Blog > Plaza North Hallandale Beach: Plaza Towers North Fees, Rules and Recent Sales

Plaza North Hallandale Beach: Plaza Towers North Fees, Rules and Recent Sales

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: Plaza Towers North, or Plaza North, is a 204-unit building at 1833 South Ocean Drive on the Intracoastal side of A1A, and its association posts its 2026 budget online: $846 a month for a one-bedroom and $982 for a two-bedroom. Almost half of that budget pays for insurance and a recreation land lease rather than the building itself. Before you offer, read the lease and the reserve study, and ask your lender how it treats the lease.

Who this guide is for: You're weighing a one- or two-bedroom at 1833 S Ocean Dr, often as a lower-priced way onto the beach strip, and need to know what the monthly payment covers, whether you can rent it out and whether a loan will close.

At a glance
Address	1833 S Ocean Dr, Hallandale Beach, FL 33009
Side of A1A	West (Intracoastal) side: odd-numbered S Ocean Dr address
Units	204 (association website)
Year built	1971 per the association; listing records say 1972
Floors	Not confirmed: directories give 17 to 24
2026 monthly payment	$846 (1-bedroom), $982 (2-bedroom)
Shared facilities	Recreation center with Plaza Towers South
Sources	Association website and published 2026 budget, SIRS and rental rules

What Your Plaza North Payment Pays for

This association publishes its numbers, which few associations on South Ocean Drive do, and they show where the money goes. The 2026 budget totals $2,468,431.68. Insurance, flood cover and workers' compensation take about 25% of it, and the recreation land lease another 20%, before a dollar goes to elevators, paint or plumbing.

That changes how you compare it with the ocean-side towers across the street. A lower price here comes with a payment that is mostly fixed costs the board can't cut, so treat the monthly figure as part of the price. For the rest of the strip, see our building-by-building guide to Hallandale's oceanfront condos.

Plaza North 2026 Budget and Monthly Dues

The association splits each unit's 2026 payment into four parts. These are the published figures, not estimates.

2026 monthly	1-bedroom	2-bedroom
Recreational lease	$206	$206
Cable	$69	$69
Structural integrity reserves	$47	$59
Total monthly payment	$846	$982

Insurance costs at Plaza Towers North

The master policy is budgeted at $589,434 and flood insurance at $30,232. Insurance is the line most likely to move at renewal, so ask whether the 2027 quote is in and whether it will force a mid-year assessment. Our Florida condo insurance explainer covers what your own HO-6 policy has to pick up.

The Plaza Towers recreation land lease

The budget carries $503,818 for the "Rec Land Lease" plus $55,350 in shared recreation expenses, and the association lists a "99-year lease" among its official records. That is the price of the pool, gym, game room and clubhouse it shares with Plaza Towers South. Read the lease for its end date, its rent escalation clause and who owns the land.

Plaza North Reserves and the Structural Integrity Reserve Study

The SIRS was prepared by a licensed engineering firm and dated July 15, 2024, for the 2025 budget year. It notes that only a partial list of components was evaluated at the association's request, so items left out may still need money later.

SIRS funding at Plaza Towers North in 2026

The 2026 budget lists $2,103,300 in SIRS component costs, including $450,000 for the roof and $423,750 for floor components. It funds $141,816 this year and shows $1,961,484 as an underfunded balance. Under current law, reserves for these items can't be waived, so that gap is paid through dues, an assessment or a loan. Read how to read a SIRS before you buy for what the columns mean.

Plaza North milestone inspection status

A building from the early 1970s passed Broward's 25-year safety inspection trigger long ago, and the state's 30-year milestone too. The association hasn't posted a milestone or Broward report, so ask for the latest inspector's summary and the date the city received it. The rules are in our milestone inspection guide.

Plaza North Rental Rules for Owners

The association's 2026 renting rules are tighter than many on the strip, and they decide whether a unit works as an investment.

One Plaza Towers North lease a year, after year one

Owners may rent once in any 12 months, only after the first year of ownership, for at least four months. A buyer who plans to rent from day one can't.

Tenant screening and deposits at Plaza Towers North

Every tenant is screened and interviewed by the board before moving in. The owner pays a $2,000 security deposit and a $150 fee first, and renewals need 60 days' notice and board approval. Occupancy is capped at two people in a one-bedroom and four in a two-bedroom. See renting out a Hallandale Beach condo for the city's side of the rules.

Getting a Mortgage at Plaza North

Fannie Mae's amenity rule and Plaza Towers North

Fannie Mae's Selling Guide (B4-2.1-03, updated August 5, 2026) makes a project ineligible if owners must pay membership fees for recreational amenities owned by an outside party, while fees for amenities the association owns are fine. Whether the Plaza Towers lease falls on the wrong side of that line depends on who owns the land and what the lease says, which is a question for the lender's condo review, not a listing.

Cash and portfolio loans at Plaza Towers North

If a conventional loan is out, you're looking at cash or a portfolio loan, explained in our guide to non-warrantable condo loans. The answer also matters when you sell, because it sets how many buyers can finance your unit.

Plaza North Recent Sales in Hallandale Beach

Raydiant Realty's site lists three Plaza Towers North sales: $349,900 in December 2024, $395,000 in June 2025 and $320,000 in December 2025. A $75,000 spread inside one year in a building with only one- and two-bedroom layouts tells you floor, view and condition carry the price, so compare like for like. For the wider city trend, Zillow's typical Hallandale Beach home value was $279,430 in September 2026, down 2.9% in a year; see the Hallandale Beach housing market.

For a nearby building with a different trade-off, Prince George next door at 1865 S Ocean Dr sits on the same side of A1A, and the Beach Club towers across the street are the newest ocean-side option.

What to Check Before You Buy at Plaza North

The 99-year lease. End date, rent increases and who owns the recreation land.
The insurance renewal. Whether the 2027 premium is quoted and covered by the budget.
The SIRS gap. How the board plans to fund the $1,961,484 shown as underfunded.
The milestone or Broward safety report. What it found and whether repairs are funded.
Your rental plan. Whether one lease a year, after year one, fits your numbers.
The lender's condo questionnaire. Ordered before your financing deadline.

If you'd like, I can pull the estoppel, the lease and the last 12 months of board minutes before you sign. Selling here instead? Selling a condo in Hallandale Beach covers pricing around an assessment, and the Hallandale Beach condos for sale guide compares the whole market.

Plaza North Hallandale Beach FAQs

What is the history of Plaza Towers?

Plaza Towers is a pair of condominium buildings on South Ocean Drive in Hallandale Beach: Plaza Towers North at 1833 and Plaza Towers South next door. The North association gives 1971 as its year built or established, while listing records say 1972. The two associations share one recreation center with a pool, gym, game room and clubhouse, paid for partly through a recreation land lease.

How much are the monthly fees at Plaza Towers North?

The association's 2026 budget sets the total monthly payment at $846 for a one-bedroom and $982 for a two-bedroom. Each includes $206 for the recreational lease, $69 for cable and a structural integrity reserve charge of $47 or $59. Ask for the estoppel certificate to confirm the figure for a specific unit and any assessment on top.

Can you rent out a condo at Plaza Towers North?

Yes, with limits. The association's 2026 rules allow one rental in any 12 months, only after the first year of ownership, for at least four months. Tenants are screened and interviewed by the board, and the owner pays a $2,000 security deposit and a $150 fee before the interview. Renewals need 60 days' notice and board approval.

Is Plaza Towers North on the ocean side?

No. Its address, 1833 S Ocean Dr, is odd-numbered, and on this stretch odd numbers sit on the west, Intracoastal side of A1A, with the ocean-front towers on the even side across the road. That's part of why its prices sit below the newer ocean-side towers nearby, such as the Beach Club.

Does Plaza Towers North have a reserve study?

Yes. A structural integrity reserve study dated July 15, 2024 covers the 2025 budget year, and the 2026 budget includes a SIRS table with $2,103,300 in component costs and a $141,816 contribution for 2026. The study notes it evaluated only a partial list of components at the association's request, so ask what was left out.

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.