Here’s What Central Florida Sellers, Buyers, and Investors Need to Know About HOAs

If you’ve been thinking about selling your home, buying a new one, or investing in Central Florida real estate, there’s one thing that can sneak up on you if you’re not prepared: HOAs and condo associations.

They’re everywhere—from gated neighborhoods in Lake Mary 🏘️ to high-rises near Downtown Orlando 🌆—and while they offer some great perks, they also come with red tape that can trip up your transaction if you’re not ahead of the game.

Let’s break it down and make sure your next move isn’t delayed (or derailed) by unexpected HOA hurdles.

Sellers: Your HOA Could Delay (or Kill) Your Deal 😬

When you’re selling a home in an HOA or condo community, the association plays a behind-the-scenes role in the sale. The most common requirement? An estoppel letter—this document shows the title company that you’re current on your dues and don’t have any outstanding violations. Sounds simple, right? But it can cost anywhere from $150 to over $500, especially if you’re close to your closing date and need it rushed.

If your community has upcoming special assessments or pending maintenance projects, you’re legally required to disclose that to buyers. And trust me, nothing makes a buyer run faster than finding out they’ll owe thousands for a new roof right after closing. Plus, some HOAs require board approval of the buyer—and that process can take weeks. If you’re not planning for this in your timeline, it could blow up your closing date.

Bottom line: If you’re thinking about listing your home, take five minutes to call your HOA and ask what their resale process looks like. You’ll thank yourself later.

Buyers: Your Dream Home Might Come with Surprise Rules 🧐

Buying in an HOA-controlled neighborhood means you’re not just buying a home—you’re buying into a community agreement. And depending on the HOA, that could mean rules on everything from mailbox color to how long your in-laws can park in the driveway 🚫🚗.

Then there’s the financial piece. In Central Florida, monthly HOA or condo fees can range from $80 to over $800—and those fees count against your debt-to-income ratio when qualifying for a loan. For some buyers, a high HOA fee can mean qualifying for less house than expected.

Before making an offer, it’s smart to ask your agent to request the HOA documents (called CC&Rs), budget info, and reserve studies. This helps you understand if the community is well-run or potentially headed toward big fee hikes or special assessments. You deserve to know what you’re walking into before you fall in love with the front porch.

Investors: Not All Communities Welcome You 🤨

Thinking about buying a rental or second home? Florida is prime territory for short-term rentals and vacation homes, but HOAs and condo boards can limit your options quickly.

Many neighborhoods ban short-term rentals altogether, or impose strict rules like tenant background checks, minimum lease terms, or required board approvals. Others have limits on how many homes in a community can be rented out at all.

And when it comes to condos, things get even trickier. If the building doesn’t meet Fannie Mae or FHA guidelines (which happens more than you’d think), you may need to bring more cash to the table or deal with a smaller buyer pool when it’s time to sell.

The key takeaway? Make sure your agent checks rental restrictions and association rules before you get too far into a deal.

The Condo Market in Central Florida: What’s Really Going On? 🏢

Right now, the condo market is cooling a bit, especially in older buildings. Why? Insurance costs are rising 📈, HOA fees are increasing, and buyers are getting more cautious. Condos that once flew off the market are sitting a little longer unless the building has strong reserves, updated systems, and minimal deferred maintenance.

Monthly dues in most Central Florida condos range from $250 to $800+, depending on location and amenities. These costs affect both affordability and loan approval—especially for first-time buyers or investors using financing.

If you’re thinking about selling a condo, know that lenders and buyers are looking closely at the financial health of the building. Having clean budgets, strong reserves, and clear documentation can make a huge difference in how quickly you sell—and for how much.

Let’s Make Sure Your HOA Doesn’t Stand in the Way 🚪

Every week, I help sellers navigate the surprises that pop up when dealing with HOAs and condo boards. Whether it’s a slow approval process, an unexpected fee, or a buyer nervous about rules they didn’t expect, there’s always a solution—you just need the right plan.

Thinking about selling? Buying your next home? Want to avoid common HOA or condo pitfalls?

📞 Let’s connect. You can reply to this post or call! 407-754-6412