The Golf Value Proposition — Why Hollybrook Wins on Golf Math
For a golfer evaluating Broward County 55+ communities, the math at Hollybrook is compelling. An off-site private golf membership in Broward County runs $3,000–$8,000/year depending on the club and membership level. Hollybrook includes free membership to both its PGA championship course and its executive par-3 course in the HOA fee. At $456/month ($5,472/year), the HOA covers golf, tennis, 7 pools, clubhouse, security, water, cable, and exterior maintenance. The golf access alone is worth $3,000–$5,000/year — more than half the HOA fee.
The PGA championship course is a full par-72 layout that has hosted local qualifying events and charity tournaments. It's not a pitch-and-putt. The course was originally built in 1968 and has been maintained and upgraded over the decades, with a driving range that was recently improved. The executive par-3 course provides a quicker round for days when 4+ hours on the championship course doesn't fit the schedule. Cart fees are additional (typically $15–$25 per round), but the membership, range access, and course access are included.
Compare this to Wynmoor: Wynmoor's 18-hole executive golf course is included in a $400–$500/month HOA. Hollybrook's HOA is similar ($350–$456) but includes a championship-length course that Wynmoor cannot match. For the buyer whose primary lifestyle activity is golf, Hollybrook offers more course for comparable monthly cost.
The Cost Picture
| Cost Component | $150K Purchase | $200K Purchase | $275K Purchase |
|---|---|---|---|
| Monthly HOA | $400 | $430 | $456 |
| Annual HOA | $4,800 | $5,160 | $5,472 |
| Property Tax (homesteaded) | $1,985 | $2,976 | $4,464 |
| HO-6 Insurance | $500 | $575 | $650 |
| Total Annual Carry | $7,285 | $8,711 | $10,586 |
| Estimated Golf Value Included | $3,000–$5,000/year in golf access | ||
At $8,711/year for a $200K condo with two 18-hole courses, 14 tennis courts, and 7 pools included, Hollybrook's cost-per-amenity ratio is among the best in Broward. The effective cost after subtracting the golf access value is roughly $4,000–$6,000/year — less than many communities with no golf at all.
The Community
Hollybrook was built between 1973 and 1988 — making the oldest buildings 53 years old and the newest 38. The 1,902 condos are in buildings up to six stories, arranged around the two golf courses. Units range from 800 to 1,573 square feet with one or two bedrooms. Seven swimming pools, each with its own pool house, are distributed throughout the community — similar to Century Village's decentralized pool model.
The clubhouse includes a fitness center, multipurpose room, billiards room, card rooms, catering kitchen, and library. A separate playhouse with a stage hosts performances and movie screenings. The on-site restaurant serves meals daily and provides a social hub for residents — particularly golfers coming off the course.
The community is gated with security, and the HOA covers exterior building maintenance, landscaping, water, and cable television. The cultural programming includes a book club, Caribbean American club, Italian culture club, music clubs, and regular social events.
Location
Hollybrook sits on South Military Trail in western Pembroke Pines — less than 2 miles from Century Village Pembroke Pines. I-75 and the Florida Turnpike are both within 10 minutes, providing access to Fort Lauderdale, Miami, and Hollywood. The Everglades and C.B. Smith Park are nearby for nature activities. Memorial Hospital Pembroke and Cleveland Clinic Florida in Weston are within 15 minutes.
The surrounding area is residential — family neighborhoods and shopping plazas along Pines Boulevard. Sawgrass Mills is 15 minutes north. Fort Lauderdale-Hollywood International Airport is 25 minutes east. The beach is 30+ minutes away — this is not a beach community. It's a golf community.
What Works
- Two 18-hole golf courses — PGA championship + executive par-3 — included in HOA
- 14 tennis courts and growing pickleball program
- 7 pools with pool houses — decentralized, never crowded
- Full-service on-site restaurant
- Gated with 24/7 security
- HOA of $350–$456/month covers golf, water, cable, exterior maintenance
- 1,902 units — large enough for variety, small enough to not feel overwhelming
What You Need to Know
- Built 1973–1988 — oldest buildings are 53 years old, SB 4-D applies
- Up to 6 stories — all buildings in scope for SIRS requirements
- No beach proximity — 30+ minutes to the coast
- Cart fees are additional — $15–$25 per round on top of included membership
- Units max at 1,573 sq ft — no large floor plans available
- Condo ownership model — same master insurance and SB 4-D dynamics as Century Village
- Building-specific financial health varies — demand documents before buying
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