HOA fees, Lee County property taxes, and the insurance picture for 1980s construction in post-Ian Lee County — every number before you buy.
Brandywine delivers the lowest all-in monthly costs of any 55+ gated community in South Fort Myers. The HOA is modest, there is no CDD, there is no golf fee, and home prices are the most accessible in the area. The caveat is construction vintage — 1980s homes in Lee County require careful insurance and mechanical system due diligence that newer communities do not.
| Unit Type | Monthly HOA | Coverage |
|---|---|---|
| Condominiums | ~$360–$420/mo | Master + sub-assoc.; includes building exterior, roof, landscaping, and master building policy |
| Attached Villas | ~$300–$380/mo | Master + sub-assoc.; exterior landscaping coverage varies by sub-association |
Brandywine is in unincorporated Lee County at approximately 13.4 mills (1.34%). Florida Homestead Exemption of $50,722 applies; qualifying 65+ seniors with limited income may receive an additional $50,000 Lee County senior exemption.
| Home Value | Tax (homestead only) | Tax (homestead + senior) |
|---|---|---|
| $190,000 | ~$1,870/yr · $156/mo | ~$1,200/yr · $100/mo |
| $270,000 | ~$2,950/yr · $246/mo | ~$2,280/yr · $190/mo |
| $350,000 | ~$4,020/yr · $335/mo | ~$3,350/yr · $279/mo |
For condo buyers at Brandywine, the master association carries the building policy — your HO-6 interior and contents policy runs approximately $800–$1,800/year. The master policy premium has increased post-Ian and is embedded in the HOA fee. For villa buyers where you carry your own homeowner's policy, wind insurance for a 1980s attached home in Lee County runs $3,500–$7,000/year depending on roof age and condition, window type, and construction material. Flood insurance adds $800–$2,500/year. Always confirm flood zone for the specific parcel at msc.fema.gov before buying.
| Cost Item | Monthly |
|---|---|
| HOA (including building insurance) | $390 |
| Property tax (homestead + senior exemption) | $123 |
| CDD | $0 |
| HO-6 interior policy | $100 |
| Monthly Total | ~$613 |
This is the lowest true all-in monthly cost available in South Fort Myers 55+ gated communities. No comparable community offers this cost structure.
A specialist can confirm insurability for a specific unit, pull the actual tax bill, and do side-by-side cost comparisons with Heritage Cove and Cinnamon Cove.
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