Four Phases, Four Different Financial Stories
The single most important thing to understand about Sunrise Lakes is that the four phases are operationally independent communities sharing a geographic name. Each phase has its own condo associations (multiple per phase — Phase 3 alone has five "INC" sub-associations across 93 buildings), its own maintenance fees, its own reserve funds, and its own insurance policies. The HOA you pay in Phase 2 is completely unrelated to the HOA in Phase 4. The reserve health of a building in Phase 1 tells you nothing about a building in Phase 3.
| Phase | Built | Units | HOA Range | Golf | Key Facts |
|---|---|---|---|---|---|
| Phase 1 | 1971–1978 | 600+ | $350–$550 | No | Oldest buildings, highest SB 4-D exposure |
| Phase 2 | 1975–1985 | 600+ | $285–$650 | No | NBC6 special assessment protests in 2023, no pets |
| Phase 3 | 1978–1990 | 500+ | $350–$500 | 9-hole | 93 buildings, 5 sub-associations, golf course |
| Phase 4 | 1985–1997 | 500+ | $300–$450 | 9-hole | Newest construction, lower SB 4-D risk, golf |
⚠ Phase 2 — The Insurance and Assessment Crisis
In August 2023 — the same month Century Village Pembroke Pines made national news — NBC6 covered a packed special assessment meeting at Sunrise Lakes Phase 2. Residents protested multiple assessments totaling hundreds of dollars for elevator repairs, overdue bills, and roof work that previous boards had deferred. The current board president told NBC6 the community "inherited a legacy of mismanagement" and that insurance companies required roof repairs as a condition for continued coverage. This is the identical dynamic that drove the Century Village crisis: deferred maintenance → higher insurance premiums → special assessments → resident protests. Before buying in Phase 2, demand the current reserve study, assessment history, and roof replacement status.
The Amenity Package
The main clubhouse offers 34,000 square feet of recreational space — smaller than Century Village or Wynmoor but well-equipped. Features include a theater, a 6,000 sq ft multipurpose room with catering kitchen, billiard room, card room, hobby room, heated pool and jacuzzi, sauna, two tennis courts, four pickleball courts, five handball/racquetball courts, and a library. The handball/racquetball courts are an unusual amenity that most other Broward 55+ communities lack.
Phases 3 and 4 each have a 9-hole golf course threading through the community, providing both a recreational amenity and golf-course views for many units. Multiple satellite swimming pools are distributed across all four phases. A courtesy bus service provides transportation within the community and to nearby shopping.
Location — The Sawgrass Mills Advantage
Sunrise Lakes sits in the heart of Sunrise, minutes from Sawgrass Mills (the largest outlet mall in the United States), the Amerant Bank Arena (home of the Florida Panthers NHL team), and the Sawgrass Expressway providing north-south access across Broward. I-595 is nearby for east-west travel to Fort Lauderdale (20 minutes) and I-75 (15 minutes). FLL Airport is under 15 miles east.
For a 55+ buyer who values entertainment access, shopping variety, and central Broward positioning, Sunrise Lakes delivers a location that Century Village Pembroke Pines (farther west) and Century Village East (farther east) cannot match. The Panthers games, the Sawgrass shopping, and the highway access are genuine location advantages.
The Cost Comparison — Which Phase is the Best Value?
| Cost Item (Annual) at $150K | Phase 1 | Phase 2 | Phase 4 |
|---|---|---|---|
| HOA (mid-range) | $5,400 | $5,400 | $4,500 |
| Property Tax (homesteaded) | $1,985 | $1,985 | $1,985 |
| HO-6 Insurance | $500 | $500 | $475 |
| Total Annual Carry | $7,885 | $7,885 + assessment risk | $6,960 |
Phase 4 is the clear value winner: newest construction (1985–1997), lowest HOA fees, a 9-hole golf course, and the least SB 4-D exposure of any phase. The $925/year savings over Phase 1 compounds to $9,250 over 10 years — and Phase 4's lower assessment risk widens the gap further. For buyers with the budget flexibility to choose between phases, Phase 4 is the strongest financial position at Sunrise Lakes.
What Works
- Entry prices starting under $100K — strong value play
- Phase 3 and 4 have 9-hole golf courses included
- 34,000 sq ft clubhouse with theater, pools, racquetball
- Central Sunrise location near Sawgrass Mills and Panthers arena
- Phase 4 (1985–1997) has lowest HOA and least SB 4-D exposure
- Sawgrass Expressway and I-595 access
What You Need to Know
- Phase 2 had public special assessment crisis in 2023 — demand documents
- Phase 1 buildings are 48–55 years old — highest structural risk
- Four phases with independent associations — you must evaluate the specific phase and building
- Phase 2 does not allow pets
- No beach proximity — central Broward, 25+ minutes to coast
- Condo ownership model with all SB 4-D and insurance dynamics
Interested in Sunrise Lakes?
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