Hollybrook Golf & Tennis Club (Pembroke Pines): what the official records say

Hollybrook is a single condominium organized into seven sections at the BCPA (Broward's property record), with different construction years by phase, from 1973 to 1987. This page covers the whole complex, all seven sections together. One discrepancy is declared up front: the BCPA adds up to 1,902 parcels and the DBPR registers 1,980 units, a difference of 78 that the package could not explain with any other subdivision of the same name.

The identity data comes from the BCPA (the Broward County Property Appraiser, the county office that keeps the record of every property) and the DBPR condominium registry, read on October 23, 2026. Broward does not use a single parent folio the way Miami-Dade does: the condominium is organized by section codes.

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 sales listings of the seven section prefixes were read over the full window, from October 22, 2024 to October 22, 2026 (24 months), and only rows with code Q and a positive price count. Rows with codes D and T are excluded by category; E rows are counted separately and never as sales. Price and rating come only from the Appraiser; each BCPA row also carries its Broward Clerk instrument (CIN or Book/Page). The package reconciliation is exact: 140 rows = 96 Q + 13 D + 29 E + 2 T, cross-checked by section.

The second table splits the 140 listing rows by section (all classes together: Q, D, E and T); it is not a count of qualified sales per section, which the package does not publish. Why there is no sale-by-sale table: the BCPA listings in the package do not tie a date or a unit to each qualified sale; the median was computed over the package's complete ordered list of the 96 prices (the two middle values, the 48th and 49th, are $155,000 and $157,000). Observations declared by the package: one unclassified (E) multi-unit deed appears counted twice by the BCPA against two folios (CIN 120901126, $170,000) — it is a single transaction and is out of the count either way; two consecutive instrument numbers on the same day over the same folio (D) are a re-recording pair and also stay out; and deeds from fiduciaries and personal representatives appear as Q where the BCPA classifies them so: they enter under the Appraiser's own qualification rule.

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, single-unit approval) on HUD's list; ask your lender what options remain for your unit. The guide on a condo with an FHA loan explains how to read the list.
• Your unit's section and flood zone: the complex has seven sections with different years and the property touches two flood zones (shaded X and AE); confirm by your unit's address and folio which documents and which zone apply to it.

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: recent-sales listings of the seven sections (514117AA, 514117AB, 514117AD, 514117AE, 514117BC, 514120AA and 514120AB) and parcel records.
• HUD, Condominium Lookup: project "HOLLYBROOK GOLF & TENNIS", ID A011957 001.
• DBPR, SIRS database: both lists.
• DBPR, condominium registry: 1,980 units and registered association.
• FEMA, Map Service Center: FIRMette for the point 900 S Hollybrook Dr, panel 12011C0545J.