Recent Articles
HOA Fees in Florida: What's Reasonable and What's a Red Flag in 2026
In 2026, "normal" HOA fees in Florida depend on the property type. Many townhome and gated communities in Broward run $150–$400/month, while many condos in Miami-Dade, Broward, and Palm Beach run $350–$800+/month (and luxury buildings can be higher). The real risk isn't the fee: it's what it may be hiding: weak reserves, rising insurance, and looming special assessments.
Why Some Florida Condos Still Aren't Mortgage-Eligible in 2026 (And How to Check Early)
In 2026, some Florida condos are still not mortgage-eligible because of building-level issues like weak reserves, big special assessments, structural concerns, heavy litigation, investor concentration, or poor financials. These "non-warrantable" condos are harder to finance and sometimes cash-only. Buyers can avoid surprises by running a simple early building check with their agent and lender.
Florida Condo Buying in 2026: What Changed After SB 154
SB 154 and related laws pushed Florida condos toward better safety, stronger reserves, and stricter oversight. In 2026, that means buyers must look beyond granite countertops and pool views and focus on milestone inspections, SIRS (Structural Integrity Reserve Studies), reserve funding, and special assessments. These changes improve safety but can also mean higher dues and tougher mortgage approval in some buildings.
Special Assessments in Florida Condos: What Buyers Must Ask Before Offering
Quick answer: In 2026, Florida condo buyers cannot afford to treat special assessments as fine print. Before you offer, you need clear answers on past, current, and potential future assessments, the association’s reserve balance and funding plan, recent inspection findings, and how insurance costs are changing. A low list price in a weak building can be far more expensive, and harder to finance, than a higher-priced unit in a financially healthy association.
Florida Home Insurance in 2026: What Buyers Must Budget For
In 2026, many buyers in Miami-Dade, Broward, and Palm Beach should expect $3,500–$8,000+ per year in homeowners insurance, with some properties costing more depending on roof age, wind protections, and location. Insurance can easily add $300–$700+ per month to your payment, so it must be part of your budget from day one.
The True Cost of Owning a Home in South Florida in 2026 (What Your Mortgage Doesn't Show)
In 2026, many South Florida homeowners spend $800–$1,500+ per month on top of their mortgage once you add insurance, HOA or condo fees, property taxes, utilities, and maintenance. The buyers who feel comfortable after closing are the ones who budget for all five, not just principal and interest. These numbers reflect what buyers actually experience after closing, not best-case estimates.
How Much Cash Do Florida Buyers Really Need in 2026? (Real Cash-to-Close Breakdown for South Florida)
In 2026, most Florida buyers need about 7%–10% of the purchase price in total cash to close, including down payment, closing costs, inspections, prepaids, and early move‑in expenses. On a $450,000 home, that usually means $31,500–$45,000 before any seller credits or assistance programs. These numbers surprise buyers who focus only on the down payment, but they're exactly what lenders and title companies require.
The 2026 Florida Homebuyer Playbook: What's Changed, What Hasn't, and How to Buy Confidently in South Florida
In 2026, Florida buyers are navigating tighter rules, stubbornly high insurance, stricter condo standards, and calmer but still competitive markets. What hasn't changed is what actually gets you the keys: clean documentation, realistic budgets, and choosing properties that work with Florida's insurance and condo rules, not against them.
Holiday Week Catch-Up: Mortgage Rates Hover Near 2-Month Lows
A holiday-week catch-up: light trading kept markets mostly sideways, but the average 30-year fixed edged to near two-month lows as bonds got a small lift from Europe and pending home sales improved.