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Hollywood and Hallandale Beach
The southern shore between the Broadwalk and the county line
- Hollywood
- Updated October 20, 2026
- 3 new towers
Hollywood Beach is the strip of A1A between the Atlantic and the Intracoastal from Dania Beach south to Hallandale Beach, with the Broadwalk along the sand and, at its south end, the Diplomat corridor of resort and condominium towers on South Ocean Drive. Hallandale Beach continues to the Miami-Dade line. Its new condominiums are Icon Beach Waterfront Residences, 38 stories on South Ocean Drive; The Residences at Shell Bay, a 20-story tower inside a private golf and marina club on Diplomat Parkway; and Portofino Hollywood, Related Group's building on the city's community-center site at 1301 South Ocean Drive.
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Around Hollywood and Hallandale
The streets and landmarks a resident here walks to.
What the place is
Hollywood's beach is low and public. The Broadwalk, a pedestrian promenade lined with small hotels, cafes and the Margaritaville resort, runs along the sand for most of the city's oceanfront, and the blocks behind it are low-rise hotels and apartments on Surf Road and Ocean Drive. South of the Broadwalk the scale changes: South Ocean Drive becomes a corridor of high-rise condominiums and the Diplomat Beach Resort, with the Intracoastal close behind.
Hallandale Beach, across the city line, has its own oceanfront condominium row, and on the mainland side of the Intracoastal it holds Shell Bay, the 150-acre private club community Witkoff and PPG Development built around a new golf course and marina.
What is being built and why now
Icon Beach Waterfront Residences, by Related Group and BH Group, broke ground on June 18, 2026 with a $360 million construction loan from Tyko Capital: 38 stories and 350 residences of 948 to 2,580 square feet between the ocean and the Intracoastal, a 32-slip marina and a resident beach club, for 2028. Condo Black Book reported prices from $825,000 and 6 townhomes. Florida YIMBY lists its address as 3824 South Ocean Drive; other listings use 3724.
The Residences at Shell Bay topped out in March 2026: 20 stories and 108 residences of 1 to 4 bedrooms, with hospitality services by Auberge Collection, a Greg Norman 18-hole course, a 48-slip marina and a $273 million construction loan from J.P. Morgan and BDT and MSD Partners, priced from $2 million for 2027.
Portofino Hollywood is a public-land deal. The City Commission chose Related Group in 2021 to redevelop the 3.5-acre Hollywood Beach Culture and Community Center site, which also holds Harry Berry Park and 2 parking lots, and approved the ground lease in March 2022. Related entered development review in June 2025; the Commission added workforce rentals in May 2026 and approved an amended and restated ground lease on October 7, 2026, with the Harry Berry Park item set for October 21. Condo Black Book reported the revised plan as 124 condominiums and 86 workforce rentals filed under Florida's Live Local Act.
Height rules and the beach study
Hollywood is writing new rules for its beach. The city's Hollywood Beach Study proposes a Bonus Overlay District that would let individual projects request extra height in return for public benefits, subject to a shadow analysis, with the greatest height directed toward A1A and a lower scale near the Broadwalk. The draft says it does not introduce blanket height increases and would expire after 5 years unless extended. Workshops ran in April and June 2026 and staff gave an informational presentation in August 2026; the overlay had not been adopted by October 2026.
Florida's Live Local Act is the other force. It lets housing projects that set aside 40 percent of units as workforce housing on commercial sites skip some local approvals and match the tallest building within a mile, and both Portofino and a 2024 proposal at 2007 North Ocean Drive used it. The vacant Hollywood Beach Resort at 101 North Ocean Drive is a watch item: the Commission affirmed a vested right to 398 residences on its 4.5 acres, and the property was reported under contract to Related Group and BH Group in July 2026.
Flood zones and insurance
The beach strip here is narrow and low. On FEMA's July 2024 maps the Icon Beach, Shell Bay and Portofino sites are zone AE with base flood elevations of 7 to 8 feet. Hollywood and Dania Beach were among the areas hit hardest by the April 2023 rainstorm. New towers build above these elevations; the older condominiums on South Ocean Drive and in Hallandale Beach also face Florida's milestone inspections at 30 years, which drives special assessments and helps explain buyer demand for new construction.
How buyers live here
Hollywood Beach owners walk the Broadwalk and use the beach directly; Icon Beach and Portofino are both a few minutes from it. Shell Bay buyers are buying a club: golf, tennis, padel and a marina inside a gated community, with the beach across the Intracoastal. Aventura and Fort Lauderdale-Hollywood International Airport are both a short drive away.
Facts with sources
Icon Beach Waterfront Residences broke ground on June 18, 2026: 38 stories and 350 residences of 948 to 2,580 square feet with a 32-slip marina, financed by a $360 million Tyko Capital loan and slated for 2028. Florida YIMBY gives the address as 3824 South Ocean Drive.
Florida YIMBY, June 23, 2026Icon Beach Waterfront Residences is priced from $825,000 for 1- to 3-bedroom residences, with no more than 10 homes per floor and 6 townhomes.
Condo Black Book, July 13, 2026The Residences at Shell Bay topped out at 20 stories with 108 residences inside Witkoff and PPG Development's 150-acre Shell Bay community, which includes a Greg Norman 18-hole course and a 48-slip marina; completion is planned for 2027 and prices start at $2 million.
Florida YIMBY, March 3, 2026Hollywood selected Related Group in March 2021 to redevelop the 3.5-acre Hollywood Beach Culture and Community Center site, approved the ground lease in March 2022, added Hero Housing rentals on May 20, 2026 and approved the amended and restated ground lease (excluding Harry Berry Park) on October 7, 2026.
City of Hollywood, October 20, 2026The Hollywood City Commission approved a revised Portofino Hollywood plan in May 2026 with 124 condominiums and 86 workforce rentals, down from 190 units, filed under Florida's Live Local Act, with design and height reviews pending.
Condo Black Book, June 29, 2026Hollywood's draft Bonus Overlay District would allow voluntary, project-by-project bonus height subject to shadow analysis, directs the greatest height toward A1A with lower scale near the Broadwalk, expires after 5 years unless extended, and was not yet adopted.
City of Hollywood, August 28, 2026The Hollywood City Commission affirmed a vested right to develop 398 residences on the 4.5-acre Hollywood Beach Resort site at 101 North Ocean Drive, which was under contract from Chetrit Group to Related Group and BH Group.
Condo Black Book, July 13, 2026On FEMA's Broward flood maps effective July 31, 2024, sampled at 5 points per site, the Icon Beach and Shell Bay sites are zone AE with base flood elevations of 7 to 8 feet and the Portofino Hollywood site is zone AE 7.
FEMA, October 20, 2026- Landmarks: Hollywood Beach Broadwalk, Diplomat Beach Resort, Shell Bay Club, Margaritaville Hollywood Beach Resort, Harry Berry Park, Hollywood Beach Culture and Community Center, Hollywood Beach Resort (1925). Streets: South Ocean Drive (A1A), North Ocean Drive (A1A), Surf Road, Diplomat Parkway, Hollywood Boulevard, Hallandale Beach Boulevard.
Questions
Questions about Hollywood and Hallandale
Which new condos are being built in Hollywood and Hallandale Beach?
Icon Beach Waterfront Residences on South Ocean Drive in Hollywood, under construction since June 2026 for 2028; The Residences at Shell Bay on Diplomat Parkway in Hallandale Beach, topped out in March 2026 for 2027; and Portofino Hollywood at 1301 South Ocean Drive, whose amended ground lease the City Commission approved on October 7, 2026.
How much do new condos in Hollywood Beach cost?
Icon Beach Waterfront Residences was reported from $825,000 for 1- to 3-bedroom homes. The Residences at Shell Bay starts at about $2 million. Portofino Hollywood had not published pricing as of October 2026.
Is Portofino Hollywood on public land?
Yes. It is the redevelopment of the city-owned Hollywood Beach Culture and Community Center site under a ground lease with Related Group, first approved in March 2022 and amended and restated on October 7, 2026. The plan includes a new oceanfront community center, public beach parking and workforce rentals alongside the condominium. Buyers should read how the ground lease affects ownership and fees.
Is Hollywood raising height limits on the beach?
Not yet. The city's draft Bonus Overlay District would let individual projects request extra height in return for public benefits, with the tallest buildings toward A1A and lower ones near the Broadwalk, and would sunset after 5 years. It was still a working draft in October 2026 and needs a Planning and Development Board recommendation and a City Commission vote.
What flood zone are the new Hollywood and Hallandale condos in?
On FEMA's July 2024 maps the Icon Beach, Shell Bay and Portofino sites are zone AE with base flood elevations of 7 to 8 feet. Lenders will require flood insurance in AE zones, so get a quote on a specific unit before you sign.
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