South Florida HOA Fee Index: townhouses and villas · updated daily · as of September 7, 2026 · Florida City, Miami-Dade County, Florida
Florida City HOA fees: the typical townhouse or villa for sale asks $112/mo, 63% below the South Florida median
As of September 7, 2026, the median monthly homeowners association fee across the 112 Florida City townhouses and villas for sale is $112; half of them fall between $95 and $158 a month, and 0% ask $500 or more. Florida City ranks 34 of 34 South Florida cities by median HOA fee.
The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.
Source: BeachesMLS, townhouse and villa listings (not condominiums by tax legal description) permitted for internet display, via PBP Real Estate's brokerage feed. Fees as entered by the listing office, monthly-equivalent; deemed reliable but not guaranteed. As of Sep 7, 2026.
For buyers and sellers: Budget $112/mo as the middle of the Florida City townhouse and villa market, or about $0.09 per square foot per month. An HOA fee well under $95 usually means the owner carries roof, exterior and insurance alone; one over $158 deserves a look at what it covers. A townhouse or villa organized as a condominium is not on this page; it is in the Condo Fee Index.
The story for media: "The median townhouse or villa listed for sale in Florida City carries a monthly homeowners association fee of $112, 63% below the five-county South Florida median of $300, according to PBP Real Estate's daily analysis of BeachesMLS listing data as of September 7, 2026."
Daily tracking of Florida City HOA fees began September 7, 2026; sparklines fill in from the second day and show the trailing 90 days. Every fee is the monthly equivalent of what the listing office entered; quarterly and annual fees are divided accordingly and master plus sub-association layers are summed. The top and bottom 1% per city (4 listings today) are trimmed as likely data-entry errors.
Townhouse and villa buyers ask about the HOA fee right after the price, and the answer decides whether the roof, the exterior paint, the lawn and the insurance are the association's problem or theirs. This page reads it every morning for Florida City: what the typical listing asks, how the fees spread, how the community's age and price move them, what the fee covers, and how often the remarks warn of a special assessment or a mandatory club membership on top.
How are Florida City HOA fees spread? 61.6% of listings fall in the $100 to $200 band
Source: BeachesMLS, townhouse and villa listings (not condominiums by tax legal description) permitted for internet display, via PBP Real Estate's brokerage feed. Fees as entered by the listing office, monthly-equivalent; deemed reliable but not guaranteed. As of Sep 7, 2026.
Read the shape, not only the middle. A wide spread means Florida City has more than one townhouse market: 87.5% of listings ask under $200 a month, typically communities where the owner maintains the exterior, and 0% ask $500 or more, typically gated or club communities where the fee carries roofs, insurance and amenities. The median unit (1,446 sq ft, asking $375K) pays about 0.41% of its asking price a year in fees.
Florida City HOA fees by decade built
Source: BeachesMLS, townhouse and villa listings (not condominiums by tax legal description) permitted for internet display, via PBP Real Estate's brokerage feed. Fees as entered by the listing office, monthly-equivalent; deemed reliable but not guaranteed. As of Sep 7, 2026.
Region-wide, townhouses and villas built since 2005 ask a median $250 a month against $390 for communities from before 1995; Florida City lacks 10 listings in one of those groups today, so no local comparison is drawn. Median year built among Florida City townhouses and villas for sale: 2026.
How do Florida City HOA fees change with asking price?
| Asking price band | Listings | Median fee / month | Fee as share of price / year |
|---|---|---|---|
| Under $250K | 0 | too few | — |
| $250K to $500K | 110 | $110 | 0.41% |
| $500K to $1M | 2 | too few | — |
| $1M and up | 0 | too few | — |
Source: BeachesMLS, townhouse and villa listings (not condominiums by tax legal description) permitted for internet display, via PBP Real Estate's brokerage feed. Fees as entered by the listing office, monthly-equivalent; deemed reliable but not guaranteed. As of Sep 7, 2026. Rows under 10 listings are not read.
Fees rise with price but not in proportion. The share-of-price column is the carrying cost a buyer pays the association each year relative to the asking price, and it is the fairest way to compare a $300,000 villa with a $1.5 million townhouse.
What does the fee cover in Florida City? Common areas on 76.6% of listings
Source: BeachesMLS, townhouse and villa listings (not condominiums by tax legal description) permitted for internet display, via PBP Real Estate's brokerage feed. Fees as entered by the listing office, monthly-equivalent; deemed reliable but not guaranteed. As of Sep 7, 2026.
Two fees of $112 are not the same fee if one includes the roof, exterior maintenance, insurance and a reserve contribution and the other buys lawn service and a gate. Compare coverage first, dollars second. Where the MLS record leaves the field blank the listing is simply not counted here.
What sits on top of the HOA fee in Florida City? Special assessments, memberships and leases
Recurring fees are only part of the cost of ownership. The items below are never folded into the fee figures above. They are counted from the public listing remarks (agent-written, unverified) and from the MLS land-lease field, so read them as how often the subject comes up, not as a verified fact about any building.
Source: BeachesMLS, townhouse and villa listings (not condominiums by tax legal description) permitted for internet display, via PBP Real Estate's brokerage feed. Fees as entered by the listing office, monthly-equivalent; deemed reliable but not guaranteed. As of Sep 7, 2026. Remarks classified by keyword; 111 of 112 listings carry public remarks.
Which Florida City townhouse and villa communities are for sale, and what do they ask in HOA fees?
5 Florida City community reports go deeper than this table: fee position, twelve months of closed sales, price cuts, bedroom mix, legal regime and neighborhood breakdowns, updated daily. Linked names below open them.
Every Florida City community with five or more townhouses or villas for sale today, as named in the MLS and grouped by our normalizer. Rows with fewer than 10 listings are gray and anecdotal. Flags count listings in that community whose remarks mention the item; the villas column shows how many of the listings are single-level.
Communities with 10 or more townhouses and villas for sale (3)
| Community | Master community | For sale | Villas | Median fee / mo | Per sq ft | Built | Median asking | Assessment | Membership |
|---|---|---|---|---|---|---|---|---|---|
| Hadley Place | — | 23 | — | $85 | $0.06 | 2026 | $375K | 0 | — |
| Palm Cay | — | 17 | — | $158 | $0.11 | 2026 | $430K | 0 | — |
| Fvp Subdivision | — | 12 | 2 | $105 | $0.08 | 2021 | $350K | 0 | — |
Smaller communities, 5 to 9 for sale (5, anecdotal)
| Community | Master community | For sale | Villas | Median fee / mo | Per sq ft | Built | Median asking | Assessment | Membership |
|---|---|---|---|---|---|---|---|---|---|
| Florida City Park Rev | — | 8 | 1 | $155 | $0.11 | 2023 | $325K | 0 | — |
| Miami Land And Developmen | — | 8 | — | $154 | $0.11 | 2023 | $325K | 0 | — |
| Regal Palm Subdivision | — | 7 | — | $110 | $0.08 | 2021 | $338K | 0 | — |
| Costa Blanca Villas | — | 5 | — | $157 | $0.09 | 2024 | $340K | 0 | — |
| Sunscapes | — | 5 | — | $205 | $0.13 | 2026 | $412K | 0 | — |
Source: BeachesMLS, townhouse and villa listings (not condominiums by tax legal description) permitted for internet display, via PBP Real Estate's brokerage feed. Fees as entered by the listing office, monthly-equivalent; deemed reliable but not guaranteed. As of Sep 7, 2026. 5 rows under 10 listings are anecdotal. Linked community names open a full report with sold prices and fee history.
All 5 Florida City community reports
Every Florida City townhouse and villa community with its own report, whatever its listing count today. Each report carries the community's HOA fee position against the city, twelve months of closed sales, current price cuts, the bedroom mix and the legal regime, refreshed every morning.
Are Florida City HOA fees rising? Trend since tracking began
Daily tracking of Florida City HOA fees began on September 7, 2026. The trend chart appears once a second day of data exists and grows every morning; daily moves are read against the trailing 30 and 90 days, not on their own, and month-over-month reads start on October 6, 2026.
More live Florida City data
As of September 7, 2026. PBP Real Estate analysis of BeachesMLS listings.
For journalists: the Florida City HOA fee numbers, ready to run
Everything on this page as a news kit, rebuilt every morning: three headline options, an AP-style lede, a fact box with exact figures, three quotable data points, three standalone charts with captions and alt text, and the methodology. Free to reuse with attribution to PBP Real Estate analysis of BeachesMLS listing data. No form, no gate.
Headline options today
- The typical Florida City townhouse or villa for sale carries a $112-a-month homeowners association fee, 63% below the South Florida median
- 0% of Florida City townhouses and villas on the market ask $500 or more a month in fees; 87.5% stay under $200
- Florida City HOA fees on townhouses and villas run $95 to $158 a month for the middle half of listings
Quotable
"The median townhouse or villa listed for sale in Florida City carries a monthly homeowners association fee of $112, 63% below the five-county South Florida median of $300."
Download
- Full press kit (zip, 719 KB): PDF, plain text, three PNG charts, captions and alt text
- Journalist package (PDF)
- Plain text, paste-ready
- Florida City HOA fees on townhouses and villas sit 63% below the South Florida median (PNG)
- 61.6% of Florida City townhouses and villas for sale carry a fee of $100 to $200 a month (PNG)
- Florida City HOA fees on townhouses and villas by decade the home was completed (PNG)
Need a number or a licensed quote
Gia Freer, Broker of Record (Lic. BK689801) · 561-395-8418 · info@pbpre.com · same-day response Monday to Saturday. All city kits: pbprealestate.com/press.
What to do with this
Buyers
- Use $112 a month, or $0.09 per square foot, as the Florida City midpoint; ask why a home sits far outside $95 to $158.
- Ask what the fee covers before you compare dollars: roof, exterior, lawn, insurance, gate. Then ask for the current budget and reserve schedule. 0% of Florida City listings bring up a special assessment on their own.
- Check the tax legal description: a townhouse organized as a condominium carries condominium rules, insurance and reserve requirements, whatever the listing calls it.
- If the community has a master association, confirm both layers are in the quoted fee; 0% of Florida City listings show two.
Sellers
- State the fee, its billing cycle and what it covers in the listing; buyers compare against this page and against 112 other Florida City townhouses and villas.
- If an assessment is paid or none is pending, say so plainly; 0% of your competition already does.
- A fee above $158 is not a defect if the coverage justifies it; list the coverage.
Media writers
- Angle: Florida City HOA fees on townhouses and villas run 63% below the five-county median ($112 vs $300); 0% of listings ask $500 or more.
- Attribute to: PBP Real Estate analysis of BeachesMLS listing data, as of September 7, 2026. Method note at the foot of this page; figures refresh every morning.
Questions people actually ask about Florida City HOA fees
What is the average HOA fee in Florida City?
We report the median, not the average, because a handful of gated golf communities would drag an average upward. As of September 7, 2026, the median monthly-equivalent HOA fee across 112 Florida City townhouses and villas for sale is $112. The middle half runs $95 to $158; 87.5% ask under $200 and 0% ask $500 or more. Per square foot the median is $0.09 a month.
Why are townhouses and villas reported together, and where are the condo townhouses?
Because they are the same property type. A townhouse is the multi-level version (two or three stories) and a villa the single-level version of an attached home on its own platted lot; the association model, the fee structure and what the fee covers are the same. In Florida City today 93.8% of the listings on this page are entered as townhouses and 6.2% as villas (villa median $167, townhouse median $110, shown for context only). A townhouse or villa whose tax legal description records a condominium belongs to a condominium association, not an HOA, and is reported in the Florida City Condo Fee Index instead, whatever the listing agent selected as the property type.
How do we know a Florida City listing is an HOA and not a condominium?
From the tax legal description carried in each MLS record, never from the property type the agent chose. A legal that records a lot, block, plat or PUD is a platted homeowners association parcel; a legal that records a condominium is a condominium. In Florida City today 84.8% of the listings on this page carry a platted-lot legal and 15.2% carry a legal that does not state a regime either way (those keep their MLS type and are marked "regime not recorded" on the community pages).
Why are some Florida City HOA fees quoted quarterly?
Associations bill on different cycles. In Florida City today 100% of listings quote a monthly fee. Every figure on this page is converted to a monthly equivalent (a $900 quarterly fee counts as $300 a month) so listings can be compared. Fees with no billing cycle stated in the MLS are left out rather than guessed.
Do Florida City townhouses have more than one association fee?
Some do. In master-planned communities the MLS carries a master association fee and a sub-association or neighborhood fee. 0% of Florida City listings show a second layer; where present, the median master portion is — a month and the combined total —. This page always sums the layers into the total and reports the second layer separately.
Are special assessments and club memberships included in these Florida City HOA figures?
No. A special assessment is a one-time or time-limited charge on top of the regular fee, and a mandatory club or equity membership is a separate obligation altogether. This page reports both as shares of listings whose public remarks mention them: 0% of Florida City listings mention a special assessment and 0% describe a required membership. Remarks are agent-written and not verified, so treat these as signals to ask about, not a fact about any one community.
What does a Florida City HOA fee usually cover?
Of Florida City listings that state what the fee includes (107), the most common items are common areas (76.6%), grounds (60.7%), trash (14%), recreation facilities (10.3%), sewer (6.5%), pool (5.6%). and a reserve fund contribution on 1.9%. The items that most change what a townhouse fee is worth are roof, exterior and structure maintenance and insurance: a low fee that leaves them to the owner is not a cheaper fee.
Do newer Florida City townhouses ask higher HOA fees than older ones?
Florida City does not have enough listings in both age groups today for a like-for-like comparison (needs 10 or more in each). Region-wide, townhouses and villas built since 2005 ask a median $250 a month against $390 for communities from before 1995.
Which Florida City communities have the lowest and highest HOA fees?
Among Florida City communities with 10 or more townhouses or villas for sale today, Hadley Place has the lowest median fee ($85/mo) and Palm Cay the highest ($158/mo). The table on this page lists every community with five or more listings; rows under 10 are shown in gray as anecdotal. Community names are as entered in the MLS and grouped by our normalizer, so spelling variants may split a community.
How often is the Florida City HOA fee index updated?
Every morning. The figures come from PBP Real Estate's own MLS data feed and are rebuilt daily at about 5:00 AM Eastern; this version is as of September 7, 2026. Fees are as entered by each listing office, converted to a monthly equivalent, and trimmed of the top and bottom 1% per city to remove data-entry errors (4 of 116 listings today). This is a market read, not a statement about any one association's fee.
For sellers
Pricing a home correctly is a skill. It starts with data most agents and consumers never see.
24% of the townhouses and villas for sale in Florida City have already had to cut, a median $30,000, and buyers compare your fee against 112 other listings before they book a showing.
This page is built from every Florida City listing in BeachesMLS and refreshed each morning. Gia Freer, Broker of Record, turns that same data into one written pricing opinion for your townhouse or villa: the sales, cuts, fees and days on market it actually competes with, with the reasoning, before it goes live.
No website estimate, no automated number: a comparative market analysis done by hand, within one business day.
Buying instead? Browse Florida City listings with the fee shown on every home, or compare every South Florida city.
Selling a townhouse or villa? Pricing correctly is a skill. Gia Freer prices yours from this data, HOA fee included.
Price my townhouse or villa correctlyHow these figures are built
Method: medians and percentiles over active townhouse and villa listings in Florida City permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.
Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (4 today). Special assessment, membership, capital contribution and reserve shares are keyword classifications of agent-written public remarks and are not verified; the land-lease share also uses the MLS land-lease field. Community names are normalized from free-text subdivision fields.
Townhouses and villas are one property type (multi-level and single-level) and are reported together; the villa share is shown for context. A listing appears here only when its tax legal description does not record a condominium: platted-lot legals (lot, block, plat, PUD) are homeowners association parcels, and legals that state no regime keep the MLS type and are marked as not recorded. Townhouses and villas whose legal records a condominium are reported in the Condo Fee Index, whatever property type the listing agent selected. Nothing here is an opinion of value about any property or a statement about any specific association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.
All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc.
IDX information is provided exclusively for consumers' personal, non-commercial use, and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed accurate by the MLS. Data last updated September 7, 2026.