Hallandale Beach today
What this means
Hallandale Beach prices barely moved in the past year (+0.8%).
Builders are pulling back: 26 homes permitted so far in 2026, down 56%.
No Zillow figure covers this place, so the value is the Census 2020 to 2024 median updated with the FHFA price index. Rough guide only; see how these figures are built.
Quick facts
| Hallandale Beach | vs Broward County | vs Florida | |
|---|---|---|---|
| Population | 42,698 (2025 estimate) | ||
| Growth since 2020 | 3.6% | +0.1 pts | -5.3 pts |
| Median home value | $279,100 | 33% lower | 22% lower |
| Median gross rent | $1,653 | 13% lower | 1% lower |
| Median household income | $52,340 | 33% lower | 30% lower |
| Owner occupied homes | 54.9% | -8.7 pts | -12.7 pts |
| Residents 65 and older | 23.4% | +5.5 pts | +2.1 pts |
| Average commute (minutes) | 30 | 4% higher | 9% higher |
| Homes built 2010 or later | 3.8% | -3.1 pts | -10.4 pts |
| Median property tax paid | $3,070 | 21% lower | 12% higher |
Census survey figures are 2020 to 2024 averages; methods.
Living in Hallandale Beach
Southern Broward beach city settled around 1895 as a farm community, popular with Canadian visitors.
Hallandale Beach is a city with its own government, located in Broward County.
Known for: Gulfstream Park; Big Easy Casino
Development and roads: Grew by annexing Atlantic shore land after 1947; a free community minibus runs locally.
Next to the rest of Broward County, more of the housing is in apartment and condo buildings (77.8% vs 41.4%); more homes are seasonal or vacation homes (24% vs 7.2%); homes are cheaper than the county median ($279,100 vs $414,600) and household incomes are lower ($52,340 vs $77,633).
Closest matches on price and rent: Pinellas Park ($278,900, $1,631), Lauderhill ($272,900, $1,684), Palm Bay ($283,200, $1,601).
Growth and housing
The Census estimates 42,698 residents in 2025, up from 41,211 in 2020: 3.6% growth.
| 2025 building permits | Hallandale Beach |
|---|---|
| Single family | 17 |
| 5 or more units | 45 |
| Total units | 66 |
| Per 1,000 residents | 1.5 |
Median year built: 1975. Apartments and condos make up a large share: 77.8% of homes are in buildings of five or more units. Households average 2.12 people.
Each year about 3.2% of residents arrive from other states.
Risks to price in
| Risk item | Detail |
|---|---|
| County average homeowners insurance with wind | $6,136 a year |
| Hurricanes tied to Broward County since 2000 | Katrina (2005) |
| Coastal county | check flood zone and elevation per address |
Older homes (69.7% built before 1980) draw insurer questions about roofs and wiring. Inspections
Large buildings hold 69.9% of homes here; read the reserve study before buying a condo. Condo financing
Flood, storms and jobs
The city earned Community Rating System class 6; federal flood policies in its high risk zones cost 20% less. Since 2000, flood insurance has paid $59,641,128 on 1,461 claims inside Hallandale Beach. Countywide, 18.9% of homes sit in a FEMA high risk zone; the Broward County guide has the full flood, storm and jobs picture.
Buying a home in Hallandale Beach
| 2026 loan limits (county) | Amount |
|---|---|
| FHA, one unit | $667,000 |
| Conforming, one unit | $832,750 |
| Median home value here | $279,100 |
Price to income: 5.3x, compared with 5.3x for the county.
- Conventional: mortgage insurance drops off as equity builds.
- FHA: $387,900 of room between the median home and the FHA limit.
Investing in Hallandale Beach
Long term rentals
| Hallandale Beach | vs Broward County | |
|---|---|---|
| Renter occupied homes | 45.1% | +8.7 pts |
| Rental vacancy | 7.9% | +1.3 pts |
| Rent as share of renter income | 39.4% | +1.1 pts |
Short term rentals
24% of homes are held for seasonal or vacation use (Broward County 7.2%).
| Short term rental taxes | Rate |
|---|---|
| County tourist development tax | 6% |
| State sales tax | 6% plus any county surtax |
Check the address against local zoning and the HOA documents first. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 9.3% |
| Buildings with 5+ units | 77.8% |
| Manufactured homes | 3.3% |
Nearby
Other Florida markets
Sources
- U.S. Census Bureau, American Community Survey 2020 to 2024 5 year estimates. 2020 to 2024.
- U.S. Census Bureau, Population Estimates, Vintage 2025. July 1, 2025.
- U.S. Census Bureau, Building Permits Survey, 2025 annual. 2025.
- FFIEC HMDA Data Browser, originated loans. 2025 and 2024.
- LendingTree: 2026 FHA loan limits in Florida by county (HUD figures). 2026.
- Florida Realtors: FHFA sets 2026 conforming loan limits. 2026.
- Florida Office of Economic and Demographic Research: 2026 local option tourist tax rates. 2026.
- Florida Office of Insurance Regulation, July 2026 Insurance Stability Unit report (average homeowners premium with wind, as of March 31, 2026). March 31, 2026.
- Freddie Mac Primary Mortgage Market Survey. week of October 22, 2026.
- Wikipedia: List of counties in Florida. checked October 2026.
- U.S. Census Bureau county adjacency file. 2024.
- Wikipedia county article and statewide lists (colleges, teams, airports); Florida Defense Support Task Force installation map. checked October 2026.
- Wikipedia article for this place (history, setting, roads). checked October 2026.
- Zillow Home Value Index (ZHVI), all homes, middle tier, smoothed and seasonally adjusted. September 2026.
- Federal Housing Finance Agency House Price Index (county annual, metro and state quarterly, all transactions). through Q2 2026.
- U.S. Census Bureau, Building Permits Survey, January to September 2026 and 2025. September 2026.
- FEMA OpenFEMA, NFIP Residential Penetration Rates. as of August 2026.
- FEMA OpenFEMA, FIMA NFIP Redacted Claims (2000 to 2026). as of September 2026.
- FEMA OpenFEMA, NFIP Community Status Book (Community Rating System class). August 2026.
- FEMA OpenFEMA, Disaster Declarations Summaries (2000 to 2026). October 2026.
- U.S. Census Bureau, County Business Patterns 2023. 2023.
- U.S. Census Bureau, ACS 2020 to 2024, median gross rent by bedrooms (B25031). 2020 to 2024.
- Hurricane landfalls: Wikipedia, List of Florida hurricanes (2000 to present). checked October 2026.
Estimates from public data; they change over time. General information, not investment, tax or legal advice, and not a loan offer. Methods and assumptions.