Lakes of Carriage Hills is a condo 55+ community in Tamarac, built 1970s-1980s. With 500+ homes and community pool, it sits in the middle tier of Broward County 55+ communities — more affordable than the mega-communities but with enough amenities to support an active retirement lifestyle.
This guide breaks down the true annual cost of ownership — not just the purchase price, but the HOA fees, property taxes, insurance, and maintenance that determine your monthly cash outflow.
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Talk to a Specialist →Annual Cost at $120K Purchase Price
| Cost Category | Annual Cost | Monthly |
|---|---|---|
| Property Tax (after homestead) | $1,400 | $117 |
| HOA Fee | $3,000 | $250 |
| Insurance (HO-6 + share of master) | $1,800-$3,200 | $150-$267 |
| Maintenance Reserve | $1,000-$2,000 | $83-$167 |
| Total Annual Carry | $7,200-$9,600 | $600-$800 |
Annual Cost at $200K Purchase Price
| Cost Category | Annual Cost | Monthly |
|---|---|---|
| Property Tax (after homestead) | $3,000 | $250 |
| HOA Fee | $3,900 | $325 |
| Insurance | $2,200-$3,800 | $183-$317 |
| Maintenance Reserve | $1,500-$2,500 | $125-$208 |
| Total Annual Carry | $10,600-$13,200 | $883-$1,100 |
What the HOA Covers
At Lakes of Carriage Hills, your HOA typically covers water, sewer, cable TV, exterior maintenance, roof repair/replacement, common area landscaping, and pool/clubhouse access. As a Tamarac community near Kings Point and Mainlands, it benefits from the area's concentration of 55+ services and infrastructure. The community offers a clubhouse with social activities and a heated pool — a more modest amenity package than the mega-communities, but sufficient for residents who prioritize affordability over resort-style facilities.
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The 5-Year Cost Projection
In Broward County's current environment, expect HOA fees to increase 5-10% annually as insurance premiums stabilize (the 17% statewide cut in 2026 helps, but does not eliminate increases entirely) and SB 4-D reserve funding requirements take effect. Property taxes increase modestly under Save Our Homes (capped at 3% annually for homesteaded properties).
| Year | Estimated HOA/Mo | Estimated Annual Carry (at $200K) |
|---|---|---|
| 2026 (current) | $325 | $11,900 |
| 2027 | $348 | $12,416 |
| 2028 | $374 | $12,968 |
| 2029 | $400 | $13,520 |
| 2030 | $426 | $14,072 |
How Lakes of Carriage Hills Compares
At a $200K purchase price with a $325/month HOA, Lakes of Carriage Hills falls in the middle range of Broward County 55+ communities. The annual carry of approximately $12K-$13K compares to Century Village Pembroke Pines (lower purchase price but higher HOA), Wynmoor ($400-$500/month HOA but more amenities), and Mainlands (much lower HOA but you handle your own maintenance).
The right choice depends on whether you prioritize lowest monthly cost (Mainlands), best amenity-to-cost ratio (Wynmoor), or the specific location and community character that Lakes of Carriage Hills offers.
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