.2%of original asking price, median condo sale93.5% of the final asking price

$227condo sold price per square footasking today $264

76days to sell, mediancumulative days on market of closed sales

57.9%cash salesas recorded in the MLS buyer-financing field

90.8%Hollywood condos, sold to original asking804 city closings, same window

Range $168,000 to $847,500. Sold figures cover listings permitted for internet display and closed between September 1, 2025 and August 31, 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 $842/mo against the Hollywood middle half ($650 to $1,259) and median ($939); 41% of Hollywood condo listings ask less.

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 Sep 7, 2026; closed sales September 2025 to August 2026. Deemed reliable but not guaranteed.

Inside Emerald Hills the middle half of fees runs $631 to $911 a month ($0.61 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 70.8%
Common areas 62.5%
Grounds 62.5%
Water 58.3%
Sewer 58.3%
Pool 50%
Building insurance 50%
Cable TV 50%
Pest control 37.5%
Security 37.5%

Share of the 24 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

24 condos by size, with the median asking price of each group

27.3%of condos are under contract9 of 33 listings

$22,550median condo price cut6.1% off the original asking price

98median days on marketcumulative, relistings included

$189K–$796Kcondo asking price rangemedian $298,500

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

2mention a special assessment2 of 24 listings (8.3%)

0state an age restriction (55+)0 of 24 listings (0%); confirm with the association

0mention a required membership0 of 24 listings (0%)

0mention a land or recreation lease0 of 24 listings (0%)

7mention a milestone inspection or recertification7 of 24 listings (29.2%)

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.

Emerald Hills by enclave, section or tower

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-community	Condos for sale	Under contract	Median fee / mo	Median asking	Cut price	Sold, 12 mo	Median sold	Built
Grandview	8	6	$880	$286K	—	18	$272K	1982
C C Apts	6	0	$622	$259K	—	3	$300K	1973
Lakewood	3	1	$415	$235K	—	5	$203K	1994
Greens of	2	2	—	—	—	4	$605K	1980
Cc	2	0	—	—	—	1	—	1973

For sellers

Pricing a home correctly is a skill. It starts with data most agents and consumers never see.

46% of the condos for sale in Hollywood have already had to cut, a median $24,000, and buyers compare your fee against 24 other listings before they book a showing.

This page is built from every Hollywood listing in BeachesMLS and refreshed each morning. Gia Freer, Broker of Record, turns that same data into one written pricing opinion for your condo: the sales, cuts, fees and days on market it actually competes with, with the reasoning, before it goes live.

No website estimate, no automated number: a comparative market analysis done by hand, within one business day.

46%Have already cutmedian cut $24,000 (6.3%)

54%Still at their first priceevery seller starts here; the first price decides who stays

962 condos for sale in Hollywood, BeachesMLS, September 7, 2026. Information is deemed reliable but not guaranteed.

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Which Emerald Hills building or enclave, floor and unit type?

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.

Emerald Hills questions, answered from the data

What is the condo fee in Emerald Hills, Hollywood?

As of September 7, 2026, the median monthly-equivalent association fee across the 24 Emerald Hills condominiums for sale that state a fee is $842; the middle half runs $631 to $911. That is 10% below the Hollywood condo median of $939. 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?

38 Emerald Hills condominiums closed between September 1, 2025 and August 31, 2026 at a median $298,250 ($227 per square foot), ranging from $168,000 to $847,500. The median sale closed at 91.2% of the original asking price and 93.5% of the final asking price, after a median 76 cumulative days on market. 57.9% of those sales were cash. Closings are reported to the MLS with a lag, so the window ends with the last full month; 0 September 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?

24 Emerald Hills condominiums are listed for sale as of September 7, 2026, asking from $189,000 to $795,900 with a median of $298,500; 9 more are under contract. 50% of the active listings have reduced their price at least once, by a median $22,550 (6.1%). The median active condo listing has been on the market 98 cumulative days, relistings included. At the last twelve months' sales pace that inventory is 7.6 months of supply.

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

Emerald Hills listings in the MLS carry 5 sub-community names (enclaves, sections or towers). The largest today Grandview (8 for sale, median fee $880, 18 sold at a median $271,500); C C Apts (6 for sale, median fee $622, 3 sold at a median $300,000); Lakewood (3 for sale, median fee $415, 5 sold at a median $203,000). 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 24 Emerald Hills listings for sale, 2 mention 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?

Every morning from PBP Real Estate's own BeachesMLS data feed: active and under-contract condominium listings in Hollywood whose subdivision field names Emerald Hills or one of its enclaves, plus every closing in the twelve months ending August 31, 2026. Fees are converted to a monthly equivalent and both 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.

More live Hollywood data

As of September 7, 2026. PBP Real Estate analysis of BeachesMLS listings.

Price cuts and true days on market38.6%of Hollywood houses for sale have cut their priceMedian 51 cumulative days on market across 425 listingsSee Hollywood price cuts →Hollywood market report1,315houses and condominiums for sale in Hollywood right nowMedian prices, inventory and days on market, houses and condominiums reported separatelySee the Hollywood market →

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 September 7, 2026; closed sales are from a rolling archive and cover September 1, 2025 to August 31, 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.

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 September 7, 2026.