The Full Annual Cost — Three Price Points
| Cost Component | $150K Unit | $250K Unit | $320K Unit |
|---|---|---|---|
| Monthly HOA (mid-range $450) | $450 | $450 | $450 |
| Annual HOA | $5,400 | $5,400 | $5,400 |
| Property Tax (homesteaded) | $1,984 | $3,968 | $5,357 |
| HO-6 Condo Insurance | $475 | $500 | $525 |
| Total Annual Carry | $7,859 | $9,868 | $11,282 |
| Monthly Equivalent | $655 | $822 | $940 |
At $655/month total carry for a $150K condo with 18-hole golf, heated pools, a 50,000 sq ft clubhouse, and Café on the Green dining access, Wynmoor offers one of the strongest value propositions in Broward. The $250K unit ($822/month) is comparable to renting a 1-bedroom apartment in Fort Lauderdale — except you own it, you have equity, and your HOA includes golf.
What the HOA Covers
Wynmoor's $400–$500/month HOA is comprehensive. It includes: master building insurance (the single largest line item), exterior maintenance and painting, roof maintenance, common area maintenance, landscaping, pest control, security and gate staff, clubhouse operations and programming, 18-hole executive golf course, Café on the Green, pools and fitness facilities, cable TV, water and sewer, and community bus service.
What it does not cover: your personal contents (HO-6 insurance), interior unit maintenance and upgrades, personal electric, personal internet upgrades beyond basic cable, and any special assessments if reserve funding falls short.
Why Wynmoor's Fee Range Is Tight — And Why That Matters
At Century Village Pembroke Pines, the building-level HOA variation ranges from $150 to $513+ per month on top of the community recreation fee. At Kings Point, it ranges from $150 to $906. At Wynmoor: $400 to $500. A $100/month spread versus a $756/month spread. This matters because it means your financial exposure at Wynmoor is bounded in a narrow range regardless of which building you choose.
The tight range exists because Wynmoor's buildings are more uniform in construction era (1978–1999 vs Century Village's 1978–1995), the community passed the 40-year structural inspection (reducing building-to-building reserve variance), and the strict buyer qualification requirements (700+ credit, 30% down) ensure new owners can sustain the fee level without financial stress.
The 10-Year Budget Projection
Assuming 4% annual HOA increases (Wynmoor's historical average), the $450/month fee reaches approximately $666/month in year 10. Your total annual carry on a $200K unit grows from $8,368 to approximately $10,960 over the decade. Budget $11,000/year by year 10 as your planning number. That's approximately $917/month — still well below what most comparable lifestyle options (renting a condo, paying golf club dues, hiring maintenance) would cost independently.
Wynmoor vs the Competition — Cost Comparison
| Community (at $200K) | Annual HOA | Tax | Insurance | Total Annual |
|---|---|---|---|---|
| Wynmoor Village | $5,400 | $2,976 | $500 | $8,876 |
| CV Pembroke Pines (mid) | $6,960 | $2,976 | $500 | $10,436 |
| Hollybrook | $4,800 | $2,976 | $500 | $8,276 |
| Kings Point (condo) | $7,800 | $2,976 | $500 | $11,276 |
| Mainlands (single-family) | $1,200 | $2,976 | $3,600 | $7,776 |
Wynmoor sits in the middle of the cost range — more expensive than Mainlands (which has no comparable amenities) and Hollybrook (which has better golf but a smaller community), but less expensive than Century Village mid-range buildings and Kings Point condo sections. For the amenity package delivered — 50,000 sq ft clubhouse, 18-hole golf, Café on the Green, passed structural inspection — Wynmoor's cost-per-amenity ratio is the best in Broward.
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