What Are HOA Fees in Florida and How Do They Compare to New Jersey? A Guide for NJ Homeowners

When New Jersey homeowners start shopping in South Florida, one of the first surprises is the monthly fee that comes with nearly every property. Unlike a typical single-family home in Bergen County, most Florida communities are governed by a homeowners association or a condo association, and that means a monthly HOA, condo, or maintenance fee on top of your mortgage, taxes, and insurance.

As an agent licensed in both New Jersey and Florida, I walk sellers through this number constantly. Here is what typical fees look like in Palm Beach and Broward County in 2026, and how they compare to what Bergen County owners are used to.

How Much Are HOA Fees in South Florida?

It depends heavily on property type. For condos, the common range across Broward and Palm Beach is roughly $350 to $800 a month, with the median landing around $400 to $600. Broward County condo fees averaged about $613 a month in 2024, up more than 50 percent from 2019.

For single-family homes in neighborhoods and gated communities, dues run about $100 to $400 a month. The Florida median across all condo and HOA fees is around $230 a month, versus a U.S. median of about $135.

One more number worth knowing: more than 70 percent of homes in Broward County sit inside an HOA. The question is rarely whether there is a fee, only how much and what it buys.

What Are NJ Homeowners Used to Paying?

New Jersey is no bargain on this front. Statewide HOA fees average about $423 a month, among the highest in the nation. Bergen County condo owners in buildings like Fort Lee's high-rises commonly pay $500 to $700 or more a month.

The practical takeaway: if you own a condo in Bergen County, your Florida condo fee will probably feel similar, and sometimes higher. If you own a single-family home in New Jersey with no HOA at all, the new $100 to $400 monthly bill is a genuinely new line item in your budget.

The 2024 Florida Condo Safety Law and Special Assessments

The biggest recent change is Florida's 2024 condo safety law, which requires older buildings to complete milestone inspections and fund reserves properly. It is good for owners long term, but it has pushed fees and special assessments sharply higher, especially in coastal high-rises.

High-rise condo fees in the Fort Lauderdale to Palm Beach corridor now average about $1.02 per square foot per month, among the highest in North America. A 1,200-square-foot unit at that rate runs roughly $1,225 a month before you count anything else. Coastal luxury towers can go higher still.

Before you fall for a listing, ask for the building's financials and any recent or planned special assessments. A low price on a building with weak reserves is how buyers end up with an unexpected five-figure bill.

Questions to Ask Before You Buy in Florida

• What exactly does the fee cover? Some buildings include cable, internet, water, and basic insurance. Others leave most of it to you.
• How healthy are the reserves? The 2024 law requires full reserve funding for many buildings, but older and smaller associations still vary widely.
• Are there special assessments planned? Roofs, elevators, and facades in older towers are common triggers.
• What is the insurance situation? Florida condo and wind insurance has risen sharply, and associations pass those costs through. Our Florida homeowners insurance guide covers this in depth.
• Is there a CDD (community development district) fee? Many newer Florida communities add a separate infrastructure fee on top of the HOA, often in property taxes.

How This Changes Your Monthly Budget

The fee is a permanent part of the monthly carrying cost, so it belongs in every comparison you run. A $600 monthly condo fee is $7,200 a year, roughly the same weight as a meaningful property tax bill in Bergen County. When you compare a Florida property to your New Jersey carrying costs, add the fee in on both sides or the math will mislead you.

The compensating factor is that Florida has no state income tax, and property taxes and insurance may land differently than they do in New Jersey. Our NJ to Florida tax guide walks through the full comparison.

The Bottom Line for NJ Homeowners

HOA and condo fees are a normal, expected part of South Florida living, and they are trending upward. Condo buyers from Bergen County should budget for fees that feel familiar and sometimes higher, especially in coastal high-rises. Single-family buyers moving out of a no-HOA New Jersey home should add $100 to $400 a month to their plan.

If you are planning a move from New Jersey to South Florida and want help comparing neighborhoods, fees, and real carrying costs, I would be glad to help. Start with our guide to South Florida neighborhoods or our NJ to Florida relocation checklist.