HOA Fees in Tamarac, FL: A 2026 Cost Guide

If you are looking for value in the Broward County real estate market, Tamarac is usually one of the first places that pops up on the radar. It offers a lot of house for the money compared to coastal neighbors like Fort Lauderdale or Pompano Beach. However, the purchase price is only half the story here.

Because Tamarac was developed heavily with master-planned communities and condominium complexes, homeowners association (HOA) fees—or Condo Association (COA) fees—play a massive role in your monthly affordability. In 2026, these fees vary wildly. You might find a single-family home with a fee of $150 a month, and just down the street, a two-bedroom condo with fees pushing past $800.

Understanding why those numbers look the way they do, and specifically what’s happening with Florida insurance and safety regulations this year, is the key to making a smart buy.

What Is the Average HOA Fee in Tamarac?

When buyers ask me for an “average,” I have to ask them what kind of lifestyle they are buying. The fee structure in Tamarac is completely dependent on the type of property. A standalone house simply doesn’t have the same shared expenses as a high-rise building.

Here is how the costs generally break down in the current market:

Single-Family Homes These typically have the lowest fees, usually ranging from $100 to $300 per month. In these neighborhoods, you are generally paying for common area landscaping, maybe a community gate, and a clubhouse. You are usually responsible for your own roof and building insurance, which keeps the monthly HOA bill lower (though your personal insurance bill will be higher).

Condominiums Condo fees are significantly higher, typically falling between $400 and $900+ per month. This sticker shock scares some buyers, but you have to remember that this fee includes the master insurance policy for the building, roof maintenance, and often water and cable.

55+ Communities This is where you see the biggest variation. An active adult community with a massive clubhouse, theater, and private bus service will naturally cost more than a quiet community with just a pool. In luxury or highly amenitized 55+ sectors, fees can range from $600 to over $1,000 monthly.

Townhomes Townhomes generally sit right in the middle. You might pay for roof maintenance and building exterior upkeep, but you don’t have the elevators or expensive chillers of a high-rise condo.

What Do HOA Fees Typically Cover in Tamarac?

One of the biggest mistakes buyers make is looking at a high HOA fee and assuming it’s a “waste” of money. In Tamarac, especially in the 55+ communities, these fees often cover essential bills you would have to pay anyway.

For condos and townhomes, the fee almost always covers the exterior maintenance. That means if the roof leaks or the building needs painting, the association handles it (funded by your dues). In contrast, most single-family HOAs leave the structure entirely up to you.

Utilities are a major factor here. In many Tamarac condos, your monthly fee covers water, sewer, and trash removal. Even more uniquely, many large communities have bulk contracts for cable TV and high-speed internet. If you are looking at Kings Point Tamarac homes for sale, for example, that high monthly fee bundles in fiber-optic internet and cable, which could easily cost you $150+ on the open market.

Amenities and Security are the final piece of the pie. Guard gates, roving security patrols, heated pools, and community clubhouses all require staffing and electricity. If you are buying into a “maintenance-free” lifestyle, you are paying for the convenience of never having to clean a pool or mow a lawn yourself.

HOA Fees in Popular Tamarac Communities

To give you a real-world idea of what to expect, let’s look at the numbers for some of the most recognized neighborhoods in town. Keep in mind these are estimated ranges for early 2026 and can change based on the specific subdivision or model.

Kings Point This is perhaps the most well-known 55+ community in the area. Fees here generally run on the higher side, often in the $700 to $800+ range monthly. While that sounds steep, it is an “all-inclusive” resort style. It covers water, cable, internet, building insurance, frequent bus transportation, and a clubhouse that features a lavish theater and indoor pools. The trade-off is often a very low purchase price for the condo itself.

Mainlands of Tamarac If you prefer land over a lobby, Mainlands homes for sale offer a different value proposition. These are mostly single-family homes in a 55+ setting. The fees here are incredibly low compared to condos, often sitting around $120 per month to $195 per quarter, depending on the specific section (Mainlands 1-13). Some sections include lawn care and exterior painting, while others are strictly for common areas.

Lime Bay Lime Bay is a classic example of a mid-range condo community. Fees here often hover in the $400s to $500s. It offers great amenities—pools, tennis, clubhouse—but doesn’t have the massive operational scale or bus systems of a Kings Point, keeping the fees more moderate.

Woodmont Woodmont Tamarac real estate is diverse, featuring everything from older condos to newer luxury single-family homes. Because it is a country club setting, costs vary. Some subdivisions have standard HOAs, while others might involve social or golf memberships. Always check if the specific home you are viewing has a mandatory club membership attached to the deed.

Why Are HOA Fees Rising in Tamarac?

If you have been watching the Florida market, you know that fees have ticked up across the board. It isn’t just inflation; there are specific drivers in 2026 affecting condos for sale in Tamarac.

The Insurance Crisis Property insurance rates in South Florida have increased dramatically over the last few years. For condo associations, the cost to insure the actual apartment buildings has skyrocketed. Associations have no choice but to pass these premium hikes on to owners through monthly fees.

SIRS and Reserve Requirements Following recent safety legislation, Florida now enforces strict “SIRS” (Structural Integrity Reserve Studies). By 2026, condo associations are required to fully fund their reserves for critical structural items (like roofs, foundations, and waterproofing). They can no longer waive these reserves to keep fees artificially low. This means many older buildings are playing “catch up,” resulting in higher monthly dues.

Vendor Inflation Simple economics also plays a part. The cost for landscaping crews, pool chemicals, and property management services has risen, and the association budget has to increase to match those vendor prices.

Comparing Tamarac Fees to Nearby Cities

When you stack Tamarac up against the rest of Broward County, the value proposition becomes clear.

Compared to Fort Lauderdale or Boca Raton, Tamarac is significantly more affordable. In coastal cities, the insurance premiums are even higher due to wind/storm risk, and you often pay a “luxury tax” for being near the ocean. A similar condo in East Fort Lauderdale could easily have HOA fees double what you see in Tamarac.

When you look west toward Coral Springs or Sunrise, the fees are comparable, but the housing stock differs. Coral Springs has more non-HOA single-family neighborhoods, which appeals to people who want zero fees and total autonomy. However, the purchase price for homes in Coral Springs is generally higher. Tamarac remains a sweet spot where the purchase price is lower, even if you have to budget for the association fee.

Tips for Evaluating an HOA Before You Buy

High fees aren’t necessarily bad if the association is financially healthy. Here is how to vet a community before you make an offer.

Review the Budget and Reserves Do not just ask what the monthly fee is. Ask to see the budget. Look specifically for the “Reserves” line item. If the community has healthy reserves, they are less likely to hit you with a surprise “special assessment” for a new roof next year.

Ask About Upcoming Assessments Ask the seller or the management company directly: “Are there any planned special assessments?” With the new 2026 laws, many older buildings are planning assessments to fund their structural reserves. You don’t want to buy a condo only to get a $10,000 bill three months later.

Read the Rules Carefully Tamarac has a high concentration of age-restricted communities. Ensure you meet the age requirements (usually 55+, but sometimes 40-45+ for secondary residents). Also, check pet restrictions and leasing rules. Many associations require you to own the unit for one or two years before you are allowed to rent it out.

Frequently Asked Questions