If you love the idea of a gated community, beachfront condo, or golf neighborhood in Bonita Springs but feel unsure about the monthly fees, you are not alone. HOA and condo assessments can be confusing, and the numbers vary widely from one community to another. With the right guidance, you can understand exactly what you are paying for and how to compare options with confidence. This guide breaks down how fees work here in Bonita Springs, what they typically include, and how to budget smart. Let’s dive in.
HOA vs. condo vs. master associations
Not all community fees are the same, and Florida law treats them differently.
- Condominium associations follow Florida Statute Chapter 718 and collect monthly assessments that fund building operations, insurance, and reserves for big-ticket replacements.
- Homeowners’ associations for single-family or villa neighborhoods follow Florida Statute Chapter 720 and typically bill monthly or quarterly dues for common-area upkeep and amenities.
- Many Bonita Springs neighborhoods have multiple layers. You might pay a sub-association fee for your building or enclave plus a master-association fee for shared amenities and roads. Always confirm if there are two or more assessments.
Understanding which type of association you are buying into helps you anticipate what is covered and what remains your responsibility.
What your fee usually covers
Community fees are designed to fund day-to-day operations and set aside money for future replacements.
Operating expenses
Operating costs keep the community running smoothly month to month. Common items include management fees, landscaping, irrigation, exterior lighting, janitorial services, and utilities for common areas. Pools, fitness centers, and clubhouses require ongoing service and staffing. Contracts for elevator service, pool maintenance, and HVAC servicing for club facilities are typical in larger or higher-amenity settings. Insurance premiums for the policies the association carries are also part of the operating budget.
Reserves and special assessments
Most associations collect reserves to replace major components like roofs, paving, painting, elevators, or seawalls on a planned schedule. Periodic reserve studies help boards set the right contribution level. When reserves fall short or an unexpected project comes up, the board may levy a special assessment. Your risk of a special assessment depends on the building’s age, exposure to coastal risks, and how well the association plans and funds reserves.
Insurance and your responsibilities
Insurance is a key difference between condos and single-family HOAs.
- Condos: The association typically insures the building structure and common elements under a master policy. You insure your unit’s interior finishes and personal property with an HO-6 policy. After a covered event, large deductibles or gaps can be shared among owners, sometimes through a special assessment.
- Single-family or villa HOAs: The association usually insures only the common areas, not your home. You carry a standard HO-3 homeowner policy.
- Flood considerations: If the property sits in a Special Flood Hazard Area and you have a mortgage, the lender will likely require flood insurance. In some condos, the association may carry a flood policy for the structure, but you may still need your own coverage for interiors and contents.
Rising property insurance costs across Florida have increased many associations’ insurance budgets, which can raise monthly dues or trigger assessments. Ask for the current insurance certificate and deductibles before you buy.
How amenities shape the cost
Amenities are a major driver of fees. The more you have, the more it costs to operate and replace over time.
Low-amenity single-family HOAs
Communities without extensive amenities tend to have lower dues. Fees often cover gate or monument upkeep, basic landscaping for common areas, and management. You remain responsible for your own home’s exterior, lawn care unless noted otherwise, and all utilities.
Mid-amenity gated communities
Neighborhoods with a clubhouse, resort-style pool, fitness room, and basic security usually have moderate fees. These budgets include staff, contracted services, utilities, and reserves for future replacements. You may also see bulk contracts for services like cable or internet that reduce owner costs.
High-amenity waterfront and golf settings
Beachfront or waterfront condos and master-planned golf communities often have higher fees. For condos, building insurance, elevator and mechanical systems, exterior maintenance, and corrosion control near saltwater add cost. In golf communities, the golf course may be run as a separate club with its own dues. If course-related landscaping is part of the master budget, that can push fees higher. Marinas and boat facilities can also add specialized maintenance and insurance expenses.
Bonita Springs risk factors to know
Location matters in coastal Lee County. These local realities influence association budgets and assessments.
- Wind and hurricane exposure can increase insurance premiums and guide how aggressively reserves are funded.
- Salt air accelerates corrosion of metal and mechanical systems, raising long-term capital needs, especially for high-rise buildings.
- Flood risk and seaward infrastructure like seawalls and drainage systems can require major capital projects.
- Florida’s evolving insurance market has led some associations to adjust premiums, deductibles, and reserves, which can affect monthly dues.
When you compare communities, factor in not just today’s fee but the association’s long-term planning for these risks.
Due diligence checklist before you buy
Request these documents early in your inspection period. They give you a clear picture of financial health and any red flags.
- Current-year operating budget and last year’s actuals
- Latest reserve study and current reserve balances
- Board meeting minutes for the last 12 to 24 months
- Association insurance certificate with policy limits and deductibles
- History of special assessments and any pending or proposed assessments
- Full governing documents: Declaration, Bylaws, and Rules and Regulations
- Litigation disclosure and status of any claims
- Schedule of move-in, transfer, application, and capital contribution fees
- Pet rules and rental policies if relevant to your plans
- Notices about upcoming capital projects such as roof, elevator, paving, or seawall work
- Clarification on utility billing and any bulk service contracts
Tip: If the community has a master and a sub-association, ask for both sets of documents, budgets, and minutes.
Estimating your total monthly cost
Do not compare properties on HOA fee alone. Instead, total up all housing costs so you can compare apples to apples. Convert annual items to monthly amounts.
Use this worksheet:
- Mortgage payment principal and interest
- Property taxes annual amount divided by 12
- HOA or condo fees monthly or quarterly divided by 3
- Special assessments expected or disclosed amount divided by months remaining
- Home insurance HO-3 or HO-6 annual premium divided by 12
- Flood insurance annual premium divided by 12, if required
- Utilities electric, water, sewer, garbage, cable, and internet
- Landscaping or exterior care not covered by HOA
- Your personal reserve for home systems and deferred maintenance
- Routine maintenance and repairs a simple rule of thumb is 1 percent of purchase price per year divided by 12, adjusted for age and condition
- Club or golf dues if separate from HOA
- Parking, garage, storage, or boat slip fees if applicable
- Other association-related costs transfer or application fees if you choose to amortize them
Example approach: A condo with higher monthly dues that include building insurance and some utilities could still pencil out better than a single-family home with lower HOA dues where you carry all insurance and exterior costs yourself. Sum the totals for each property and compare both the monthly bottom line and which costs are fixed versus optional.
Tips for comparing Bonita Springs communities
- Look at today’s fee and the reserve plan. Adequate reserves often mean fewer surprises.
- Confirm insurance deductibles and whether owners are responsible for a share after a claim.
- For waterfront properties, ask about seawall condition, ownership, and planned maintenance.
- In golf communities, confirm whether club dues are optional or mandatory and whether course landscaping affects association budgets.
- Compare total monthly cost, not just the HOA number. Check what is included such as insurance, cable, water, or trash.
- Verify rental rules if future rental income is part of your plan.
Bringing it all together
Buying into a Bonita Springs community means buying into a shared budget and a long-term plan for the property. When you understand how HOA and condo fees are built and how local risks and amenities drive costs, you can choose the lifestyle and numbers that fit you best. If you want a neighborhood-by-neighborhood comparison or help evaluating documents and fees, we are here to guide you.
Have questions or want a curated list of communities that match your lifestyle and budget? Reach out to Chad Long to Request a Complimentary Home Valuation or Private Consultation.
FAQs
What do HOA and condo fees cover in Bonita Springs condos?
- In most condos, fees fund building insurance for the structure, exterior and common-area maintenance, amenities, contracted services like elevator and pool care, some utilities, management, and planned reserves for big replacements.
Are golf club dues included in HOA fees in Bonita Springs communities?
- Sometimes, but often golf and club membership dues are separate from HOA or master-association fees. Confirm whether club access is optional or mandatory for the property you are considering.
How likely are special assessments in coastal Florida condo buildings?
- Special assessments occur when reserves are insufficient or an unexpected project arises. Risk is higher in older buildings and in coastal settings where storms, corrosion, or seawall needs can create large capital projects.
Do HOA or condo fees include flood insurance in Bonita Springs?
- Some condo associations may carry flood insurance for the building structure, but you may still need interior and contents coverage. Lenders typically require flood insurance if the property is in a Special Flood Hazard Area.
Can a Florida HOA or condo association raise fees and by how much?
- Associations can increase assessments according to their governing documents and Florida law. Many boards adjust dues annually, and larger increases may require owner votes, notice, or both depending on the documents.
What documents should I review before buying into a Bonita Springs HOA or condo?
- Ask for the current budget, last year’s actuals, reserve study and balances, board minutes for 12 to 24 months, insurance certificate with deductibles, recent and pending assessments, full governing documents, litigation disclosures, fee schedules, rental rules, and notices of upcoming capital projects.
