Thinking about buying in a Hobe Sound community but unsure how HOA rules and fees will affect your monthly costs and flexibility? You are not alone. Between coastal insurance, rental policies, and approval timelines, details matter here. In this guide, you will learn what HOA dues usually cover, how single-family and condo fees differ, which rules to check, and how to spot red flags before you make an offer. Let’s dive in.
How HOAs work in Florida
Florida communities are governed by state law and their own recorded documents. Homeowners’ associations follow Florida Statutes Chapter 720. Condominiums follow Florida Statutes Chapter 718. These laws set the foundation for budgets, records, insurance, and owner rights, but the day-to-day rules live in the declaration, bylaws, and association rules.
Some federal rules also apply. Age-restricted neighborhoods must meet HUD guidance on the Housing for Older Persons Act. Associations can set reasonable antenna and satellite rules, but limits are defined by the FCC OTARD rule. The takeaway is simple. Always review both the law and the community’s recorded documents before you buy.
Coastal realities in Hobe Sound
Hobe Sound’s coastal setting brings sun, surf, and a few extra line items. Hurricanes and salt air increase roof, seawall, and exterior costs. Insurance for buildings and common areas can be higher. Special assessments for storm repairs can happen. Many properties also sit in flood zones.
Flood insurance is usually not part of HOA dues. You purchase it separately if your property and loan require it. To check a property’s flood zone, use the FEMA Flood Map Service Center. Strong reserves and clear planning matter in a coastal market, so you will want to see the budget and reserve details before you waive contingencies.
What HOA fees usually cover
HOA dues vary by community and property type, but common inclusions are:
- Common-area maintenance like landscaping, irrigation, and private roads
- Amenities such as pools, clubhouses, fitness rooms, tennis, or gate security
- Insurance for common elements and, in condos, many structural components
- Utilities for common areas and sometimes bulk cable or internet in condos
- Professional management, legal, accounting, and reserve contributions
Common exclusions you pay on your own:
- Your individual hazard insurance and interior coverage for condo improvements
- Flood insurance when required
- Private utilities to your home, phone, and cable if not part of a bulk package
- Routine maintenance the governing documents assign to the owner, such as roof or exterior paint in many single-family neighborhoods
Single-family vs condo costs
You will see different cost patterns in Hobe Sound depending on the product type.
- Condos and townhome condos: Dues are usually higher because the association covers the building exterior, roofs, often elevators, and a broader master insurance policy. Owners typically insure only the interior and personal property. You also see more centralized approvals for buyers and tenants.
- Single-family HOAs: Dues are often lower because owners handle more exterior upkeep. Gated communities with extensive amenities can still have higher dues. You will find architectural controls for exterior changes such as paint, fences, and pools.
Practical takeaway. A lower monthly HOA for a single-family home can be offset by your own exterior maintenance and occasional special assessments. Condos bundle more services into one monthly payment, but the dues are higher and the rules are tighter.
Rental rules you need to check
Rental policies shape both lifestyle and resale value. In Hobe Sound communities, common rules include:
- Minimum lease terms, often 30 to 90 days, with some neighborhoods requiring longer
- Caps on the percentage of units that may be leased at one time
- Registration and approval of tenants with application and screening fees
- Restrictions or bans on short-term or vacation rentals, sometimes with added registration if allowed
Associations can adopt leasing rules if the governing documents allow it. County or town ordinances may also apply. For up-to-date local rules and permits, review the Martin County government website.
If you plan to rent your property, confirm the minimum lease length, any waiting period after purchase, the cap on rentals, and the approval process. Lenders and insurers may treat buildings with a high share of renters differently, which can affect financing and premiums.
Approvals, estoppels, and timelines
Most associations have a process for new owners and tenants. Plan your contract timeline accordingly.
- Buyer or tenant applications: Expect background checks and processing fees.
- Estoppel or resale certificates: Sellers request these to confirm dues, assessments, and compliance. Turnaround often takes 7 to 30 days.
- Architectural approvals: Exterior changes such as paint, screening, pools, solar or hurricane shutters usually require review. Many boards decide within 30 to 60 days, depending on the scope and the documents.
- Lender requirements for condos: Your lender may request association documents for project review, which can extend loan approval time.
Build these steps into your closing date so you are not rushed.
Lifestyle rules to know
Every community has standards to protect appearance and value. In Hobe Sound you may see rules for:
- Pets, including number, size, or breed limits
- Parking, with rules for guest spaces and restrictions on boats, RVs, and trailers
- Noise, quiet hours, and nuisance policies
- Exterior appearance such as colors, landscaping, holiday decor, signage, and satellite placement
- Age-restricted housing in 55+ neighborhoods that comply with HOPA
These rules affect daily life, visitors, and storage. Review them early, especially if you own a boat or multiple vehicles.
Coastal risk and reserve strength
Reserve funds matter in coastal Florida. Ask for the current budget, the latest reserve study or policy, and recent reserve balances. Review board meeting minutes for the past 12 to 24 months. Look for discussions about roofs, paving, seawalls, or insurance shortfalls. If you see low reserves and large capital needs, the risk of a special assessment is higher.
Common red flags include:
- Little or no reserves while major work is coming due
- Frequent special assessments in recent years
- High delinquency rates among owners
- Ongoing litigation that could lead to future costs
If you are buying oceanfront or along the Intracoastal, pay special attention to storm history and seawall condition. Ask what was assessed after recent storms and how the board plans to handle future events.
Buyer due diligence checklist
During your contract contingency period, request these items:
- Governing documents: Declaration or CC&Rs, bylaws, rules, and amendments
- Current budget and 2 to 3 years of financial statements
- Reserve study or written reserve funding policy, plus current reserve balances
- Board meeting minutes for the last 12 to 24 months
- Certificate of insurance for the association master policy
- Estoppel or resale certificate with dues, assessments, transfer fees, and any fines
- List of pending or recent special assessments and the policy on assessments
- Leasing rules, pet policies, and architectural approval procedures
- Any pending litigation involving the association
Key questions to ask:
- What do the dues include and exclude, such as roof, exterior paint, landscaping, or bulk cable?
- Are special assessments pending or recently approved? How much and when?
- What are the current reserves and the funding plan for capital projects?
- What is the process and typical timeline for buyer or tenant approval? What are the fees?
- Are short-term rentals allowed? What is the minimum lease term? Is there a cap on rentals?
- What are the rules for pets, boat or RV storage, and parking?
- Has the community had storm damage recently, and how was it funded?
- Are there any factors that could affect financing or insurance, such as high investor concentration or significant litigation?
Which Hobe Sound community fits your goals
Here are two common scenarios:
- You want low maintenance and amenities. A condo or townhome condo may be a fit. Expect higher monthly dues that cover building insurance and exterior care, plus more structured approvals and leasing rules.
- You want more flexibility on exterior choices or you plan to add a pool. A single-family HOA may work well. Dues can be lower, but plan for roof, paint, and exterior costs that are your responsibility.
If rental income or seasonal use is part of your plan, confirm the minimum lease term and any waiting period after purchase. If you want a quiet, owner-focused setting, you may prefer a community with a longer minimum lease term and a lower rental cap. If you want maximum rental flexibility, look for rules that permit the lease schedule you need.
How we help you compare options
Choosing the right community is about matching total cost and lifestyle. We help you:
- Break down dues vs owner costs so you see the true monthly number
- Gather and review key documents during the contingency period
- Coordinate estoppels, applications, and timelines so closing stays on track
- Connect with trusted vendors for insurance quotes, inspections, and repairs
- Align rental goals with leasing rules if you plan to rent seasonally or long term
When you are ready to explore Hobe Sound, we will guide you through a clear, concierge process from first tour to closing.
Ready to find a Hobe Sound community that fits your budget and lifestyle? Reach out to Matt & Kate Shaw to start your search with local guidance and a streamlined plan.
FAQs
What do HOA fees usually cover in Hobe Sound?
- Dues commonly fund common-area maintenance, amenities, association insurance, management, and reserves, while you pay your own utilities, hazard insurance, and often flood insurance.
How do condo and single-family dues compare in Hobe Sound?
- Condo dues are typically higher because they include exterior and building items, while single-family dues are often lower but shift more exterior costs to you.
Are short-term rentals allowed in Hobe Sound HOAs?
- Many associations restrict or ban short stays and set minimum lease terms, caps on rentals, and approval steps, so always verify the specific leasing rules before you buy.
What documents should I review before buying into an HOA?
- Request the CC&Rs, bylaws, rules, budget, financials, reserve study, minutes, insurance certificate, estoppel or resale certificate, leasing policies, and any litigation list.
How long do HOA approvals take for buyers or tenants?
- Plan for 2 to 4 weeks for applications and 7 to 30 days for estoppels, and build these timelines into your contract to avoid closing delays.
Do HOAs include flood insurance in Hobe Sound?
- No, flood insurance is typically separate from HOA dues and is your responsibility if the property and lender require it; check your flood zone using FEMA’s map tool.
