All Communities at $200K — Ranked by Annual Cost
| # | Community | Type | Monthly HOA | Annual HOA | Tax | Insurance | Total/Year | Monthly | SB 4-D | Golf |
|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Mainlands of Tamarac | SF | $100 | $1,200 | $2,976 | $3,400 | $7,576 | $631 | No | No |
| 2 | Leisureville | SF | $150 | $1,800 | $2,976 | $3,500 | $8,276 | $690 | No | No |
| 3 | Hollybrook | Condo | $400 | $4,800 | $2,976 | $500 | $8,276 | $690 | Yes | 2 courses |
| 4 | Kings Point (villa) | Villa | $170 | $2,040 | $2,976 | $3,400 | $8,416 | $701 | No | No |
| 5 | Wynmoor Village | Condo | $450 | $5,400 | $2,976 | $500 | $8,876 | $740 | Yes | 18-hole |
| 6 | Lakes of Carriage Hills | Condo | $350 | $4,200 | $2,976 | $500 | $7,676 | $640 | Yes | No |
| 7 | CV Pembroke Pines (low) | Condo | $400 | $4,800 | $2,976 | $500 | $8,276 | $690 | Yes | Yes |
| 8 | CV East Deerfield | Condo | $400 | $4,800 | $2,976 | $500 | $8,276 | $690 | Yes (high) | Par-64 |
| 9 | Sunrise Lakes Ph4 | Condo | $375 | $4,500 | $2,976 | $500 | $7,976 | $665 | Yes | 9-hole |
| 10 | Oriole Golf & Tennis | Condo | $450 | $5,400 | $2,976 | $500 | $8,876 | $740 | Yes | Yes |
| 11 | Lauderdale West (SF) | SF | $100 | $1,200 | $2,976 | $3,400 | $7,576 | $631 | No | No |
| 12 | Palm Aire | Condo | $500 | $6,000 | $2,976 | $500 | $9,476 | $790 | Yes (coastal) | Yes |
| 13 | CV Pembroke Pines (high) | Condo | $789 | $9,468 | $2,976 | $500 | $12,944 | $1,079 | Yes | Yes |
| 14 | Kings Point (condo high) | Condo | $906 | $10,872 | $2,976 | $500 | $14,348 | $1,196 | Yes | No |
All calculations assume $200K purchase price, homesteaded property at ~19.84 mills, mid-range HOA for ranges. Condo insurance is HO-6 ($500/yr); SF insurance is full homeowner's ($3,400/yr). Tax and insurance are identical at same price — HOA is the differentiator. Actual costs vary by specific unit, building, and year.
The Key Takeaways
At $200K, the annual cost ranges from $7,576 (Mainlands single-family) to $14,348 (Kings Point high-fee condo) — a $6,772/year gap between the cheapest and most expensive options. Over 10 years: $67,720. The home type and specific building you choose within a community matters more than which community you choose.
Single-family homes (Mainlands, Leisureville, Lauderdale West) have the lowest total carry despite higher insurance costs because their HOA fees are $100–$150/month vs $350–$906 for condos. The insurance penalty for owning your own structure ($3,400 vs $500) is more than offset by the HOA savings.
Among condo communities, Hollybrook and Sunrise Lakes Phase 4 offer the lowest annual carry with golf included. Wynmoor is slightly more expensive but offers the tightest fee range (most predictable budget) and passed the 40-year inspection. The Century Village communities and Kings Point high-fee sections are the most expensive — and carry the highest SB 4-D exposure.
The Decision Framework
Lowest cost, most control: Mainlands, Leisureville, or Lauderdale West (single-family) — but you handle all maintenance.
Lowest cost with golf: Hollybrook ($690/mo) or Sunrise Lakes Phase 4 ($665/mo) — but verify building-level SIRS compliance.
Best cost predictability: Wynmoor ($740/mo) — tight fee range, passed inspection, golf included.
Best value with full amenities: Kings Point villa ($701/mo) — theater, shuttle, security, no SB 4-D.
Lowest entry price: Century Village East ($50K+) — but highest SB 4-D risk and coastal insurance premium.
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