Trying to decide between an HOA and a condo association in Fort Myers? You are not alone. The differences affect your monthly costs, what gets maintained, how insurance works, and how much control you have day to day. In this guide, you will learn the key distinctions, what dues usually include, how reserves and assessments work, and a simple checklist to review before you buy in Lee County. Let’s dive in.
HOA vs condo in Florida: the basics
In Florida, condominiums and homeowners associations follow different state statutes. Condominiums fall under Chapter 718, while HOAs are under Chapter 720. These laws set the framework for budgets, meetings, and disclosures.
The biggest practical difference is ownership. In a condominium, you usually own the interior of your unit and share ownership of the building’s structure and land with other owners. In an HOA, you typically own the home and the lot, and the association owns and maintains shared areas like the pool, roads, or entry gate.
Who owns and maintains what
In a condominium, the association often maintains the exterior and structural elements. That can include the roof, exterior walls, elevators, hallways, and building systems, along with common landscaping and security. You focus on your interior finishes and personal property.
In an HOA for single-family homes, you generally maintain your own exterior and systems. The association maintains common areas and amenities. Townhome communities vary, so always confirm whether the HOA handles exterior painting, roofing, or landscaping.
Typical condo dues may include
- Exterior structure and roof
- Elevators, hallways, and building systems
- Common area electricity and water
- Pool or spa and grounds care
- Management and a reserve contribution
- Building insurance (master policy)
- Trash and sometimes bulk cable or internet
Typical single-family HOA dues may include
- Community landscaping and irrigation
- Gated entry and gate maintenance
- Community pool and recreational courts
- Private road and sidewalk care
- Streetlights and management
- Reserve contribution for common elements
Dues, reserves, and special assessments
Your monthly or quarterly dues fund daily operations such as landscaping, utilities for common areas, management, and routine repairs. Associations also maintain reserves for big-ticket items like roofs, painting, paving, and elevator replacement. Strong reserves lower the risk of large one-time charges to owners.
Both condos and HOAs can issue special assessments if reserves fall short or an unexpected repair arises. After the 2021 Surfside condominium collapse, Florida increased attention on reserves, inspections, and transparency. As a buyer, you should review current budgets, reserve planning, and any recent assessments before you commit.
Signs of healthy reserves
- A recent reserve study or engineer’s report
- Progress toward the recommended funding level
- Limited history of special assessments or reserve loans
- Board minutes that address upcoming major repairs with a plan
Insurance: master vs unit policies
Condominiums usually carry a master insurance policy that covers common elements and often the structural shell of buildings. As a unit owner, you typically need an HO-6 policy for interior finishes, personal property, liability, and loss assessment coverage.
In an HOA with single-family homes, the association insures common areas and amenities. You usually carry an HO-3 or HO-5 policy on your home. Loss assessment coverage can help if the association levies an assessment related to an uninsured loss or liability.
Insurance costs in Florida can fluctuate, which may raise association expenses. Review recent insurance renewals in the association’s financials to see how premiums are trending.
Governance and disclosures
Both condos and HOAs are governed by an elected board. Florida law gives owners access to certain association records, including budgets and minutes, following statutory procedures. When you buy, you should receive disclosure documents that make it easier to understand the community’s finances and rules.
Key items to review include the declaration, bylaws, rules, current budget, recent financial statements, reserve planning documents, insurance declaration pages, and meeting minutes. Ask for any history of special assessments, pending assessments, or litigation.
Fort Myers and Lee County factors
Southwest Florida’s climate can speed up wear on exteriors due to salt air, humidity, and storms. Look for solid roof and exterior maintenance plans, hurricane shutter protocols, and storm debris plans. Ask about recent storm claims and completed repairs.
Flood risk varies by neighborhood. Flood insurance needs are separate from association dues, so evaluate any requirements for your specific property. If you plan to rent, remember that both local governments and associations may regulate rental terms, including short-term stays.
Buyer due diligence checklist
Use this quick checklist to compare communities in Fort Myers:
- Early stage: request the association name, current dues, the declaration, and the most recent budget.
- During inspection: review the resale or disclosure certificate, financials, reserve study or capital plan, insurance declarations, and minutes from the last 12–24 months. Confirm pet rules, parking, and rental policies.
- Assessment and repairs: ask about any planned projects, past or pending special assessments, and board discussions of deferred maintenance.
- Insurance review: confirm what the master policy covers and what you must insure. Price your HO-6 or HO-3 policy and consider loss assessment coverage.
- Closing prep: confirm any transfer, estoppel, or application fees and timing requirements.
Professionals who can help include a local real estate agent, a Florida real estate attorney, an independent inspector or engineer for older buildings, and an insurance agent who understands Florida master policies and unit policies.
Which option fits your lifestyle
If you want a simpler lock-and-leave setup, a condominium often fits because the association handles exterior and structural care. Dues may be higher, but your maintenance list is smaller. If you prefer more control over your home and yard, an HOA in a single-family community can be a better fit, though you will budget for exterior upkeep.
Remember that labels can be misleading. Some townhome HOAs cover exteriors similar to condos, while some condos place more interior responsibilities on owners. Always confirm responsibilities in the community’s declaration and rules.
Ready to compare real communities in Fort Myers and Lee County side by side? Work with a local guide who can surface the right documents, interpret the fine print, and help you budget with confidence. If you want a thoughtful, client-first approach from search to closing, connect with Renee Scott.
FAQs
What is the main difference between an HOA and a condo association in Florida?
- Condos typically include shared ownership of the building structure and land with the association maintaining exteriors; HOAs usually involve owning the home and lot while the association maintains common areas.
Which costs more monthly in Fort Myers: condo or HOA?
- Condominiums often have higher monthly dues because exterior and building systems are included, while single-family HOAs may have lower dues but more owner-paid maintenance.
Who replaces the roof in each setup?
- In many condos, the association reserves for and replaces the roof; in single-family HOAs, roof replacement often falls to the owner unless the documents state otherwise.
What insurance do I need as a condo owner in Florida?
- Most condo owners carry an HO-6 policy for interior finishes, personal property, liability, and loss assessment coverage, while the association carries the master policy.
Can an association in Fort Myers restrict rentals?
- Yes. Both condos and HOAs can set rental rules, and local governments may regulate short-term rentals. Always review the association’s rules and local ordinances.
How can I check if reserves are adequate before buying?
- Ask for the reserve study or capital plan, recent budgets, board minutes, and assessment history to see funding progress and upcoming projects.
