Choosing between a home in an HOA or a condo association in Grandezza can feel confusing. You want the right blend of convenience, control, and predictable costs, especially with Southwest Florida’s storms and amenity-rich communities. In this guide, you’ll learn the key differences, what fees to expect, how maintenance and insurance work, and a practical checklist you can use before you make an offer. Let’s dive in.
Quick Florida definitions
Condominiums: You own a defined unit (usually the interior space) plus a shared interest in the common elements. The condo association maintains those common elements and enforces community rules under the Florida Condominium Act (Chapter 718).
Homeowners associations: You usually own the lot and the structure. The HOA maintains shared areas like gates, landscaping, and amenities under the Florida Homeowners’ Association Act (Chapter 720).
Master-planned communities: In Southwest Florida, many neighborhoods layer a master HOA with sub-associations and sometimes condo associations. Some also use a Community Development District, or CDD, which can levy separate assessments under Chapter 190.
Ownership differences to know
Condo ownership basics
- The association typically maintains exterior building components and common areas.
- You usually handle interior finishes and systems inside the unit, as defined in the declaration.
- Expect shared responsibility for building-level expenses through your dues and reserves.
HOA ownership basics
- You usually maintain your home’s exterior and roof unless your documents say otherwise.
- The HOA maintains community common areas and amenities.
- Some sub-associations cover exterior items for attached homes or villas. Always verify.
Layered associations
- A master HOA can oversee gated entries, roads, and amenities across the entire community.
- Sub-associations handle product-specific items, such as landscaping or exterior paint for certain streets or housing types.
- If condos exist within the community, a condo association covers building elements for those buildings.
Budget impact
- Layering can mean multiple recurring charges: master dues, sub-association dues, condo dues, and possible CDD assessments on your tax bill.
- Always total all dues and assessments to see your true monthly and annual cost.
Fees and assessments to expect
Regular dues and reserves
- Operating assessments fund daily needs like landscaping, pool service, staffing, and utilities for common areas.
- Reserve contributions set aside money for big-ticket items like roofs, paving, elevators, and building envelopes.
Special assessments
- One-time charges can occur when reserves are not enough for major repairs or storm damage.
- Review the history of increases and special assessments to understand risk.
CDD assessments in Lee County
- Many master-planned communities use CDDs to finance roads, utilities, and amenities.
- CDD assessments appear on property tax bills and are separate from HOA or condo dues.
What to review in financials
- Current-year budget, including operating and reserve contributions.
- Reserve study or detailed reserve disclosures, plus balances.
- Most recent audited or reviewed financials and any large unpaid owner balances.
- Insurance details, especially wind and hurricane deductibles that could affect special assessments.
Red flags
- Minimal reserves for aging roofs, paving, or building systems.
- Frequent fee hikes or pending special assessments.
- High delinquency rates or opaque vendor contracts.
- Litigation that could lead to added costs.
Maintenance and insurance in SW Florida
Who maintains what
- Condos: Associations commonly maintain exterior building components and common elements. Owners handle interiors as defined by the documents.
- HOAs: Owners are usually responsible for the exterior and roof of single-family homes. Some attached products have association-managed exterior care.
Hurricane and wind deductibles
- Windstorm deductibles on association policies are often a percentage of insured value in coastal areas.
- Large deductibles can lead to special assessments after storms if reserves and insurance proceeds are not enough.
Flood insurance
- Flood insurance is separate from hazard and wind coverage.
- If a property is in a Special Flood Hazard Area, many lenders require flood insurance.
What to ask for
- Reserve studies, capital project lists, and ages of major components.
- Records of roof replacements, paving, and clubhouse or amenity work.
- Insurance declarations with deductible amounts and coverage limits.
Rules, leasing, and resale considerations
Governance and use rules
- Boards oversee operations under the recorded declaration, bylaws, and Florida statutes.
- Architectural and use rules can regulate exterior changes, parking, and amenity use.
Rental and pet policies
- Many communities limit short-term rentals, set minimum lease terms, or cap the share of homes that can be rented.
- Pet policies vary by community and by housing type. Confirm size and number limits.
Litigation and disclosure documents
- Pending lawsuits may affect fees, reserves, and financing.
- Ask for resale or estoppel certificates, meeting minutes, budgets, financials, insurance summaries, and rules.
Grandezza buyer checklist
- Pull the recorded governing documents for every relevant layer: master HOA, sub-association, and any condo association.
- Request current budgets, most recent financials, reserve study or reserve disclosures, and calculate your total housing cost, including any CDD assessments and insurance.
- Review association insurance, especially hurricane and wind deductibles and how deductibles may be allocated.
- Obtain resale or estoppel certificates early to confirm dues, delinquencies, transfer fees, and any approved special assessments.
- Read 12 to 24 months of board meeting minutes for planned projects, rule changes, litigation, or special assessments.
- Confirm exterior maintenance responsibilities for your specific product type, such as single-family homes, villas, or attached homes.
- Check the property tax bill for CDD line items, and ask the CDD about bonds and planned assessments.
- Ask whether any post-storm assessments were levied and whether they have been paid in full.
- If rental potential matters, verify rental caps, minimum lease terms, and any short-term rental restrictions.
Which option fits your goals
- Choose a condo if you want simplified exterior maintenance and are comfortable with shared building decisions.
- Choose a single-family home in an HOA if you want more control over the structure, even if it means handling roof and exterior upkeep.
- Focus on total cost of ownership. Compare dues, CDD assessments, insurance needs, and any likely reserve projects.
- Consider storm exposure and deductible risk alongside lifestyle preferences and rental plans.
Your next step in Grandezza
If you are weighing HOA versus condo living in a layered community, the right documents and a careful review will protect your budget and your peace of mind. With deep experience in Estero and neighboring amenity communities, I can help you compare options, read between the lines, and move forward with confidence. When you are ready, reach out to schedule a friendly, no-pressure consult with Peggy Lotz.
FAQs
What is the main difference between a condo association and an HOA in Grandezza?
- In a condo, you typically own the interior of your unit and share responsibility for the building through the association; in an HOA, you usually own and maintain the entire home and lot while the association handles common areas.
How do CDD assessments affect my total cost in Lee County?
- CDD assessments appear on your property tax bill and are separate from HOA or condo dues, so include them when comparing communities and calculating your monthly and annual costs.
How can hurricane deductibles impact owners in Southwest Florida?
- High percentage windstorm deductibles on association policies can lead to special assessments after storms if insurance proceeds and reserves are not enough to cover repairs.
What documents should I review before buying in a master-planned community?
- Request governing documents, budgets, reserve studies or disclosures, financial statements, insurance declarations, meeting minutes, an estoppel or resale certificate, and any litigation summaries.
Are reserves handled differently in Florida condos and HOAs?
- Yes. Florida statutes set rules for each association type, and governing documents define specifics. Review budgets, reserve balances, and reserve studies to understand funding and risk.
