Episode 2 · Property Types & Supply Dynamics
Hillsboro Beach Housing Stock: Sizes, Age, Taxes
Hillsboro Beach is a town of buildings, and almost every home here is a condo or co-op unit rather than a house. This page shows what those units are like: mostly two bedrooms and two baths, built in the same few decades, renovated a whole building at a time, and taxed on values that depend on when the owner bought.
💡 Key Insights & Takeaways
- As of 15 September 2026, 92.7% of the town's 2,213 residential parcels are a condo or co-op unit, and 137 are single-family parcels.
- The median stacked unit has 1,154 square feet of adjusted building area, which is not heated living area, with 2 bedrooms and 2 bathrooms.
- The median stacked unit was built in 1969, and a renovation record lands on a whole building or none of it, with 10 of 43 address groups carrying one.
- Only 33.7% of stacked parcels carry a homestead exemption, and a homesteaded stacked parcel is not taxed on a median $120,090 of value under Save Our Homes.
- The median association fee is $950 a month, but it covers only 735 listed properties, which is 33.2% of the town's home parcels.
If you are working out what you would actually own in Hillsboro Beach, one figure decides it: 92.7% of the town's 2,213 residential parcels are a condominium or cooperative parcel, at 15 September 2026. Houses are 137 parcels, and they are two different worlds with nothing in between them.
At a glance
Five figures that describe what is built here, at 15 September 2026.
| What it is | Value | How it is measured |
|---|---|---|
| Residential parcels in the town | 2,213 | Parcel count, not a count of homes. Those parcels carry 2,215 recorded dwelling units |
| Condominium and cooperative share | 92.7% | Share of the 2,213 residential parcels |
| Median size of a stacked unit | 1,154 square feet | Adjusted building area, n=2,051. Not heated living area |
| Median value the tax bill is built on | $415,160 | Assessed value under the cap, condominium and cooperative, n=2,051. Never a market price |
| Buildings with a renovation on the record | 10 of 43 | Address groups where every unit carries the record, n=43 |
What kind of homes are in Hillsboro Beach?
Almost all of them are a unit inside a building. Of 2,213 residential parcels, 1,715 are condominium and 336 are cooperative, which is 2,051 parcels and 92.7% of the town. There are 137 single-family parcels, 24 vacant residential land parcels, and one multi-family parcel. A seller here competes with the unit three floors up, not with the house down the street.
Property type mix across the residential parcel universe, n=2,213, at 15 September 2026.
| Type | Parcels | Share |
|---|---|---|
| Condominium | 1,715 | 77.5% |
| Cooperative | 336 | 15.2% |
| Single family, detached and villa | 137 | 6.2% |
| Vacant residential land | 24 | 1.1% |
| Multi-family, ten units or more | 1 | one parcel |
Say which count you mean. A parcel is not a home here. The 2,213 residential parcels carry 2,215 recorded dwelling units, and every parcel in the assessment data together carries 2,512 dwelling units, because two parcels excluded from the residential universe hold 286 units between them. Any statement about how many homes are in Hillsboro Beach has to name which of those three it is counting, and this page counts parcels unless it says otherwise. The universe also excludes 24 parcels that fall outside the residential land-use band and 27 common-element records that carry no dwelling at all.
The 137 single-family parcels are the part most often quoted wrongly. Sorted by land area they split into two groups with a clean gap between them and no parcel in the middle, so the cohort's own middle value describes neither group.
The two single-family populations, n=137, at 15 September 2026. Every value below is an assessed value under the cap, never a market price.
| Cohort | Parcels | Median land area | Median assessed value |
|---|---|---|---|
| Small-lot villa and townhome parcels | 88 | 1,746 square feet | $747,880 |
| Oceanfront and waterway estates | 49 | 51,209 square feet | $15,592,480 |
That split is drawn from land area alone. No building form and no attachment is claimed from the record.
How big are Hillsboro Beach units, and how are they laid out?
Smaller than the marketing on this coast suggests, and far more uniform. The median stacked unit is 1,154 square feet of adjusted building area across 2,051 parcels — 1,200 square feet on the condominium side and 850 on the cooperative side. Three-quarters of the town sits under 1,500 square feet.
Size bands for condominium and cooperative parcels, n=2,051, at 15 September 2026. Measured as adjusted building area, not heated living area.
| Band | Share of stacked parcels |
|---|---|
| Under 1,000 square feet | 24.4% |
| 1,000 to 1,499 square feet | 54.3% |
| 1,500 to 2,499 square feet | 14.9% |
| 2,500 to 3,999 square feet | 5.9% |
| 4,000 square feet and over | 0.5% |
Adjusted building area is the county's own measure and it is not the interior you walk through. Heated living area is recorded on only the 137 detached and villa parcels, where the median is 2,332 square feet. No proxy was substituted for the rest of the town, and no figure on this page is called living area unless it is.
Layouts barely vary. The median stacked unit has 2 bedrooms and 2 bathrooms, 75.0% carry two bedrooms, and 74.9% of the whole stacked stock is the same two-bed, two-bath plan. The bathroom count is the surprise in a 1960s cohort: only 8.3% of stacked units have a single bathroom and 6.0% have three or more. On the detached and villa side, 58.3% carry three bathrooms or more.
Land area barely exists as a field here. It is recorded on 8.6% of residential parcels, because a stacked unit has no land of its own under the Florida master-parcel regime. That is the regime, not a gap and not a teardown signal, and every land-area figure on this page is computed only over parcels that carry a record and states its coverage.
How old is Hillsboro Beach, and which buildings have been renovated?
The median stacked unit was built in 1969, and 83.7% of the stacked stock went up between 1950 and 1979. Nothing here predates 1950 — the pre-1950 share is 0.0% — and only 5.1% was built in 2000 or later. The cooperative buildings are the oldest layer in town, with a median year built of 1957.
Renovation is where the record says something nobody expects. A renovation here lands on a whole building or on none of it. Of 43 address groups in the stacked stock, 10 carry a renovation record on every single unit and 33 carry one on no unit at all. Not one building is partly stamped. The town-wide renovation share is 24.5% and the median effective year built is 1975, but those figures are not describing one unit in four scattered across the island. They are describing ten buildings.
So you are not shopping for a renovated unit in Hillsboro Beach. You are shopping for one of ten renovated buildings out of forty-three, and an owner's own interior work does not move a building from one column to the other.
Getting to 24.5% takes care. The county sets the effective year exactly one year after the original build on 76.3% of parcels as a filing default, so scored naively this town reads as fully renovated. The renovation signal used here is a gap of two years or more, which leaves 517 parcels inside the residential universe carrying a real recorded renovation. Buildings are approximated by the leading number of the record's street address, which resolves the 2,051 stacked parcels into 43 groups, so the count is 43 address groups rather than 43 verified buildings on a named list.
What are you paying for here, the land or the building?
On a stacked parcel, 10.0% of value is land and the rest is the building — on every one of the 2,051 of them. That is a schedule, not a valuation. Across the whole stacked stock the land share of just value runs between 0.099982 and 0.100020, which is a flat tenth applied identically. It is computable, it is reported here, and it tells you nothing at all about which building you are standing in or which way it faces.
The split only carries information on the 137 detached and villa parcels, where the median land share is 16.3% and the spread is wide. That is the one cohort in town where the ground under the house is priced as ground.
Value across the whole residential universe totals $2,073,409,660 of assessed value. The median stacked parcel is assessed at $415,160 against a just value of $469,320, which works out at $362 per square foot of adjusted area. Every one of those is an assessed or just value under Save Our Homes — the county's estimate under the cap, never market value, never what a unit is worth and never what one would sell for. They cannot be compared to any closing price on the Inventory tab.
They also depend more on when somebody bought than on what they bought. Across the residential universe, parcels acquired in the 2000s carry an assessed value 1.49 times their last recorded sale amount, 2010s acquisitions 1.33 times, and 2020s acquisitions 0.91 times. Two identical units in the same building carry different assessed values for no reason but the year each owner filed.
Who owns Hillsboro Beach, and what does the tax cap do?
Two thirds of the stacked stock is not somebody's primary home. Only 33.7% of stacked parcels carry a homestead exemption, against 52.6% of the detached and villa parcels and 23.8% of the cooperative stock. The homesteaded median assessed value is $367,560 and the non-homesteaded median is $437,540, on materially the same buildings and the same floor plans.
The gap is worth $120,090. That is the median amount of value a homesteaded stacked parcel is not taxed on, and it is zero for a parcel without the exemption. Save Our Homes caps the annual rise in assessed value on a qualifying homestead at 3% or the change in the consumer price index, whichever is lower, and the benefit generally resets when the property changes hands in a qualifying transfer. A seller's tax bill is not your tax bill.
Tenure is steady rather than locked. The median stacked parcel has been held 7.0 years, 36.2% for ten years or more and 13.9% for twenty or more, while 20.3% changed hands within the last three. On the cooperative side the median hold is 8.1 years.
Ownership form needs reading carefully. An entity name appears on 31.4% of parcels, but 25.6% of all parcels are held in trust and only 6.1% in a corporate or limited liability form. A trust is estate planning, not an investor buying in, and the corporate figure is the investor-adjacent one. A second owner of record appears on 53.1% of parcels.
Owners mail their bills a long way. On 42.7% of parcels the owner's mailing address is outside Florida. That is a floor on outside ownership rather than a measure of it — an owner who mails to a Florida address may still live elsewhere most of the year — and the owner's country is not recorded, so no international share is reported anywhere here.
Then there is the bill that arrives every month. The median association fee, normalised to monthly, is $950 a month — $1,043 on the condominium side and $862 on the cooperative side, and $0.78 per square foot of adjusted area a month. That figure covers 735 listed properties, which is 33.2% of the parcel universe, because association fees are recorded on listings rather than with the parcel record. It is not a town-wide number and every fee was converted to a monthly basis before any median was taken.
Where is the redevelopment pressure in Hillsboro Beach?
It is in the dirt, not in the houses. The most valuable property class in this town is empty land. The median vacant residential lot is assessed at $3,269,310, against the median stacked parcel's assessed value above. There are 24 such parcels holding 21.1 acres, and 79.2% of them are held in a corporate or limited liability form against 6.1% town-wide. One holding of 10.4 acres — just under half the remaining vacant land — sits behind a single recorded transfer, and that figure rests on twelve parcels and is directional rather than firm. Nothing in the record says what will be built on any of it.
The second place to look is the buildings with no renovation record. Those 33 address groups carry 1,548 units between them, and that is where a capital plan, rather than a teardown, is the thing to read.
Teardown pressure on the house side is thin and the score overstates it. Strong redevelopment candidates come to 28 parcels, 20.4% of the 137-parcel single-family cohort. That is an upper bound and not a count of teardowns: the no-renovation condition is satisfied on 124 of those 137 parcels only because the county's filing default makes a house that really was renovated score as un-renovated. Read it as a list of parcels worth checking, never as a list of parcels coming down.
Common questions
Internal links
- Hillsboro Beach overview — what it is like to live on a town with one road
- Hillsboro Beach housing market — what is selling, for how much and how fast
- Broward County communities — the county index
- Highland Beach — another built-out barrier-island town, compared on planning and coastal form
- Bal Harbour — compared on what a coastal village looks like when it keeps its own shops
- Palm Beach — compared on how a barrier-island town mixes homes with civic and commercial districts
- Manalapan — compared on low-density ocean-and-lagoon frontage
- Watch Episode 2 — what the buildings of Hillsboro Beach are made of
- Hillsboro Beach housing market — what is selling, for how much and how fast
- Broward County communities — the county index
- Highland Beach — another built-out barrier-island town, compared on planning and coastal form
- Bal Harbour — compared on what a coastal village looks like when it keeps its own shops
- Palm Beach — compared on how a barrier-island town mixes homes with civic and commercial districts
- Manalapan — compared on low-density ocean-and-lagoon frontage
- Watch Episode 2 — what the buildings of Hillsboro Beach are made of
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