Naples Home Owners Association Basics

Most of Naples properties are within a homeowners association (HOA), a condo association, or in many cases both. Associations are ruled by their Declaration of Covenants, Articles of Incorporation and Bylaws. These documents outline how the associations will be governed. Sellers must provide buyers copies of the community’s governing documents and recent financial statements along with disclosure of all fees before a buyer can be locked into a purchase agreement.

It is very important that buyers review these document. Provisions stating no pet, no trucks, no motorcycle, no renting are common. These documents spell out what a homeowner can or cannot do.

Condo Associations

There are many developments in Naples governed by one condo association -they are know as condo communities. These condo communities might just have one building such as a high-rise or it might have dozen of buildings.

 It is the condo association’s responsibility to take care of the building, the grounds surrounding the building and the amenities (pool, tennis, etc.). Homeowners elect board member under the rules outlined by the governing documents. The homeowner does not own any of the building. They are members of the association which does. Homeowners own everything within their four walls – walls, cabinets, plumbing, etc.

Home Owner Association (HOA)

An HOA governs single family home neighborhoods. Here the homeowner owns and is responsible for their building. Most of the newer HOA’s take care of all the outside landscaping as part of the HOA fee. HOAs are also responsible for any common areas and the amenities. Homeowners elect the board members to govern.

Master HOA

 In larger developments it is very common that a homeowner is within their HOA or condo association and also within a master association. When a development has multiple HOAs and/or condo associations, then there is a Master association that governs the common areas and/or amenities shared by all homeowners. For example, Pelican Marsh in North Naples has 28 separate single family home and condo subdivisions. All owners are part of the Pelican Marsh HOA association. The HOA takes care of all the common elements and amenities – boulevards, tennis courts, fitness club, entry gates, etc.

Naples HOA and Condo Fees

Fees are paid to manage and care for the associations. The higher the fees the better the services or the nicer the flowers or the better the amenities. The highest condo fees would be in beach high-rise buildings. Larger condos in the nicest buildings can be as much as $80,000 per year. But an average for a beach high-rise building would be closer to $12,000 per year. Fees for nice condos away from the beach range between $2,500 to $5,000 per year depending on the amenities.

Insurance on the buildings is usually the single highest line item expense. But fees are also collected for future repairs such as painting, roofs, elevators, etc. These are called the reserves. Occasionally there could be a special assessment for an unplanned repair or updating, but those are rare and unusual.

HOA fees vary based on the services provided by the HOA. Sometimes the HOA has little responsibility and the fee might be a couple hundred dollars. Other times the HOA does landscaping and maintenance, provide tennis courts, swimming pools and a club house. In these cases the fee will be higher.

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