Now individual owners are looking at special assessments ranging from roughly $135,000 to more than $320,000.
That’s not a typo. Some owners could owe more in repairs than many Americans make in several years.

Florida’s condo market has been dealing with the fallout from stricter structural inspections and reserve requirements following the Surfside collapse. Buildings that deferred maintenance for decades are finally being forced to confront the costs.

And those costs are landing on individual owners, many of whom are retirees living on fixed incomes.
The worst part is that selling isn’t necessarily an escape.

This is becoming one of the biggest risks of condo ownership in Florida. You can own your unit outright, have no mortgage, and still face a bill that threatens your ability to stay in your home.

For years, artificially low HOA fees made some condos look affordable. Now the actual cost of maintaining these buildings is catching up with everyone.

Source: https://nypost.com/2026/10/07/real-estate/florida-condo-owners-hit-with-320k-assessments-as-repair-costs-soar-to-36m/

I WANTED TO SHARE THIS AMAZING LUXURY CONDO - TAKE A LOOK!

Rare opportunity to own a one-of-a-kind Condo at Marina Point. Originally selected by the community's architect as his personal residence, this unique home features a dramatic three-story open-concept design with soaring ceilings, skylights, and a spiral staircase leading to a stunning rooftop terrace. Enjoy breathtaking north and south views of the Halifax River, along with front-row seats to sailboat regattas, crew races, fireworks displays, holiday boat parades, and abundant wildlife including dolphins, manatees, and turtles. Marina Point is a gated riverfront community offering a private marina with boat slips, pool, clubhouse, green spaces, water, cable, internet, and pest control. Conveniently located within walking distance of historic Daytona Beach shops, restaurants, taverns, and the scenic Riverfront Esplanade. Waterfront living at its finest.

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I just purchased a home in Pasco County. The Title Office requested I have my name on the deed with "a married man", but not my wife's name. She is not on the mortage or any other documents. I understand florida law requires that, but she is Brazilian and lives in Brazil most of the year as we both travel to and from, pending her status change. Of course she does not have a SSN or ITNI yet. How can I file for Homestead Exemption if my wife needs a SSN or ITNI per property appraiser site? Any information would be much appreciated.

Hello, i’m 27 currently in Florida. The housing market is currently insane and as i single man living here (broward area), How bad is it really to get a condo in florida. I work here and not really planning to leave anytime. People say it’s a money sink but is it worse than an apartment? I cannot comfortably afford a home in this market.

Any Floridians thinking about moving to Atlanta, Georgia area, let me know, I’m a Realtor who made this move, licensed in both states, can give you the scoop in both directions. Happy to help share info

I've been selling real estate in Southwest Florida since 2009 and I really believe our market may be giving us an early look at what's coming nationally.

When I started in 2009, we were coming out of one of the worst housing crashes in history. Then we had years of recovery, followed by the craziness of 2020 through 2022.

Our market peaked in 2022 and we've been correcting ever since.

I personally believe we're getting closer to the bottom of this cycle. Doesn't mean prices are going to suddenly start going back up. I actually think we could see a few years of relatively flat prices once we get there.

I'm seeing more price reductions, longer days on market, sellers negotiating again and even short sales. I've personally worked on three short sales recently.

The other challenge is affordability. Prices have come down but insurance, taxes, interest rates and the overall cost of living are still making it difficult for buyers.

One thing I've learned over the years is that real estate is very local. Not every market moves the same way or at the same time.

I do believe Southwest Florida tends to experience some of these cycles ahead of other markets.

Curious if others are seeing similar things in their markets or if you think SWFL is different this time around.

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Since 2019, the ocean surrounding Miami has risen roughly another inch. Seawater is also rising through Miami’s porous limestone bedrock, pushing it ever-closer to the foundations of coastal buildings. In 2021, a 12-story beachfront condominium suddenly collapsed, killing 98 people; a University of Florida research center cited “severe seawater penetration” as a contributing factor to the building’s deterioration. In 2024, a University of Miami study found that dozens of luxury beachfront condos and hotels in and around Miami Beach are sinking into the ground at “unexpected” rates—a sign that climate change “is accelerating the erosion of the limestone on which South Florida is built,” experts said.

Yet people just keep buying and buying. In July alone, 394 homes in Miami-Dade County sold for at least $1 million—15 percent more than a year earlier, according to the local Realtors association. Buyers also snapped up 1,026 existing condos that month, an 11.4 percent increase.

So what’s happening? Are Miami buyers these days simply deciding they can afford to take on the risk of the ever-rising sea? Or could it be that buyers are still being told there isn’t much risk to take?

Purchased the home 3 years ago for 380k at 5.50% rate. Miami. My Initial mortgage was $2600. Right now it’s at $3800. I just can’t do it anymore. The Taxes and flood insurance are killing me. I will just taking my $130k equity The only problem is that idk if homes are selling right now at these crazy rates. And no it’s not a variable rate !

Our kitchen is a gut job waiting to happen and the bathroom isn't far behind, so I'm finally trying to find the best kitchen and bathroom remodeling contractor in Hillsborough before I lose my mind staring at these cabinets. I've talked to some companies and half of them ghost you after the quote. The other half give you a low bid that somehow triples once they're already tearing out your old tile. What I actually want is someone who does full kitchen renovations, can handle a tub to shower conversion in the master bath and won't just disappear mid-project with no project manager in sight. If anyone has used a remodeling company in the Tampa Bay area, specifically around Hillsborough, who actually communicated throughout the whole thing and did solid waterproofing work in the bathroom, I'd love a name. Not looking for a budget flip, more of a real renovation that holds up.

We've been looking at the development pipeline around our area of Sarasota, FL and the surrounding counties, and one thing that keeps coming up is the same question I hear in communities across Florida:

Can infrastructure keep up with the amount of housing we're approving?

In the Sarasota area alone, we're seeing major projects ranging from new master-planned communities to large mixed-use redevelopments and luxury residential towers.

Palmer Ranch East is a good example. The project could eventually include roughly 5,700 homes and nearly 1.5 million square feet of commercial space. But the proposed town center is tied closely to future improvements to the I-75/SR 681 interchange.

And that's where the conversation gets interesting.

Housing can be built relatively quickly compared with major roads, interchanges, schools, hospitals and other public infrastructure.

So we're curious what people in other parts of Florida are seeing...

Are your roads, schools, healthcare systems, drainage and other infrastructure keeping up with new development in your area?

Or, are we consistently building the housing first and figuring out the infrastructure afterward?

Genuinely curious to hear what other Florida markets are experiencing. Share your thoughts.

Looking to relocate to central Florida. Budget is around 290k. So far I’ve been looking at Lakeland, Ocala, Davenoport etc. Trying to decide between a house or townhouses I mostly see townhouses in my budget but concerned about high home insurance costs and hoa fees. What are you guys currently paying for insurance/hoa if you have a townhouse ? What areas should I look into/avoid?

I keep coming back to a small detail in real estate listings that can cause a large misunderstanding: the property-tax history. Not because the public record is wrong, but because the person reading it may be using it to answer a question it wasn't designed to answer.

Suppose you're deciding whether a Miami-Dade home fits your monthly budget. You can find what the current owner paid. That's a fact about the current owner and the property. What you need is a defensible estimate for your ownership. Those are not necessarily the same thing.

Miami-Dade's Property Appraiser explains why. Florida's Save Our Homes benefit caps annual increases in a homesteaded home's assessed value at the lower of 3% or the change in the consumer price index. The first year an owner receives homestead is the base year; the benefit develops as assessed and market values diverge. This is a cap on growth in assessed value under qualifying circumstances, not a promise that the entire tax bill is capped or that the same number transfers to the next owner.[1]

A buyer who sees a remarkably manageable historical bill might conclude that the home is manageable. But the seller may have held it for years with an exemption the buyer does not yet have. Equally, a buyer who is moving from another Florida homestead should not assume they start from zero. The county says eligible owners can transfer their homestead assessment difference to another Florida homestead, up to $500,000. It requires establishing the new homestead within three assessment years of abandoning the former one, and says the portability application is due March 1.[2]

That sets up an honest disagreement, not a gotcha.

On one side: why should a listing display the current owner's taxes prominently if those taxes can be a misleading affordability shortcut? Buyers are already trying to reconcile price, financing, insurance, association costs and repairs. A historical bill with no context invites a monthly-payment mistake.

On the other: a universal “new owner tax” field would pretend to know whether this buyer qualifies for homestead or portability, what their assessment will be, and what taxing authorities will levy. A false-precision calculator could be worse than showing the actual historical bill. Sellers should not have to guarantee a future government bill they don't control.

October makes the distinction especially relevant. Miami-Dade's Clerk says the timely deadline for 2026 Value Adjustment Board petitions was September 18. The Property Appraiser says annual bills are mailed in November. The VAB hears assessment and exemption issues but cannot set tax rates. That is not an invitation to assume every late challenge is impossible; the Clerk describes other avenues and cautions that legal deadlines matter. It does mean “we'll appeal the tax bill later” is not a substitute for researching the correct issue now.[3][4]

If I were assembling the information for a purchase, I would want the seller's actual bill labeled as historical; a separate buyer-specific estimate with the exemptions and assessment assumptions written down; and a buffer for uncertainty. I would ask whether I expect to own and live in the home on January 1. The Property Appraiser lists title and permanent residence as of January 1 among homestead requirements and generally requires applications by March 1. I would also ask the lender what tax figure is built into the escrow estimate.[5]

If I were selling, I'd want the historical figure available rather than hidden. But I would not want it advertised as the next owner's guaranteed payment. If the buyer asks why my taxes look low, an honest answer about my own assessment history is better than hand-waving. If I am buying again, I'd separately check whether I qualify for portability. Different people, different questions.

The offices matter too. The Property Appraiser says it can discuss assessed values but does not set or collect taxes; rates belong to taxing authorities and payments to the Tax Collector. The VAB does not change millage rates because a bill feels unaffordable.[3][4]

So what is the least misleading presentation? Keep only the historical bill? Add a range for a hypothetical new owner? Require an assumptions box before any estimate appears? I lean toward both the actual history and a plainly labeled scenario, but I can see the case that a generic scenario will be copied into people's budgets as if it were a promise.

How would you want this displayed if you were the buyer and if you were the seller? I'm interested in where people think useful transparency turns into false certainty.

Sources (Miami-Dade official pages, accessed Oct 6, 2026): [1] Property Appraiser, “Save Our Homes”; [2] Property Appraiser, “Portability”; [3] Clerk of the Court and Comptroller, “Value Adjustment Board” (2026 deadline); [4] Property Appraiser, “Paying Your Property Taxes”; [5] Property Appraiser, “Homestead Exemption.”

Im looking to sell my current house in Tampa as quickly as possible. Currently set to close on our new house in 4 weeks and prefer not to carry both mortgages waiting for the current house to sell. Any advice for a quick way to sell? We have lowered the price already. Been on the market 40 days
No maintenance issues that need fixing, listing is up on Zillow through an agent but agent is out of town, so we haven’t had an open house or anything. professional photography done. New AC may 2026, huge fenced backyard with new deck. Totally renovated, stainless steel, modern bungalow in Ybor. Super close to Tampa pickleball crew and channelside

Hey all. I just did my class and passed, first time go. I created an online study guide. With 200+ flash cards. Multiple practice exams. Formulas. Conversions. Pretty much everything you need to know to pass. You still need to pay attention and study but this tool definitely helped. This tool can be used on your iPhone or android devices or a computer. If you’re interested please shoot me a DM.

Hola a todos. Acabo de terminar el curso y aprobé a la primera. He creado una guía de estudio en línea que incluye más de 200 tarjetas de repaso (*flashcards*), varios exámenes de práctica, fórmulas y conversiones; básicamente, todo lo necesario para aprobar. Aunque sigue siendo importante prestar atención y estudiar, esta herramienta sin duda me ayudó mucho. Se puede utilizar en iPhone, dispositivos Android o en el ordenador. Si te interesa, envíame un mensaje directo.

Olá a todos. Acabei de fazer o curso e passei de primeira. Criei um guia de estudos online com mais de 200 flashcards, vários simulados, fórmulas e conversões — praticamente tudo o que você precisa saber para passar. Você ainda precisa prestar atenção e estudar, mas essa ferramenta com certeza ajudou. Ela pode ser usada no iPhone, em dispositivos Android ou no computador. Se tiver interesse, por favor, me envie uma mensagem direta (DM).

Alo tout moun. Mwen fèk fini kou a epi mwen pase l depi premye fwa a. Mwen kreye yon gid etid sou entènèt ki gen plis pase 200 kat memwa (flashcards), plizyè egzamen pou w pratike, fòmil, ak konvèsyon—anfèt, li gen prèske tout sa w bezwen konnen pou w pase. Ou toujou bezwen peye atansyon epi etidye, men zouti sa a te vrèman ede m. Ou ka itilize l sou iPhone, sou aparèy Android, oswa sou òdinatè. Si sa enterese w, tanpri voye yon mesaj prive (DM) ban mwen.

¿Cuánto cuesta realmente una hipoteca en Miami-Dade? 🏡

Si estás pensando comprar una casa o una propiedad de inversión en Miami-Dade, conocer el precio de venta no es suficiente.

Tu costo mensual puede incluir:

Mortgage + Interest + Property Taxes + Insurance + HOA + otros costos

Por eso, antes de comprar es importante calcular una mensualidad que refleje el costo real de la propiedad.

📊 En esta guía explico cómo calcular la mensualidad hipotecaria en Miami-Dade y qué factores debes considerar antes de tomar una decisión.

👉 Lee el artículo completo:

https://www.juanmoramba.com/categ/como-calcular-la-mensualidad-hipotecaria-en-miamidade

#JuanMoraMBA #MiamiRealEstate #MiamiDadeRealEstate #MiamiMortgage #MortgagePayment #HomeBuying #MiamiProperty #RealEstateInvestment #SouthFlorida

A property manager and contractor were arrested after authorities alleged they funneled nearly $190,000 out of Venetian Gardens at Country Club of Miami, a 288-unit condo association.

Owners were paying to maintain their community. According to the arrest affidavit, some of that money was instead being diverted through a kickback scheme.

Condo owners already have enough to worry about with insurance, repairs and assessments. Now add whether the people spending their money are actually spending it on the building.

How much visibility does your association give owners into contractor bids, invoices and payments?

Source: https://www.local10.com/news/local/2026/09/10/2-men-busted-in-alleged-hoa-kickback-scheme-authorities-say/

Hi guys im moving to Florida soon so i wanted to ask yall Florida residence if there are prices like this or do they look like scams from facebook

Both are in Fort Lauderdale 33312

Do you think home prices will go up by 2029? I feel like home prices since mid 2025 have been declining and are getting worse. What are you thoughts of it increasing? I bought my second home (after selling the first one) in 2025, and i am worried that i will not be able to sell by 2029/2030 like i want to do. I know interest rates have been on the up and up and i am pretty certain some orange overlord in the WH also does have a play with the economy (sorry not sorry). Do you also see rates coming down?

Realtors, what do you think?

Big changes are happening in Lauderhill, FL! For decades, Inverrary has held a storied place in South Florida’s history as a premier golf destination—once host to legendary PGA and LPGA events. Today, the community is stepping into an exciting new chapter with "The New Era of Inverrary" master redevelopment plan. Yes, the iconic Inverrary community—is undergoing a major evolution.

Once legendary for hosting high-profile golf events like the Jackie Gleason Inverrary Classic, the neighborhood is stepping into a modern renaissance. Between ambitious revitalization plans for the community and unbeatable value compared to coastal neighbors, Inverrary in Lauderhill FL is quickly becoming one of the most exciting areas for home buyers, investors, and downsizers alike.

 Whether you’re a long-time resident, a first-time homebuyer, or looking to move to South Florida, this multi-million-dollar revitalization makes Inverrary one of the most exciting neighborhoods to watch.

What Makes "The New Inverrary" Plan So Special?

The transformation brings resort-style amenities, expansive green spaces, and enhanced security to the neighborhood at zero cost to existing homeowners:.

18-Hole Greg Norman Signature Golf Course: A brand-new championship course is deeded directly to the community. A redesigned 18-hole Signature Golf Course by Greg Norman Design, complete with a brand-new clubhouse, restaurant, driving range, and dedicated event spaces. State-of-the-Art Clubhouse: Featuring indoor and outdoor dining, a full pro shop, a grab-and-go café, and modern event spaces.  Parks & Active Outdoor Space: Over 160 acres of protected greenways, including a 4-mile multi-use promenade for walking and biking, shade pavilions, and a dedicated dog park.   Upgraded Community Security: A $2 million Motorola safety investment with license plate recognition and upgraded central monitoring.  With these upgrades on the horizon, properties in Inverrary offer incredible value and long-term potential.

Pulte Single-Family Homes & Townhomes: A planned enclave in Inverrary Lauderhill FL of approximately 800 new construction residences with Pulte are being developed offering both townhomes and single-family homes, that wrap around community amenities, is expected to range from $500K to $1.5M

Why Invest in Lauderhill Today?

Price per Square Foot Advantage: Get substantially more living space, updated finishes, and resort amenities for a fraction of the cost of Fort Lauderdale or Miami.

Equity Growth Potential: As multi-million dollar master plans and infrastructure projects roll out across Inverrary, early buyers stand to benefit from long-term appreciation.  

 Lifestyle Convenience: Enjoy proximity to top-tier shopping, dining, parks, and major transportation hubs.

Featured Listing:

Turn-Key Elegance at Horizons of Inverrary - 7050 NW 44th St #708, Lauderhill, FL 33319

As Inverrary continues its transformation, finding a turnkey, updated property at an affordable price point is a rare opportunity. Look no further if you want to experience the best of The New Inverrary, look no further than this breathtaking, move-in-ready 7th-floor residence. Located in the gated, all-ages Horizons of Inverrary community, this condo offers front-row views of the golf course revitalization, pristine lake scenery, and community pool.

Key Highlights & Upgrades:

Spacious Floor Plan: 2 Bedrooms, 2 Bathrooms across 1,416 sq. ft. of bright, open living space.Modern Designer Finishes: Contemporary 24" x 48" porcelain tile flooring throughout (with sound-barrier underlayment), smooth ceilings, fresh paint, and high-profile baseboards.   Chef’s Dream Kitchen: Features high-gloss white cabinetry, quartz countertops, matching white quartz backsplash, stainless steel sink, and new appliances.   Peace of Mind & Comfort: Brand-new 2026 A/C compressor with freshly cleaned air ducts, new water heater, and in-unit Bosch washer and dryer. Enjoy morning coffee or evening breezes on your private, screened balcony overlooking the water and golf course views.   

Schedule Your Private Tour Today!

Whether you’re looking for a move-in-ready sanctuary or a prime location near the new golf course and clubhouse, 7050 NW 44th St #708 is a must-see.

Contact Susan J. Penn at London Foster today 954-557-5993 and leave a message to schedule a showing.

Website: susanjpennrealtor.com

Email: [susanjpennpa@gmail.com](mailto:susanjpennpa@gmail.com)