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Florida Condo Costs Explained: Average Condo Fees & Condo vs House
- Enrique Perez
- 2 hours ago
- 8 min read
Thinking about buying a place in Florida? You are not alone! The Sunshine State has become one of the hottest real estate markets in the country. However, here is the big question: should you buy a condo or a house?
If you are looking at condominiums, what will those monthly fees actually cost you?
Let us break it all down in simple terms so you can make the best choice for your wallet and lifestyle.
What Is the Average Condo Fee in Florida?
Quick Answer: Most Florida condo fees range from $200 to $600 per month. Nevertheless, they can go much higher depending on where you live and what amenities your building offers.
Breaking down the Numbers
Here is what you can expect to pay in different parts of Florida:
Budget-friendly condos: $150 to $300 per month (smaller buildings, basic amenities)
Mid-range condos: $300 to $500 per month (pool, gym, security)
Luxury condos: $500 to $1,500+ per month (beachfront, concierge, high-rise buildings)
Super luxury: $2,000+ per month (Miami Beach penthouses, exclusive communities)
Real Example: A 2-bedroom condo in Tampa might charge $350 per month. That same condo in Miami Beach could be $800 or more.
What Do Condo Fees Actually Pay For?
Your monthly condominium fee (also called HOA fees) covers a bunch of stuff you would normally pay for yourself in a house:
Building insurance (covers the outside of the building)
Water and sewer
Trash removal
Lawn care and landscaping
Pool maintenance
Gym and clubhouse
Security or gate access
Hallway and exterior lighting
Roof and building repairs
Pest control
Reserve fund (savings for big repairs)
Think of it this way: You are splitting the cost of maintaining the whole building with all your neighbors. It is like having a team that handles all the outside stuff while you just worry about your own unit.
Why Do Some Condos Cost More Than Others?
Not all condo fees are created equal. Here is what makes them go up:
Location matters a lot:
Miami Beach condos = higher fees
Orlando suburbs = lower fees
Beachfront anywhere = expect to pay more
Age of the building:
Older buildings often need more repairs (higher fees)
Brand new buildings might have lower fees at first, then increase later
Amenities you get:
Just a pool? Lower fees
Pool + gym + doorman + valet parking? Much higher fees
Building size:
Big building with 200 units = costs split many ways
Small building with 20 units = fewer people to share the bills
Condo Fees in Popular Florida Cities (2025)
Note: These are averages. Your actual fees might be different.
Hidden Costs to Watch Out For
Condo fees are not the only extra costs. Here is what else you might pay:
Special Assessments: These are surprise bills when a building needs a major repair and does not have enough money saved. Examples:
New roof needed: $5,000 per unit
Hurricane damage repairs: $10,000 per unit
Elevator replacement: $3,000 per unit
What you still pay separately:
Your electric bill
Your cable and internet
Inside your unit insurance (called HO-6 insurance)
Property taxes
Your mortgage payment
Pro tip: Before buying, ask to see the condominium’s financial records. A healthy building should have funds set aside for emergencies.
Is It Better to Buy a Condo or House in Florida?
This depends on your lifestyle, budget, and what you want from your home. Let us compare.
When a Condo Makes Sense
You should consider a condo if:
You don't want to mow lawns or do outside maintenance
You want amenities like a pool without paying for your own
You travel a lot (lock and leave lifestyle)
You're retired or semi-retired
You want to live in an expensive area but can't afford a house there
You like being part of a community
You want something more affordable to start
Buy this or Visit Now! Condo located in gorgeous community
Example: Sarah is 65 and just retired. She bought a condo in Clearwater for $250,000. Her HOA fee is $375/month. She loves that she can travel to see her grandkids and not worry about yard work. The pool and gym keep her active.
When a House Makes Sense
You should consider a house if:
You want complete control over your property
You have kids or pets who need space
You don't want to follow HOA rules
You're handy and don't mind maintenance
You want privacy and your own yard
You plan to customize or renovate
You want to avoid monthly HOA fees
Example: The Martinez family has three kids and two dogs. They bought a house in Lakeland for $320,000. No HOA fees, but they spend about $200/month on lawn care and pool service. They love having a big backyard for barbecues.
Side-by-Side Comparison: Condo vs House in Florida
The Real Cost Breakdown: Condo vs House (Monthly)
Sample Florida Condo ($275,000 purchase price)
Mortgage payment (20% down): $1,400
Condo fee: $400
HO-6 insurance: $50
Property taxes: $300
Electricity: $120
Internet/cable: $100
Total: Around $2,370/month
Sample Florida House ($325,000 purchase price)
Mortgage payment (20% down): $1,650
Homeowners insurance: $200
Property taxes: $350
Electricity: $180
Internet/cable: $100
Lawn/pool service: $200
Total: Around $2,680/month
The difference? About $310/month more for the house in this example. But you get more space and no HOA telling you what to do.
Read Also: Are Condo Prices Dropping in Florida? What Buyers and Sellers Need to Know in End of 2025
Lifestyle Questions to Ask Yourself
Before you decide, think about these questions:
How much time do you have?
Busy professional? Condo might be perfect.
Retired with free time? House might suit you.
Do you like rules or freedom?
Okay with HOA rules? Condo works.
Want total freedom? Go with a house.
What about pets?
Many condos have pet restrictions (size, breed, number)
Houses give you more flexibility
How long will you stay?
Short term (2-5 years)? Condo might be easier to sell in cities.
Long term? Either works, but houses usually appreciate better.
Do you entertain a lot?
Love hosting big parties? House gives you more space.
Quiet lifestyle? Condo is fine.
Pros and Cons: Quick Summary
Condo Pros
Less maintenance stress
Access to amenities
Often cheaper entry price
Great for snowbirds and travelers
Built-in community
Security features
Condo Cons
Monthly fees forever
Less privacy
HOA rules and restrictions
Risk of special assessments
Less control over your space
Can be harder to sell
House Pros
No HOA fees (usually)
Complete control
More privacy
Better for families
Your own yard
Usually better investment long-term
House Cons
You handle all maintenance
More expensive upfront
Higher insurance
Yard work takes time
Pay for your own amenities
Get the expert guidance on How to Buy a Condo in Florida without Making Costly Mistakes
Special Florida Considerations
Florida has some unique things to think about:
Hurricane Risks:
Condos: Building insurance covers hurricane damage to the structure
Houses: You pay for everything yourself (expensive insurance)
Flood Insurance:
Both might need it
Coastal condos often include it in fees
Houses require separate flood policy
Snowbird Lifestyle:
Condos are perfect for part-time residents
Houses need someone to check on them when you're gone
Building Codes:
After the Surfside condo collapse, Florida passed stricter building inspection laws
Older condos might face big assessment bills for repairs
Always check the building's inspection history
Smart Tips Before You Buy
Whether you choose a condo or house, here's how to avoid problems:
For Condos:
Read the HOA financial statements carefully
Check if any big repairs are coming
Ask about recent special assessments
Review the HOA rules (pet policies, rental restrictions)
Talk to current residents about their experience
Look at the reserve fund (should have 6-12 months of fees saved)
For Houses:
Get a thorough home inspection
Budget for maintenance (1% of home value per year)
Check if there's an HOA (some neighborhoods have them)
Research the neighborhood flood zone
Factor in lawn and pool costs
Consider hurricane preparedness costs
FAQs About Florida Condos and Houses
What is the average condo fee in Florida?
The average condo fee in Florida ranges from $200 to $600 per month. Luxury buildings can charge $1,500 or more monthly.
Is it better to buy a condo or house in Florida?
It depends on your lifestyle. Condos are better if you want low maintenance and amenities. Houses are better if you want space, privacy, and no HOA rules.
Do condo fees ever go down?
Rarely. Condo fees usually stay the same or go up over time as building costs increase.
Can I rent out my Florida condo?
It depends on your HOA rules. Some allow rentals, some don't, and some limit how often you can rent.
What happens if I don't pay my condo fees?
The HOA can put a lien on your unit and even foreclose. Always pay your condo fees on time.
Are houses cheaper than condos in Florida?
Not always. In expensive areas like Miami Beach, condos can be the more affordable option. In suburban areas, houses and condos might cost about the same.
Do I need a realtor who knows condos?
Yes! Buying a condo is different from buying a house. Find a realtor experienced with Florida condos.
How much should be in the condo reserve fund?
A healthy reserve fund should have at least 50% of one year's operating budget. More is better.
The Bottom Line
There is no perfect answer for everyone. Here is the simple truth:
Choose a condo if: You value convenience, amenities, and a low-maintenance lifestyle. You are okay paying monthly fees for services you do not want to handle yourself.
Choose a house if: You want space, privacy, and control. You do not mind maintenance and prefer not having HOA fees.
Both can be great investments in Florida. The key is being honest about your lifestyle, budget, and how long you plan to stay.
And remember: whatever you choose, Florida's warm weather and no state income tax make it a pretty sweet place to call home!
Important Safety Disclaimer
Always check the most updated HOA rules, condo fees, and building financial documents before purchasing. Fees and rules can change. Special assessments can happen at any time. Work with a qualified real estate agent and consider having a real estate attorney review documents before you buy.
This guide provides general information only and should not be considered financial or legal advice. Every property and situation is unique.
Ready to start your Florida home search? Talk to a local real estate agent who knows the area you are interested in. They can show you both condominiums and houses so you can see what feels right for you.
Good luck, and welcome to Florida! 🌴
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