Condominium living in South Florida runs from boutique buildings to full-service towers with valet and resort amenities, most along the Intracoastal or on the sand, where a high floor buys the view and the breeze. The building handles the roof, landscaping and insurance; you decide how much time to spend there. Fees, reserves and rental rules vary widely from building to building, so we compare them before you write an offer.
Inside Condo Buying
The Right Building, Not Just the Right Unit
Two units with the same view can carry very different costs, because the building behind them matters as much as the finishes. Before you make an offer, we review the building's finances, reserves and inspection reports so you know exactly what you are buying into.
Why Buy a Condo in Fort Lauderdale
Waterfront living on the New River, the Intracoastal and the Atlantic
A walkable downtown with Las Olas Boulevard, the Riverwalk, dining, galleries and the Broward Center close by
Lock-and-leave ownership for seasonal and second-home buyers
Resort amenities such as pools, spas, fitness centers, concierge and valet
Less upkeep than a house, since the association maintains the exterior, roof and common areas
Where to Look
Downtown and Las Olas: riverfront towers within walking distance of Las Olas Boulevard and the Riverwalk
Fort Lauderdale Beach: oceanfront and beach-access towers along A1A
Galt Ocean Mile: a stretch of oceanfront towers in north Fort Lauderdale with a quieter, residential feel
Buying a Condo in Florida Has Changed
After the 2021 Surfside collapse, Florida passed new laws that changed how condo buildings are inspected and funded.
Milestone inspections: buildings three stories or taller must have a structural inspection at 30 years, then every 10 years
Structural Integrity Reserve Studies (SIRS): buildings three stories or taller must study their roof, structure, plumbing, electrical, waterproofing, windows and other key systems, and plan how to pay for them
Reserves can no longer be waived: associations must fund the repairs their SIRS identifies
For buyers, this means some buildings have raised their fees or passed special assessments, while well-run buildings have their finances in order. Knowing which is which is the most important part of buying a condo today.
What We Review Before You Buy
The SIRS, and how current reserves compare to what it recommends
Milestone inspection findings and required repairs
The budget and financial statements
Board meeting minutes from the last 12 to 24 months
Current and likely special assessments
Master insurance costs and deductibles
Rental, pet and approval rules
Whether the building qualifies for conventional financing
Under the current Florida Realtors condo rider, resale buyers have seven business days after receiving the required condo documents to cancel. We use that time to review the documents with you, so there are no surprises after closing.
We are not attorneys or engineers. We always recommend having a Florida real estate attorney review condo documents and a licensed inspector review the unit.
The Real Cost of Owning a Condo
Monthly association fees: cover building insurance, reserves, maintenance, amenities, and often water, cable and internet
Your own insurance (HO-6): the building's policy covers the structure, not your unit's interior or your belongings
Special assessments: one-time charges for major repairs, which the documents often signal in advance
Property taxes: with a homestead exemption available if it is your primary residence
Flood insurance: worth reviewing for waterfront buildings
How We Work With Condo Buyers
Consultation: we learn your budget, lifestyle and must-haves
Building shortlist: we narrow the options and share what we know about each building
Tours: we preview units and buildings with you, in person or by video
Offer and document review: we negotiate the best terms and walk through the condo documents with you
Approval and closing: we manage the association application and every deadline through closing
Featured Downtown Buildings
Las Olas River House: a 42-story riverfront tower completed in 2004, with a 6th-floor rooftop garden, spa and resort pool
Las Olas Grand: a 39-story tower completed in 2005, with European-inspired design and five two-story villas
WaterGarden: a 32-story tower on the New River completed in 2004, with some of downtown's most accessible price points
Frequently Asked Questions
What is a SIRS? A Structural Integrity Reserve Study. It estimates the remaining life of a building's major systems and how much the association must save to repair or replace them. Florida requires one for condo buildings three stories or taller.
Do condo fees include insurance? They include the building's master policy. You still need your own HO-6 policy for your unit's interior and belongings.
Can I rent out my condo? It depends on the building. Many Fort Lauderdale towers set minimum lease terms and limit how often a unit can be leased. We check the rules before you make an offer.
How long does association approval take? Most buildings require an application, and approval can take several weeks. We build that time into the contract.
Can I finance a condo purchase? Yes, if the building meets lender guidelines. Buildings with underfunded reserves, major pending repairs or litigation may limit financing options, which is one reason we review the documents early.
