HOA Fees in Florida: What's Reasonable and What's a Red Flag in 2026

If you're shopping in Miramar, Pembroke Pines, Hollywood, Weston, and across Broward, Miami-Dade, and Palm Beach, HOA dues should be treated like part of your mortgage payment. A "great price" can become unaffordable when dues jump, insurance spikes, or an assessment appears, something buyers often underestimate when calculating the true cost of homeownership in South Florida. Lower HOA fees aren't automatically better if the association is underfunding maintenance, a common first-time buyer mistake that can cost thousands in HOA or condo fees.

What HOA fees usually cover (and what they don't)

HOA fees can include:

• Lawn care and landscaping (common in townhomes and gated communities)

• Building maintenance (common in condos)

• Amenities like pools, gyms, gates, security, and clubhouse

• Water, trash, cable, or internet (varies by association)

• Reserves for future repairs (roof, painting, pavement, elevators)

They usually do not include:

• Your personal homeowners insurance (or HO-6 for condos)

• Your property taxes

• Your unit's interior repairs and appliances

Wonder if your condo or townhome HOA is on track? Start your pre-approval now to review your monthly payment before making an offer.

Average HOA Fees in South Florida 2026: Condos, Townhomes & Master Associations

These ranges vary by neighborhood, building age, and amenities, but they help you spot outliers:

• Townhomes / gated single-family communities (Broward + inland areas): Often $150–$400/month

• Older condos with fewer amenities: Often $300–$550/month

• Mid- to high-rise condos with elevators, staff, and amenities: Often $450–$900+/month

• Master associations: Some communities add a second fee (master + sub-association), which can push totals much higher than expected.

Bottom line: Ask for the total monthly dues across all associations, not just the number shown on the listing.

Why Florida HOA Fees Are Increasing in 2026

In 2026, the biggest drivers are:

1. Insurance increases for condo associations: Building insurance has become one of the largest HOA expenses, especially in coastal and older buildings, a trend explained further in why Florida home insurance is so high and how buyers can navigate it.

2. Reserve requirements and deferred maintenance catch-up, especially in condos.

3. Major repairs (roof, concrete restoration, elevators, plumbing, seawalls).

4. Special assessments tied to one-time costs, sometimes $10,000–$50,000+ per unit.

HOA Red Flags in Florida: What Buyers Must Watch in 2026

These are the warning signs that can impact affordability and mortgage approval:

⚠️ Top HOA Red Flags in Florida 2026

• Special assessments (current or "being discussed")

• Low or unclear reserves

• Rising insurance costs or canceled master policy

• Pending special assessments

• Deferred maintenance or aging infrastructure (visible building wear, recurring leaks, aging roof/elevators)

• Litigation or unclear HOA financials

• Big fee increases year over year with no clear explanation

• High delinquency rates (many owners behind on dues)

• Rental restrictions or litigation that may affect financing eligibility

• Two HOAs plus CDD-style fees without a clear breakdown </aside>

Several of these issues can also affect condo loan approval, especially under Florida's updated rules outlined in Florida condo financing and mortgage approval guidelines.

If any of these show up, treat the HOA like a financial partner you must underwrite, not a "background detail."

The buyer checklist: questions to ask before you offer

Before you fall in love with the unit, ask for:

• Current HOA dues and all associations involved (including master association fees)

• The last 12 months of meeting minutes (what problems are coming?)

• Current year budget and most recent financials

• Reserve balance and whether a reserve study exists

• Any planned projects (roof, painting, elevators, structural repairs)

• Any current or pending assessments (amount, timeline, who pays at closing)

• Master insurance details and deductible levels

This step is especially important when comparing condos to alternatives like townhomes or single-family homes, as discussed in fixer-upper vs. turnkey costs in Broward & Miami-Dade.

Final takeaway

A "reasonable" HOA fee is one you can afford and one that reflects a well-run community. The goal is not to find the lowest dues. The goal is to avoid buying into a building or community where the real costs show up later as surprise assessments, denied financing, or rising dues that strain your monthly budget.

Even a modest HOA can hide thousands in future assessments. Checking fees, reserves, and insurance early protects your budget and your mortgage approval.

Want to sanity-check HOA costs before you commit?

If you're buying in Miami-Dade, Broward, or Palm Beach, we can help you estimate a realistic total monthly payment that includes HOA dues, insurance, and taxes before you make an offer:

• Get pre-approved in minutes: Start your application now

• Explore low-down and FHA options: You don't need 20% down to buy a home in South Florida

• Book a strategy call: Schedule a call to review HOA + condo scenarios

EZ Funding Group, Inc. NMLS #349022 | Jaime Charouf NMLS #348964 | Equal Housing Lender