The Hemispheres (Hallandale Beach): what the official records say

The Hemispheres is four towers — 1950, 1965, 1980 and 1985 S Ocean Dr — under a single condominium. Broward County's record splits them into three section codes, and the towers do not move alike: this page covers the whole complex and breaks the sales down by section so the aggregate does not hide that difference.

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 and SIRS database, and HUD's condominium list, read on October 22 and 23, 2026. The complex has four towers and four 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 recent 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 listings of the three section codes were exported (248 rows in the window) and only sales with code Q and a positive price, recorded between October 22, 2024 and October 22, 2026 (24 months), were counted. Rows with codes T, D and E are excluded by category and declared below. Price and rating come only from the Appraiser; each sale also carries its CIN, the Broward Clerk's instrument number.

Package notes: the medians per section vary widely (from $226,500 to $480,000), so the table shows the breakdown by section next to the complex aggregate. The Broward Clerk recording dates were not extracted instrument by instrument: each BCPA row carries its CIN (instrument number), which is the identifier of the recording. No accessory sale (parking or storage) appeared in the listings for the window.

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: a submission appears at the DBPR, but its contents are not public; ask 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) 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 tower: the four towers share a name and a condominium, but sales behave differently by section; confirm by the address (1950, 1965, 1980 or 1985) that the documents you receive are for your unit's tower.

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 22 and 23, 2026:

• BCPA, Broward County Property Appraiser: recent-sales listings of the three section codes (514226-BG, 514226-GK and 514226-BH) and sampled unit records per section.
• HUD, Condominium Lookup: project "THE HEMISPHERES CONDOMINIUMS", ID A010471 001.
• DBPR, SIRS database: both lists.
• DBPR, condominium registry (official extract of October 17, 2026): 1,295 units and registered association.
• FEMA, Map Service Center: FIRMette for the point 1980 S Ocean Dr, panel 12011C0751J.