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Talk to a Specialist →The Full Annual Cost — Three Price Points
| Cost Component | $150K Unit | $200K Unit | $280K Unit |
|---|---|---|---|
| Monthly HOA (mid-range $400) | $400 | $400 | $400 |
| Annual HOA | $4,800 | $4,800 | $4,800 |
| Property Tax (homesteaded) | $1,984 | $2,976 | $4,563 |
| HO-6 Condo Insurance | $475 | $500 | $525 |
| Total Annual Carry | $7,259 | $8,276 | $9,888 |
| Monthly Equivalent | $605 | $690 | $824 |
At $605/month total carry for a $150K condo with two golf courses, 14 tennis courts, 7 pools, and a restaurant, Hollybrook is the cheapest golf community in Broward by annual cost. Wynmoor at $150K costs $655/month. Century Village PP in a low-fee building costs $690/month. Hollybrook wins on price and delivers arguably the best golf in any Broward 55+ community.
The Golf Math — What Those Two Courses Are Worth
A private golf club in South Florida charges $5,000–$15,000/year in membership dues, plus initiation fees that can run $10,000–$50,000. A semi-private course charges $40–$80 per round. A Hollybrook resident playing 150 rounds per year (3 per week) on two courses pays exactly $0 beyond the HOA fee. At even the cheapest semi-private rate ($40/round), those 150 rounds would cost $6,000/year at a public course — more than Hollybrook's entire annual HOA.
Put differently: if golf is your primary recreation, Hollybrook's HOA essentially pays for itself in saved course fees. Every other amenity — the 14 tennis courts, 7 pools, restaurant, clubhouse — is free on top of the golf value.
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The SB 4-D Consideration
Hollybrook's buildings go up to 6 stories — taller than most Broward 55+ communities (Wynmoor's are 3–4 stories, Century Village's are 3–4). Taller buildings have more complex and expensive structural requirements under SB 4-D: more load-bearing components, more elevator systems, more plumbing risers, and more expensive roof replacement on a larger footprint. The building age (1973–1988, now 38–53 years old) means the oldest structures are approaching or past the useful life of major systems.
Hollybrook's low HOA is an advantage today. The question is whether the building-level SIRS findings will require reserve funding that pushes the HOA higher in coming years. Demand the SIRS for the specific building you're considering. Hollybrook's two-course golf lifestyle is worth paying for — but not if the building behind the condo has a $3 million unfunded reserve gap.
The Value Comparison — Hollybrook vs Wynmoor vs Private Club
Hollybrook at $200K: $8,276/year total carry. Two 18-hole courses + 14 tennis courts + 7 pools + restaurant. All included.
Wynmoor at $200K: $8,876/year total carry. One 18-hole executive + clubhouse + Café on the Green. Passed 40-year inspection.
Non-golf community + private club: $7,576/year (Mainlands at $200K) + $8,000/year golf club dues = $15,576/year. Nearly double Hollybrook.
For golfers, Hollybrook and Wynmoor deliver $8,000–$15,000 in annual golf value embedded in the HOA. The "expensive" HOA is actually the cheapest way to play daily golf in South Florida.
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