South Florida Condo Watch

Luxury buyers in Fort Lauderdale must scrutinize SIRS reserves, milestone inspections, and pending special assessments to avoid post-purchase...

Financing Rule Changes

• 🔥 Fannie Mae and Freddie Mac Updates: August rule changes eliminate streamlined limited reviews, raise reserve funding...

Fannie Mae and Freddie Mac's August changes replace limited reviews with full project reviews and raise reserve requirements from 10% to 15%,...

The Making Condos Safer and Affordable Act expands FHA 203(k) loans so condo owners can cover special assessments for structural repairs.

• It also...

Three key governance pitfalls from the Q&A:

• Waiving assessments for hardship cases requires private donations, not HOA funds.
• Buying units as...

Legal and Regulatory Updates

• 2024-2025 HOA and Condo Laws Guide: The guide details changes from HB 1203, HB 1021, and HB 913 covering fines,...

Special assessments are emerging as a major hidden cost in Florida condos, driven by post-Surfside laws requiring Structural Integrity Reserve Studies...

Even in one of America's wealthiest enclaves, HOA governance is fracturing over a $180 million land deal.

• Fisher Island's community association and...

A Florida condo owner alleges Shellpoint force-placed flood insurance twice on her Aventura unit—already covered by the building's master...

South Florida condo governance is failing at both extremes, leaving owners exposed.

• No candidates: Many boards face zero interest in running,...

Strong governance serves as both a buyer safeguard and operational necessity in South Florida condos and HOAs.

• Buyer due diligence in Boca:...

• Fiduciary exposure: Boards risk personal liability for unreasonable contracts or skipping required bidding under Chapter 718
• Licensing barrier:...

STR-saturated buildings in Downtown Miami and Midtown consistently underperform traditional residential condos on long-term appreciation, resale...

Southeast Florida Market Conditions

• Brickell Sales Pressure: Brickell condo listings total 1,208 at a $725,000 median with 133 days on market...

Florida's condo market shows stark regional differences in 2026.

• Brickell sellers contend with high inventory of 1,208 units, 133-day average...

Recurring board failures are emerging as a hallmark of Florida's condo crisis.

• Clermont HOA under DBPR probe for missing funds, plummeting...

HOA fees in South Florida condos often exceed $600 monthly as they fund building structure, reserves, insurance, and amenities unlike single-family...

Florida's proposed property tax elimination on owner-occupied homes has increased buyer conversations but produced no surge in demand, as agents...

Miami home sales climbed 7.7% year over year in May to 6,637 transactions, with months' supply at 2.5 and inventory up for the 29th straight month. New listings fell again.

Neptune Insurance has increased building coverage limits to $15 million for residential condominium building association policies, up from the prior $7 million cap. Additional expansions include business interruption coverage up to $1 million.