Florida Condos
Condominium-specific research: fees, reserves, building age, and considerations specific to Florida condo ownership.
Florida condo ownership carries considerations beyond a typical single-family purchase: monthly condo fees, reserve funding adequacy, potential special assessments, and (following recent legislative changes after the 2021 Surfside collapse) milestone structural inspection and reserve-funding requirements for many older buildings. Buyers should review a building’s reserve study and any pending or recent special assessments as part of due diligence.
Condos We’ve Researched
- Colonial Country Club
A fully built-out, 1,699-home Pulte-developed golf community near RSW airport in Fort Myers, with mandatory bundled club membership split between a Golf Village and Lakes Village tier and a golf course freshly renovated in 2025-2026.
- Heritage Bay Golf & Country Club
A bundled-golf, gated community in North Naples with 27 holes across three nines and a resident population that skews dramatically older (median age 70.3 per the 2020 Census) despite carrying no legal age restriction, currently the site of an unrelated but documented elder-fraud case tied to post-Hurricane-Ian repair scams targeting several nearby communities.
- Heritage Palms Golf & Country Club
A 1,662-home, 55-plus bundled-golf community in Fort Myers built by U.S. Homes (later a Lennar subsidiary) with two full 18-hole courses, where every homeowner’s dues fund golf regardless of whether they play, and where reported total annual costs across two conflicting fee breakdowns both land near roughly $9,400-$9,900.
- Seven Lakes
One of Southwest Florida’s first 55-plus communities, built starting in 1971 with its own executive golf course, notable for a multi-year, well-documented post-Hurricane-Ian lockout dispute that drew sustained local TV news investigation.
- River Towers
A 1973-1974-era, 108-unit, age-restricted waterfront condominium property on the Caloosahatchee River in Cape Coral’s original, centrally located Caloosahatchee neighborhood.
- Heritage Cove
A 529-unit, 55-plus, non-golf gated community in south Fort Myers built by U.S. Home Corporation starting around 1999, centered on a large clubhouse and 10 heated pools rather than golf.
- Cinnamon Cove
A 770-unit, non-golf 55-plus community in south Fort Myers built by U.S. Home Corporation between 1981 and 1992, centered on three lakes and 10 heated pools, with age restriction that varies by sub-association rather than applying uniformly.
- Brandywine
A 351-unit, 55-plus condo and villa community in South Fort Myers built in phases from 1980 to 1988, adjacent to but not bundled with two nearby golf clubs, with a reported no-pets policy and strict one-lease-per-year rental limit.
- Aberdeen
Aberdeen is a large, mostly age-restricted, gated golf community in unincorporated Boynton Beach built out by developer UDC between 1983 and 1990, combining 25 separate residential villages — some under mandatory country-club membership, some not — around the private Aberdeen Golf & Country Club.
- Century Village at Boca Raton
Century Village at Boca Raton is one of four separately governed Century Village communities across Florida, a large, fully built-out 55-plus condominium community of 7,500 units across 105 buildings on 700 acres in western Boca Raton, built between 1970 and 1995 and organized as 16 separate neighborhood associations.
- Century Village at Deerfield Beach
Century Village at Deerfield Beach, also marketed as Century Village East, is the largest of Florida’s four Century Village communities by unit count, with 8,508 condominium units built between 1970 and 1995, a 145,000-square-foot main clubhouse, a 1,600-seat theater, and 15 satellite pools.
- Wynmoor Village
Wynmoor Village is a large, age-restricted 55-plus gated condominium community in Coconut Creek with 5,260 units built from 1978 to 1999, anchored by its own 18-hole Wynmoor Golf Club, a 50,000-plus-square-foot clubhouse, 19 pools, and an on-site medical center.
- Kings Point in Delray Beach
Kings Point in Delray Beach is a large, age-restricted 55-plus gated condominium community of 7,200 units built between 1973 and 1985, organized into three sections (Brittany, Flanders, and Monaco) and anchored by two Robert Trent Jones-designed golf courses.
- Kings Point at Sun City Center
Kings Point at Sun City Center is a large, age-restricted 55-plus gated community developed from 1973 to 2015 with 5,277 homes and villas, governed by more than 100 separate condo associations and anchored by two clubhouses totaling 126,000 square feet, 27 holes of golf, and free internal and external tram service.
- On Top of the World (Clearwater)
On Top of the World in Clearwater is one of Florida’s longest-established 55-plus condominium communities, with roots dating to 1947, spanning 96 buildings and 4,959 units, and offering residents free access to two on-site golf courses within a notably low, largely all-inclusive HOA fee structure.
- Heritage Landing
Heritage Landing is a Lennar-developed, guard-gated golf and country club community in Punta Gorda offering terrace condominiums, coach homes, and single-family homes, anchored by an 18-hole Gordon Lewis-designed golf course with golf membership included in every home purchase.
- Burnt Store Marina
Burnt Store Marina is a 600-acre, non-age-restricted boating and golf community in Punta Gorda with 1,920 residences across 47 sub-associations, anchored by one of the largest deep-water marinas on Florida’s Gulf Coast and a 27-hole golf course.