The Cost Comparison Table — Every Community, Ranked by Annual Carry
This is the table that doesn't exist anywhere else. 55places shows you listing prices. Zillow shows you estimated mortgages. Neither one tells you what it actually costs to own a home in a Broward County 55+ community for a year. The table below does. It includes HOA fees (actual current ranges, not averages), property tax with homestead exemption applied, and estimated annual insurance contribution. For condo communities, the insurance number reflects the master policy cost allocated to individual units — the number that's been driving the crisis.
| Community | City | Homes | Type | Price Range | Monthly HOA | Est. Annual Tax* | Est. Annual Carry** |
|---|---|---|---|---|---|---|---|
| Century Village Pembroke Pines | Pembroke Pines | 7,700+ | Condo | $80K–$265K | $400–$1,000 | $1,800–$4,200 | $7,600–$16,200 |
| Century Village East | Deerfield Beach | ~6,300 | Condo | $60K–$220K | $350–$900 | $1,400–$3,600 | $6,600–$14,400 |
| Wynmoor Village | Coconut Creek | 5,260 | Condo | $100K–$348K | $400–$500 | $1,600–$5,400 | $6,400–$11,400 |
| Kings Point | Tamarac | 4,869 | Condo/Villa/Coach | $89K–$465K | $150–$906 | $1,300–$7,200 | $3,100–$18,100 |
| Mainlands of Tamarac | Tamarac | 4,000+ | Single-Family | $250K–$480K | $50–$150 | $3,800–$7,400 | $4,400–$9,200 |
| Hollybrook Golf & Tennis | Pembroke Pines | 1,962 | Condo | $100K–$310K | $400–$600 | $1,600–$4,800 | $6,400–$12,000 |
| Sunrise Lakes | Sunrise | 2,400+ | Condo | $80K–$230K | $350–$650 | $1,400–$3,700 | $6,000–$11,500 |
| Four Seasons at Parkland | Parkland | 538 | Single-Family | $850K–$1.4M | $300–$400 | $13,100–$21,600 | $16,700–$26,400 |
| Lakes of Carriage Hills | Tamarac | 500+ | Condo/Villa | $120K–$280K | $250–$450 | $1,800–$4,300 | $4,800–$9,700 |
| Palm Aire Country Club | Pompano Beach | 800+ | Condo | $130K–$350K | $400–$600 | $2,000–$5,400 | $6,800–$12,600 |
| Oriole Golf & Tennis | Margate | 600+ | Condo | $100K–$260K | $350–$550 | $1,600–$4,000 | $5,800–$10,600 |
| Leisureville | Pompano Beach | 800+ | Single-Family | $200K–$420K | $100–$200 | $3,100–$6,500 | $4,300–$9,000 |
| Lauderdale West | Plantation | 600+ | Single-Family/Condo | $180K–$380K | $100–$350 | $2,800–$5,900 | $4,000–$10,100 |
*Estimated annual property tax assumes homestead exemption applied at current Broward County combined millage of approximately 19.84 mills. Actual tax varies by city and special district. New buyers pay tax on full purchase price — not the seller's capped assessed value.
**Estimated annual carry = HOA × 12 + estimated property tax. Does not include mortgage, individual HO-6 insurance, or special assessments. Range reflects the spread from lowest-cost to highest-cost units within each community.
The Number That Changes Everything: HOA ≠ HOA
The single biggest trap for Broward County condo buyers is assuming HOA fees are uniform. They are not. At Century Village Pembroke Pines — the largest 55+ community in Broward — the community-wide recreational fee (CVP) is roughly $238–$276 per month. But that is only the first fee. Every building within Century Village has its own condo association with its own separate fee, and those building-level fees range from under $300 to over $500 per month. One buyer in the Buckingham building pays $787/month total. A buyer in Plymouth pays $623/month. Same community, same pool access, same clubhouse — $164/month difference based entirely on which building they chose.
This structure exists because each building has its own master insurance policy, its own reserve fund, and its own maintenance obligations. A building with an older roof and fewer reserves will have a higher building-level HOA than a building that replaced its roof recently and has been collecting adequate reserves for years. Before you buy any condo in any Broward 55+ community, demand the building-specific financial documents — not just the community-wide disclosures.
The Insurance Crisis — What Actually Happened and Where It Stands in 2026
After the Champlain Towers South collapse in Surfside in June 2021, Florida's condo insurance market collapsed alongside it. Between 2022 and 2024, more than a dozen property insurance carriers either left Florida, went insolvent, or stopped writing condo master policies entirely. The carriers that remained repriced risk dramatically — and aging condo communities in Broward County took the worst hit.
Century Village Pembroke Pines became the national poster child for the crisis in August 2023, when hundreds of residents gathered at the clubhouse to protest $100–$200/month fee increases driven entirely by insurance premium hikes on the master policy. One resident told NBC6 he was already paying over $700/month in HOA fees and the increase would push him to $1,000/month. He put his home on the market during the interview.
In 2026, the picture has improved — but unevenly. Broward County saw the largest premium reduction in Florida at 17%, driven by Citizens Property Insurance depopulation and two aggressive private carriers (Loggerhead and American Integrity Plus) taking policies at below-Citizens rates. Citizens has shed 76% of its policies statewide, dropping from 1.41 million at its October 2023 peak to approximately 336,000 by March 2026. Seventeen new carriers have entered the Florida market since the December 2022 reforms.
But here is the reality on the ground: the 17% average reduction means nothing if your specific building still has an older roof, deferred maintenance, or an incomplete SIRS. Coastal high-rises in Deerfield Beach and Pompano Beach still face hard quotes. The communities that benefit most from the thawing market are the ones that already invested in structural maintenance and adequate reserves — which is exactly why the cost table above shows such wide ranges within the same community.
SB 4-D and the Structural Integrity Reserve Study — What Every Buyer Must Know
Florida Senate Bill 4-D, signed in May 2022 in response to the Surfside collapse, requires every condo and co-op building three or more habitable stories tall to complete a Structural Integrity Reserve Study (SIRS) at least once every 10 years. House Bill 913, signed in 2025, extended the initial compliance deadline to December 31, 2025 and clarified that the requirement applies to "habitable stories" — meaning a building with a ground-floor parking garage and three habitable floors above does count.
The SIRS must evaluate eight structural components: roof, load-bearing walls, fire protection systems, plumbing, electrical systems, waterproofing and exterior painting, windows and exterior doors, and any other item exceeding $25,000 that affects structural safety. Starting in 2025, associations cannot waive or underfund reserves for these components. That means if the study reveals a $3 million shortfall in the reserve fund for roof replacement, the association must fund it — either through HOA increases, special assessments, or loans.
For Broward County buyers, this is not theoretical. Century Village's buildings date from the late 1970s through the mid-1990s. Century Village East in Deerfield Beach has buildings from the 1970s — over 50 years old. The SB 4-D reserve requirements for these communities will generate special assessments ranging from thousands to tens of thousands of dollars per unit, depending on the building's condition. Demand to see the completed SIRS, the reserve funding plan, and any pending special assessments before making an offer.
The Mega-Communities — Where 80% of Broward's 55+ Homes Are
Four communities contain the vast majority of 55+ housing in Broward County. Understanding the differences between them is the first decision every buyer needs to make: are you a condo buyer comfortable with HOA governance and shared insurance risk, or do you want owned land and control over your own maintenance? That single question narrows your Broward search from 18 communities to 5.
Century Village Pembroke Pines
The largest 55+ community in Broward and the epicenter of the insurance crisis. A 135,000 sq ft clubhouse with a 1,042-seat theater, 23 pools, golf course, and courtesy bus. HOA fees range from $400 to over $1,000/month depending on building — that variance is the story. Median listing price $199K with 244 active listings and 101 median days on market. Prices declined 7–8% year-over-year through April 2026.
Full Community Guide →Century Village East (Deerfield Beach)
The oldest Century Village and potentially the most SB 4-D exposed. Same brand, but 1970s construction means 50+ year-old buildings facing the most expensive structural reserve requirements. Walking distance to Deerfield Beach, I-95 access, and a dining scene that the Pembroke Pines location lacks. Lower entry prices but potentially higher assessment risk.
Full Community Guide →Wynmoor Village
The "well-maintained" alternative to Century Village. A 50,000 sq ft clubhouse, 18-hole executive golf course, Café on the Green, and HOA fees consistently in the $400–$500 range — narrower than Century Village's $400–$1,000 spread. Wynmoor has passed its 40-year structural inspection. The country-club lifestyle at a condo price point, with 133 mid-rise buildings across a 298-acre gated campus.
Full Community Guide →Kings Point
The only mega-community offering condos, attached villas, and coach homes — three different home types with three different HOA structures. Fourteen subdivisions (Ashmont through Yardley), each with its own association, price range, and character. HOA ranges from $150/month for villas to $906/month for condos. A 1,000-seat theater, courtesy bus, and the broadest variety of any Broward 55+ community.
Full Community Guide →Mainlands of Tamarac Lakes
The community that founded Tamarac. Kenneth Behring built 18 villages as the original purpose-built retirement city in 1963 — 11 of those villages are still 55+ restricted. Single-family homes on owned land with HOA fees as low as $50–$150/month. No SB 4-D exposure (these are houses, not condos). No master insurance policy. The affordable, independent alternative to every condo community on this page.
Full Community Guide →Hollybrook Golf & Tennis
The golf-focused alternative to Century Village in the same city. On-site golf course, tennis courts, and proximity to the Everglades. A smaller, more manageable community for buyers who want the golf lifestyle without the 7,700-unit scale and governance complexity of Century Village. HOA in the $400–$600 range with golf access included.
Full Community Guide →Medium & Small Communities — The Alternatives
Not every buyer wants to live in a 5,000-unit mega-community. Broward has a strong bench of medium-sized communities — many with golf, all with lower profiles and often more stable governance than the mega-communities that dominate the headlines.
Four Seasons at Parkland
The only luxury single-family 55+ community in Broward. Gated, no SB 4-D exposure, HOA covers grounds and community amenities. The polar opposite of Century Village in every way — price, home type, density, and risk profile. Built by K. Hovnanian with premium finishes.
Community Guide →Palm Aire Country Club
Pompano Beach's golf and country club condo community. Competes with Hollybrook and Wynmoor for the golf buyer. Oceanside location means higher insurance exposure but better beach access than any inland community.
Community Guide →Oriole Golf & Tennis
Margate's 55+ golf community. A more affordable entry point than Palm Aire or Wynmoor with on-site golf and tennis. Central Broward location with access to the Sawgrass Expressway.
Community Guide →Sunrise Lakes
Large community in the city of Sunrise near Sawgrass Mills and BB&T Center. A strong value play with HOA fees in the $350–$650 range and entry prices starting under $100K.
Community Guide →Leisureville
Single-family homes in Pompano Beach with HOA fees as low as $100–$200/month. The owned-land alternative on the east side of Broward. No SB 4-D exposure. A quieter, lower-cost path than the condo mega-communities.
Community Guide →Lauderdale West
A mixed community in Plantation with both single-family homes and condo sections. HOA varies dramatically by home type — from $100/month for houses to $350/month for condos. Good Plantation location near University Drive and Broward Mall.
Community Guide →Broward County Property Tax — What New Buyers Actually Pay
The number that trips up every Broward buyer is the seller's tax line on the listing. A long-time owner has years of Save Our Homes protection capping their assessed value increases at 3% per year — so their tax bill looks deceptively low. When you buy, that cap resets. You pay tax on the full purchase price.
Broward County's combined millage rate runs approximately 19.84 mills (county, city, school, and special districts combined). The standard homestead exemption removes the first $50,000 in assessed value from taxation — but only the first $25,000 applies to school taxes, and the second $25,000 only applies to assessed values above $50,000 on non-school taxes. On a $200,000 condo with homestead, expect approximately $2,900–$3,200 in annual property tax. On a $350,000 home, expect approximately $5,400–$6,100. The exact amount depends on which city and special districts your property falls within.
For FY2026, the Broward County Commission lowered the countywide millage to 5.6658 mills — the first reduction since 2018. That is the county portion only. School, city, and special district millage add the rest. Use the Broward County Property Appraiser's millage lookup at bcpa.net to find the exact combined rate for your specific address.
→ Read our complete Broward County Property Tax Guide
Three Zones: Coastal, Central, and Western Broward
Broward County's 55+ communities cluster into three geographic corridors, each with distinct cost and lifestyle profiles:
Coastal (Deerfield Beach, Pompano Beach, Hallandale Beach): Beach access within minutes. Century Village East and Palm Aire are the headliners. Highest insurance premiums in the county due to coastal wind exposure. Older construction (1960s–1980s) means the most SB 4-D reserve pressure. If you want the beach, budget accordingly — you're paying a 15–30% insurance premium over inland communities for the privilege.
Central (Tamarac, Coconut Creek, Sunrise, Margate): Where most of Broward's 55+ inventory sits. Kings Point, Wynmoor, Mainlands, Oriole, Sunrise Lakes, and Lakes of Carriage Hills are all here. Mid-range insurance costs, the widest variety of home types (condos, villas, single-family), and the best value per square foot. Tamarac alone has three mega-communities and was literally founded as a retirement city.
Western (Pembroke Pines, Parkland, Davie): Century Village Pembroke Pines and Hollybrook dominate the west side, along with Four Seasons at Parkland at the luxury end. Newer construction on average, family-adjacent neighborhoods (good if you have grandchildren nearby), and better Everglades access. Pembroke Pines has the largest 55+ population of any city in Broward.
→ Read our Broward County Corridor Guide
Research Guides — The Deep Dives
Every guide below was written to answer a specific question that a real buyer is typing into Google. No lifestyle fluff. No generic advice. Just the math, the law, and the honest analysis.
Florida SB 4-D Reserve Guide
The definitive explainer of the structural integrity reserve study law. What it requires, which communities face the biggest assessments, and what to demand before buying any Florida condo.
Florida Condo Insurance Crisis
Why carriers left. What master policies cost. How insurance flows to individual unit HOA fees. 3-year projection and what to demand: insurance dec page, loss history, carrier AM Best rating.
Broward County Property Tax Guide
Effective rates, homestead exemption math at every price point, senior exemptions, and how Broward compares to Palm Beach, Polk, and Sarasota counties.
Condo Due Diligence Checklist
The 15 documents to demand before buying any Florida condo. Reserve study, insurance dec page, 3-year HOA history, pending litigation, SB 4-D compliance, and more.
Total Cost Comparison Table
Every Broward 55+ community ranked by true annual carrying cost. The math that shows an $80K Century Village condo can cost more per year than a $500K Mainlands single-family home.
Broward Corridor Guide
Coastal vs Central vs Western Broward. Three zones, three insurance profiles, three lifestyles. Where your dollar goes furthest and where it doesn't.
Head-to-Head Comparisons
Every comparison page below includes a side-by-side cost table, honest pros and cons, and a clear verdict on which community is better for which buyer. These are the matchups that buyers actually search — not random pairings.
Century Village: Pembroke Pines vs Deerfield Beach
Same brand, different decades. PP (1978–1995) vs Deerfield (1970–1985). Which has better reserve health? Which faces larger SB 4-D assessments?
Century Village vs Wynmoor
The chaos vs the country club. $300–$1,000/mo HOA vs $400–$500. Different management cultures, different financial health, different lifestyles.
Wynmoor vs Kings Point
Two mega-communities in adjacent cities. Coconut Creek condos vs Tamarac condos/villas/coach homes. Same buyer budget, very different home types.
Wynmoor vs Hollybrook
Both have golf. Wynmoor's executive course vs Hollybrook's full 18. Country club vs golf-and-tennis club. Two different visions of golf retirement.
Mainlands vs Kings Point
Same city, completely different financial models. Single-family owned land vs condo/villa managed community. The freedom-vs-convenience decision.
Broward Luxury vs Palm Beach Luxury
Four Seasons at Parkland ($999K) vs Valencia and Boca Raton. Same buyer, different counties, different tax rates, different lifestyle.
The $80K Condo Trap — Why the Cheapest Home Isn't the Cheapest to Own
Here is the math that every listing agent in Broward hopes you never see: a $80,000 condo at Century Village with an $800/month HOA, $1,400 annual property tax, and $500/year HO-6 insurance costs $11,500 per year to own — before mortgage, maintenance, or special assessments. A $350,000 single-family home at Mainlands of Tamarac with a $100/month HOA, $5,400 annual property tax, and $3,800/year homeowner's insurance costs $10,400 per year to own.
The $80K condo costs $1,100 more per year than the home that costs four times as much. And the condo has SB 4-D reserve assessment risk. The house does not. The condo has a master insurance policy controlled by a board you may or may not trust. The house has your own policy that you control. The condo is in a market where prices dropped 7–8% last year. The house is in a market that held value.
None of this means condos are bad investments — it means cheap condos in communities with deferred maintenance and inadequate reserves are the most expensive housing in Broward County when measured by annual carrying cost. The listing price is a distraction. The annual cost is the truth.
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