The small city between the Fort Lauderdale airport and the ocean, the last one on this coast where a house on a canal is still a working-family price. There are 89 houses for sale today and 51 of them are at or under $700,000. We read five years of closings, house by house, and the 2011 rental ordinance, before anything here goes on a shortlist.
The market, not the pitch
Two sets of numbers, and the gap between them is the useful part. On the left, what sellers are asking today. On the right, what buyers actually paid over the last twelve months.
Source: MLS (Miami Realtors / Bridge), single-family houses in Dania Beach, Broward County, read on 19 September 2026. Active: 89 listings, 51 of them at or under $700,000, ranging from $355,000 to $4,990,000. Closed: 146 sales in the twelve months to that date, at a median 96.3% of the last asking price, in a median 58 days. Closed leases are excluded: 143 houses were leased through the MLS over the same twelve months, almost one record in two.
The book on the market is priced above what has been closing, by roughly 17% on price per square foot. That is a mix effect as much as a discount: the large and the waterfront sit longer. It is also the reason we underwrite from closings, never from asking prices.
Five years of closings, read house by house
745 houses closed in Dania Beach between September 2021 and September 2026 (mobile homes counted apart). A median of different houses moves with what happened to sell that year; the same house selling twice does not. Both are below, with their dates.
| Year closed | Houses | Median paid | $/sf paid |
|---|---|---|---|
| 2021 (from 20 Sept) | 52 | $447,000 | $296 |
| 2022 | 159 | $520,000 | $350 |
| 2023 | 146 | $545,500 | $351 |
| 2024 | 134 | $580,000 | $380 |
| 2025 | 143 | $545,000 | $381 |
| 2026 (to 11 Sept) | 111 | $554,900 | $369 |
Source: MIAMI MLS (Matrix), every single-family closing in Dania Beach from 20 September 2021 to 11 September 2026, exported on 19 September 2026 and read by BlueBay Brokers; year built, pool, waterfront and folio joined from the same MLS record. Medians only, never averages: one waterfront trophy drags a mean. The appreciation figure is the median annualised change on the 31 houses that sold twice in the window with two years or more between the two closings; the 34 resales under two years were renovation flips and are excluded from it. The rent figure covers 172 single-family leases signed through the MLS in the twelve months to 19 September 2026; the yield divides twelve months of that median rent by the median house sold over the same twelve months, before property tax, insurance, upkeep and vacancy. A long-lease number, not a short-stay projection.
Three postcodes, three prices
I-95 cuts the city in two, and the waterfront sits west of it, not east: the canals of the western grid reach the Dania Cut-Off Canal, while the historic core by US-1 and the beach is mostly dry lots from the 1950s. Anyone quoting you a single Dania Beach average is averaging across a canal house and a cottage.
| Where | What it is | For sale | Median ask | $/sf |
|---|---|---|---|---|
| 33004 | The historic core east of I-95, US-1, the marina and the beach road; 1950s and 60s ranches on dry lots | 52 | $639,450 | $411 |
| 33312 | The western grid shared with Hollywood, Melaleuca Gardens and the canal streets off the Cut-Off Canal | 29 | $975,000 | $458 |
| 33314 | The far west toward Davie and State Road 7, larger lots, newer houses | 8 | $774,500 | $452 |
Read on 19 September 2026. Closings over the twelve months to that date, by the same postcodes: 33004 $549,950 at $362/sf on 94 sales (18 of them waterfront), 33312 $625,000 at $393/sf on 44 sales (12 waterfront), 33314 $574,500 on 8 sales. The median house that sold was 1,508 sf and built in 1970. Seventeen of the 89 active houses are on water; over the five-year file, waterfront closed at a median $412/sf against $354/sf dry, a premium of 16%.
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Before we recommend anything
Eleven of the 89 houses on the market today mention Airbnb or short-term rental use in their own MLS text. Dania Beach does license vacation rentals in houses, and it is also one of the few cities around here allowed to set a minimum stay, because its ordinance is one day older than the state cut-off. Here is what we read, on the property you are actually considering, before it goes on a shortlist.
Chapter 16 of the city code, “Vacation Rentals”, was adopted by Ordinance 2011-017 on 31 May 2011, the day before the 1 June 2011 cut-off in Florida Statute 509.032(7)(b). Cities whose rules predate that date may still regulate the duration of stays. Dania Beach does: section 16-2(c) forbids any occupancy of fewer than five consecutive days. The chapter has been amended since (2019-021, 2023-005, 2024-012, 2025-004) and the five-day floor is in the original text.
A vacation rental needs an annual city certificate, with an inspection, a business tax receipt and a local agent reachable around the clock. Occupancy is capped at two people per bedroom plus two, and at ten in any case. The state DBPR licence is a separate condition.
The rule is city-wide: the chapter names no district where vacation rentals are confined or excluded, so the same five-day floor applies in every single-family street. What we still read parcel by parcel is the record at the county and at the city, the flood zone and the roof age, and we note where we read it and on what date. Read on 19 September 2026.
A homeowners association or a deed restriction can forbid what the city licenses. Most of Dania Beach’s houses have no association, which is part of the appeal, and the exceptions are exactly the newer western subdivisions.
What this means for an investor: Dania Beach is a weekly and monthly rental market, not a nightly one. The 172 leases in the file are the honest income line. And the tax is not optional on a stay of six months or less: Broward County’s 6% tourist development tax on top of 6% Florida sales tax and Broward’s 1% discretionary surtax. Thirteen per cent, before any platform fee, and it is the operator’s to collect and remit.
Sources: Code of Ordinances of the City of Dania Beach, Chapter 16, read on library.municode.com on 19 September 2026; Florida Statutes 509.032(7)(b), 2025 text; Florida Department of Revenue DR-15TDT and DR-15DSS for calendar year 2026. A verification carries the source, the date and the reader, and it expires after twelve months, because codes change. Nothing on this page certifies that a rental is legal at any address, and no number here is a projection of what a house will earn.
Same coast, other rules
Four cities in a row on the same stretch of Broward, each with its own ordinance and its own price. The question that decides between them is answered on its own page.
Asked before every shortlist
Vacation rentals are allowed in houses with an annual city certificate, but never by the night: Chapter 16 of the city code, adopted by Ordinance 2011-017 on 31 May 2011, forbids any occupancy of fewer than five consecutive days (section 16-2(c)). That ordinance predates 1 June 2011 by one day, so under Florida Statute 509.032(7)(b) the city keeps the right to regulate duration, which is exactly what it does. The rule is city-wide, single-family districts included. What is still checked house by house: the certificate itself, the state DBPR licence, and any association or deed restriction. Nothing on this page certifies that a rental is legal at any address. Read on 19 September 2026.
Eighty-nine are for sale on 19 September 2026, at a median asking price of $670,000 and $432 per square foot, from $355,000 to $4,990,000, with 51 of them at or under $700,000. Over the previous twelve months 146 sold, at a median $562,500 and $370 per square foot, in a median 58 days and at 96.3% of the last asking price.
Measured on the same house selling twice, not on a median of different houses: 31 houses held two years or more resold between September 2021 and September 2026 at a median 4.0% a year, with a median hold of 3.2 years and 4 of the 31 sold at a loss. The 34 resales under two years were renovation flips and are counted apart. The median price paid went from $447,000 in 2021 to $580,000 in 2024 and $545,000 over the last twelve months.
172 single-family houses were leased through the MLS in the twelve months to 19 September 2026, at a median $3,000 a month and $2.38 per square foot. Against the median house sold in the same period that is a 6.6% gross yield, before property tax, insurance, upkeep and vacancy, and it is a long-lease number, not a short-stay projection.
No. The city spans three postcodes. 33004, the historic core east of I-95, has 52 of the 89 houses for sale at a median $639,450; 33312, the western grid shared with Hollywood, has 29 at a median $975,000 and most of the waterfront; 33314, toward Davie, has 8. Seventeen of the 89 active houses are on water, and over the five years waterfront closed at $412 per square foot against $354 dry.
One email a week: what closed, what is new, one measured opinion. No listings dump.
The 12-month report · 24h
The closings of the last twelve months by street and by size, the rents signed, the resale pairs, and the rental rule with its source: the report behind the numbers on this page, plus a shortlist if you tell us the budget and what the house has to do.
What you get: the 12-month report on Dania Beach · a shortlist from the MLS and off-market · the parcel-level rental read, with its source and its date.
Send us the address. We come back with the closed comparables on its own street, the rents signed nearby and what the record says about rental use on that parcel.