South Florida HOA Fee Index: townhouses and villas · updated daily · as of September 7, 2026 · Miami-Dade, Broward, Palm Beach, Martin and St. Lucie counties

South Florida HOA Fee Index: the typical townhouse or villa for sale asks $300/mo, from $112 in Florida City to $657 in Hobe Sound

As of September 7, 2026, the median monthly homeowners association fee across 3,208 townhouses and villas for sale in the five South Florida counties is $300; half fall between $200 and $456, 19.7% ask $500 or more, and communities built since 2005 ask 36% less than those built before 1995.

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.

Every South Florida city with 30 or more townhouses and villas for sale, ranked by median monthly HOA fee: Hobe Sound $657 to Florida City $112

Miami-Dade (5 cities)
Broward (14 cities)
Palm Beach (10 cities)
Martin (3 cities)
St. Lucie (2 cities)

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: Whatever city you are shopping, $300 a month or $0.19 per square foot is the regional midpoint for a townhouse or villa on its own lot; the city pages below tell you the local one, what the fee usually covers there (roof and exterior, or lawn and gate only), and how often listings warn of a special assessment or a club membership on top. Townhouses and villas organized as condominiums are in the Condo Fee Index.

The story for media: "The median townhouse or villa listed for sale across Miami-Dade, Broward, Palm Beach, Martin and St. Lucie counties carries a monthly homeowners association fee of $300, against $800 for the median condominium; unlike condominiums, communities completed since 2005 ask 36% less than those built before 1995 ($250 versus $390), according to PBP Real Estate's daily analysis of BeachesMLS listing data as of September 7, 2026."

Median monthly fee$300day 1 of trackingmiddle half $200 to $456; 3,208 listings in 34 cities

Fee per square foot$0.19day 1 of trackingper month; median unit 1,530 sq ft

Built since 2005 vs before 1995−36%day 1 of tracking$250 vs $390 a month (1,767 and 1,009 listings); the reverse of condominiums

Fees of $500 or more19.7%day 1 of tracking631 listings; 24.5% under $200

Entered as villas16.6%day 1 of tracking531 single-level villas (median $375), 2,677 townhouses (median $286); one property type

Special assessment mentioned1.1%day 1 of tracking0.1% described as pending; 0.9% as paid or none

Two association layers3.2%day 1 of trackingmaster portion median $201; 7% of all fees billed quarterly

Daily tracking began September 7, 2026; sparklines fill in from the second day. Every fee is the monthly equivalent of what the listing office entered; master plus sub-association layers are summed; the top and bottom 1% per city (65 listings today) are trimmed as likely data-entry errors. Fees with no stated billing cycle (5) are excluded, never assumed monthly.

Nobody publishes what South Florida townhouse and villa owners actually pay their homeowners associations, city by city, from live listings; the fee is usually buried under the condominium numbers or not separated at all. This index does it every morning for 34 cities, and it keeps condominiums out: a townhouse whose legal description records a condominium is in the Condo Fee Index, because it carries condominium rules, insurance and reserves. The city pages show the local midpoint and spread, how the community's age and price move it, what the fee covers, which communities are for sale and at what fee, and how often listings warn of a special assessment or a mandatory club membership on top.

Which cities charge the most and the least in HOA fees?

Highest median fee

City	Median / mo	Per sq ft	Listings
Hobe Sound Martin	$657	$0.23	35
Wellington Palm Beach	$525	$0.27	43
Boynton Beach Palm Beach	$500	$0.33	95
Jupiter Palm Beach	$491	$0.28	61
Boca Raton Palm Beach	$477	$0.29	131
West Palm Beach Palm Beach	$463	$0.35	111
Delray Beach Palm Beach	$433	$0.30	89
Deerfield Beach Broward	$428	$0.29	70
Hollywood Broward	$408	$0.25	38
Palm Beach Gardens Palm Beach	$393	$0.25	96

Lowest median fee

City	Median / mo	Per sq ft	Listings
Florida City Miami-Dade	$112	$0.09	112
Fort Pierce St. Lucie	$193	$0.13	68
Miami Miami-Dade	$195	$0.13	327
Jensen Beach Martin	$207	$0.13	34
Weston Broward	$211	$0.15	31
Homestead Miami-Dade	$223	$0.14	476
Margate Broward	$237	$0.15	29
Hialeah Miami-Dade	$238	$0.17	56
Stuart Martin	$256	$0.17	52
Pembroke Pines Broward	$264	$0.18	77

Dollar medians reward cities of small, older villas. Per square foot is the fairer read: a $0.23 per square foot fee in Hobe Sound and a $0.09 fee in Florida City tell you more about what each association delivers than the monthly totals do.

HOA fee versus condo fee, county by county: the townhouse or villa asks 63% less than the condominium

Median monthly-equivalent fee on active listings, townhouses and villas (HOA) beside condominiums (COA), each of the five counties. Both from today's snapshot, both by tax legal description.

The gap is the cost of the building. A condominium fee carries the structure, the roof, the elevators, the master insurance policy and the reserves the law now requires; a townhouse or villa on its own lot usually carries some of that and sometimes none of it. Miami-Dade $214 against $1,034; Broward $340 against $696; Palm Beach $418 against $729; Martin $290 against $645; St. Lucie $311 against $791. Palm Beach County's higher townhouse and villa fee follows its villa share: 28.5% of its listings are single-level villas, most in the clubhouse communities of the 1980s.

Townhouses and villas built since 2005 ask 36% less in HOA fees than communities from before 1995: $250 versus $390

Median monthly-equivalent HOA fee by decade the home was completed, all five counties; decades with fewer than 10 listings omitted.

This is the reverse of the condominium curve, and it is the single most useful thing to know before comparing two townhouse fees. The 1980s stock (731 listings today, median $401) is the villa and courtyard-home era: communities built around a clubhouse, pools and golf, with the association carrying roofs, exterior paint and often insurance, and many age-restricted. The 2020s stock (1,099 listings) is mostly fee-simple townhouses where the owner carries roof, exterior and insurance and the fee buys lawn service, a gate and common areas. Same property type, two ownership models; the fee alone does not tell you which.

What sits on top of the HOA fee? Special assessments, memberships and leases across South Florida

These are never folded into the fee figures. They are counted from public listing remarks (agent-written, unverified) and the MLS land-lease field, so read them as how often the subject comes up, not as a verified fact about any community.

1.1%Special assessment mentioned36 of 3,208 listings; listing remarks mention a special assessment in any form

0.1%Assessment described as pending or ongoing2 of 3,208 listings; remarks describe an assessment the buyer would carry (monthly balance, buyer assumes, through a future year)

0.9%Assessment described as paid or none29 of 3,208 listings; remarks say there is no assessment or the seller has paid it

0.7%Club or equity membership required24 of 3,208 listings; remarks describe a mandatory club, golf, social or equity membership

0.5%Capital contribution at closing15 of 3,208 listings; remarks mention a capital contribution or working-capital payment

0.1%Land or recreation lease2 of 3,208 listings; MLS land-lease field set, or remarks mention a land or recreation lease

0%Reserves described as funded1 of 3,208 listings; remarks describe reserves as funded, healthy or strong

Cities where a pending assessment comes up most (50+ listings): Deerfield Beach 1.4%.

HOA fees by city: every South Florida city with 30 or more townhouses and villas for sale

142 community reports sit beneath these city pages: one page per townhouse or villa community with ten or more listings for sale or ten or more closed sales in the last twelve months, each with the fee position, sold prices, price cuts, bedroom mix and legal regime, updated daily. Cities below the 30-listing floor today are added automatically the morning they qualify.

Are South Florida HOA fees rising? Trend since tracking began

Daily tracking 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, and month-over-month reads start on October 6, 2026.

Questions people actually ask about South Florida HOA fees

What is the average HOA fee in South Florida?

We report the median because a few gated golf communities would distort an average. As of September 7, 2026, the median monthly-equivalent homeowners association fee across 3,208 townhouses and villas for sale in Miami-Dade, Broward, Palm Beach, Martin and St. Lucie counties is $300. The middle half runs $200 to $456; per square foot the median is $0.19 a month. City medians range from $112 (Florida City) to $657 (Hobe Sound). The median condominium in the same five counties asks $800.

Which South Florida cities have the highest and lowest HOA fees?

Highest median fees today: Hobe Sound $657, Wellington $525, Boynton Beach $500, Jupiter $491, Boca Raton $477. Lowest: Florida City $112, Fort Pierce $193, Miami $195, Jensen Beach $207, Weston $211. Only cities with 30 or more townhouses and villas for sale with a reported fee are ranked; 34 qualify today. Fee per square foot is the fairer comparison between a city of small older villas and one of large new townhouses, and every city page shows it.

Why are townhouses and villas reported together, and why are some missing?

They are one property type: a townhouse is the multi-level version and a villa the single-level version of an attached home on its own platted lot, with the same association model. Region-wide 16.6% of the listings here are entered as villas (median $375) and the rest as townhouses (median $286); the split is shown for context, never as two markets. A townhouse or villa whose tax legal description records a condominium belongs to a condominium association and is reported in the Condo Fee Index instead, whatever property type the listing agent selected. That rule follows the legal description, always.

Why do newer townhouse communities ask lower HOA fees than older ones?

The opposite of the condominium pattern. Across the five counties, townhouses and villas built since 2005 ask a median $250 a month against $390 for communities from before 1995, 36% less. The peak is the 1980s stock at $401: the villa and courtyard-home communities of that era were built around clubhouses, pools, golf and full exterior maintenance, and many are age-restricted. Newer townhouse communities more often leave the roof, exterior and insurance to the owner and charge for lawn, gate and common areas only. A lower fee is not a cheaper home to own until you know which model it is.

Are special assessments and club memberships included in the HOA fee figures?

Never. 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. This index reports them as shares of listings whose public remarks mention them: 1.1% mention a special assessment (0.1% as pending or carried by the buyer), 0.7% describe a required membership, 0.5% a capital contribution at closing and 0.1% a land or recreation lease. Remarks are agent-written and unverified.

How are monthly, quarterly and master-association fees compared?

Every fee is converted to a monthly equivalent (quarterly divided by three, semi-annual by six, annual by twelve); 7% of listings bill quarterly. Where a listing carries a second association fee (a master community plus a neighborhood association), both layers are summed into the total and the second layer is reported separately; 3.2% of listings show two layers today. Fees with no stated billing cycle are excluded rather than assumed monthly, and the top and bottom 1% per city are trimmed as likely data-entry errors.

Where does the data come from and how often does it update?

From PBP Real Estate's own BeachesMLS data feed, covering townhouse and villa listings permitted for internet display in the five counties whose tax legal description does not record a condominium (89% carry a platted-lot legal; 11% carry a legal that states no regime and keep their MLS type). The index is rebuilt every morning at about 5:00 AM Eastern from that day's snapshot; this version is as of September 7, 2026. Fees are as entered by each listing office. Nothing here is an opinion of value about any property or a statement about any specific association's finances.

For sellers

Pricing a home correctly is a skill. It starts with data most agents and consumers never see.

41.6% of the townhouses and villas for sale in South Florida have already had to cut, a median $19,000, and buyers compare your fee against 3,208 other listings before they book a showing.

This page is built from every South Florida 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.

41.6%Have already cutmedian cut $19,000 (3.9%)

58.4%Still at their first priceevery seller starts here; the first price decides who stays

3,501 townhouses and villas for sale in South Florida, BeachesMLS, September 7, 2026. Information is deemed reliable but not guaranteed.

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Reviewed by Gia Freer, Broker of Record (Lic. BK689801). Reply within one business day. No automated estimate is published on this site.

Buying instead? Pick your city above; every city page links to the listings with the fee shown on each home.

How these figures are built

Method: medians and percentiles over active townhouse and villa listings in Miami-Dade, Broward, Palm Beach, Martin and St. Lucie counties 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; listings with a fee but no stated frequency are excluded. 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. 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.

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 in the Condo Fee Index, whatever property type the listing agent selected. Cities need 30 or more qualifying listings to appear. 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.

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.