Comparing condos in Bonita Springs and seeing HOA fees that range from a few hundred to several thousand dollars a month? You are not alone. Out-of-state and second-home buyers often ask what these dues actually cover, why they vary so much, and how to avoid surprise assessments. In this guide, you will learn what condo fees typically include, realistic fee ranges by building type, how special assessments and reserves work, and the exact documents to request before you tour or submit an offer. Let’s dive in.
What condo HOA fees cover
Condo and HOA dues in Bonita Springs usually fund the shared costs of running the building and its amenities. What your dues include depends on the building’s age, size, amenities, and insurance program. Common inclusions are:
- Common area maintenance and repairs, including exterior building maintenance, roofs, and in high-rises, elevator service.
- Landscaping and grounds care.
- Pool, fitness center, clubhouse operations, and maintenance.
- Trash and recycling service.
- Water and sewer in many buildings, though some communities bill owners individually.
- Master insurance for the building’s common elements and general liability for shared areas.
- Reserve fund contributions for future big-ticket items like roofs, elevators, and paving.
- Professional property management and administrative costs.
- Security, gate access, or lobby staff where applicable.
- Pest control for common areas and building exteriors.
- Bulk cable TV or internet in some associations.
Every association is different, so ask for a clear breakdown of inclusions when you review a listing or resale packet.
What you still pay out of pocket
- Your HO-6 condo policy for interiors, personal property, and liability.
- Flood insurance for interior contents if needed, depending on the master policy and flood zone.
- Electricity and other unit-level utilities if not master-metered.
- Optional items like golf club membership, boat slips, or private club fees.
Typical fee ranges in Bonita Springs
Fees vary with age, amenity level, height, and insurance costs. The ranges below are approximations, not guarantees, and actual dues can be higher or lower.
- Older, inland garden-style condos or small complexes: roughly $200 to $600 per month.
- Mid-range condos in golf or resort communities, or newer amenity buildings: roughly $400 to $1,200 per month.
- Luxury beachfront towers and large high-rises with full amenities: roughly $1,000 to $3,000+ per month.
What pushes fees up? Elevators and vertical systems, master-metered utilities, extensive amenities, coastal maintenance, and higher insurance premiums and deductibles.
Why beachfront and golf communities cost more
Beachfront high-rises carry higher structural and insurance costs, plus elevator and lobby upkeep. Gated golf communities often include extensive landscaping, security, amenity programming, and sometimes marina or recreation support, which increases operating budgets. Communities like Bonita Bay typically reflect these mid-to-high fee profiles based on amenity breadth and coastal upkeep.
Special assessments and reserves explained
A special assessment is an extra charge to owners to cover major costs the regular budget and reserves cannot handle. Common triggers in the Bonita Springs area include hurricane or wind damage, roof replacements, elevator overhauls, concrete and parking structure repairs, plumbing or building envelope projects, litigation expenses, or insurance deductible shortfalls.
Healthy reserve funds help smooth these costs. A reserve study estimates useful life and replacement costs for big components, then recommends annual funding levels. Some associations fully fund reserves. Others underfund them, which increases the chance of special assessments or large one-time charges.
Associations in Florida have statutory powers to levy assessments and can place liens for unpaid amounts. If an association files an insurance claim after a storm, a large master-policy deductible may be billed to owners through reserves or a special assessment. Ask for the latest reserve study, current reserve balance, and budget to understand the risk profile.
For plain-language guidance on reserves and association governance, review the Community Associations Institute’s resources at the Community Associations Institute.
Insurance basics that impact your dues
- Master policy versus HO-6: The association’s master policy typically covers common elements and sometimes structural components of the building. Your HO-6 policy covers your interior finishes, personal property, and liability. Ask whether the master policy is “walls-in” or “bare walls” so you know where your coverage begins.
- Wind and hurricane exposure: Premiums and deductibles are often higher along the Gulf. Associations sometimes raise deductibles to manage costs, which can lead to owner assessments after storms.
- Flood risk: If a property is in a FEMA flood zone and you finance the purchase, flood insurance may be required. Some associations include flood coverage for the building structure in the master policy, but you may still need coverage for interior contents.
To evaluate risk, request the association’s current insurance declarations and deductible amounts. For statewide insurance context, visit the Florida Office of Insurance Regulation. To review flood maps and zones, use the FEMA flood maps.
Florida condo disclosures and what to request
Under the Florida Condominium Act, associations must provide a resale certificate with key financial and governance details. Review the statute to understand what is typically disclosed at the state level in the Florida Condominium Act (Chapter 718). Timelines and allowable fees are set by statute, so confirm current requirements during your transaction.
Ask the listing agent or association for these items before you tour or make an offer:
- Current monthly assessment and a line-by-line list of what it includes.
- Most recent budget and the prior 1 to 2 years of financial statements.
- Latest reserve study and the current reserve fund balance.
- Minutes from recent owners or board meetings, at least the last 12 months.
- Bylaws, declaration of condominium, and rules and regulations, including rental policies.
- Most recent insurance policy declarations for the master policy and deductible amounts.
- A list of pending or planned special assessments and capital projects over the next 12 to 36 months.
- Any pending litigation and counsel’s summary of potential financial exposure.
- Property management contract and fees, plus contact information.
Local records can also help your review. You can search recorded documents and liens through the Lee County Clerk of Courts & Comptroller and confirm parcel data through the Lee County Property Appraiser. To verify association officers and filings, use Florida’s corporate records at Sunbiz.
Quick due diligence questions to ask
- What exactly does my monthly fee cover, including utilities, insurance, reserves, and amenities?
- Is water and sewer included or metered to the unit?
- How often are dues billed: monthly, quarterly, or annually?
- What is the current reserve balance and when was the last reserve study completed?
- Have there been any special assessments in the last 5 to 10 years? Are any planned?
- What is the hurricane or wind deductible on the master policy, and what does the master policy cover inside the unit?
- Are short-term rentals allowed? If yes, what are the minimum stay rules and permits?
- Is there a rental cap or owner-occupancy policy?
- Is there any pending litigation that could affect finances?
- Who manages the property and when does the contract renew?
- Are there rules for parking, boats, golf carts, or RV storage?
- For beachfront buildings, how are dune, seawall, and beachfront maintenance costs handled?
- Are utilities individually metered or master-metered?
- What transfer, estoppel, or closing fees does the association charge?
Practical steps for out-of-state and second-home buyers
- Before touring, request the current fee amount and a written list of inclusions, plus a recent resale packet if available.
- Review the current budget, reserve study, insurance declarations, and meeting minutes for signs of deferred repairs or upcoming projects.
- Confirm lender requirements for wind and flood coverage if you plan to finance.
- If you are considering a building that is roughly 30 years old or more, ask about structural inspections and the history of major repairs.
- Work with a local real estate agent and a Florida closing attorney so your offer, timelines, and document reviews stay on track.
Local resources
- Florida Condominium Act overview: Chapter 718, Florida Statutes
- Reserves and governance education: Community Associations Institute
- Flood zones and mapping: FEMA flood maps
- Insurance market updates: Florida Office of Insurance Regulation
- Recorded documents and liens: Lee County Clerk of Courts & Comptroller
- Parcel and tax data: Lee County Property Appraiser
- Association corporate filings: Sunbiz
Final thoughts and next steps
Condo fees in Bonita Springs make sense once you see how coastal maintenance, amenities, and insurance shape each budget. The key is to verify inclusions, study reserves and insurance deductibles, and ask direct questions about upcoming projects or assessments. If you want a local, repair-aware perspective while you compare buildings, connect with Joe Janisch for a straightforward review of fees, reserves, and risk before you buy.
FAQs
What do Bonita Springs condo HOA fees usually include?
- Most cover common area maintenance, amenities, landscaping, trash, master insurance, management, and reserves, with water and basic communications included in some buildings.
How much are typical condo fees in Bonita Springs?
- Estimates range from about $200 to $600 for older inland condos, $400 to $1,200 for mid-range or resort communities, and $1,000 to $3,000+ for luxury beachfront towers.
What is a special assessment in a Florida condo?
- It is an extra charge to owners for major repairs or unexpected costs when reserves are not enough, often tied to storms, roofs, elevators, or large building projects.
How do hurricane deductibles impact owners?
- If a storm claim is filed, large master-policy deductibles can be paid from reserves or billed to owners through a special assessment, so always ask for current deductibles.
What documents should I request before making an offer in Bonita Springs?
- Ask for the resale certificate, budget, financials, reserve study, insurance declarations, meeting minutes, rules and bylaws, any planned assessments, litigation status, and management details.
