Fort Lauderdale vs Hollywood: Where to Buy

Prices side by side

The gap between the two cities depends on what you buy:

• Single-family: $586,503 in Fort Lauderdale and $510,695 in Hollywood, a difference of about $76,000
• Condo: $403,495 against $249,577, a difference of about $154,000
• Two-bedroom: $445,144 against $368,872
• Three-bedroom: $647,275 against $532,706
• Four-bedroom: $1,050,246 against $705,549

The gap widens as homes get bigger. A four-bedroom costs about $345,000 more in Fort Lauderdale, which reflects the city's large waterfront estates more than ordinary family houses. For a two- or three-bedroom house, the difference is closer to $76,000 to $115,000. For a condo, Hollywood is the much cheaper market.

How prices moved

Over five years, Hollywood gained slightly more: 25.0% against Fort Lauderdale's 22.8%. Over the past year, both slipped: Hollywood down 1.5% and Fort Lauderdale down 0.6%.

Condos are where they part ways. Hollywood's condo value fell 4.0% in a year and Fort Lauderdale's fell 1.5%. Single-family homes were close to flat in both, with Fort Lauderdale up 0.1% and Hollywood down 1.1%. Both cities have many older condo buildings facing Florida's milestone inspection and reserve requirements, and Hollywood's cheaper condos seem to be feeling that more. This is a description of the past year, not a forecast.

The lower and upper thirds tell the same story. In Fort Lauderdale the lower third starts under about $303,820 and the upper third begins near $1,189,004. In Hollywood the bands are about $238,358 and $684,603. So the bottom of each market is about $65,000 apart, and the top is about $500,000 apart. If your budget is under $400,000, the two cities overlap a lot. Above $700,000, Fort Lauderdale is a different market, driven by waterfront and newer towers.

Housing stock: towers versus houses

Census data shows two cities of similar age with different mixes:

• Units in buildings of 10 or more: 43.6% in Fort Lauderdale and 37.8% in Hollywood
• Single-family detached: 34.0% against 43.5%
• Median year built: 1973 against 1969
• Seasonal homes: 12.5% against 9.5%

Fort Lauderdale is more of a high-rise city, with downtown towers and a dense beachfront. Hollywood has more detached houses, many of them 1950s and 1960s ranch homes west of US-1. In both, expect older roofs, plumbing and electrical systems on resale houses, and plan for a 4-point inspection.

Who lives in each

Fort Lauderdale has about 185,604 residents and a median age of 42.8, with 19.6% aged 65 or older. Hollywood has about 155,082 residents, a median age of 40.9, and 18.4% aged 65 or older. Fort Lauderdale's higher seasonal share, 12.5% of homes, shows up as more part-year owners, especially in beach and Intracoastal condos.

The practical difference is in the feel of the residential streets. Hollywood has more blocks of year-round single-family homes. Fort Lauderdale has more towers, more boating households and more of its population living close to downtown.

Beaches, getting around and daily life

The two cities are a few miles apart, with Dania Beach, Fort Lauderdale-Hollywood International Airport and Port Everglades in between. Both sit on I-95, US-1 and A1A, and both have Tri-Rail stations. Fort Lauderdale also has a Brightline station downtown.

Fort Lauderdale's center is Las Olas Boulevard, the downtown core and the New River, with a large network of navigable canals. Hollywood's center is downtown around Young Circle and Hollywood Boulevard, and its beach has the Broadwalk, a long pedestrian promenade along the sand. Hollywood's beach is quieter and more residential in feel than Fort Lauderdale's central beach. Both have major hospitals, including Broward Health Medical Center in Fort Lauderdale and Memorial Regional Hospital in Hollywood.

Insurance and flood exposure

Both cities have large areas east of US-1 and along the Intracoastal in FEMA high-risk flood zones, and both have older homes that cost more to insure. The approach is the same: check the flood zone of the exact address, request the elevation certificate, get insurance quotes with roof age and a wind mitigation report during the inspection period, and remember that hurricane deductibles are a percentage of dwelling coverage. Inland Hollywood neighborhoods west of I-95 and inland Fort Lauderdale neighborhoods are generally less exposed, but street-level elevation matters more than the city name.

Condo buyers have a second layer to check in both cities. Buildings of three or more habitable stories need milestone inspections once they reach 30 years, or 25 if the local building official requires it, and associations must fund structural reserves based on a Structural Integrity Reserve Study. With median build years around 1969 and 1973, a large share of condo towers in both cities are in that window. Read the inspection report, the reserve study and the minutes for talk of special assessments before you go firm.

Who each city fits

Fort Lauderdale fits buyers who want a downtown or Las Olas lifestyle, a high-rise condo with a view, or a waterfront house with ocean access and a dock. It also fits buyers who want Brightline to Miami and Palm Beach close by.

Hollywood fits buyers who want a lower entry price, especially for a condo, a detached house in an established neighborhood at a smaller premium, or a quieter beach. First-time buyers often get a house in Hollywood for what a condo costs near the water in Fort Lauderdale.

Many buyers end up looking at both. Tell me the budget and the type of home, and the shortlist can mix listings from each city.