Grandview At Emerald Hills (Hollywood): what the official records say

Grandview At Emerald Hills is a complex of ten low-rise buildings (letters A through K, with no I) on N 46 Ave in Hollywood, under a single condominium and a single county-record prefix. This page covers the whole complex: the sales are read across the entire subdivision, not building by building.

This data comes from the BCPA (the Broward County Property Appraiser, the county office that keeps the record of every property), the DBPR condominium registry, the DBPR SIRS database and HUD's condominium list, read on October 23, 2026. The complex has ten buildings and ten addresses: that is why this page carries no single sale address.

These figures come only from public records, not from listings or the MLS. The BCPA publishes, for each folio, a sales history with its own rating code (Q = qualified, arm's-length · D = disqualified by the Appraiser · T = title change or nominal · E = unclassified). The BCPA sales search for the whole subdivision was read (119 records, page by page) and only sales with code Q and a positive price, with sale dates between October 23, 2024 and October 23, 2026 (24 months), were counted. Rows with codes T and D are excluded by category and declared below; rows with code E are declared and not counted. Three deeds were also cross-checked at the Broward Clerk by instrument number (CIN) and matched the BCPA.

Package notes: in the unit code, the final letter is the building (349E = unit 349 of Bldg. E, 2808 N 46 Ave). Declared anomalies, with no effect on the figures: one row of March 19, 2026 (unit 372G) shows the price as "null" at the BCPA and was recorded with price 0 and its code T; a single folio (BJ2200) has two transfers on October 1, 2026 — one qualified sale at $245,000 and one nominal transfer at $100 — and both were enumerated. The first sale in the window is from October 28, 2024.

One row per topic. "Pending official confirmation" means no public record showing it was read. It does not mean the fact exists or that it does not exist.

What the public records do not show is held by the association. Ask for it in writing and keep the answers:

• The recertification and state structural inspection (milestone) status: the reports filed and the closing letters, if they exist. The guide on 40-year building recertification explains each step.
• The SIRS with its reserve plan: no submission appears in the DBPR database; ask the association for the study and the current reserve level.
• Approved or pending special assessments: the minutes of the last two years and the unit's account statement letter (the "estoppel": what the unit owes the association and the charges in force). The guide on the extra condo charge explains it.
• Major work: what it includes, on what dates, under what permits, who pays for it and how (a charge to owners, a loan or reserves).
• If you plan to use an FHA loan: the project shows as rejected (Rejected Single-Unit Approval) on HUD's list; ask your lender about single-unit approval. The guide on a condo with an FHA loan explains how to read the list.
• Your unit's exact building: the complex has ten buildings with different addresses (2800 through 2818 N 46 Ave, letters A through K with no I); confirm by the letter and the address that the documents you receive are for your unit's building.

What is NOT public (but you should verify):

• The unit's exact HOA dues: they vary by unit (they are split by square footage and ownership interest); no listing or public record sets them for your unit.
• The current special assessment amount: the amount and payment method exist only in the association's documents; a figure seen in the press or in listings is not the document.
• The current rental, Airbnb and pet rules: they live in the association's documents, not in the public record; ask for them in writing.
• The association's budget and reserve level: the association's internal documents, for owners only.
• The building's status on lenders' confidential lists: none of those lists is public; your lender confirms it.

If you are still weighing a condo against a house, see house or condo in Miami.

If any item on this page is incorrect or out of date, write to hola@umbralio.com (Umbralio, through One Stop Realty Center Inc, a licensed Florida broker) with the official document. We reply within 2 business days. If there is an error, we correct it on this same page within 10 days at most, with a note saying what it said, what it says now and on what date it changed.

Sources read on October 23, 2026:

• BCPA, Broward County Property Appraiser: sales search for subdivision 514206BJ (119 records) and the complex's records.
• Broward Clerk, AcclaimWeb: cross-check by instrument number (CIN) of three deeds in the sample.
• HUD, Condominium Lookup: project "GRANDVIEW AT EMERALD HILLS", ID A013458 001.
• DBPR, SIRS database: both lists.
• DBPR, condominium registry: project Lic. PR1P001733, 442 units in two phases.
• FEMA, Map Service Center: NFHL reading for the point 2800 N 46 Ave, panel 12011C0562J.