Blog > Hallandale Beach 55+ Communities: How Age-restricted Condos Work

Hallandale Beach 55+ Communities: How Age-restricted Condos Work

by Julia Ray

✓ Reviewed by Julia Ray, Broker and Owner, Raydiant Realty · Florida broker license BK3433857 · Reviewed October 21, 2026 · Our research process

Key takeaway: Hallandale Beach's 55+ communities are condo associations that use the Fair Housing Act's exemption for housing for older persons: at least 80% of occupied units must have someone 55 or older, and the association must publish its policies and verify ages at least every two years. Listing records mark complexes such as Eldorado Plaza East and April Breeze, both built in 1966, as age-restricted, with prices far below the city's $240,000 condo median. Before you buy, ask the association for its policies and latest age survey, because the status depends on them.

Who this guide is for: You're considering an age-restricted condo in Hallandale Beach and want to know what the 55+ status legally means, which buildings carry it, what they cost and how to confirm the rules before you sign.

At a glance
Federal rule	24 CFR 100.305: at least 80% of occupied units with one person 55+
Florida rule	Florida Statutes 760.29(4)
Age verification	Surveys and affidavits, updated at least every 2 years (24 CFR 100.307)
Other category	Housing solely occupied by persons 62+
Eldorado Plaza East (listing record)	Built 1966; age-restricted; HOA $498/month
April Breeze (listing record)	Built 1966; age-restricted; sold $90,000, Nov 2025
City condo median, Q2 2026	$240,000

Hallandale Beach 55+ Communities: What the Legal Status Means

Federal and Florida fair housing law protect familial status, which covers households with children. Housing for older persons is the exception: Florida Statutes 760.29(4)(a) says the familial-status provisions don't apply to it, so a building that meets the tests may limit occupancy by age. In Hallandale Beach, the condos that listing records mark as age-restricted are older complexes built in 1966.

The status isn't permanent. An association keeps it only while it meets the 80% test, follows published age policies and verifies ages with surveys at least every two years. If it lapses, the building can't rely on the exemption to enforce its age rule. So for a buyer the useful question is whether the association can show its latest survey, not what the listing says.

How 55+ Communities Qualify under Federal and Florida Law

The federal rule is in 24 CFR part 100, and Florida's matching exemption is section 760.29(4) of the Florida Fair Housing Act.

The 80 percent rule for 55+ communities

At least 80% of the occupied units must be occupied by at least one person 55 or older (24 CFR 100.305 and Florida Statutes 760.29(4)(b)3). It's counted by units, not people: one 55-year-old owner qualifies the whole unit. Empty units don't count against the building.

The other 20 percent of units

The association may decide what age rule, if any, applies to units that aren't occupied by someone 55 or older (24 CFR 100.305(h)). Some allow younger owners; others set their own minimum. That rule lives in the declaration and rules, so read it before you assume anything about who can live in a unit you buy or later sell.

Published 55+ policies and procedures

The housing must publish and follow policies that show it is intended for occupants 55 and older. In practice that means the declaration, bylaws or rules state the age requirement and how the association applies it.

Age verification surveys every two years

The association must be able to prove the 80% figure with reliable surveys and affidavits, updated at least once every two years (24 CFR 100.307). Accepted proof includes a driver's license, birth certificate, passport, immigration card or military ID, or a signed certification from an adult in the household.

The 62-and-older category

A separate exemption covers housing intended for, and solely occupied by, persons 62 or older. It's stricter: every occupant must meet the age. Ask which category a building claims, since the rules for every occupant differ.

Hallandale Beach Condos listed as 55+ communities

The practical starting point is the age-restricted field in MLS listing records. Treat it as a lead to check, since a listing agent's checkbox isn't a legal finding.

Eldorado Plaza East, 181 NE 14th Avenue

A listing record for a unit here marks it age-restricted and describes it as a 55+ community, built in 1966. Dues were $498 a month, including hot water and insurance, and the record says pets aren't allowed. The unit was listed in November 2023 and later reduced to $140,000.

April Breeze Condo, 1333 E Hallandale Beach Boulevard

Also 1966 and also marked age-restricted in its listing record, with dues of $420 a month covering water, sewer, trash, grounds and the pools. A unit listed at $187,967 in June 2025 sold for $90,000 that November, which shows how far asking prices can sit from what this segment pays.

Finding other 55+ condos in Hallandale Beach

Other complexes in the city are marketed as 55+ in listings we couldn't confirm. Julia's agent page includes a July 2026 sale in a West Hallandale Beach 55+ community at $114,900. To find more, filter listings by the age-restricted field, then confirm each building with its association, as in the checklist below. Current listings across the city are on Julia's Hallandale listings page.

Prices, Dues and Resale in 55+ communities

Prices in Hallandale's 55+ condos

The figures above, $90,000 to $140,000, sit well under the city's $240,000 condo median for the second quarter of 2026. Expect both the buildings' age and the smaller pool of eligible buyers to show up in the price. If you're paying cash, the entry cost is among the lowest in the city.

Dues and assessments in older 55+ buildings

Dues of $420 to $498 a month include items such as water or hot water in these listing records, so compare what each building's dues cover. These complexes are 60 years old, past every Broward building safety inspection trigger if they're three habitable stories or more, so ask for the inspection summary and reserve study as you would in an oceanfront tower. Our guide to Florida condo special assessments explains how repair bills are split.

Resale in a 55+ community

When you sell, the association's age rule limits who can buy and live there, and in the second quarter of 2026 Hallandale condos already took a median 113 days to go under contract. Plan for a longer sale and price accordingly; our guide to selling a condo in Hallandale Beach covers the paperwork.

Renting out a 55+ condo

Age rules generally apply to occupants, including tenants, and associations can add lease minimums and approval. Check both before you plan rental income; the city-wide rules are in renting out a Hallandale Beach condo.

How to verify 55+ communities Before you Buy

Ask the association, or the seller through your agent, for these documents. A building that can't produce them may not be able to enforce its age rule.

The declaration, bylaws and rules sections that set the age requirement and say which category (55 and older, or 62 and older) the building uses.
The latest age verification survey and its date. It must be updated at least every two years.
The rule for units without an occupant 55 or older, including any minimum age for those units.
Rules for guests, caregivers and tenants, and how long a visitor may stay.
The milestone or building safety inspection summary, the reserve study and the current budget.
Any special assessment voted or proposed, per unit.

If you're financing, ask your lender to review the building as well. If you'd like, I can request the age policies, latest survey and inspection summary for any 55+ building you're considering.

Is it cheaper to live in 55+ communities in Hallandale Beach?

The purchase price usually is: the age-restricted sales above ran from $90,000 to $140,000, against a $240,000 city median. The running costs aren't automatically lower. You still pay dues, property tax, insurance and any assessment, and in a 1966 building the assessment risk is real.

A quick way to compare: add the monthly dues to the mortgage payment, if any, then add one twelfth of the property tax and insurance. Do the same for a non-restricted unit you're considering.

Example: a $140,000 unit bought with cash, with $498 a month in dues, costs $5,976 a year in dues before tax and insurance. A $240,000 unit with 20% down and a 30-year loan at Freddie Mac's 7.4% rate (October 15, 2026) costs about $1,329 a month in principal and interest, $15,948 a year, before its own dues. The older unit wins on monthly cost, but a single $10,000 assessment there equals about 20 months of its dues. Our how Broward County taxes your condo and Florida condo insurance explainer give you the inputs.

Other Hallandale Beach condo options to compare

If the age rule or the building age doesn't fit, compare prices by building decade and side of A1A in our Hallandale Beach condos for sale guide, or the newest towers in Hallandale Beach new construction condos. The law behind inspections and reserves in every older building is summarized in our Florida condo law overview.

Reader check: This page explains the housing-for-older-persons exemption as published on October 21, 2026. It isn't legal advice; confirm a building's status and rules with a Florida real estate attorney and the association.

Hallandale Beach 55+ communities FAQs

What is the 80/20 rule in a 55+ community?

To qualify as housing for older persons, at least 80% of occupied units must have at least one occupant 55 or older (24 CFR 100.305; Florida Statutes 760.29). The other 20% of units may be occupied by younger households, subject to whatever age rule the association sets for them. The association must verify ages at least every two years.

Is it cheaper to live in a 55 plus community?

The purchase price is often lower. In Hallandale Beach, listing records show age-restricted condos selling for $90,000 to $140,000, against a $240,000 city condo median in the second quarter of 2026. Dues, property tax, insurance and assessments still apply, and older buildings can carry repair bills, so compare the full monthly cost.

What are some 55+ communities in Hallandale Beach?

Listing records mark Eldorado Plaza East (181 NE 14th Avenue) and April Breeze Condo (1333 E Hallandale Beach Boulevard) as age-restricted 55+ communities, both built in 1966. Other complexes are marketed as 55+ in listings. Confirm any building's status by asking the association for its age policies and latest verification survey.

Can someone under 55 buy in a 55+ condo?

Often yes, as long as the building keeps at least 80% of occupied units with an occupant 55 or older. The association sets the rule for the remaining units, and some set their own minimum age. Read the declaration and rules, and ask the association whether a younger buyer would affect its 80% count.

How does a 55+ community verify ages?

Through reliable surveys and affidavits, updated at least once every two years under 24 CFR 100.307. Accepted proof includes a driver's license, birth certificate, passport, immigration card or military ID, or a signed certification by an adult household member that at least one occupant is 55 or older.

Can a Hallandale Beach condo lose its 55+ status?

Yes. The exemption only applies while the building meets the 80% test, publishes and follows age policies, and verifies ages as the rules require. If it can't show that, it can't rely on the exemption to enforce an age restriction. That's why the latest survey is worth requesting before you buy.

Do 55+ condo rules apply to tenants and guests?

The federal 80% test counts occupied units, so a unit rented to a tenant counts by who lives in it, not who owns it. How long guests may stay, whether younger caregivers can live in, and whether owners may lease at all are set by each association's declaration and rules. Ask for those sections before you buy a 55+ condo you might rent out or share.

Reviewed by Julia Ray, Broker and Owner, Raydiant Realty, October 21, 2026. This guide explains how the rules work; it is not legal, tax or insurance advice.