Why Condos Still Make Sense in Central Florida

Can a Condo Be the Smart Way to Buy Into a Great School District?

For many Central Florida buyers, a condo can be the most affordable way to live within a preferred school zone or close to key employers. In several Central Florida neighborhoods, a condo offers access to these areas at a much lower price point than nearby single-family homes.

That difference can make it possible to stay within your target attendance area, shorten commutes, or live closer to amenities you value most, without stretching your budget too far.

Why Condos Can Make Sense Financially

When a single-family home in your preferred area is out of reach, a condo can provide a practical middle ground. In many neighborhoods, a condo may cost half as much as a nearby house. This means a smaller mortgage, potentially lower property taxes, and less ongoing maintenance.

While condos include monthly HOA dues, the lower purchase price and taxable value can often balance those costs. The total monthly expense (including mortgage, HOA, and taxes) can still come in below that of a similar single-family home in the same school zone.

Why Condos Have Been Less Popular in Florida

Florida’s condo market has seen slower demand in recent years. Several factors have contributed to this trend:

• Higher association fees and assessments.
  Many associations have increased dues to comply with new state inspection and reserve requirements introduced after the 2021 Surfside condominium collapse. These changes aim to strengthen building safety and long-term planning, but they have added financial pressure on some owners. Bilzin Law Firm

• Insurance costs.
  Rising insurance premiums in Florida have pushed many associations to raise dues and build bigger reserves, increasing monthly fees for condo owners. Insurance NewsNet, 2024

• Market adjustment.
  According to Florida Realtors® data, closed sales of condo-townhouse properties in Florida declined about 11.8 % year-over-year in July 2025, while single-family homes saw a smaller drop. Florida Realtors® — July 2025 Market Data

These challenges help explain why some buyers have pulled back from the condo market. Still, for those willing to do thorough research, condos can remain a solid, value-driven choice.

Why I Still Like Condos

I’m still a fan of condo living for the right buyer and the right community.

• No yard work or exterior projects.
  Owners don’t need to mow lawns, pressure-wash driveways, or budget for roof replacement. That time and money can go elsewhere.

• Amenities that add daily value.
  Pools, fitness rooms, and community spaces are often included. In many Central Florida neighborhoods, those same amenities are only available in higher-priced single-family communities.

• Shared walls and noise.
  This can vary by building. Personally, I’m used to shared walls after renting an apartment for seven years, and it was never a major issue for me. Still, experiences can differ depending on construction quality and who your neighbors are.

What to Review Before Choosing a Condo Community

Because each association manages its own budget and policies, due diligence is essential. Here’s what to look for before you buy:

• Review the bylaws and community documents.
  Confirm leasing rules, pet restrictions, and maintenance responsibilities.

• Study the budget, reserves, and HOA meeting minutes.
  These show how funds are allocated, what projects are planned, and whether the association is financially sound.

• Talk to current residents if possible.
  They can offer perspective on management responsiveness and community atmosphere.

• Evaluate both size and budget.
  Larger communities (for example, 300 or more units) often benefit from shared operating costs and steadier reserves, though financial health matters more than size.

  Example: A 350-unit community charging $400 per month collects roughly $1.68 million annually. That level of income typically covers insurance, maintenance, staffing, and reserves when managed responsibly. Smaller associations (under 100 units) may operate with tighter budgets, which can increase the likelihood of special assessments.

• High-rises have their own dynamics.
  Buildings with elevators and full-time security have higher maintenance costs. Even large budgets can face unexpected repairs or insurance adjustments.

• Confirm compliance with Florida’s inspection and reserve laws.
  Under Florida Statute § 718.112(2)(g), buildings three stories or higher require a “structural integrity reserve study” every ten years to identify major components and replacement costs. Florida Statutes § 718 - Condominiums

Condo Pros and Cons at a Glance

Pros

• Lower purchase price for the same school zone or central location
• No exterior maintenance or yard work
• Access to amenities such as pools and gyms without higher single-family neighborhood costs

Cons

• Shared walls and potential for noise
• HOA boards and management can change over time, which may affect operations or fees
• HOA fees can fluctuate more than property taxes, which tend to adjust more gradually

How a Real Estate Agent Adds Value

Condo purchases involve more documents and financial review than single-family homes. An experienced agent can:

1. Help you interpret budgets, reserves, and inspection reports.
2. Compare total ownership costs between condos and houses in your preferred school zone.
3. Recommend lenders familiar with condo financing.
4. Verify the building’s compliance with Florida’s inspection and reserve requirements.

That expertise helps you identify stable communities and avoid potential financial surprises.

A Practical Path to the School Zone You Want

If location or school zone is your top priority, a condo can still be the most affordable way to get there. Florida’s market requires more careful evaluation today, but with the right research and a financially sound association, you can enjoy the advantages of location, amenities, and convenience without exceeding your budget.