Embassy Lakes Phase Ii
Homes for Sale in Hollywood, FL
True comps, carrying-cost math, and listings before the portals.
Embassy Lakes Phase II carries a $930K median and just nineteen days on market, which in Hollywood's Broward submarket signals something specific: available inventory is thin, and buyers who want in are moving decisively. The $318 per square foot median is premium territory for the city, and the 9.4% year-over-year climb tells you this enclave is holding momentum while much of South Florida has flattened or pulled back.
Seven closings in our snapshot window is a modest sample, but the speed and price stability suggest the community remains tightly held. Sellers have pricing power; buyers should expect minimal negotiation leverage and quick competition on anything priced correctly. If you're shopping Embassy Lakes Phase II, you're shopping scarcity—not distress, not volume.
Embassy Lakes Phase Ii right now
🟢 Still climbing. The trailing-12-month median ($930K) is up 9.4% from the prior 12 months ($850K). With about 3 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Beaches MLS closed sales, 12-month windows ending July 15. Confidence: Medium (7 and 7 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 15, 2026 · Live data: Beaches MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Embassy Lakes Phase Ii right now
🟢 Still climbing. The trailing-12-month median ($930K) is up 9.4% from the prior 12 months ($850K). With about 3 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Beaches MLS closed sales, 12-month windows ending July 15. Confidence: Medium (7 and 7 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 15, 2026 · Live data: Beaches MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Embassy Lakes Phase Ii market snapshot (as of July 15, 2026): the median sale price is about $930K ($318 per sq ft over the trailing 12 months of closed sales), and a median 19 days on market for closed sales. The trailing-12-month median is up 9% from the prior 12 months, computed from record-level Beaches MLS closed sales (7 closings in the current window).
Embassy Lakes Phase II is a gated Hollywood enclave where homes command a $930K median and move in under three weeks—a tight, low-inventory pocket in Broward County's broader Hollywood market.
Who Embassy Lakes Phase Ii is best for.
Best for
- Buyers with budgets at or above the $930K median who prioritize gated security and are prepared to move decisively on scarce inventory.
- Sellers looking to capitalize on tight supply and strong year-over-year pricing momentum in a low-DOM environment.
- Relocators to Hollywood who want a turnkey, controlled-access community and value predictability over on-site amenities.
Probably not for
- Buyers seeking negotiation room or distressed pricing—this is a seller's market with minimal leverage for concessions.
- Households requiring resort-style clubhouses, pools, or extensive on-site recreation documented in MLS records.
- Shoppers who need multiple live options to compare; inventory here is intermittent and absorbed quickly, not a steady pipeline.
Median sale price over the trailing 12 months ending July 15 of each year, from record-level Beaches MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($930K) IS the median in the snapshot above, and the move from 2025 ($850K) IS the +9.4% one-year change.
Windows contain 0 to 8 sales each (7 in the current window); every figure carries its sample size, and thin markets swing on single closings. All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc. Deemed reliable but not guaranteed.
The Embassy Lakes Phase Ii buying strategy.
If we were buying in Embassy Lakes Phase Ii today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Embassy Lakes Phase Ii.
What actually sets the price here
The $930K median and nineteen-day velocity reflect both the gating and the relative scarcity of turnover. Embassy Lakes Phase II doesn't see the listing churn of nearby fee-simple neighborhoods; what does come to market tends to be well-maintained and condition-competitive. The $318 per-square-foot median is elevated for Hollywood, meaning you're paying for gatehouse access, deed restrictions, and a manicured environment—not just square footage and zip code.
The 9.4% year-over-year gain is notable in a market where much of Broward has cooled. Seven closings is a shallow data set, but the pattern is consistent: inventory is absorbed quickly, and pricing holds. No MLS-documented community amenities means the value proposition here is the enclave itself—the controlled entry, the streetscape uniformity, and the brand cachet of Embassy Lakes. Buyers looking for resort-style clubhouses or on-site pools should verify independently; the premium you're paying is for the address and the gating, not necessarily for programmed recreation.
Hollywood's broader market offers more inventory and more negotiability at lower price points. Embassy Lakes Phase II is for buyers who want a gated product in this specific geography and are comfortable paying the scarcity premium. The tight DOM and rising median also mean sellers can list with confidence—pricing discipline will yield a fast close, but overreach will leave a home sitting in a market where anything priced right moves immediately.
The location and the amenities are priced into every listing in Embassy Lakes Phase Ii. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
Embassy Lakes Phase II rewards speed and precision. Momentum's live feed of new listings and our direct relationships with agents working the community mean you see homes before they're syndicated to the portals, and you move with the data—not days behind it. In a nineteen-day median market, that edge is the difference between touring and losing. We'll also tell you candidly when a listing is overpriced or when comparable open inventory in nearby Hollywood communities offers better value for your dollar—because our job is to get you the right home, not just any gated address.
Embassy Lakes Phase Ii in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Embassy Lakes Phase Ii buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Embassy Lakes Phase Ii sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Embassy Lakes Phase Ii, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Embassy Lakes Phase Ii home worth?
Get a no-obligation home value based on real comparable sales in Embassy Lakes Phase Ii, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See homes for sale in Embassy Lakes Phase Ii on the map →
Frequently Asked Questions
What is the median home price in Embassy Lakes Phase Ii?
How long do homes in Embassy Lakes Phase Ii take to sell?
Who is the best real estate agent for Embassy Lakes Phase Ii?
How do I find a top Hollywood real estate agent who knows Embassy Lakes Phase Ii?
Can Momentum Realty connect me with an agent for Embassy Lakes Phase Ii?
Should you buy in Embassy Lakes Phase Ii?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | Beaches MLS closed sales, 12-month windows ending July 15, 2026 |
| Under-contract shares | Beaches MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2019 (24 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Beaches MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 15 of each year, from record-level Beaches MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($930K) IS the median in the snapshot above, and the move from 2025 ($850K) IS the +9.4% one-year change.
Windows contain 0 to 8 sales each (7 in the current window); every figure carries its sample size, and thin markets swing on single closings. All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc. Deemed reliable but not guaranteed.
Data sources & freshness
| Community market stats | Beaches MLS closed sales, 12-month windows ending July 15, 2026 |
| Under-contract shares | Beaches MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2019 (24 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Beaches MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
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