Condo or Single-Family? What Seasonal Buyers Must Know About Florida's New Condo Rules

Why do snowbirds love condos — and should they still?

The appeal is real: lock the door in April, fly home, and let the association handle the roof, the landscaping, and the hurricane shutters. For owners who are here five months a year, that convenience is worth a lot. And 2026 is, on paper, a condo buyer's market — statewide condo inventory is up roughly 38% year over year with over 13 months of supply, and values in major Florida markets are down 4.7% to 9.9%. There are genuine deals. The catch is that some "deals" are cheap because the building carries expensive problems.

What are milestone inspections and why do they matter?

After the 2021 Surfside tragedy, Florida law (Statute 553.899) began requiring milestone structural inspections for condo buildings three stories or taller — at 30 years of age (25 in some coastal jurisdictions), then every 10 years after. Associations must also complete a Structural Integrity Reserve Study (SIRS) and actually fund reserves for major repairs, ending the old practice of waiving reserves to keep dues artificially low.

The result: many associations have raised reserve contributions 30–40%, and buildings that failed Phase 2 inspections have levied special assessments that in extreme cases run into six figures per unit. In Northeast Florida the exposure is smaller than in Miami — our coastal condo stock is generally newer and lower-rise than South Florida's — but oceanfront buildings in Jacksonville Beach and Ponte Vedra from the 1970s and '80s absolutely fall under these rules.

What documents should you demand before offering on a condo?

At minimum: the current budget and dues schedule, the reserve balance, 12 months of board meeting minutes, the milestone inspection report (if the building is old enough), the SIRS, any pending or recent special assessments, and the master insurance declarations. Ask three questions directly: Is a special assessment in effect or being discussed? What did the milestone inspection find? What funding shortfall did the SIRS identify? For an older building, spending a few hundred dollars having a structural engineer or condo-savvy attorney review the reports is cheap insurance on a six-figure purchase.

Also check the rental rules — many associations restrict how often you can rent your unit, which matters if you're counting on off-season income.

When does single-family (or a villa) win?

If the condo math spooks you, Northeast Florida has a middle path that many snowbirds land on: villas, patio homes, and townhomes in communities like Nocatee, Sawgrass, and Del Webb-style 55+ neighborhoods. You get single-story living, an HOA that cuts the grass, no milestone-inspection exposure, and full control of your own roof and insurance. Detached homes cost more to carry and require storm-prep arrangements when you're away — but you'll never open a letter announcing a $60,000 assessment you didn't vote for.

Quick answers about Florida condos for seasonal owners

Are Florida condos a bad investment in 2026? Older, underfunded buildings are risky; well-run buildings are arguably a better value than they've been in years, with statewide condo prices down 4.7–9.9% and sellers negotiating. The inspection-and-reserves paperwork tells you which kind you're looking at.

What's the difference between a milestone inspection and a SIRS? The milestone inspection is an engineer's assessment of the building's structural condition — is it safe. The SIRS (Structural Integrity Reserve Study) is the financial plan — does the association have enough money set aside for the roof, waterproofing, and structural repairs coming due. You want to read both.

Do townhomes and villas fall under these rules? Generally no — the milestone and SIRS requirements target buildings three stories and taller. That's a major reason two-story villa and townhome products in communities like Nocatee have become the sweet spot for risk-averse seasonal buyers.

How much are condo fees in the Jacksonville area? Oceanfront buildings in Jacksonville Beach and Ponte Vedra commonly run $600–$1,200+ per month depending on age, amenities, and insurance; inland and newer low-rise communities run considerably less. Always ask what the fee includes — building insurance and reserves are the items that matter.

The bottom line for seasonal buyers

Don't rule out condos — rule out bad buildings. A well-run association with a clean milestone report, funded reserves, and stable dues is still the easiest way to own five months of Florida. Just buy the building, not the view. We keep tabs on which local associations have completed inspections and how their reserves look — ask us before you fall in love with a listing.