Choosing between an HOA community and a non-HOA home in Tequesta can feel like two very different paths to coastal living. You want the ease and polish of a well-kept neighborhood, but you also value control over your home and costs. This guide helps you compare both options through a Tequesta lens so you can match your lifestyle, budget, and long-term plans with the right fit. You will learn how fees work, who handles maintenance, what insurance to expect, how rules impact daily life, and how each choice affects resale and financing. Let’s dive in.
HOA vs non-HOA basics
An HOA is a private association that manages common areas, enforces community standards, and collects assessments under recorded covenants and rules. In Florida, most single-family HOAs follow Chapter 720 of the Florida Statutes, while condominiums follow Chapter 718. The statute matters because it shapes owner obligations, insurance scope, and how the association operates.
Tequesta offers a mix of single-family homes, townhomes, condos, and waterfront properties. Larger developments and coastal or near-water buildings are more likely to be in an HOA or condominium association. Older neighborhoods and stand-alone lots are more likely to be non-HOA. Always verify the status with current MLS data or association documents before you decide.
Costs and fees to expect
HOA communities collect regular assessments, typically monthly, quarterly, or annually. These dues fund maintenance, landscaping for common areas, management, amenities, and reserves for future repairs. Associations can also levy special assessments for large projects or unexpected shortfalls.
Other costs can include transfer, application, or estoppel fees, and sometimes parking or storage fees. Fees vary by property type and services. Condominiums often have higher monthly dues than single-family HOAs because they may include building exteriors, roofs, elevators, shared utilities, and an association master insurance policy.
Several factors drive fee levels:
- Amenities and services, such as pools, security gates, landscaping, clubhouses, docks, or on-site staff
- Age and condition of common elements, which can increase reserve needs
- Hurricane and wind exposure, which affects insurance premiums and deductibles in coastal Florida
What to review before you buy:
- Current assessment schedule and operating budget
- Recent financial statements and any history of increases or special assessments
- Reserve study and reserve funding policy
- Meeting minutes from the past 12 to 24 months
- Management contract and vendor agreements
If you choose a non-HOA home, you avoid recurring HOA dues. You also assume full responsibility for maintenance, repairs, and insurance on your property. Many buyers prefer this control, but it is smart to budget for ongoing upkeep and big-ticket items over time.
Maintenance and insurance
In HOAs, responsibility for maintenance depends on the community type and governing documents. Single-family HOAs typically maintain common areas, while owners handle their home’s exterior and yard unless otherwise stated. In condominiums, the association often maintains building exteriors, roofs, and common elements. Always confirm the exact maintenance division in writing.
Insurance works differently by property type. Condo associations usually carry a master policy for the building’s structure and common elements, while unit owners carry an HO-6 policy for interior coverage and contents. In single-family HOAs, the association may insure only common areas, leaving each owner to insure the home. Ask for the association’s insurance certificate and deductibles to see what is covered and what falls to you.
Coastal proximity in Tequesta raises wind and hurricane considerations. Association policies may carry significant wind or hurricane deductibles, and some documents allocate a portion of these costs to owners. Flood insurance is separate from standard homeowner and association policies. If a lender requires it or if you want additional protection, you can obtain flood coverage through federal or private options.
Reserves are also key. Adequate reserves reduce the odds of large special assessments. Underfunded reserves, deferred maintenance, or major upcoming projects can increase the risk of unexpected costs.
Rules and lifestyle tradeoffs
HOAs set standards to keep neighborhoods consistent and well maintained. Common rules include architectural review for exterior changes, paint colors, fences, landscaping, or additions. You may also see rules for parking, exterior decor, pets, and rental terms.
For buyers who want lower maintenance, an HOA can offer predictable upkeep and shared amenities. The tradeoff is less autonomy and a recurring fee. For buyers who want flexibility, a non-HOA home offers more control over improvements and fewer recurring fees. The tradeoff is full responsibility for maintenance and potentially less neighborhood uniformity.
If you plan to rent your home, pay close attention to rental policies. Many associations restrict short-term rentals or set minimum lease terms. Local rules may also apply. You should review both association documents and applicable municipal or county codes.
Resale, financing, and underwriting
A well-run association with healthy reserves and clear rules can help marketability, especially for buyers who want low-maintenance living. High fees, frequent assessments, or ongoing disputes can deter buyers. Prospective lenders and appraisers also evaluate association finances, insurance, and any litigation.
Condominiums, in particular, must satisfy additional lender requirements. Some lenders may limit financing for associations with insufficient reserves or litigation. This can impact your mortgage options and timeline. If you are buying in an HOA or condo, talk to your lender early about any potential association flags.
Decision checklist for Tequesta buyers
Use this checklist to compare HOA vs non-HOA living:
- What are your top two priorities: convenience, autonomy, budget stability, or amenities?
- How much do regular assessments add to your monthly budget, and what do they cover?
- Are reserves adequately funded, and is there a history of special assessments?
- What major projects are planned in the next 3 to 5 years?
- How are hurricane and wind deductibles allocated to owners, if at all?
- What are the rental rules, including minimum lease terms and approval steps?
- What are the architectural review steps, timelines, and fees for exterior changes?
- Are there any active disputes or litigation, and what is the potential cost impact?
- Who maintains roofs, exteriors, seawalls, docks, or private roads, and how is that paid for?
- How easy is communication with the board or manager, and how often are meetings held?
Documents to request early:
- Declaration of Covenants (CC&Rs), Bylaws, Articles, and rules
- Current budget, financials, and reserve study
- Meeting minutes from the last 12 to 24 months
- Association insurance certificates and declaration pages
- Estoppel certificate showing assessments owed and any pending special assessments
- Management contract, vendor list, and any litigation disclosures
If you plan to sell
If you are selling in an HOA or condo, order the estoppel early and make sure dues are current. Be transparent about fees, rental rules, and amenities in your marketing. Highlight strengths such as recent improvements or strong reserves, and address known issues proactively.
If you are selling a non-HOA home, emphasize the autonomy and lack of monthly association dues where appropriate. Be clear about who maintains any private roads, docks, or shared systems that serve the property.
How we can help
You deserve a calm, confident path to your next chapter. We help you understand the tradeoffs, gather the right documents, and negotiate with clarity whether you choose an HOA community or a non-HOA home. With design-forward presentation, careful due diligence, and steady communication, you can move forward with confidence in Tequesta.
Ready to compare real options and make a plan that fits your life? Connect with Kristy Holm to start a confidential, stress-reducing consultation.
FAQs
What is an HOA in Florida?
- A homeowners’ association manages common areas and enforces community rules, with single-family HOAs generally governed by Chapter 720 and condominiums by Chapter 718 of the Florida Statutes.
Are HOA fees higher than non-HOA costs?
- HOA or condo dues cover shared services and reserves, while non-HOA owners avoid dues but pay for all maintenance directly; condos often have higher monthly dues due to building coverage.
Can I do short-term rentals in a Tequesta HOA?
- Many associations restrict short-term rentals or require minimum lease terms, so you should review the community’s documents and any applicable local rules before planning rentals.
What insurance do I need for a condo vs a house?
- Condo owners typically carry an HO-6 policy for interiors and contents while the association insures common elements; single-family owners insure the home and should verify any association coverage and deductibles.
How do special assessments work in HOAs?
- Associations levy special assessments for large projects or shortfalls, and the risk rises if reserves are underfunded or major repairs are approaching; review budgets, reserves, and recent meeting minutes to gauge exposure.
